(a) general factors
It mainly includes economic factors, social factors, administrative factors and psychological factors.
1. Economic factors.
(1) Economic development factors.
(2) Financial factors.
(3) Industrial structure factors.
2. Social factors.
(1) Population factor.
(2) Family size factors.
(3) real estate speculation.
(4) Educational and scientific research level and public security factors.
(5) Social welfare factors.
3. Administrative factors.
(1) Land use system, housing system and land price policy.
(2) Urban planning, land use planning and urban development strategy.
(3) Tax system, investment preferences and preferential policies.
(4) the change of administrative subordination.
(5) Traffic control.
4. Psychological factors.
(B) geographical factors (single choice in 2006)
Regional factors refer to the characteristics of natural conditions and social, economic, administrative, technical and other factors in a specific area.
1. Business services are booming.
This refers to the prosperity of commerce and service industry in the region and the location relationship of business and service centers at all levels. If business services are prosperous, the real estate price level in this area will be higher.
2. Road accessibility factors.
This refers to the smoothness of the road system in this area. The higher the grade of roads (main roads, secondary roads and branch roads), the higher the real estate price level in this area.
3. The factors of convenient transportation.
Here refers to the convenience of transportation, including the improvement of public transport system and the convenience of public transport. The higher the convenience, the higher the real estate price level.
4. Urban facilities.
(1) Infrastructure: mainly including water supply, drainage, power supply, gas supply, heat supply and communication facilities.
(2) Living facilities: mainly including schools, hospitals, farmers' markets, banks, savings offices, post offices and other facilities.
(3) Cultural and recreational facilities: mainly including cinemas, libraries, museums, clubs, cultural centers and other facilities.
5. Environmental factors
If there are many green spaces, parks and beautiful environment in a region, the real estate price level in that region will be high; If noise pollution, air pollution and water pollution are serious, the real estate price level is low.
(3) Individual factors
1. Individual factors of land.
(1) position factor.
Location is a very important factor affecting land price. Location is also called package location. Location is different from physical geographical location and socio-economic location. When the location changes from bad to good, the land price will rise; On the contrary, land prices have fallen.
(2) Area factor, width factor and depth factor.
Generally speaking, the parcel area must be appropriate, too large or too small will affect the full play of land utility, thus reducing the unit land price.
(3) Form factor.
The shape of the land is rectangle, square, triangle, diamond and trapezoid. Irregular land is not easy to use, which reduces the land price. It is generally believed that the shape of a package is rectangular. Under special circumstances, the land price of irregular plots such as intersections and triangles in the street may be abnormally high.
(4) Soil fertility, geology, topography and geomorphology.
Topography refers to the undulating shape of the ground. Generally speaking, the land is flat and the land price is high. On the contrary, the land is uneven and the land price is low.
(5) Volume factor.
The greater the plot ratio, the higher the land price; Conversely, the smaller the plot ratio, the lower the land price. The relationship between plot ratio and land price is generally not linear.
(6) Use factors.
Generally speaking, the land prices of commercial land, residential land and industrial land are all declining.
(7) Factors of land use years.
On the premise that the annual land rent remains unchanged, the longer the land use period, the higher the land price.
2. Individual factors of architecture.
(1) area, structure, materials, etc.
Different building area, living area and height lead to different renovation costs.
(2) Whether the design and equipment are in good condition.
The shape, design style and decoration of a building should be adapted to the purpose of the building, and whether the design and equipment of the building are adapted to its function has a great influence on the price of the building.
(3) Construction quality.
The rotating quality of buildings not only affects the input cost of buildings, but also affects the durability, safety, convenience and comfort of buildings. Therefore, the quality of construction has a great influence on the price of the building.
(4) legal restrictions.
The specific legal restrictions on buildings are mainly urban planning and building regulations.
(5) Whether the building is in harmony with the surrounding environment.
A building should be in harmony with the surrounding environment, otherwise it will not be in the most effective use state. If a building can't give full play to its utility, its value will naturally decrease.