项目均好性与房地产定价.docx
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项目均好性与房地产定价.docx
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项目均好性与房地产定价
.3
.7
物业外部生态需求指数
Z1
物业内部生态需求指数
Z2
物业价值感评价指数Z3
Z3
物业区位地段评价
周边交通条件评价
周边社区环境评价
周边教育与生活便利度评价
物业整体规划及建筑设计评价
物业园林景观环境评价
物业内部基础配套设施评价
物业管理水平评价
市场营销策划与经营管理水平评价
物业开发理念与文化底蕴评价
目标地产市场营销合意度综合评价指数H
目标物业品质综合评价指数P
µ2
µ10
µ9
µ8
µ7
µ6
µ5
µ4
µ3
µ1
+
+
+
+
+
+
.5
.5
.5555555555555
.4555555555555
.25
.7555555555555
+
+
.4
.6
.4
.4
.6
+
+
.5
.5
.25
.75
+
.6
1]一次评估
评估项
项目
区位地段
周边交通条件
周边社区环境
教育与生活便利度
整体规划与建筑设计
园林景观环境
内部基础设施
物业管理
市场营销与经营水平
开发理念与文化底蕴
合计
合意度
指数
Μ1
μ2
μ3
μ4
μ5
μ6
μ7
μ8
μ9
μ10
μ合
本案项目
6.75
7.375
6.875
7.75
8.75
8.625
8.1
8.125
8.8
8.775
79.875
阳光花园
7.425
7.625
7.375
7.925
8.95
9.125
8.425
8.6
8.475
8.375
82.3
南园
(泰苑)
7.4
7.625
7.025
7.675
7.9
7.7
7.875
7.65
7.5
7.575
75.925
听涛雅苑
6.875
7.375
6.875
7.85
7.05
7.125
6.925
7.2
7.8
7.55
72.625
锦园二期
7.2
7.6
7.0
8.25
8.05
7.925
7.45
7.9
7.825
7.75
76.95
天成园
林聚
8.35
7.65
7.75
7.775
7.675
7.4
7.35
7.4
7.25
7.25
68.45
银海雅苑
7.9
7.85
8.25
7.9
8.7
8.025
7.9
8.5
8.525
8.675
82.225
万兴花园
7.9
7.85
8.125
7.625
6.625
6.75
7.15
7.1
6.875
7.05
73.05
金沙小区
6.25
6.975
6.875
8.275
7.375
7.725
7.925
7.875
7.65
7.675
75.05
西亚山庄
5.45
5.5
5.625
8.275
6.775
8.4
6.55
7.55
7.5
7.55
69.175
金石小区
江南水乡
7.125
7.475
7.175
8.15
7.975
7.2
7.075
7.75
7.525
7.375
67.075
北京路
花园
8.125
8.225
8.075
7.35
6.975
7.525
7.375
7.5
7.5
7.425
76.075
东方玫
瑰园
8.23
8.16
7.9
7.2
8.4
7.75
7.15
7.5
7.35
7.55
77.19
博园世家
8.625
8.25
7.9
7.125
8.3
7.95
7.725
7.475
7.7
7.9
78.95
北莲华庭
7.25
7.525
7.0
7.25
7.15
6.25
6.5
7.0
7.75
7.825
71.5
世纪生活
7.55
7.525
7.5
8.325
8.025
8.0
7.425
7.825
8.325
8.35
78.85
千禧龙庭
7.35
7.55
7.4
7.95
8.0
7.525
7.65
7.85
7.7
7.8
76.775
景秀庄园
7.5
7.575
7.325
7.75
7.375
7.525
7.425
7.525
7.475
7.75
75.225
注:
所有楼盘如果建筑质量评价为零,整体合意度为零
目标物业品质综合评价指数P
本案项目
W(I-1)=6.75×0.5+7.375×0.5=7.0625
W=(I-2)=8.75×0.55+8.625×0.45=8.69375
Z3=W(I-3)=8.8×0.45+8.775×0.55=8.78625
W(Ⅱ-1)=7.0625×0.6+6.875×0.4=6.9875
W(Ⅱ-2)=8.69375×0.75+8.1×0.25=8.5453125
Z1=W(Ⅲ-1)=6.9875×0.75+7.75×0.25=7.178125
Z2=W(Ⅲ-2)=8.5453125×0.6+8.125×0.4=8.3771875
P=7.178125×0.5+8.3771875×0.5=7.7776562
H0=7.7776562×0.6+8.78625×0.4=8.1810937
目标物业品质综合评价指数P
阳光花园
W(I-1)=7.425×0.5+7.625×0.5=7.525
W=(I-2)=8.95×0.55+9.125×0.45=9.02875
Z3=W(I-3)=8.475×0.45+8.375×0.55=8.42
W(Ⅱ-1)=7.525×0.6+7.375×0.4=7.465
W(Ⅱ-2)=9.02875×0.75+8.425×0.25=8.8778125
Z1=W(Ⅲ-1)=7.465×0.75+7.925×0.25=7.58
Z2=W(Ⅲ-2)=8.8778125×0.6+8.6×0.4=8.7666875
P=7.58×0.5+8.7666875×0.5=8.1733435
H1=8.1733435×0.6+8.42×0.4=8.2720061
目标物业品质综合评价指数P
南园(泰苑)
W(I-1)=7.4×0.5+7.625×0.5=7.5125
W=(I-2)=7.9×0.55+7.7×0.45=7.81
Z3=W(I-3)=7.5×0.45+7.575×0.55=7.54125
W(Ⅱ-1)=7.5125×0.6+7.025×0.4=7.3175
W(Ⅱ-2)=7.81×0.75+7.875×0.25=7.82625
Z1=W(Ⅲ-1)=7.3175×0.75+7.675×0.25=7.406875
Z2=W(Ⅲ-2)=7.82625×0.6+7.65×0.4=7.75575
P=7.406875×0.5+7.75575×0.5=7.5813125
H2=7.5813125×0.6+7.54125×0.4=7.5652875
听涛雅苑
目标物业品质综合评价指数P
W(I-1)=6.875×0.5+7.375×0.5=7.125
W=(I-2)=7.05×0.55+7.125×0.45=7.08375
Z3=W(I-3)=7.8×0.45+7.55×0.55=7.6625
W(Ⅱ-1)=7.125×0.6+6.875×0.4=7.025
W(Ⅱ-2)=7.08375×0.75+6.925×0.25=7.0440625
Z1=W(Ⅲ-1)=7.025×0.75+7.85×0.25=7.23125
Z2=W(Ⅲ-2)=7.0440625×0.6+7.2×0.4=7.1064375
P=7.26125×0.5+7.1064375×0.5=7.1688435
H3=7.1688435×0.6+7.6625×0.4=7.3663061
锦园二期
目标物业品质综合评价指数P
W(I-1)=7.2×0.5+7.6×0.5=7.4
W=(I-2)=8.05×0.55+7.925×0.45=7.99375
Z3=W(I-3)=7.825×0.45+7.75×0.55=7.78375
W(Ⅱ-1)=7.4×0.6+7.0×0.4=7.24
W(Ⅱ-2)=7.99375×0.75+7.45×0.25=7.8578125
Z1=W(Ⅲ-1)=7.24×0.75+8.25×0.25=7.4925
Z2=W(Ⅲ-2)=7.8578125×0.6+7.8×0.4=7.8346875
P=7.49025×0.5+7.8346875×0.5=7.6635935
H4=7.6635935×0.6+7.78375×0.4=7.7116561
目标物业品质综合评价指数P
天成园林居
W(I-1)=8.35×0.5+7.65×0.5=8
W=(I-2)=7.675×0.55+7.4×0.45=7.55125
Z3=W(I-3)=7.25×0.45+7.25×0.55=7.25
W(Ⅱ-1)=7.55125×0.6+7.75×0.4=7.63075
W(Ⅱ-2)=7.25×0.75+7.35×0.25=7.275
Z1=W(Ⅲ-1)=7.63075×0.75+7.775×0.25=7.6668125
Z2=W(Ⅲ-2)=7.275×0.6+7.4×0.4=7.325
P=7.6668125×0.5+7.325×0.5=7.495906
H5=7.495906×0.6+7.25×0.4=7.3975436
目标物业品质综合评价指数P
银海雅苑
W(I-1)=7.9×0.5+7.85×0.5=7.875
W=(I-2)=8.7×0.55+8.025×0.45=8.39625
Z3=W(I-3)=8.525×0.45+8.675×0.55=8.6075
W(Ⅱ-1)=7.875×0.6+8.25×0.4=8.025
W(Ⅱ-2)=8.39625×0.75+7.9×0.25=8.2721875
Z1=W(Ⅲ-1)=8.025×0.75+7.9×0.25=7.99375
Z2=W(Ⅲ-2)=8.2721875×0.6+8.5×0.4=8.3633125
P=7.99375×0.5+8.3633125×0.5=8.178531
H6=8.178531×0.6+8.6075×0.4=8.3501186
目标物业品质综合评价指数P
万兴花园
W(I-1)=7.9×0.5+7.85×0.5=7.875
W=(I-2)=6.625×0.55+6.75×0.45=6.68125
Z3=W(I-3)=6.875×0.45+7.05×0.55=6.97125
W(Ⅱ-1)=7.875×0.6+8.125×0.4=7.975
W(Ⅱ-2)=6.68125×0.75+7.15×0.25=6.7984375
Z1=W(Ⅲ-1)=7.975×0.75+7.625×0.25=7.8875
Z2=W(Ⅲ-2)=6.7984375×0.6+7.1×0.4=6.9190625
P=7.8875×0.5+6.9190625×0.5=7.403281
H7=7.403281×0.6+6.97125×0.4=7.2304686
目标物业品质综合评价指数P
金沙小区
W(I-1)=6.25×0.5+6.975×0.5=6.6125
W=(I-2)=7.375×0.55+7.725×0.45=7.5325
Z3=W(I-3)=7.65×0.45+7.675×0.55=7.66375
W(Ⅱ-1)=6.6125×0.6+6.875×0.4=6.7175
W(Ⅱ-2)=7.5325×0.75+7.925×0.25=7.630625
Z1=W(Ⅲ-1)=6.7175×0.75+8.275×0.25=7.106875
Z2=W(Ⅲ-2)=7.630625×0.6+7.875×0.4=7.728375
P=7.106875×0.5+7.728375×0.5=7.417625
H8=7.417625×0.6+7.66375×0.4=7.516075
目标物业品质综合评价指数P
西亚山庄
W(I-1)=5.45×0.5+5.5×0.5=5.475
W=(I-2)=6.775×0.55+8.4×0.45=7.50625
Z3=W(I-3)=7.5×0.45+7.55×0.55=7.5275
W(Ⅱ-1)=5.475×0.6+5.625×0.4=5.535
W(Ⅱ-2)=7.50625×0.75+6.55×0.25=7.2671875
Z1=W(Ⅲ-1)=5.535×0.75+8.275×0.25=6.22
Z2=W(Ⅲ-2)=7.2671875×0.6+7.55×0.4=7.3803125
P=6.22×0.5+7.3803125×0.5=6.800156
H9=6.800156×0.6+7.5275×0.4=7.0910936
目标物业品质综合评价指数P
金实小区,江南水乡
W(I-1)=7.125×0.5+7.475×0.5=7.3
W=(I-2)=7.975×0.55+7.2×0.45=7.62625
Z3=W(I-3)=7.525×0.45+7.375×0.55=7.4425
W(Ⅱ-1)=7.3×0.6+7.175×0.4=7.25
W(Ⅱ-2)=7.62625×0.75+7.075×0.25=7.4884375
Z1=W(Ⅲ-1)=7.25×0.75+8.15×0.25=7.475
Z2=W(Ⅲ-2)=7.4884375×0.6+7.75×0.4=7.5930625
P=7.475×0.5+7.5930625×0.5=7.5034031
H10=7.534031×0.6+7.4425×0.4=7.497
目标物业品质综合评价指数P
北京路花园
W(I-1)=8.125×0.5+8.225×0.5=8.175
W=(I-2)=6.975×0.55+7.525×0.45=7.2225
Z3=W(I-3)=7.5×0.45+7.425×0.55=7.45875
W(Ⅱ-1)=8.175×0.6+8.075×0.4=8.135
W(Ⅱ-2)=7.2225×0.75+7.375×0.25=7.260625
Z1=W(Ⅲ-1)=8.135×0.75+7.35×0.25=7.93875
Z2=W(Ⅲ-2)=7.260625×0.6+7.5×0.4=7.356375
P=7.93875×0.5+7.356375×0.5=7.6475625
H11=7.6475625×0.6+7.45875×0.4=7.5720375
目标物业品质综合评价指数P
东方玫瑰园
W(I-1)=8.23×0.5+8.16×0.5=8.195
W=(I-2)=8.4×0.55+7.75×0.45=8.10875
Z3=W(I-3)=7.35×0.45+7.55×0.55=7.46
W(Ⅱ-1)=8.195×0.6+7.9×0.4=8.077
W(Ⅱ-2)=8.1075×0.75+7.15×0.25=7.868125
Z1=W(Ⅲ-1)=8.077×0.75+7.2×0.25=7.85775
Z2=W(Ⅲ-2)=7.868125×0.6+7.5×0.4=7.720875
P=7.85775×0.5+7.720875×0.5=7.7893125
H12=7.7893125×0.6+7.46×0.4=7.6575875
目标物业品质综合评价指数P
博 园 世 家
W(I-1)=8.625×0.5+8.25×0.5=8.4375
W=(I-2)=8.3×0.55+7.95×0.45=8.1425
Z3=W(I-3)=7.7×0.45+7.9×0.55=7.81
W(Ⅱ-1)=8.4375×0.6+7.9×0.4=8.2225
W(Ⅱ-2)=8.1425×0.75+7.725×0.25=8.038125
Z1=W(Ⅲ-1)=8.2225×0.75+7.125×0.25=7.948125
Z2=W(Ⅲ-2)=8.038125×0.6+7.475×0.4=7.812875
P=7.948125×0.5+7.812875×0.5=7.8805
H13=7.8805×0.6+7.81×0.4=7.8523
目标物业品质综合评价指数P
北莲华庭
W(I-1)=7.25×0.5+7.525×0.5=7.3875
W=(I-2)=7.15×0.55+6.25×0.45=6.745
Z3=W(I-3)=7.75×0.45+7.825×0.55=7.79125
W(Ⅱ-1)=7.3875×0.6+7×0.4=7.2325
W(Ⅱ-2)=6.745×0.75+6.5×0.25=6.68325
Z1=W(Ⅲ-1)=7.2325×0.75+7.25×0.25=7.236875
Z2=W(Ⅲ-2)=6.68375×0.6+7×0.4=6.81025
P=7.236875×0.5+6.81025×0.5=7.0235625
H14=7.0235625×0.6+7.79125×0.4=7.3306375
目标物业品质综合评价指数P
世纪生活
W(I-1)=7.55×0.5+7.525×0.5=7.5375
W=(I-2)=8.025×0.55+8×0.45=8.01375
Z3=W(I-3)=8.325×0.45+8.35×0.55=8.33875
W(Ⅱ-1)=7.5375×0.6+7.5×0.4=7.5225
W(Ⅱ-2)=8.01325×0.75+7.425×0.25=7.8665625
Z1=W(Ⅲ-1)=7.5225×0.75+8.325×0.25=7.723125
Z2=W(Ⅲ-2)=7.866526×0.6+7.825×0.4=7.8499375
P=7.723125×0.5+7.8499375×0.5=7.786531
H15=7.786531×0.6+8.33875×0.4=8.0074186
目标物业品质综合评价指数P
千禧龙庭
W(I-1)=7.35×0.5+7.55×0.5=7.45
W=(I-2)=8.05×0.55+7.525×0.45=7.78625
Z3=W(I-3)=7.7×0.45+7.8×0.55=7.755
W(Ⅱ-1)=7.45×0.6+7.4×0.4=7.43
W(Ⅱ-2)=7.78625×0.75+7.65×0.25=7.7521875
Z1=W(Ⅲ-1)=7.43×0.75+7.95×0.25=7.56
Z2=W(Ⅲ-2)=7.7521875×0.6+7.85×0.4=7.7913125
P=7.56×0.5+7.7913125×0.5=7.675656
H16=7.675656×0.6+7.755×0.4=7.7073936
目标物业品质综合评价指数P
景秀花园
W(I-1)=7.5×0.5+7.575×0.5=8.195
W=(I-2)=7.375×0.55+7.525×0.45=8.10875
Z3=W(I-3)=7.475×0.45+7.75×0.55=7.62625
W(Ⅱ-1)=7.5375×0.6+7.325×0.4=7.4525
W(Ⅱ-2)=7.4425×0.75+7.425×0.25=7.438125
Z1=W(Ⅲ-1)=7.4525×0.75+7.75×0.25=7.526875
Z2=W(Ⅲ-2)=7.438125×0.6+7.525×0.4=7.472875
P=7.526875×0.5+7.472875×0.5=7.499875
H17=7.499875×0.6+7.62625×0.4=7.550425
[2]评估加权
项目名称
一次评估得分
加权因素
加权评
估得分
合计
本案项目
8.1810937
拥有温泉井
独特的自然环境
新颖的建筑模态
+0.3
8.4810937
阳光花园
8.2720061
拥有品牌效应
较好的自然环境推广
+0.6
8.8720061
南园
(泰苑)
7.5652875
7.5652875
听涛雅苑
7.3663061
独特的自然环境
+0.1
7.4663061
锦园二期
7.7116561
价格适中
+0.1
7.8116561
天成园林居
7.3975436
7.3975436
银海雅苑
8.3501186
拥有品牌效应营销
+0.2
8.5501186
万兴花园
7.2304686
7.2304686
金沙小区
7.516075
独特的自然环境
拥有温泉井
+0.1
7.616075
西亚山庄
7.0910936
开发成本较低
+0.2
7.2910936
金石小区
江南水乡
7.497
价格适中品牌
+0.3
7.734031
北京路花园
7.5720375
7.5720375
东方玫瑰园
7.6575875
规划设计较好
+0.1
7.7575875
博园世家
7.8523
优越的地理位置品牌
+0.2
8.0523
北莲华庭
7.3306375
建筑模态新颖
+0.1
7.4306375
世纪生活
8.0074186
户型设计较为独特销售较为规范
+0.2
8.2074186
千禧龙庭
7.7073936
7.7073936
景秀庄园
7.550425
独特的地形地貌
+0.1
7.650425
楼盘名称
统计面积
(m2)
最高标价
(元)
最低标价
(元)
平均标价
折实销售均价
修正均价
备注
一次性付款
按揭付款
阳光昱园
84906
3580
2800
3246
98折
3180
表中17个比较楼盘的均价均为每一个楼盘的整体均价
南园
(泰苑)
2980
2280
2540
96折
2430
听涛雅苑
42400
9000
1600
3400
95折
98折
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