CNG TY THM NH GI T VITCNG HA X HI CH NGHA VIT NAMc lp T do Hnh phc

Tp. HCM ngy 26 thng 3 nm 2014BO CO KT QU THM NH GI

I. THNG TIN KHCH HNG Khch hng: TRN THU THYSinh nm: 1993 CMND: 212495213 ST: 0968269611 a ch: 127 L Thit, phng Tn Ph Ha, qun Tn Ph, tp H Ch Minh Thi im thm nh gi : thng 3 nm 2014II. C S V NGUYN TC THM NH GI :1. Cn c vo yu cu ca khch hng. C th l phiu yu cu thm nh bt ng sn ni trn ca khch hng ngy 21/12/2013. 2. C s gi tr ca thm nh gi. Cn c vo mc ch thm nh gi, c im ca ti sn thm nh gi, t thm nh gi quyt nh chn c s gi tr th trng thm nh gi. G tr th trng ca mt ti sn l m c gi c tnh se c mua bn trn th trng vo thi im thm nh gi, gia mt bn l ngi mua sn sng mua v mt bn l ngi bn sn sng bn , trong mt giao dch mua bn khch quan v c lp, trong iu kin thng mi bnh thng (Theo Tiu chun thm nh gi 01- H th ng Tiu chun Thm nh gi Vit Nam). Gia tri phi thi trng lam c s thm inh gia3. Nguyn tc thm inh Nguyn tc ong gop Nguyn tc thay th Nguyn tc cung cu4. Phng phap thm inh gia Sau khi nghin cu, nhm chn s dng phng php so snh kt hp vi phng php chi ph nh gi bt ng sn ny. Phng php chi ph: Dng tnh gi tr ti sn trn t. Do nh ph l nh ph t xy dng, khng th tm c bt ng sn so snh ging ht nn khng s dng phng php so snh n thun. Do bt ng sn bao gm c cng trnh hon chnh trn t, khng phi t trng c d n sp trin khai nn khng s dng phng php thng d. Do bt ng sn c mc ch s dng l dng , khng dng cho kinh doanh hay cho thu, nn khng s dng phng php thu nh p. Phng php so snh: Dng tnh ton gi tr t ca bt ng sn cn thm nh. Phng php tnh ton trn nhng bt ng sn cng khu vc ang giao dich trn th trng nn c tnh thuyt phc cao i v i khch hng v c quan cng quyn. C S PHP La. Cc vn bn php lnh hin hnh v thm nh gi. Lut gi 11/2012/QH13; Thng t 13 hng dn phng php xc nh gi tr cn li nh ca B Xy Dng B Ti Chnh Ban vt gi chnh ph; Tiu chun thm nh gi s 07 (Ban hnh km theo Quyt nh s 129/2008/Q-BTC ngy 31 thng 12 nm 2008 ca B trng B Ti chnh); Tiu chun Thm nh gi s 08 (Ban hnh km theo Quyt nh s 129/2008/Q-BTC ngy 31 thng 12 nm 2008 ca B trng B Ti chnh); Tiu chun Thm nh Gi s 04 (Ban hnh km theo Quyt nh s 129/2008/Q-BTC ngy 31 thng 12 nm 2008 ca B trng B Ti chnh); Thng t lin b s 7 ca b Xy dng - Ti chnh UBVGNN v tng cc qun l rung t ngy 30-9-1991 hng dn vic phn loi cc hng nh, hng t v nh gi tnh thu nh, t.b. H s ti liu do khch hng cung cp. Tham kho ti phn ph lc. c. Cn c khc. Quyt nh 66/2012/Q-UBND ngy 28 thng 12 nm 2012 ca UBND Thnh ph H Ch Minh ban hnh biu gi chun v sut vn u t phn xy dng cng trnh trn a bn Thnh ph H Ch Minh. Thng t 203/2009/TT-BTC ngy 20/10/2009 B ti chnh hng dn ch qun l, s dng v trch khu hao ti sn c nh. Quyt nh 61/2012/Q-UBND ngy 22 thng 12 nm 2012 ca UBND Thnh ph H Ch Minh Ban hnh Quy nh v gi cc loi t trn a bn Thnh ph H Ch Minh nm 2013.3. Cn c vo kho st thc t: Ngy kho st 24/03/2013. Ngi kho st, TV: Chu Minh Hng Thu Ngi gim st: TS. Hay Sinh. Kho st thc a, chp nh bt ng sn cn thm nh v bt ng sn so snh, khu vc xung quanh. Kho st gi th trng ca bt ng sn so snh c s tng ng giao dch.III. THNG TIN V BT NG SN.(Tham kho Ph lc, cc Giy t php l, Qui hoch, Hnh nh)Mc ch s dng

V trMt tin ng L Thit, l gii 16m.

HngTy

Gip ranhHai bn v pha sau l nh dn.

tDin tch77.84 m2

Hnh dngCh nht

Ch u xeXe my

Cng trnhLoaicngtrnhNh Ph

Din tch xy dng70,84m2

Kt cu nhBTCT, tng gch trt va, sn gch v sn g, mi tn

S tng3 tng

S nm s dng6 nm

Thi gian s dngLu di

Cc phng3 phng ng, 1 phng khch v 1 nh bp (c nh v sinh ring trong phng ng).

Thit b lp tBp: bp ga m, bn ra, t g ng . Phng tm: vi hoa sen, bn ra mt bn cu s. My iu ha nhit , t g m tng

Cng trnh khc1 phng th.

Quy HochHin ti v tng lai (n 2020)t th. Khng c yu t bt li

Mc ch s dngt quy hoch : Th c

Mi trngMi trng an ninh, yn tnh

in, cp thot nc, in thoi, internet, truyn hnh cp y

Php lGiy chng nhn Quyn s dng t s 51751/2004 Q -UBND-QLT ngy 27/8/2004 ca UBND qun Tn Ph

Hn ch php lKhng c th hin nu c pht hin khc xin vui lng lin h thm nh vin

Kim tra tnh php l Khch hng t kim tra giy t

IV. BNG PHN TCH S LIU :S DNG PHNG PHP SO SNH (TC s 7)TSSSACHDINTCHCIMPHPLGI

TSSS1

120 L Thit,P.Ph Th Ha,Q.Tn Ph,Tphcm

Din tch t: 36.6m2 Din tch snxy dng: 114.3m2QSD:Nm gn idintisnthmnh, Cchtisnthmnhkhong68m, Cngtrnh:sa cha linm2013,1trt,1lu sn thng.Gm: 2 phng ng,1phng khch, 2nhvsinh. Nnlt gchmen40x40cm, snnc, mitn.Tng gch.

Shng chnhch. Giyphp xydng

Gi tha thun: 1.870.000000ng

TSSS2

129/9 L Thit, Phng Ph Th Ha, Qun Tn Ph, TP HCM

Din tch t: 44.2 m2 Din tch snxy dng: 44.2 m2QSD:Hmcp1v tr3.Cchtisnthm nhkhong16m, Cngtrnh:Nhcp3,xydngnm2013,1trt, 1 gc sutGm: 1 phng khch, 1 nhvsinh. Nnlt gchmen 30x30cm, snnc, ctbtng ct thp,mibtng. Tnggch

Shng chnhch. Giyphp xydng

Gigiao dch:1.300.000.000ng

TSSS3

129/3 L Thit, Phng Ph Th Ha, Qun Tn Ph, TP HCM Din tch t: 31m2 Din tch snxy 66.8m2QSD::Hm cp 1v tr. Cch ti sn thm nh khong 10m, Cngtrnh:Nh cp3, 2 tng, xy dng nm 2011.

Shng chnhch. Giyphp xydngGigiao dch:980.000.000ng

VI. TIN HNH THM NH GI Sau khi thu thp cc ti liu cn thit do khch hng cung cp, i kho st thc t, cng thm d liu sn c, chng ti tin hnh cc bc thm nh gi: TTYu t so snhTi sn thm nh giTi snso snh 1Ti snso snh 2Ti snso snh 3

AGi bn Cha bit1,870,000,000980,000,000

1,330,000,000

BTng din tch36.63144.2

Cn gi tCha bit35,175,069

11,718,565

12,122,785

Diu chnh theo cc yu t so snh

D1Php lC s hngC s hngC s hngC s hng

T l 100%100%100%100%

T l iu chnh---

Mc iu chnh---

Gi sau iu chnh35,175,069

11,718,565

12,122,785

D2V trMTMT Hm cp 1Hm cp 1

T l 100%100%32%32%

T l iu chnh-212%212%

Mc iu chnh-22,734,016

23,518,202

D3N huKhng N hu 0.75Khng N hu 0.45

T l100%107%100%107%

T l iu chnh-6.54%--6.54%

Mc iu chnh-2,300,450--792,830

D4Chiu di168m7.64m11m

T l10.960.960.97

T l iu chnh4.4%4.4%3.2%

Mc iu chnh1,547,703515,617387,939

EMc gi ch dn/m234,422,322

34,968,198

35,236,096

HThng nht mc gi ch dn 34,422,322

S ln iu chnh223

Tng gi tr iu chnh thun (VN)752,747

23,249,633

23,113,311

Tng gi tr iu chnh gp (VN)3,848,153

23,249,633

24,698,971

1. Xc nh n gi bt ng sn ph hp nhtTa thy bt ng sn so snh th 1 v 2 c s ln iu chnh t nht l 2 nhng bt ng sn so snh 1 c tng gi tr iu chnh gp thp nht nn chn y l bt ng sn so snh ph hp nht. n gi t y l 34,422,322 triu/m22. Xc nh gi bt ng sn cn thm nhVy gi ca bt ng sn cn thm nh 127 L Thit, Phng Ph Th Ha, Qun Tn Ph, TP HCM ln gi t bt ng sn so snh x din tch bt ng sn cn thm nh=34,422,322 x 77.74=2,675,991,312Bc 2: Xc nh gi tr cng trnh1. Xc nh chi ph xy dng cng trnh mi hon ton tng t vi bt ng sn cn thm nhTham kho trn www.vantuong.vn2. Xc nh gi tr cn li (ph lc 01)Tham kho thng t 13Kho xc thc a v tham kho chuyn giaT l CLCL theo phng php k thut 80

Gi tr CLCL ca cng trnh hin ti =chi ph xy dng mi hon ton x t l cn li= 1.219.000.000x 80%=975,200,000

Bc 3: c tnh gi tr bt ng sn cn thm nhGi tr bt ng sn cn thm nh= gi t+ gi xy dng cng trnh xy dng trn t=2,675,991,312+975,200,000 = 3,651,191,312

VI) BNG KT QU THM NH GI:

STTHng mcGi th trng (VN)

1Gi tr Quyn s dng t 2,675,991,312

2Gi tr Quyn s dng nh 975,200,000

Tng cng gi tr bt ng sn thm nh3,651,191,312

Tng cng gi tr bt ng sn thm nh (lm trn)3.65 t

Bng ch: Ba t su trm nm chc triu

VII. MT S HN CH V LU Kt qu thm nh ch s dng cho mc ch c ghi r trong ch ng th v phn u bo co. Khch hng chu trch nghim nu s dng sai mc ch. Khch hng phi hon ton chu trch nhim v nhng giy t, thng tin v hng dn cung cp cho chng ti trong qu trnh kho st, thm nh. Chng ti khng c trch nhim v tnh hp php ca cc giy t lin quan c cung cp. Chng th Thm nh gi v bo co thm nh ny c gi tr s dng trong vng 06 (su) thng k t ngy pht hnh theo quy nh php lut. Nhng nguyn tc tiu chun v gi nh xin tham kho Ph lc.