Study On Improvement Of Calculation Method Of New Rate Of Housing Synthesis Based On Fuzzy Comprehensive Evaluation

Market method and income method are commonly used in real estate evaluation.The application of these two methods has a common prerequisite,that is,there must be an active and mature market.However,the development of China's market economy is not perfect.Some projects to be evaluated are difficult to find transaction cases or objective rents to measure the market value of real estate.Some real estate prices have actually deviated from the intrinsic value.In this case,the cost method is more adaptable because it evaluates the value based on the cost of the building.However,in the real estate appraisal,when the cost method is used to determine the appraisal value,there are many loopholes in the determination of the new rate.Therefore,further research on the new rate is of great significance.When the cost method is used to estimate the premises,the new rate is usually used.The replacement rate is the ratio of the replacement cost of the house minus the depreciation,which is usually used to make a pre-estimation of a project in practice.On the premise of determining the replacement cost,the objective value of the evaluated object can be quickly obtained through the replacement rate.The traditional rate of renewal is determined by years and experts' scores.The two are combined to form a new rate.These methods do not fully reflect the relationship between depreciation and replacement cost of houses.For real estate depreciation,only real depreciation is usually considered;for economic depreciation and functional depreciation,it is often considered separately or directly ignored in the later period,which is not conducive to the optimization of the evaluation theory system and will lead to the misunderstanding of the evaluation results.From the perspective of three major devaluations,this paper uses a comprehensive fuzzy evaluation model to construct three criteria layers.The first criteria layer divides the composition of the new rate into substantive devaluation,functional devaluation and economic devaluation.The second criteria layer is further subdivided according to the classification of the first layer.Then the second criteria layer is further subdivided and converted into a(scoring)criteria layer with specific reference indicators,namely,the third criteria layer.The new formation rate is evaluated on the premise of the three criteria layers.Compared with traditional methods,the factors considered will be more comprehensive.By comparing themethods of determining the new rate in the past,the results obtained by the improved method make up for the deficiencies of the current method,and can further refine the depreciation ratio in the process of real estate assessment,so as to facilitate the interpretation of the results.This paper also tests the improved method through empirical analysis,and the results are good.The improved calculation of the new rate has constructed a model with wider applicability,which increases the generality of the appraisal activities in real estate by using the cost method,and at the same time reduces the requirements for appraisers,which is helpful to reduce the appraisal cost in practice and is beneficial to the development of real estate assessment.