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随着改革开放的不断深人,拍卖业正在市场经济中发挥着越来越重要的作用.自80年代中期开始,拍卖行业从无到有,从小到大,全国已发展到一千多家.拍卖物品也日益繁多,有房地产、汽车、字画、手稿、号码及各种权益的拍卖.其中房地产的拍卖占有相当大的比重.尤其是近几年来国家清理整顿金融秩序,作为抵押物的房地产也越来越多地被推上了拍卖桌.如何准确、合理地确定房地产底价,已成为房地产评估机构面临的一个新的课题,因为在这方面的专门论述较少,与之相适应的评估理论亦不多见,笔者根据多年的实践经验,就房地产拍卖底价的评估方法谈点粗浅认识.我们把拍卖房地产分为两大类型,一种是趋旺型房地产,所谓趋旺型房地产是指拍卖标的位于城市的黄金地带,商用价值较高或同类房地产源较奇缺,需求量又较大的,对于这种类型的标的,由于市场走旺或拍卖房地产被看好,一般竞投者较多,竞争激烈,易于加价竞叫,使房地产价格被抬高.因此,拍卖底价可按现行市场价格确定.另一种类型为趋弱型房地产,所谓趋弱型房地产是指房地产源较充足,或房地产市场下滑,购买力下降,这种情况下,买者受“拣便宜”、“买低价品”心理的驱动参与竟投,使成交价低于正常市场价格.通常我们认为拍卖底价越低,对竞买者吸引力越大,变现的可能性也就越大
With the deepening of reform and opening up, the auction industry is playing an increasingly important role in the market economy. Since the mid-1980s, the auction industry has grown from nothing to small and has grown to more than 1,000 in China. Auction items are also increasingly numerous, there are real estate, cars, calligraphy and painting, manuscripts, numbers and various rights and interests of the auction which real estate auction occupies a large proportion, especially in recent years, the state clean-up financial order, real estate as collateral More and more to be put on the auction table.How to accurately and reasonably determine the reserve price of real estate has become a real estate assessment agencies face a new topic, because less specialized in this area, the corresponding assessment theory Also rare, the author based on many years of practical experience, on the evaluation of real estate auction reserve price superficial understanding.We put the auction real estate is divided into two types, one is the prosperous type real estate, the so-called prosperous real estate refers to the auction The subject is located in the prime area of the city, the commercial value is high or the lack of similar real estate sources, demand and larger, for this type of target, as the market goes up or Therefore, the auction reserve price can be determined according to the current market price.Other types are weaker real estate, the so-called weakened real estate is optimistic about the auction, the general bidder more intense competition, easy to bid farewell, so that real estate prices are raised. In this case, the buyers are driven by the psychology of “picking cheaper” and “buying low-priced goods” to make the transaction price lower than the normal market Generally speaking, we think the lower of the reserve price, the more attractive to the bidder and the greater the possibility of realization.