Valuation of a house with land is a popular service from MitraGroup

An independent assessment of a private house, cottage or share in a house is currently a relevant procedure. According to some data, up to one fifth of Russians (about 30 million) have suburban real estate. The current legislation provides for a number of points, based on which, it is mandatory to carry out a procedure for determining the market or cadastral value.

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The need to find out how much a share or a complete house with a plot costs arises for owners in a number of situations. For example, during a sale, for a notary when registering an inheritance, for Sberbank or another bank when receiving a mortgage or a loan secured by real estate, etc. An independent expert assessment will allow you to find out the reliable and reasonable price of the object (market or cadastral) on a certain date.

List of necessary documents for an independent assessment of a country house:

• Certificate of ownership or extract from the Unified State Register of Land and Buildings.
• Cadastral passport of the land plot.
• Cadastral or technical passport of buildings.

When is an assessment of the market value of real estate needed?

An assessment of the value of an apartment or other real estate is required when any of the following situations occur:

• Sale of real estate - to form a real market price.
• Buying an apartment, house or plot - for reasonable bargaining with the seller.
• If it is necessary to adjust the cadastral price of real estate by submitting an appropriate application to government agencies.
• To correctly calculate the insurance premium when taking out a policy.
• To challenge the monthly rental rate when concluding or renewing a lease.
• If it is necessary to adjust tax burdens for a specific real estate property.
• In the case of searching for a business partner - to determine the proportionality of investment investments to the volume of the alienated share as a percentage of the total cost of commercial real estate.
• To calculate compensation for square meters from government services or development companies if it is necessary to demolish an old building.
• Calculation of the current cost of damage to obtain compensation in the event of a fire, flood or force majeure, if there is an appropriate agreement with public or private companies.
• Calculation of the loan amount issued from a financial institution secured by real estate.
• Registration of inheritance rights by law or by will, in the presence of several successors.
• Division of property between former spouses during divorce.
• In case of registration actions involving amendments to the certificate of ownership and other official documents.

The real estate appraisal is drawn up in the form of an official conclusion, which contains assessment criteria, justification for the price, as well as a detailed calculation of the market value.

Buying, selling, renting real estate

If it is necessary to determine the real price after assessing the value of residential real estate to draw up a purchase and sale agreement, a number of factors are taken into account that influence the price:

• Location of land, apartment, office or private house.
• Condition of the building, supporting structures, utility networks.
• Category of the building.
• Total area of ​​operated premises.
• Quality of interior finishing.
• Availability of furniture and household appliances.
• Ecological situation in the area.
• The current situation on the residential or commercial real estate market.
• Form of ownership assigned to the copyright holder.
• Prospects for the development of the territory.
• Ecological class of the area where the building is located.

When calculating the final cost for alienation or purchase of an object, the number of similar offers on the market and the prices offered by competitors are also taken into account. Depending on the current situation on the market, in order to attract a client as quickly as possible, some sellers may pursue a dumping policy, due to which an apartment or private residential building is almost impossible to sell at its real cost.

Registration of collateral

If it is necessary to draw up a loan agreement, the assessment of a house with a land plot, or an apartment must be carried out in such a way as to accurately calculate the liquidation price of the property.

This is due to the fact that the credit institution does not pursue the goal of acquiring ownership of the borrower’s real estate. If the client cannot repay a previously issued loan, the object must be quickly sold at the minimum price, which eliminates the freezing of assets.

Division of property, inheritance law

When filing a divorce or entering into inheritance rights, it is important to correctly divide the shares. In this case, the final price of the object depends on the agreements between the opponents.

If it is necessary to quickly sell the property, the final report indicates the liquidation price. When the average market value is formed, alienation may take a long time. At the same time, in the case of leasing property, real prices as of the current date will help to correctly formulate both the rental and tax rates.

Attracting investments

When calculating the authorized capital, or when distributing assets between partners, it is important to take into account not only the current cost of square meters, but also to assess the prospects for the development of the territory on which the building or site is located.

Such detailed calculations are needed to determine the exact price of a shareholder's share, taking into account the projected growth or decline in the revenue side of a rental or other business.

What is a dacha

Today, a dacha is understood as housing located outside the city, intended for living and which has a plot of land attached to it, but, most often, not used for permanent residence. It is a full-fledged piece of real estate and can be inherited, sold, divided, and so on.

The cost of a dacha is assessed in a number of cases:

• Purchasing a property through a mortgage. The bank needs a document on the basis of which it can issue a certain amount for the purchase of real estate.
• A similar paper is also required when resolving property disputes of any type in court. For example, divorce or disputes between heirs require mandatory confirmation of the current subject of the dispute.
• Any cases in which it is necessary to determine the state duty. In this case, an independent procedure for assessing the object must be carried out.
• Insurance. If the owner wants to insure a dacha, in this case it is also necessary to determine how much the object costs so that we can talk about the insured amount.
• Obtaining a loan secured by real estate. In this case, the bank will need confirmation that the object is worth exactly that much so as not to make a mistake with the amount issued.

Residential property valuation

When carrying out appraisal activities in relation to an apartment or private house, an objective market price is formed for the alienation, acquisition of an object, division of property or registration of collateral documents.

Determining the cost of an apartment

In determining the value of residential real estate, in addition to the above criteria, a number of additional parameters are also included:

• The material from which an apartment building is built.
• Availability of elevators
• Floors of the building.
• Floor on which the apartment is located
• Number of balconies, loggias.
• Number of rooms.
• The ratio of residential and non-residential exploited spaces.
• The presence of a homeowners association or operating company managing the house.
• Quality, area, equipment of the local area.
• The infrastructure of the area is the presence of schools, kindergartens, medical institutions, and grocery stores within walking distance.
• The distance of the building from the metro and bus stops.
• Year of construction of the capital structure.
• The fact of privatization of the object.
• The number of persons registered in the living space, including minor children.
• Finding real estate as collateral.
• Availability of documents on agreed redevelopment.

Based on the results of a multi-stage examination, the final price should be formed in such a way that the property can be quickly sold with maximum benefit.

Determining the cost of a private residential building

Valuation of suburban real estate is one of the most difficult types of expert activity. This is due to the fact that the amount of funds invested in the construction does not always allow one to assign the real value of the object, and the owner often remains at a loss. When calculating the price of a given object, the appraiser takes into account all the factors listed above, as well as special criteria:

• Gasification of the village.
• Availability of a security post, fencing of the territory, video surveillance of public areas.
• Distance from the city, busy federal or regional highways.
• Availability of a reservoir.
• Relief of the site, area.
• Electrical power supplied to the site.
• Type of heating - centralized or autonomous.
• Septic tank or village sewer.
• Water well or main water supply.
• Facade material.
• Exterior stylist.
• Availability of a bathhouse and other comfort facilities.
• Land area.

When calculating the market value of a private home, experts warn owners that seasonality is an important parameter, since in the spring they will be able to sell the property at a better price than in the fall. At the same time, to determine the liquidation price, these factors are practically irrelevant.

How do you conduct an independent assessment of the value of a home?

Please note that when ordering an independent assessment of a dacha plot, the concepts of a country or private house and a dacha should not be equated. As part of the service for determining the value of suburban real estate, you can order from us the determination of the cadastral value of a country house, country house, residential building with a plot, an assessment of the share for various purposes: obtaining a mortgage from Sberbank, a notary, for sale, etc.

All types of independent assessment are carried out in several stages. Our specialists inspect the object, evaluate it, taking into account the location of the object, its novelty, number of rooms, amenities, and communications. All these factors influence the market price. A small house with a couple of rooms with minimal conditions will have a lower cost than a full-fledged country house.

The timing of the service and the cost of assessing the house and land will pleasantly surprise you. For more details, call independent appraisers.

Required documents for assessing the market value of a residential building

The specific list of documents may vary, but the main ones are documents for real estate, that is, a technical passport, plan, cadastral passport, and a certificate of registration of title. Other papers may also be required. You can find out what else you will need to provide from specialists.

Commercial real estate valuation

Commercial real estate means any closed or open area that can generate official income both from renting it out and from running any business.

Determining the cost of an office

Office premises are one of the most common commercial real estate objects, the evaluation of which takes into account the following special factors:

• Office category (A, B, C).
• Availability of checkpoints, parking, centralized security, access system.
• Level of equipment of the building with engineering communications.
• Availability of centralized server equipment.
• The number of competing companies located in the same building.
• Availability of public catering establishments, shops and other social infrastructure facilities in the building.

When assessing the cost of office space, one of the most important stages is the analysis of the documents of the copyright holder - many commercial premises are transferred to companies on a long-term lease basis, which helps to adjust the final price.

Determining the cost of retail space

When determining the average market value of trade objects, a number of individual criteria are also taken into account:

• The quality of access roads and the area of ​​parking areas.
• The number of tenants that can be accommodated in the building.
• Availability of escalators, travelators and other methods of vertical communications.
• Area of ​​the 1st floors of the building.
• Availability of an anchor tenant.
• Type of permitted trading activity.
• Number of advertising spaces on the facade.
• Floor height, distance between supports, type of construction.
• The presence of translucent elements.

Estimating the cost of a shopping center is a purely individual procedure, which is determined by the wishes of the customer, the features of the architectural project, the category of the balance holder and many other factors, including the existence of long-term contracts with specific retailers.

Determining the cost of an industrial building

Industrial buildings belong to the class of unique objects, when determining the market price of which an individual survey plan is created. The document is adjusted depending on the characteristics of a particular object.

In this case, planning parameters, as well as design or engineering equipment may not play any role.

To order an assessment of an object of this category, you should first familiarize the expert with production technology, logistics features and other purely individual parameters of activity.

APPRAISAL COMPANY PRO-ASSESSMENT IS YOUR INDEPENDENT APPRAISER

According to Art. 130 of the Civil Code of the Russian Federation (Civil Code of the Russian Federation), immovable things (real estate, real estate) include: land plots, subsoil plots, isolated water bodies and everything that is firmly connected to the land, i.e. objects the movement of which is impossible without disproportionate damage their purpose, including: forests, perennial plantings, buildings. structures.

Land plots are part of the enterprise as a property complex, while the enterprise is the object of civil rights and is also recognized as real estate. In accordance with the assessment methodology, the expression “assessment of a real estate property” implies an assessment of both buildings (structures) and land plots occupied by these buildings (structures).

Legal aspects

The Land Code of the Russian Federation (LLC RF) establishes the following possible types of real and obligatory rights to land plots in the Russian Federation:

• ownership;
• right of permanent (unlimited) use;
• right of lifelong inheritable ownership;
• lease right;
• easement;
• right of free temporary use.

Ownership and other real rights to real estate, restrictions on these rights, their emergence, transfer and termination are subject to state registration in accordance with Federal Law No. 122-FZ “On State Registration of Rights to Real Estate and Transactions with It” dated June 21, 1997 ., which came into force on January 31, 1998. In accordance with this law, state acts, certificates and other documents certifying rights to land plots and issued before January 31, 1998 are valid. However, it should be borne in mind that only the person to whom the land belongs by right of ownership. Therefore, in order to make any transaction, it is necessary first of all to register ownership of the land.

The following should be especially emphasized. Firstly, the Land Code of the Russian Federation (entered into force on October 25, 2001) provides citizens with the right to acquire ownership of a land plot in their permanent (perpetual) use free of charge once, while the collection of additional amounts of money in addition to the fees established by federal laws is not allowed (Clause 5, Article 20). The transfer into the ownership of citizens of land plots previously provided to them for permanent (indefinite) use, lifelong inheritable possession, in the cases established by the Land Code, is not limited by time.

Secondly, legal entities (with the exception of those specified in paragraph 1 of Article 20 of the Land Code of the Russian Federation) were obliged to re-register the right of permanent (perpetual) use of land plots to the right to lease land plots or acquire land plots as their own at their own request until January 1, 2004. (Clause 2, Article 3 of Federal Law No. 137-FZ “On the implementation of the Land Code of the Russian Federation” dated October 25, 2001, hereinafter referred to as the Introductory Law). Subsequently. December 8, 2003. The President of the Russian Federation signed Federal Law No. 160-FZ “On Amendments to Art. 3 of the Federal Law “On the Enforcement of the Land Code of the Russian Federation””, providing for the extension of the deadlines for the mandatory re-registration of the right of permanent (perpetual) use of land plots for legal entities persons before January 1, 2006, i.e. the right is limited to a specific period. On December 16, 2005, the State Duma extended the deadline for the mandatory re-registration of the right to perpetual use of land plots for legal entities until January 1, 2008.

One of the reasons for the repeated extension of the deadlines for re-registering the right to use land plots for the right to lease or acquire land plots into ownership is the high land rental rates established by individual local authorities, or their reluctance to re-register the right of redemption. Many legal entities do not have the financial capacity to re-register rights to land plots at current rental rates.

It is necessary to pay attention to the fact that this provision of paragraph 2 of Art. 3 of the Introductory Law does not quite correctly agree with paragraph 3 of Art. 20 of the Land Code of the Russian Federation, according to which the right of permanent (indefinite) use of land plots that arose for legal entities before the entry into force of the Land Code of the Russian Federation is preserved, and no restrictions on the term of this right are provided for in the Land Code. Laws and other legal acts must not contradict the Constitution of the Russian Federation. which has the highest legal force, direct effect and is applied throughout the territory of Russia (clause 1 of article 15 of the Constitution of the Russian Federation).

According to paragraph 3 of Art. 35 of the Constitution of the Russian Federation, no one can be deprived of their property except by a court decision. Since the right to permanent (indefinite) use of a land plot is a property right and, accordingly, relates to property, and the Introductory Law does not provide for a judicial procedure for its termination, this provision of the Introductory Law directly contradicts the Constitution of the Russian Federation. Due to this:

1. Any organization retains the right previously acquired on the basis of a decision of a state or municipal body for permanent (indefinite) use of the site; this organization has the right not to enter into a land lease agreement and not to acquire ownership of it if it does not wish to do so, especially since, according to paragraph .3 tbsp. 154 of the Civil Code of the Russian Federation, in order to conclude any agreement, including the lease and purchase and sale of land, it is necessary to express the agreed will of the two parties. The consequences of failure to fulfill this obligation are not described in the Introductory Law.

2. The methods used in some subjects of the federation for calculating the amount of payment for the right to conclude a lease agreement for a land plot (for enterprises created before the adoption of the Land Code of the Russian Federation) and the corresponding “excesses” are also questionable and should be abolished.

3. The right of permanent (indefinite) use of land plots when the owner of buildings and structures changes is subject to re-registration for the right to lease land plots, or land plots must be acquired in ownership in accordance with the provisions of the Land Code of the Russian Federation at the choice of buyers (upon sale) of buildings, structures, structures (Article 3, paragraph 2 of the Introductory Law).

4. The rent for the use of these land plots must be established in accordance with the decision of the Government of the Russian Federation (which has not yet been implemented) (Article 3, paragraph 2 of the Introductory Law).

The provision of land in accordance with the right of lifelong inheritable ownership after the entry into force of the Land Code of the Russian Federation is also not allowed. But for citizens who own land on the basis of the right of lifelong inheritable ownership, such a right is preserved (Article 21, paragraph 1 of the Land Code of the Russian Federation). Land, which is in lifelong inheritable ownership, can also be purchased free of charge for a one-time ownership at any time. The right of the heir (and not the transfer of the right) is subject to state registration on the basis of a certificate of the right to inheritance (Article 21, paragraph 2 of the Land Code of the Russian Federation).

Calculation of the market value of the exclusive right to lease (or purchase) land plots

The exclusive right to privatize land plots or acquire the right to lease land plots has citizens and legal entities - owners of buildings, structures, structures in the manner and under the conditions established by the Land Code of the Russian Federation (Article 36, paragraph 1). Such a right “to something costs”, although this is not taken into account in the methods for calculating the amount of payment for the right to conclude a lease agreement for a land plot (for organizations created before the adoption of the Land Code of the Russian Federation).

The fact that the right is exclusive means that only the owner of the building, structure, structure can decide to re-register the right of permanent (perpetual) use to the right to lease or purchase a land plot.

The cost of redemption of land plots From redemption is calculated using the formula

S w = S w * F * K m * K n,

Where

• C zn - land tax rate per unit area, rub./m2;
• F is the area of ​​the land plot;
• Kt is the multiplicity factor, established by the administration of each subject of the Federation depending on the population (p. 2 of the Introductory Law);
• K p - correction factor taking into account the main types of use; the values ​​of this coefficient are approved by the Government of the Russian Federation in the amount of 0.7 to 1.3 (Article 3 of the Introductory Law).

In Moscow, land plots are not purchased; the main form of land use is rent. Resolution of the Moscow Government dated July 27, 2004 No. 522-PP approved the Methodology for calculating fees for the right to conclude a lease agreement for a land plot in the city of Moscow. The author’s opinion about this methodology (in terms of organizations created before the adoption of the RF Land Code) is stated above, therefore this methodology is not considered in this article.

The market value of the exclusive right to purchase land P spv can be determined according to the following expression:

RS pv = R s – S in

Where

• Рс — market value of the land plot;
• C in - the cost of the right to purchase a land plot.

The market value of the exclusive right to lease a land plot Pc na can be determined by the formula

RS pv = R sa – N c

Where

• R sa - market value of the right to lease a land plot;
• Nc is the standard price of a land plot.

The introductory law established that in cases where the cadastral value of land has not been determined, for tax purposes the normative price of land is applied (Article 65 of the Tax Code of the Russian Federation).

For tax purposes and in other cases provided for by the Land Code of the Russian Federation (Article 65, paragraph 5), and federal laws, the cadastral value of a land plot is established.

In accordance with the Decree of the Government of the Russian Federation of March 15, 1997 No. 319 “On the procedure for determining the standard value of land”, the standard price of land is determined by the executive authorities of the constituent entities of the Russian Federation. The standard price of land should not exceed 75% of the market price level for typical land plots for the corresponding purpose.

The relationship between the standard price, the value of the lease right and the market value of land can be represented as follows:

R s > R s a > N c.

The market value of the exclusive lease right R p a can also be determined according to the expression

P s = P s – C a dog

where C adog is the cost of the lease right under the agreement.

The market value of the lease right is determined according to the market data for the lease rights of analogous objects in a specific zone (region) on the date closest to the valuation date.

To assess the market value of land lease rights, the Ministry of Property Relations of the Russian Federation, by order of April 10, 2003 No. 1102-R, approved Methodological Recommendations for determining the market value of land lease rights. I believe they should be used taking into account the Land Code of the Russian Federation (Article 20, paragraph 3, Article 36), i.e., except for organizations (enterprises) created before the adoption of the Land Code.

The market value of the right to lease a land plot depends on the powers of the tenant, the validity period of the right, the encumbrance of the lease right, the rights of other persons to the land plot, the intended purpose and permitted use of the land plot.

Three approaches

As a rule, when assessing the market value of land lease rights, traditional approaches are used, provided for by the “Valuation Standards Mandatory for Application by Subjects of Valuation Activities,” approved by Decree of the Government of the Russian Federation No. 519 of July 6, 2001, namely: cost, comparative and income. d" Methods for comparing sales, allocation and distribution are based on the comparative approach; methods for capitalizing income, balance and intended use are based on the income approach. Elements of the cost approach in terms of calculating the cost of reproduction or replacement of improvements to a land plot are used in the residual and allocation methods.

Of all the listed methods, the sales comparison method (the so-called “market” method) and the income capitalization method deserve the greatest attention.

Sales comparison method

The sales comparison method is used to evaluate lease rights to land plots, both occupied by buildings, structures and structures, and undeveloped. The condition for applying the method is the availability of information on transaction prices or offer (demand) prices for land lease rights.

When applying the method, perform the following steps.

• The elements by which the object of evaluation is compared with analogous objects are identified (hereinafter referred to as the elements of comparison).
• For each element of comparison, the nature and degree of differences of each analogue from the assessed land plot are determined.
• For each comparison element, adjustments to the prices of analogues are found, corresponding to the nature and degree of differences of each analogue from the land plot being valued.
• The prices of each analogue are adjusted for each element of comparison, smoothing out their differences from the land plot being assessed.
• The market value of land lease rights is calculated by reasonably summarizing the adjusted prices of analogues.

The elements of comparison include the factors of the value of the lease rights of the property being assessed (factors, the change of which affects the market value of the lease rights) and the characteristics of transactions with the rights to lease land plots that have developed in the market.

The most important factors in the value of leasehold rights are generally the same as when assessing the market value of land plots (discussed below).

When assessing the market value of lease rights to a land plot using the sales comparison method, the following factors must be taken into account, among others:

• the period of time remaining until the end of the lease agreement;
• the amount of rent stipulated in the lease agreement;
• the procedure and conditions for payment (including frequency) and changes in rent provided for in the lease agreement;
• the need to obtain the consent of the owner to complete a transaction with the right to lease;
• whether the tenant has the right to buy out the leased land plot;
• the tenant has a pre-emptive right to conclude a new lease agreement for the land plot upon expiration of the lease agreement.

The characteristics of transactions with land lease rights include:

• conditions for financing transactions with land lease rights;
• the circumstances of the transaction with the rights to lease land plots;
• change in prices for the right to lease land plots for the period from the date of conclusion of a transaction (agreement) with an analogue to the date of assessment.

Adjustments to the prices of lease rights of analogues by comparison elements can be determined both for the price of lease rights of a unit of comparison of an analogue (ha, mg), and for the price of lease rights of an analogue as a whole.

The value of the lease right of the assessed land plot in some cases can be determined as the difference between the market value of the lease right and the standard rental price of the land plot.

We will consider the market value of the right to lease a land plot using a specific example based on market data. For this purpose, an analysis of official data on analogue objects in periodicals was carried out (newspaper “From Hand to Hand”, magazine “Real Estate and Prices”, “Reforma”, RWAY and etc.).

It should be noted that the rental market is still poorly developed, since the Land Code of the Russian Federation, which provides for the turnover of land, was adopted relatively recently. However, the appraisers were able to identify three analogous objects providing for the right to lease land plots (Table 1).

In order for analogue plots to be comparable with the object of assessment, it is necessary to carry out their adjustments. When considering the comparability of sites, comparison elements were used to make adjustments to the prices of analogous sites.

Correction for the reliability of information. This adjustment takes into account the difference between the offer price and the actual transaction price. It is being introduced forcedly, since in the undeveloped real estate market in Russia there is no sufficient and reliable information on transactions.

Since information is used on the prices of supply of lease rights, and not the sale of lease rights of similar plots, an adjustment for this factor is necessary. According to available data, real transaction prices are 10...15% lower than offer prices due to bargaining. For further calculations we take the average value - 12%.

Offer period adjustment. This is an adjustment to account for changes in supply and demand and inflation from the time the comparable was sold to the valuation date. When comparing the valuation date to the sale (offer) date of comparable properties, be aware that market conditions change from time to time. This adjustment determines whether the comparable sale was made under the same or different conditions. Judgments regarding adjustments for the time of sale are made based on a study of market conditions at the time of valuation, then these conditions are taken into account and compared with the conditions existing at the time of sale of the comparable property.

Adjustments for site size and other physical characteristics. During the comparative assessment process, only major physical similarities and differences are identified and considered. Main points when comparing physical characteristics:

• -size of the plot;
• -difference between rectangular and polygonal areas;
• - the difference between a flat plot, convenient for development, and a plot with a large slope;
• - the presence of surplus land sufficient for the construction of any improvements.

It should be noted that the published information contains mainly data on the size of the site, other physical characteristics are missing. As a result of this adjustment, the comparable site is made as similar to the subject site as possible.

Location. Many types of differences in location, such as physical, social, economic and political environmental factors, differences in transaction restrictions (restrictions on use, easements, etc.), zoning, should be taken into account and, if recognized by the market, made appropriate amendments.

Financing terms. Sales prices for similar plots may differ due to differences in financing conditions for transactions. If conventional financing is typical for this category of plots, then sales under unusual financing conditions (100% financing of the transaction, special contracts, etc.) require special analysis. If such special conditions determine a sales price different from that which would have occurred under normal financing, an appropriate adjustment must be made. Since in this case the appraisers did not identify any special financing conditions, this adjustment is not applied.

Terms of sale. They are determined by the circumstances in which the seller and buyer make their decisions regarding the sale or purchase of a particular property. An obvious example of such circumstances is bankruptcy and forced sale. If the terms of sale differ from those that applied to the property being valued, then a comparable sale cannot be used. In this case, the company being valued is not bankrupt; at the same time, it is not the owner of the land plot. Therefore this adjustment does not apply.

The sale price (offer) of a comparable analogue plot is adjusted in order to eliminate differences between it and the assessed plot. In this way, the comparable site is “made” as similar to the one being assessed as possible.

Rental valuation

The price per 1 m2 in US dollars was taken as a unit of comparison. Conversion into Russian rubles was carried out at the rate of 1 US dollar on the valuation date (December 31, 2005) - 28.78 rubles.

The results of adjusting factors for comparable sales (offers) are given in table. 2. Adjustment values ​​are indicated as percentages.

Table 2. Adjustment of factors for comparable sales (offers)

As a result of the adjustments, the market value of the right to lease 1 m 2 of the assessed plot was established in the amount of 12.7 US dollars (365 rubles).

Decree of the Government of the Moscow Region of February 6, 2001 No. 23/5 “On the standard price of land in the Moscow Region in 2001” The standard price for renting land in Yegoryevsk is set at 190 rubles. for 1 m2.

In subsequent years, the standard price of land in the Moscow region was indexed by decrees of the Government of the Moscow region:

• in 2002 - 1.25 (No. 143/13 of April 17, 2002);
• in 2003 - 1.25 (No. 485/30 of August 18, 2003);
• in 2004 - 1.10 (No. 295/20 of May 26, 2004);
• in 2005 - 1.10 (No. 775/50 of December 20, 2004);
• in 2006 - 1.10 (No. 961/52 of December 26, 2005).

Thus, the standard price for renting land in Yegoryevsk in 2005 was 359 rubles. per 1 mg (190 * 1.25 * 1.25 * 1.10 * 1.10).

Consequently, the market value of the priority right to lease a land plot under a building site with an area of ​​10,760 m2 is equal to 64,560 rubles. {(365 - 359) * 10,760), which is 6 rubles per 1 m2.

The established market value of the priority right to lease a land plot is taken into account in the market value of individual fixed assets in proportion to their building area.

Income capitalization method when assessing land lease rights

In the absence of information on transactions with similar land plots occupied by buildings, structures and structures, and on transactions with leased plots, the most appropriate method for estimating the value of the lease right is the income capitalization method. It is used to evaluate the lease rights of developed and undeveloped land plots. The condition for its application is the possibility of obtaining, over equal periods of time, income equal in magnitude or changing at the same pace from the assessed right to lease a land plot.

When applying the method, perform the following steps.

• They calculate the income for a certain period of time created by the right to lease a land plot when it is used most effectively by the tenant.
• Determine the appropriate income capitalization ratio.
• Find the market value of the right to lease a land plot by capitalizing the income created by this right.

Capitalization of income is understood as the definition, as of the date of valuation, of all future income values ​​that are equal to each other or changing at the same rate for equal periods of time. The calculation is carried out by dividing the income for the first period after the date of assessment by the appropriate capitalization ratio determined by the appraiser. Methods for finding the discount rate and capitalization rate require separate consideration.

When assessing the market value of the right to lease a land plot, the income from this right is calculated as the difference between the land rent and the amount of rent provided for in the lease agreement for the corresponding period. In this case, land rent can be calculated as income from renting out a land plot at market rental rates (the most probable rental rates at which a land plot can be leased on the open market in a competitive environment, when the parties to the transaction act reasonably, having all the necessary information, and the rental rate does not reflect any extraordinary circumstances).

For many enterprises leasing land plots from the state, the rental amount under the contract, as a rule, corresponds to the market average

rental rates for the use of land plots in the region under consideration. Then the ground rent will be equal to the rent provided for in the existing land lease agreement. In this case, the right to lease a land plot does not provide an additional contribution to the market value of the real estate being assessed.

Assessment of the market value of land plots

It is advisable to assess the market value of land plots in accordance with the Methodological Recommendations for determining the market value of land plots; approved by order of the Ministry of Property Relations of the Russian Federation No. 568-R dated March 7, 2002.

As a rule, when assessing the market value of land plots, methods of comparison of sales, allocation, capitalization of ground rent, balance and intended use are used. Each of the methods can be used depending on the specific situation and initial information, but the most commonly used methods are comparisons of sales, balance and capitalization.

When using the sales comparison method, the sequence of actions is the same as when assessing the market value of land lease rights. Analogue objects are considered similar to the object of evaluation.

The most important cost factors include:

• location and environment;
• intended purpose, permitted use, rights of other persons to the land plot;
• physical characteristics (relief, area, configuration, etc.);
• transport accessibility;
• infrastructure (presence or proximity of utility networks and conditions for connecting to them, social infrastructure facilities, etc.).

The characteristics of transactions with land plots are the same as transactions with lease rights to land plots (listed above).

As a result of determining and making adjustments, prices of analogues (units of measurement of analogues), as a rule, should be close to each other. If there are significant differences in the adjusted prices of analogues, it is advisable to choose other analogues; elements for which comparison is made; adjustment values.

Remainder method

The method is used to evaluate built-up and undeveloped land plots if it is possible to develop the assessed land plot with income-generating improvements.

When using Lletod, perform the following steps.

• The cost of reproduction or replacement of improvements corresponding to the most efficient use of the assessed land plot is calculated.
• Determine the net operating income from a single property for a certain period of time based on market rental rates.
• Find the market value of a single property by capitalizing net operating income for a certain period of time.
• The market value of a land plot is calculated by subtracting the cost of reproduction or replacement of improvements from the market value of a single property.

The algorithm and calculation results were obtained in relation to a real estate property (administrative building with a total area of ​​1,074 m2, building area - 457 m2), located at the following address: Moscow region, Domodedovo, st. Station (Table 3).

Method of capitalization of income (ground rent)

The method is used to evaluate built-up and undeveloped land plots if it is possible to obtain land rent from the land plot being assessed.

When applying the method, perform the following steps.

• Calculate the land rent generated by the land plot.
• Determine the appropriate coefficient of capitalization of land rent.
• Find the market value of a land plot by capitalizing land rent.

Capitalization of land rent is understood as the determination, as of the date of valuation, of all future values ​​of land rent that are equal to each other or changing at the same rate for equal periods of time. The calculation is carried out by dividing the land rent for the first period after the date of assessment by the appropriate capitalization coefficient determined by the appraiser. Methods for finding the discount rate and capitalization rate require separate consideration.

Table 3. Calculation of the market value of a land plot using the residual method as of December 2005.

* PVD - potential gross income equal to the product of the rental rate of 1 m 2 by the total area of ​​the building F. 6, m 2; Km is the coefficient of underutilization of area; OP - operating expenses; F 3 - building area, m 2.

** Exchange rate of 1 US dollar as of December 31, 2005 - 28.78 rubles. RF.

Within the framework of this method, land rent can be calculated as income from leasing a land plot under the conditions prevailing in the land market.

The main ways to determine the capitalization ratio:

• dividing the land rent for similar land plots by their selling price;
• an increase in the risk-free rate of return on capital by the amount of the premium for the risk associated with investing capital in the assessed land plot. At the same time, the risk-free rate of return on capital is understood as the rate of return for the least risky investment14 of capital (for example, the rate of return on deposits of banks of the highest category of reliability or the rate of return to maturity on government securities).

Taxation when assessing the value of land

We are talking about value added tax (VAT) for land transactions. Unfortunately, at the moment there is no uniform approach.

The Ministry of the Russian Federation for Taxes and Duties in letter No. VG-9-03/40 dated February 19, 2003, referring to the Civil Code of the Russian Federation, Art. 130, according to which land plots are classified as real estate, considers that operations for the sale of land plots, including those purchased in the process of land privatization, are subject to value added tax. The tax payer is the person who acts as the seller in the land purchase and sale agreement.

However, there is a resolution of the Presidium of the Supreme Arbitration Court No. 5607/04 dated November 2, 2004, which recognizes that sales contracts in terms of increasing the price of land plots by the amount of value added tax do not comply with the requirements of current legislation (see “ Economy and Life" No. 50-2004, section "Dossier", p. 9/30). At the same time, the Presidium of the Supreme Arbitration Court of the Russian Federation took into account Art. 146 clause 2. pp. 3 of the Tax Code of the Russian Federation, according to which the transfer of property of state and municipal enterprises purchased through privatization is not recognized as an object of taxation.

It should also be noted that this provision (Article 146, paragraph 2, as well as paragraph 6) was left unchanged in the new edition of the Tax Code of the Russian Federation, Ch. 21 (as amended by the Federal Law of July 22, 2005 No. 118-FZ, 119-FZ).

On January 1, 2005, clause 6 of Art. 146, ch. 21 of the Tax Code of the Russian Federation, according to which operations on the sale of land plots (shares in them) are not recognized as an object of taxation (subclause additionally included by Federal Law No. 109-FZ of August 20, 2004).

See also:

• Valuation of a going concern: valuation of companies.
• Valuation of a dacha: who can conduct a real estate valuation.
• Valuation of small business: valuation of enterprise funds.
• Valuation of a commercial bank: company valuation.

Land valuation

Land plots, provided they have a good location, are the most liquid market product, since their price is constantly growing, and the land practically does not require renovation or repair.

Determining the cost of plots for individual housing construction

Plots of land intended for individual housing construction are sold at market value, even without appraisal. To determine the final price, it is enough to know a number of fundamental factors:

• Land area.
• Type of ownership.
• Availability of a cadastral passport with designated boundaries and their coordinates.
• Relief features.
• Shape of the site.
• Hydrogeological conditions of the area.
• Presence of trees.
• Distance from the city, highways, railway stations.
• Location (for example, in a cottage community, SNT, village).
• Availability of buildings and utilities.

When assessing land for the construction of a private residential building, an important parameter is the percentage of development of neighboring plots, since the comfort of operation, as well as the amount of monthly contributions for the maintenance of the common area, depend on this.

Determining the cost of agricultural land

Agricultural land refers to real estate intended for development for the construction of agricultural complexes, fields for planting crops and other purposes.

Such plots are several times cheaper than individual housing construction, but with the right legal approach, each owner can change the type of intended use.

When assessing land of the category under consideration, the prospects for the development of territories, planned changes in the general plan of the city or region and other legal aspects are taken into account.

Determination of the value of plots intended for industrial purposes

Land for industrial purposes is most often located in an industrial cluster outside urban areas. When assessing their market value, the following criteria are taken into account:

• Presence of a railway siding.
• Quality of access roads.
• Number of competing industries.
• Date of the last update to the general plan of an industrial zone or technology park.
• Level of safety of the area.
• Current sanitary or environmental restrictions.
• Average population of nearby towns or cities.

The final price also depends on the possibility of creating a specific production and marketing products in the immediate vicinity.

Documents required for assessment

• All documents for the ownership of a residential building (cottage) (extract from the Unified State Register of Real Estate and supporting documents that are listed in the extract or in the state registration certificate
• All documents on the ownership of the land plot (extract from the Unified State Register and supporting documents that are listed in the extract or in the state registration certificate
• Technical passport for a residential building
• Cadastral extract of the land plot (if available)

Experts have extensive experience and provide assistance in the most difficult cases.

Property valuation cost

When contacting our company, each client can order an assessment of residential real estate, commercial premises and other structures. Our prices are better than those of many competitors and amount to the following amounts:

The average time for performing a service under a formal contract takes from 3 working days from the start of the survey and site visit to the conclusion of the conclusion with the formation of a market price.

How does MitraGroup evaluate a country house with a plot?

When assessing a dacha, our specialist goes to the site and determines all the factors that will affect the result. At the same time, all premises, the territory of the site, buildings are inspected, repairs are assessed, and so on. Afterwards, the specialist works with the papers, taking into account the age and condition of the residential building and a number of other factors.

Next, the market situation is taken into account. The main method for expert assessment is comparative, and the final result is greatly influenced by market conditions and demand for housing of this type.

The assessment of the dacha ends with the issuance of an official report to our clients, which can be used by the owner in any instance. It is valid in court and accepted by the bank.

We do not just provide an estimate of the market or cadastral value, but confirm them in the report, describing all the factors influencing the final price.

What determines the cost of an object?

The cost of a residential property depends on a number of fundamental parameters:

• Location of the object, distance from the city, highway, railway and other means of communication.
• Architectural, planning and technical and economic parameters of a structure or plot of land.
• Equipping the facility with engineering networks.
• Development of social infrastructure of the territory.
• Installation of security systems.
• Number of similar proposals in the territory under consideration.

When contacting our company, each client can be confident in a detailed analysis of a specific object. This guarantees only the current market value of a private house, apartment, shopping and office center, warehouse or other building or land plot.

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