The Improvement And Application Of The Market Approach In Second-hand House Valuation

In a sense,second-hand housing has the characteristics of common goods,and there are many different essential characteristics of second-hand housing in the market,such as information asymmetry,externality and profitability.From the perspective of commodities,second-hand houses are special,because they meet the needs of people's living.From the point of view of domestic market,the price of second-hand house is one thing that people most cares,because the price of high grade bridal chamber rises ceaselessly,secondhand house became the new choice of low income person in middle-income family.In this context,the second-hand housing market has gradually developed.As one of the most important methods in the second-hand housing evaluation,market method has the characteristics of simple and easy to understand principle,close to the evaluation result of the market and simple process,which is then widely used by the appraiser.The market method takes the utility theory and the substitution principle as the precondition,selects the actual transaction cases in the market which can be used for comparison under the specific criterion requirements,compares them from the aspects of the sales situation,the date of sales,the regional scope and the individual cases,and obtains the price of the property to be estimated through comprehensive analysis.By exploring and understanding the theoretical basis,calculation formula,practical scope,estimation process and other aspects of the market method,this paper carried out further exploration and analysis on the premise of the application of the market method.In the exploration and analysis of marketing decision step,on the basis of summarizing the market method to improve the aspects and this article's solution: one is how to choose more objectively clinch a deal can be used to compare the case on the market,it directly affects the second-hand house price estimate the accuracy of the results,but from the marketing level,comparable cases selection in practice and there is no objective standards or requirements,its mostly depends on the evaluator evaluation experience;To solve this problem,this article has improved the marketing method.Firstly,the improved grey relational model is adopted to comb the transaction data of comparable cases,analyze and understand the correlation between the transaction cases to be selected and the house price to be estimated.Aftercomparing the correlation,the comparable cases used in the market method are determined objectively.Secondly,the correction of the influencing factors is too simple,and it is assumed that all the influencing factors have the same degree of impact on the real estate price,but in fact it is not,resulting in the lack of comprehensiveness and rationality of the evaluation results.In this paper,entropy weight method is used to further improve and determine the weight of each factor,so as to reduce the subjectivity of evaluation results.Finally,after the factor correction process,the traditional market method will roughly carry out the arithmetic average of several revised prices,or subjectively give weights to the comparable cases according to the experience of the assessors and then carry out the weighted average,so that the determination of the evaluation result lacks the corresponding basis.According to the correlation degree between comparable examples and real estate to be evaluated,this paper makes clear the weights of comparable examples and obtains the evaluation results by weighted average method,which strengthens the scientization and objectification of market method.On the premise of exploring and analyzing the shortcomings of the market method,this paper improves the quantitative properties,model properties and objective properties,and explores and analyzes the actual cases.According to the above research methods,this article explores and analyzes the mathematical model,and takes the second-hand housing in Jiahecheng Community,Zhongshan East Road,Shijiazhuang,Hebei Province as the research object,and conducts research and evaluation through a certain market.The improved model built in the article is explored and analyzed for feasibility and operability.From the limitations and shortcomings,this article deals with the qualitative aspects of the impact of real estate estimates,but this process is inseparable from the valuation experience accumulated by the valuer,although in the process through multiple appraisers The method of sub-score and deletion of abnormal data has made some improvements,but it still has some subjectivity;Due to the lack of evaluation data,this paper only applies case study and analysis to the revised and improved evaluation model,without verifying a large number of sample data,so the modified and improved model is not widely used.The above problems need to be solved in the following exploration and analysis.