房地产评估报告

WUHAN GUOXIN REAL-ESTATE EVALUATIONAND CONSULTION Co., LTD EVALUATION REPORTGUOXIN EVALUATIONNational First-grade Real Estate Evaluation InstitutionWUHAN GUOXIN REAL-ESTATE EVALUATION AND CONSULTION Co., LTDReal Estate Evaluation ReportProject Name: Real Estate located in Room A, 3/F, Unit 1, Building 2, Donghu Tianxia, Donghu Huayuan Village, Wuchang DistrictThe Entrusting Party: XU WenbinThe Entrusted Party:Wuhan Guoxin Real-Estate Evaluation and ConsultionCo., Ltd. (National First-grade Real Estate EvaluationInstitution)Appraisers: XIONG Dan DU HongliangEvaluation Date: April 2, 2014 to April 4, 2014Evaluation Report No.: G.X.P. Zi [2014] No. ZC13Table of ContentsA Letter to the Entrusting PartyStatement of Certified Real Estate Appraiser Presuppositions and Limitations to the Evaluation Evaluation Results Report of Real Estate AppendixA Letter to the Entrusting PartyXU Wenbin:Entrusted by you on April 2, 2014, our company has appraised the real estate located in Room A, 3/F, Unit 1, Building 2, Donghu Tianxia, Donghu Huayuan Village, Wuchang District. The evaluation purpose is to provide price reference for the entrusting party to know the value of the evaluation object. In accordance with the Wuhan Commercial Housing Purchasing & Sales Contract (Contract No.: S. 0522109) provided by you, the construction area of the evaluation object is 269.66 square meters.The appraisers of our company have conducted on-site inspection on the evaluation object on April 2, 2014 and have adopted other evaluation procedures which we deem necessary. Based on this, in accordance with Law of People’s Republic of China on Urban Real Estate Administration, Real Estate Appraisal Norm and other relevant laws and regulations, the relevant materials supplied by you and the materials commanded by us with respect to the real estate market and combining with the evaluation purpose, we adhere to the principle of impartiality, objectiveness and independence, comply with the evaluation procedures, choose scientific evaluation method and comprehensively analyze various factors that impact the market price of real estate. Upon careful analysis and calculation, we finally determine the open market value of the real estate on April 2, 2014 is RMB 3,505,600.00, in capital: RMB Three million five hundred and five thousand six hundred only; the unit price is RMB 13,000.00 per square meter, in capital: RMB Thirteen thousand only per square meter, under the conditions of complete right state, and meeting presumptions and restriction conditions.(Please refer to Report on Evaluation Results and other relevant notes for the restrictions to the application of this evaluation results)Hereby inform!Wuhan Guoxin Real-Estate Evaluation and Consultion Co., Ltd.Legal Representative: ZHU XiangStatement of Certified Real Estate AppraiserWe solemnly make the following declaration:1．The facts stated by the appraiser in the evaluation report are true and accurate. 2．The analysis, opinion and conclusion in this report are the appraisers’ fair and professional analysis, opinion and conclusion, which however, are limited by the assumptions and limitations stated herein.3．The appraisers are of no relation with the evaluation objects in this report and have no relation of interest or bias with the parties concerned.4．We analyze, form opinion and conclusion and prepare this evaluation report in accordance with Real Estate Appraisal Norm .5．We have deployed the appraisers DU Hongliang and HU Zhihai to survey the construction structure, indoor and outdoor of the evaluation objects on the spot and make record. But our survey is confined to the appearance and current maintenance and management of the evaluation object. Especially because the materials supplied are limited, we do not assume the responsibility of the quality of the structure, investigation on the accuracy of the construction areas and relevant rights and interests, nor the responsibility to check the parts that are covered, unexposed or can not be touched.6．No one has provided important professional help for this report.7．The materials on the contraction area, land area and the right and interest which is the basis for the evaluation is supplied by the entrusting party who shall be liable for the authenticity and credibility of the materials.8．This report is only the reasonable calculation of the evaluation object’s normal market value under the assumption and restriction as specified in the report. The disclosure of the property ownership to the evaluation object shall not be deemed as the basis of confirmation on its ownership. The delimitation of property rights to the evaluation object shall follow the identification of real estate ownership administration authority.9．If such improper means as concealment, deceit are adopted, which leaded to wrong choice of data by appraiser in this report, the entrusting party shall assume the relevant responsibilities.Name Registered Certificate No.Signature Appraiser: XIONG Dan 4220080041 XIONG Dan Appraiser: DU Hongliang4220110031DU HongliangPresuppositions and Limitations to the Evaluation(I) Prerequisite and Presuppositions of the Evaluation1. The evaluation purpose is to provide reference for the entrusting party to know the market value of the evaluated real estate and shall not be used for other purpose. We shall not assume any liability for abuse of the report by any third party.2. The planned use purpose of the evaluated real estate as listed Wuhan Commercial Housing Purchasing & Sales Contract (Contract No.: S. 0522109) is for residence. This evaluation takes the legal purpose of the evaluation object, namely, the continuous use of residential purpose, as the assumption.3. We take the status of evaluation object on the base date of evaluation as the basis of evaluation.4. We assume that there are no other rights (including rental right and mortgage right) and common proprietors to the house ownership and state-owned land use right of the evaluation object, namely, we assume that it is the real estate value under the circumstance of complete rights.5. During the evaluation, we assume that the owner of the real estate sells it in the open market and we do not consider the situation that the owner increases the rights and interest value of the real estate by deferred conditional contract, sales and leaseback, cooperative operation, management agreement and other supplementary agreement.6. We assume that, within the legal term of state-owned land use right, the owner of the real estate enjoys free and non-intervening use, transfer and disposal of, proceeds from and other legal rights and interests to the real estate.7. We assume that the relevant legal documents, ownership certificates and relevant materials related to the evaluation object and supplied by the entrusting party are true and valid. The entrusting party shall be responsible for the legitimacy and authenticity.8. We have conducted field survey on April 2, 2014 and taken photos on the spot (the photos are attached hereafter). However, we do not measure and test on the building foundation and structures. Therefore, we are unable to determine whether there are structural damages with the real estate. We appraise the evaluation object under the assumption that there are not any quality defects therewith.9. The evaluation object is identified by the entrusting party on the spot. If it is not consistent with the reality, new evaluation shall be done.(10) Till the base date of evaluation, the entrusting party has only obtained Wuhan Commercial Housing Purchasing & Sales Contract(Contract No.: S. 0522109), this evaluation takes that the entrusting party can legally obtain theHousing Ownership Certificate and the State-owned Land Using Certificate as the presupposition.(Π) Restrictions to the Evaluation1.The location qualification of the evaluation object is determined in accordance with Wuhan 2011 Residential Land Grade and Base Land Price Drawings.2.In accordance with Wuhan Commercial Housing Purchasing & Sales Contract (Contract No.: S. 0522109), the obtaining method of land use right is transfer and the termination date of the land use right is Jan. 14, 2072. Till the base date of evaluation, the remaining service life of shared land is 57.78 years. This report has taken the influence of such factor on the price of real estate into consideration.3.We have conducted field survey on the evaluated real estate. Through the observation of the appraisers, the evaluated real estate has been renovated inside. Therefore, the evaluation result has included the decoration value of the evaluated real estate.4.The newness of the evaluation object is determined by the appraiser comprehensively through on-the-spot inspection.5.The building year of the evaluation object is determined comprehensively in accordance with the real situation thereof and the on-the-spot inquiry results of the appraisers, which is only for reference. The real building year of the evaluation object shall be subject to the relevant registration materials of real estate and land and other management department.6.The calculation of the evaluation results is according to the status of the evaluated real estate on the base date of evaluation and the assumptions and restriction of this report on the evaluated real estate, such as, if the status thereof or the assumption and restrictions to the evaluation change, the evaluation results should be adjusted accordingly.7.The price of real estate determined in this report is the objective and reasonable price of the real estate, is normal price formed under the circumstances of open market and special condition of this evaluation purpose and shall not be liable for any other use or purpose. If the evaluation purpose changes, then the evaluation shall be redone.8.This report shall be valid only when it is used in whole. If any possible losses are caused owing to partly use of this report, the evaluation institution shall not assume any liabilities.9.The real estate price determined in this report is the open market value of the evaluated real estate under the conditions of special purpose of this evaluation on the base evaluation date. Neither influences of fast cash, taxes and fees transfer and other special transaction method nor possible cost for rights transfer on the value of the evaluated real estate nor the influences of the changes of the state’s macro policies,natural forces and other events of force majeure on the prices of the evaluated real estate are taken into consideration. The entrusting party shall seriously consider and pay highly attention to the aforesaid contents when using the evaluation results.10.This report is only used by the entrusting party. Unless otherwise stipulated by law, this report shall not be provided to any third party other than the governmental competent authorities without permission of the evaluation institution. All or part of the report shall not be publicized in any document, announcement or public media.11.We state that this report is only used by the entrusting party. We do not assume any liability for any third party with respect to all or part of the report.12.According to current regulations, the validity term of the report is one year commencing from the date on which the report is completed, namely, the difference between the completion date of this report and the application date hereof and the evaluation results shall not exceed one year. When realizing the evaluation purpose within the validity term, the application date of this report and the evaluation result as well as the evaluation results can be served as reference for measuring the value of the evaluation object. When the validity term expires, the evaluation shall be redone.13.In accordance with requirements of the entrusting party, the entrusted party provides the entrusting party with value appraisal on real estate in the form of brief report.14.This report shall be put under the interpretation of the evaluation institution.Evaluation Results Report of Real EstateAppendix1.Location Map of Evaluation Object2.On-site Investigation Photos of Evaluation Object3.Copies of Qualification Certificate of Appraisers4.Copies of Qualification Certificate of the Evaluation Institution5.Copies of Business License of the Evaluation InstitutionLocation Map of Evaluation ObjectOn-site Investigation Photos of Evaluation ObjectSurrounding Road 1Surrounding Road 2Entry of the Community Where theEvaluation Object is located Appearance of the Building Wherethe Evaluation Object is located Entry to the Unit Where the Evaluation Object is locatedEnvironment of Community Where the Evaluation Object is locatedEntry Door of the Evaluation Object Living Room of the Evaluation ObjectBedroom 1of the Evaluation ObjectBedroom 2 of the Evaluation ObjectKitchen of the Evaluation Object Bathroom of the Evaluation Object。