房地产估价报告书

REAL ESTATE APPRAISAL REPORTName of Project: Appraisal report on the evaluation of the value of Real Estate of Room0302，Unit11,Building1,No.196（Shangjie District）,Changzhi Road,Taiyuan CityEntrusting Party: ————————Appraising Institution: ————————CO., LTDAppraisers: ————————Appraisal Working Date：————————Appraisal Report No.: ————————————————CO., LTD（seal）Contents1.Letter to the entrusting party (3)2.Statement by the appraisers (4)3.Presumption and restrictive conditions (5)4.Appraisal result report (6)5.Appraisal technical report (11)6.Appendix (19)Letter to the Entrusting PartyDear Ms. Yang Fang ,We accepted your appointment to conduct the appraisal on your real estate that you have entrusted us. The appraised object is the real estate located at Room0302, Unit11,Building1,No.196（Shangjie District）,Changzhi Road, Taiyuan City with the building area of 141.70 square meters.The appraisal date is July 08, 2010.Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledgeAppraisal Result: The appraisers have assessed the value of the above-mentioned real estate on the basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraised object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)For detailed appraisal results, process and related explanation, please refer to the ‘Appraisal Result Report’and ‘Appraisal Technical Report’.Taiyuan Wuyuetong Real Estate Appraisal Co., LtdJuly 13, 2010 Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Statement by the AppraisersWe hereby solemnly declare the following:1.All of the information which has been shown in this report is authentic andaccurate.2.All of the analyses, comments and conclusions which have been shown in thisreport have been presented, given and drawn through our impartial analysis and professional knowledge. However, all of them have been restricted by the presumptions and restrictive conditions which have been explained in this report.3.We have not had the interest conflict with the appraised object, nor have commoninterests with or prejudice against the entrusting party.4.According to Real Estate Appraisal Rules which is the State Standard of thePeople's Republic of China, we presented analyses, given comments, drawn conclusions and compose the report eventually.5.The on-site inspection of the appraised object has been done by our appraisersthrough which they are responsible for the objectivity, authenticity and impartiality of the inspection results. However, unless otherwise agreed, the scope of on-site inspection is restricted to appearance and use status of the appraised object. The appraisers do not shoulder the responsibility for investigating the structure and quality of the building as well as for examining other overlaid, unexposed and unreachable parts of the appraised object. The appraisers who take charge of on-site inspection are Duan Zhihong and Chai Hongbin.6.Not any important and professional assistance has been offered to the appraisalreport.7.The appraisal is based on the relevant documents supplied by the entrusting partywho shall be held liable for the authenticity, completeness and consequences incurred. The appraisers shall be only held liable for the operation process and fairness of the appraisal method adopted.8.The registered real estate appraisers who take charge of the appraisal:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Presumption and Restrictive Conditions1.The entrusting party obtained the appraised object legally and the appraisedobject is in sound condition at the appraisal time and is used legally, safely and normally at its optimal status.2.The real estate market at the appraisal time operates publicly, equally andvoluntarily.3.Any operation mode and procedure relating to the appraised object shall complywith the relevant national and local laws and regulations.4.The owner, the location, the category of property, the building area and thefunction of the appraised object in this report shall be subject to what have been recorded in the House Proprietorship Certificate provided by the entrusting party.5.The appraisal result in this report is the market value of the real estate at theappraisal time of 5th, July, 2010 and meets all the presumption and restrictive conditions. The real estate price shall be reappraised in case the conditions and purpose set in this report vary.6.The appraisal price in this report is objective and impartial market price, withoutconsidering the influence on the appraisal result by other rights such as mortgage and leasing right, risk of the future change of the real estate market, short-term disciplinary measures and relevant taxation, etc.7.The appraisal result shall remain effective within one year since the finalizationof the report. If during the period, there is major change in national macroeconomic policy, the real estate market or the physical status of the appraised object which has major effects on the appraisal result, we shall be appointed again to perform the appraisal.8.The report shall only be used for the purpose of appraisal by the entrusting party,that is, to supply referential basis for the entrusting party to determine the market value of the real estate. The report shall not be used for other economic activities.9.The report shall be used as a whole and we shall not be held liable for therelevant losses resulted from the use of the part of the report.Appraisal Result ReportBing Wu Yue Tong Gu Zi [2010] No. 0706 The Entrusting Party:Name: ————————Home Address: ————————The Entrusted Appraising Party:Company name：————————Co., LtdClass: ————————Legal representative: ————————Address: ————————Telephone: (————————————————CO., LTD（seal）Appraised ObjectThe appraised object: the appraised object is located at————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building is waterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building . It is a residence .Decoration status of the appraised object: High-grade decoration , the floorof the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well. marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .Status of Proprietorship: Fang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate” which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————d ; Category of Property: Private; Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence . Purpose of Appraisal: Supplying the reference basis of real estate market price for the entrusting party’s knowledge.The appraisal date: July 08, 2010.Definition of Price: The appraisal adopts the market price standard of the real estate, that is, the appraisal is complying with the market price on July 08, 2010 which is the appraisal date.Appraisal Basis:1.“Administration Rule of Urban Real Estate of P. R. China”2.“Administration Rule of Land Use of P. R. China”3.National Standard “Regulations for Real Estate Appraisal” of P. R. China4.“Property Law of P. R. China”5.“House Proprietorship Certificate”6.The relevant documents supplied by the entrusting partyrmation of the on-site inspection of the appraised object by the appraisers8.Relevant documents concerning the real estate market mastered and collectedby the appraising partyAppraisal Principles:1.Principle of legalityThe real estate appraisal shall be conducted on the basis of the legal proprietorship of the real estate, which contains the legal obtainment, legal use, legal transaction or disposition, etc.2.Principle of Maximal and Optimal UseThe appraisal of the real estate shall be based on the maximal and optimal use.The maximal and optimal use means enabling the appraised object to generate the maximal value legally allowed, technically possible, economically feasible and after reasonable argument.3.Principle of ReplacementThe appraisal result shall not deviate from the normal price of similar property under similar conditions obviously. Similar property refers to real estate in comparable search area and equal or similar to the appraised object concerning the function, scope, grade and building structure. Comparable search area means the regional range where the real estate may replace the appraised object or affect the price of the appraised object.4.Principle of Appraisal TimeThis principle emphasizes that the appraisal result is time dependent and time effective. As the real estate market is ever-changing, the same real estate always has different prices at different appraisal time. The appraisal result is the objective and reasonable price or value of the appraised object at the appraisal time.5.Principle of Objectiveness and FairnessThe appraisal is based on sufficient investigation, comprehension and analysis of the actual conditions of the appraised object, strictly obeys the relevant laws and decrees of the state, Shanxi Province and Taiyuan Municipality, considers the interests of correlative parties fully, follows scientific appraisal procedures, adopts reasonable and suitable appraisal methods and through careful and accurate calculation.6.Principle of PrudenceWe shall not overestimate benefits and costs, and shall not choose cases with higher deal price; we shall not underestimate cost rate and choose lower relative parameters either. Prudence is necessary before making professional judgment under uncertain situations.Anyway, in the process of the appraisal, we shall obey the relevant national and local laws and decrees, adheres to such principles as objectiveness, fairness, science and legitimacy so as to ensure rational appraisal procedure, scientific appraisal method, accurate appraisal result and the secret of the appraisal. Appraisal Method:According to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market value of the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object .Appraisal ResultThe appraisers have assessed the value of the above-mentioned real estate onthe basis of independence, impersonality, equity, legitimacy and cautiousness, adhering to on-spot inspection of the real estate as well as comprehensive collection of related market information and appraisal object information, in the light of general analysis the elements which will influence the market value of the real estate, comply with state regulations on real estate appraisal, real estate appraisal rules and given appraisal purpose as well as by utilizing logical appraisal processes and methods. The appraisal result of the appraised object on July 08, 2010 is as follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one million nine eighty thousand and two hundred Yuan)Appraisers:Duan ZhihongRegisterDate of expiration：September 2010 (seal)Chai HongbinRegistered Public Real Estate Appraiser of P. R. China (Registration No.: 1420070031) Date of expiration：September 2010(seal)Appraisal Working Date:From July 08, 2010 to July 13, 2010Validity Term of the Appraisal ReportThe appraisal result shall be valid within one year from the finalization of the report.Application Range of the Appraisal ReportThe report supplies the basis for the reference price for the entrusting party’s knowledge of the market price of the real estate. It is ineffective for other economic activities.Taiyuan Wuyuetong Real Estate Appraisal CO., LTD（seal）Appraisal Technical ReportClause 1 General Situation of the Appraised Real Estate1.Individual Elements Analysis(1)Status of ProprietorshipFang Quan Zheng Bing Zi No.S0906546 “House Proprietary Certificate”which has been provided by the entrusting party shows: Owner: Sun Zhiyu Yang Fang ; Location: ————————; Category of Property: Private;Building No.: 1; Room No.0302; Structure: Steel reinforced concrete; Total Building Floors: 7; Floor No. of the Appraised Object: 3; Building Area：141.70 square meters; Use of Design: Residence(2)Substance Entity Condition(3)The appraised object: the appraised object is located at ————————.The building have 7 floots and was built in 2004 . Building with steel reinforced concrete structure , the outside wall was tile fixing . The doors of Unites are intelligent security doors , the ground inside the building iswaterstone , iron railings and wooden arms , inside wall is emulsion paint, The appraised object located at Room02 , Unit11 ,third floor of the building .It is a residence .Decoration status of the appraised object: High-grade decoration , the floor of the room is covered by import granite , the wall is painted by latex, and the flooring angular line is made of clad plate as well as the suspended ceiling is decorated by fluorescent lamp. Parlour is very artistic , the wall is black marble , integral ambry . The outer window of the room is decorated by top-grade insulating glass with aluminum alloy, stainless steel guard bar and marble windowsill. What’s more, the door of the room consists of security door and wooden door , and the flooring angular line is made of ceramic tile, the suspended ceiling is decorated by fluorescent lamp as well.marble wash stand , sanitary fittings are complete ; there are water, electricity, central heating, gas, television, internet in the house .2.Regional Effects Analysis(1)District General ConditionXiaodian District is located at the southeast part of Taiyuan, and is the north of the Jinzhong Basin . Qingxu Town is at its sourth , Nanneihuan District and Yingze District are at north , Yuci City is at east , Fen River is at west .The transportation of this district is well developed.The concentrated communication network radiates in all directions to let the residents enjoy convenient transportation.The economic strength of Xiaodian District is abundant. It owns many existing business enterprises, including commerce, diet, service and transportation, etc. Since it was established, the District Committee and Government vigorously implement the strategy of prosperity in virtue of business development by investing .(2)Location and Transportation ConditionMany bus routes have been distributed at surroundings, for instance, bus 39, 824, 838, 840, 849, 864, and 877. The location of the appraised object is in Level I-B commercial land range which enjoys geographical advantage and convenient transportation.(3)Surroundings and Peripheral FacilitiesSituated at the area where is equipped with a complete set of supporting facilities and advanced business service facilities, hospital, bank, school, hotel, supermarket and bus station, etc can all be found easily. Numbers of commercial mansions, such as, Huachen Mansion , Shanmei International Mansion , Changfeng Shopping Mall , Orient Home , Wholesale Market of Tee , Sangyou Electrical Equipment , Suning Electrical Equipment , Qiannian Chamber , Qinxian Hotel , Tianshuihua Hotel , Jinshengyuan Hotel and Furong Town Restaurant . In addition, many financial institutions, including China Citic Bank, China Merchants Bank, China Ever bright Bank, Huaxia Bank and Industrial and Commercial Bank are also scattered around here. The educational facilities and medical treatment facilities in this areaare all in readiness, the former incorporates Yujie Kindergarten, Lele Art Kindergarten, Affiliated School of Taiyuan Normal College , Taiyuan No.38 Middle School , Taiyuan No.38 Middle School and Wenhua Middle School, the latter consists of Shanxi Meitan Central Hospital and Kangming Ophthalmologic Hospital and Changcheng Dental Specialist . The area endures sheer pedestrian volume, and enjoys business prosperity as well as graceful environment.(4)Infrastructural Facilities ConditionThe area has connected to the seven mains outside the red line, which is as follows:①Connect to water supplying line: The water is supplied by TaiyuanRunning-Water Company which is highly reliable.②Connect to sewer pipe: The area possesses underground drainagenetwork to separate rain from sewage.③Connect to electrical line: The electricity is supplied by Taiyuan PowerSupply Bureau which is highly reliable.④Connect to communication cable: The communication cable has beenspread out in the area which is highly reliable.⑤Connect to gas line: The gas pipe network has been connected into thisarea which is highly reliable.⑥Connect to flue gas duct: The area enjoys central heating supply whichis highly reliable.⑦Access to roads: The appraised object adjacent to Fuxi Street in thesouth.3.Market Background AnalysisTaiyuan municipality is the capital of Shanxi province which serves as the political, cultural, educational, scientific and technological, communication and information centers in Shanxi province. It is one of the twenty-two megalopolis in China. Taiyuan is situated at the combing site of the eastern, central and western economic belts which connects the west with the east, the north with the south of China and plays a two-way supporting role under the strategy of opening the country to the outside world and in economic development layout. According to the general requirement of ‘Moving southward, marching into the east’,‘Northward enlargement, eastward expansion’,‘prompt quality’and ‘reinvent image’as well as the construction guidance ‘Rebuild old city, construct new town, exploit ancient city ’and take action simultaneously. Taiyuan erected the image of ‘Brand-new Taiyuan’, all-sided speeded up the steps towards the construction of the city and enhanced the radiometric force, influence power and leading power as a city of provincial capital gradually. In recent years, remarkable results were achieved in term of transportation, communication, municipal administration and ecological environment. Due to a quintuple-level transportation network consisting of air routes, railways and highways have been completed, Taiyuan takes on a new look with eachpassing day. A good socioeconomic foundation can be laid for the further development of the Real Estate Market in Taiyuan with the continuous improvement in supporting facilities and infrastructure.In recent years, Taiyuan office building real estate market has experienced a process from emergence to instant development. At present, Taiyuan office building real estate market has presented the trend of stable development marked by increased volume of transaction and slowly increased price. We hold the opinion that Taiyuan office building real estate market will keep the trend of stable development continuously for quite a long time. In other words, the market prospect for the appraised object is optimistic.4.The Analysis of Maximal and Optimal UseReal estate estimate should be based on the best use of the appraised object, the analysis of maximal and optimal use really embody the objectivity of estimate, whether measuring, judging the appraised object is at best use or not should be judged from the following aspects:①Law permitting, not limited by the condition of current use, but based onlaw, the direction of the plan development, and estimated by the possiblebest use.②In technology, that is, estimate according to the technical requirement inhouse construction engineering.③In economy, estimated price should use the result of getting the bestprofits from limited put-in at all kinds of methods④Land and building, that is, judge its best condition or not based on thecombination of real estate internal composing factors.⑤Coordination between real estate and environmental surroundings, that is,if real estate and environmental surroundings are coordinated orbalanced.⑥Sustainability, that is, the appraisers should study not only the past andthe current price, but also the current real estate market situation, thedevelopment trend and the effects of varied political and economicsituation as well as policy shift in order to predict the future price trendand the change tendency of profit.According to these aspects mentioned above, the current use of the appraised real estate is at the best status.Clause II Analysis and Calculation of the Appraisal Price1.Choice of the Appraisal MethodAccording to the appraisal purpose, the development degree of Taiyuan Real Estate market and the appraisal maneuverability, on the basis of analyze the relevant data and investigate appraised object on-site. In view of the real estate of the same kind has a high frequency of leasing, as a result of this, the appraisers calculate the price of the appraised object by market comparison method. Consequently, according to the characteristics of the appraised object and the actual situation, as well as comply with the doctrine of real estate appraisal method, the method has been adopted to determine the market valueof the appraised object.The method is to anticipate the normal net profit of the appraised object in the future and choose suitable capitalization rate to discount such profit to the appraisal time for accumulation, in order to estimate the objective and reasonable price or value of the appraised object.2.Process of the Appraisal Price CalculationFormula for the market comparison method:1.Calculation Formula :Market Price of the Appraised Object=Price of Comparative Object ×Transaction Rectification×Rectification of Trade Date×Rectification of Regional Factor×Rectification of Individual Factor2.Choose the Trade Case :A : Wenhuayuan Housing District , which is located at ChangfengStreet , Building with Steel reinforced concrete structure , 7 floors and was built in 1998 . the house is in the third floor , 110 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,000.00 Yuan .B : Xinyuan Housing District , which is located at North Street ofWucheng , 6 floors and was built in 2000 . Building with reinforced concrete brick structure , the house is in the second floor , 101 square meter , high-grade decoration , water , electricity , gas , television , the transaction price in May 2010 is RMB6,500.00 Yuan .C : Shangjie Housing District , which is located at Changzhi Road , 7floors and was built in 2004 . Building with Steel reinforced concrete structure , the house is in the fifth floor , 112 square meter , common decoration , water , electricity , gas , television , the transaction price in June 2010 is RMB7,100.00 Yuan .the price of the appraised object is :(7517+7881+7471)/3=7623 Yuan square meter5.Total Price of the appraised object=7623×141.70=1080179.1YuanThe result for the whole : 1,080,200.00 Yuan , Unit Price is 7623 Yuan square meterClause III Determination of the Appraisal ResultAccording to the purpose of appraisal, the appraisers have assessed thevalue of the appraised object which is located at No. C, F/20, Unit A,Building 1 (WANGFU Commerce Building), No. 9, Fuxi Street, Taiyuan,on the basis of independence, impersonality, equity, legitimacy andcautiousness, adhering to on-spot inspection of the real estate as well ascomprehensive collection of related market information and appraisalobject information, in the light of general analysis the elements whichwill influence the market value of the real estate, comply with stateregulations on real estate appraisal, real estate appraisal rules and givenappraisal purpose as well as by utilizing logical appraisal processes andmethods. The appraisal result of the appraised object on July 08, 2010 isas follows (currency: RMB):Unit Price of the appraised object：RMB7623 Yuan/Square MeterTotal Price of the appraised object: RMB1,080,200.00 YuanCapitalization (the capital form of Chinese numerals): RMB one millionnine eighty thousand and two hundred Yuan)————————CO., LTD（seal）Clause IV Relevant Notes1. The report is based on documents supplied by the entrusting party, whoshall be held liable for the authenticity, integrality and consequencesresulted from the documents supplied. The appraisers shall be only heldliable for the operation procedure, and the fairness of the methodadopted in this report.2. Without the consent in writing by the appraising institution andappraisers, the report shall not be used by other Unit or individual thanthe entrusting party, report user and report audit organ. All or part of thereport shall not be released in the public media.3. Should the errors in the contents and figures owing to the typing or otherreason be found, please inform us to make the amendment. Otherwise,the part with such errors shall be null and void.。