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<p><strong>　　第十一章地價(jià)評(píng)估及分?jǐn)?/strong></p><p>　　【本章主要內(nèi)容】</p><p>　　1．地租理論及測(cè)算</p><p>　　2．路線價(jià)法</p><p>　　3．城鎮(zhèn)基準(zhǔn)地價(jià)評(píng)估</p><p>　　4．基準(zhǔn)地價(jià)修正法</p><p>　　5．補(bǔ)地價(jià)的測(cè)算</p><p>　　6．高層建筑地價(jià)分?jǐn)?/p><p>　　1．地租理論及測(cè)算</p><p>　　1.1地租的含義</p><p>　　1.2地租現(xiàn)象</p><p>　　1.3地租理論的回顧</p><p>　　1.4地租的測(cè)算</p><p><strong>　　1.1地租的含義</strong></p><p>　　狹義</p><p>　　指利用土地所獲得的超額報(bào)酬</p><p>　　廣義</p><p>　　指超額的工資、利息、利潤(rùn)及利用任何生產(chǎn)要素所獲得的超額報(bào)酬</p><p>　　基本含義</p><p>　　是一種純粹的剩余物</p><p><strong>　　1.2地租現(xiàn)象</strong></p><p>　　農(nóng)地由于肥力不同而獲得超過差地的產(chǎn)量</p><p>　　農(nóng)地由于位置離市場(chǎng)的距離不同而獲得的超過距離遠(yuǎn)的土地節(jié)省的運(yùn)輸費(fèi)用</p><p>　　城鎮(zhèn)中位置不同的攤位，位置好的攤位比位置差的攤位帶來銷售凈收入的增加</p><p><strong>　　1.3地租理論的回顧</strong></p><p>　　經(jīng)濟(jì)學(xué)家地租理論</p><p>　　威廉。配第地租=市場(chǎng)價(jià)格-生產(chǎn)成本</p><p>　　理查德。坎蒂隆地租=市場(chǎng)價(jià)格-生產(chǎn)成本-經(jīng)營(yíng)利潤(rùn)</p><p>　　亞當(dāng)。斯密地租=市場(chǎng)價(jià)格-生產(chǎn)成本-平均利潤(rùn)</p><p>　　詹姆斯。安德森創(chuàng)立了級(jí)差地租論</p><p>　　大衛(wèi)。李嘉圖地租=市場(chǎng)價(jià)格-生產(chǎn)成本-平均利潤(rùn)</p><p>　　馬爾薩斯地租=市場(chǎng)價(jià)格-生產(chǎn)成本-所使用的資本×一般農(nóng)業(yè)資本利潤(rùn)率</p><p>　　約翰。馮。杜能地租=市場(chǎng)價(jià)格-生產(chǎn)成本-平均利潤(rùn)-資本利息</p><p>　　馬克思地租可以分為級(jí)差地租、絕對(duì)地租和壟斷地租</p><p>　　地租＝市場(chǎng)價(jià)格－生產(chǎn)成本－平均利潤(rùn)－資本利息</p><p>　　威廉。羅雪爾地租＝土地收益－工資和利息等項(xiàng)目</p><p>　　伊利和莫爾豪斯地租＝房地產(chǎn)收益－利息－折舊損耗－其它費(fèi)用</p><p>　　雷利。巴洛維地租＝總產(chǎn)值或總收益－要素成本或總成本</p><p><strong>　　1.4地租的測(cè)算</strong></p><p>　　地租測(cè)算公式</p><p>　　地租＝農(nóng)產(chǎn)品市場(chǎng)價(jià)格－農(nóng)產(chǎn)品銷售稅費(fèi)－農(nóng)產(chǎn)品生產(chǎn)成本－土地上投入資本的利息－農(nóng)業(yè)經(jīng)營(yíng)者利潤(rùn)</p><p>　　說明</p><p>　　公式中的土地上投入資本的利息，是除土地投入之外其它投入資本的利息（不包括土地價(jià)值的資本的利息）</p><p>　　土地是在最佳用途下使用的－競(jìng)標(biāo)地租理論</p><p>　　土地是在最佳集約利用下使用的－馬克思級(jí)差地租Ⅱ理論</p><p>　　銷售稅費(fèi)、生產(chǎn)成本、資本利息、經(jīng)營(yíng)利潤(rùn)均是以社會(huì)平均或一般水平來扣除的</p><p>　　土地上生產(chǎn)的產(chǎn)品數(shù)量為Q，每個(gè)產(chǎn)品市場(chǎng)價(jià)格為P，則市場(chǎng)價(jià)格＝PQ</p><p>　　實(shí)際測(cè)算地租的具體方法</p><p>　　從房租中分離出地租</p><p>　　地租＝房租－房屋折舊費(fèi)－維修費(fèi)－管理費(fèi)－投資利息－保險(xiǎn)費(fèi)－房地產(chǎn)稅－租賃費(fèi)用－租賃稅費(fèi)－利潤(rùn)</p><p>　　由地價(jià)求出地租</p><p>　　采用市場(chǎng)法求出地租</p><p>　　采用類似假設(shè)開發(fā)法求出地租</p><p 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