Study And Application On Evaluation Method Of Comprehensive Land Price In City

With the development of economic community, land relative scarcity growing, protecting the cultivated land and development has become a current big problem to land management. To effectively alleviate the contradictions between the land supply and demand, the land intensively and economically use has been put on an important agenda of all levels government departments. Therefore, land-use was no longer only emphasized to surface expand, but to space expand, and increased the degree of land intensive use.Comprehensive land was a new type of land use accompanied by the development of city economic and the increasing of land intensive use degree, and it reflected the development trend of land use from unary to multiple and from surface to three-dimensional space. For example, in the used lands of street's two sides, ground floor was used for commercial purposes, and above layers were used for working or residence, etc, and thus the different uses of stereo space combination was formed in the same case namely comprehensive use land. In recent years, the comprehensive land proportion was growing rapidly in city land use, and its position was more and more important also. Evaluating the price of comprehensive land had become the main theme in the current land-price evaluation market.Although land appraisal in China city has been carried out for many years, locals have comparatively mature appraisal methods for simplex-use land, such as Profit Restoration, Marketing Comparison, Hypothetical Development and Cost Approach, but there were not a suit of practical theory system and methods in appraisal of land integrative use. Therefore, it was very important to study appraisal methods to the land price of comprehensive use.This paper firstly summarizes the background and significance of integrative-use land appraisal, and analyses the present research status in domestic and overseas. Secondly, it dentally explained the concept, types, and characteristics of integrative-use land, and the basic theory, the basic principles of appreciating the price of comprehensive land, and the influence factors that would affect integrative-use land price were expatiated. Then, it reviewed summary the general method for evaluating comprehensive land price, and compared the principle, calculation formula and the applicable scope of various methods. In this foundation, it put forward some special methods which were suited for appraising price of comprehensive use land:classify modificative integration method of benchmark land price, hypothetical development with modified modulus and gray forecast method.①Based on benchmark land price by each usage, classify modificative integration method of benchmark land price is to measure and calculate the unit land price of all usage by benchmark land price modulus revision according to the using of land integrative use, take the special value of land price into account, ascertain the land price allot and modify, then sum up and get the unit land price and total land price of the integrative-use land.②Based on hypothetical development, hypothetical development modified modulus is to measure and calculate the special allot proportion, revise the land unit price, and sum up and get the integrative-use land price and the total price.③Based on the grey system theory, gray forecast method was used to forecast the ancestor place price according to the land-price index in the land market.Finally, this paper took Nanchang City Honggutan New District for study on empirical research. The paper can draw a conclusion by calculating results of simulation example:the result was 6537 Yuan per square meter by the method of classify modificative integration method of benchmark land price; the result was 6539 Yuan per square meter by the method of hypothetical development modified modulus; the result was 6523 Yuan per square meter by the method of the gray forecast method. The assessment results of above all were quite close. It fully demonstrated that the land price assessed by the methods of classify modificative integration method of benchmark land price, hypothetical development modified modulus and gray forecast were feasible and reliable, and can more accurately reflect the land prices of comprehensive land.