中关村:《房地产抵押估价报告》【世联估字BJ2024D（2）090015号】

Keaestate

appralsalreport

北京市海淀区中关村大街18号

部分综合、地下库房、地下车

位等用途房地产抵押价值估价

报告

报告编号:世联估字BJ2024D(2)090015号

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2024年9月29日

世联评估

其他

世联估字BJ2024D(2)090015号

房地产抵押估价报告估价项目名称:北京市海淀区中关村大街18号部分综合、地下库房、地下车位等用途房地产抵押价值估价报告

估价委托人:南京银行股份有限公司

房地产估价机构:深圳市世联土地房地产评估有限公司

注册房地产估价师:王丽娜(注册号:3720170084)唐思瑶(注册号:1120180033)

估价报告编号:世联估字BJ2024D(2)090015号

致电(O10)58621005或扫描二维码,查询本报告真伪!特别提示:请向世联估价工作人员索取正式发票.我们拒绝提供收据和虚假证明.℃c℃

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℃版

其他

世联估字BJ2024D(2)090015号

致估价委托人函

南京银行股份有限公司:

承蒙委托,我们对北京中关村科技发展(控股)股份有限公司拥有的位于

北京市海淀区中关村大街18号部分综合、地下库房、地下车位等用途房

地产进行评估.估价对象是:建筑面积合计为23.514.30平方米的综合用

2,636.06房(综合、地下库房、地下车位)的房屋所有权和所分摊的平方

米剩余使用年期为27年综合用途的国有出让土地使用权.估价目的是:

为确定房地产抵押贷款额度提供参考依据而评估房地产抵押价值,价值时

点是2024年6月28日,价值类型是抵押价值.

我们经过市场调查和实地查勘,依据《中华人民共和国资产评估法》《中

华人民共和国城市房地产管理法》《房地产估价规范》《房地产抵押估价指

导意见》及其他相关法规,遵循独立、客观、公正、合法、谨慎的原则

选用成本法、收益法进行了分析、测算和判断,确定估价对象结果如下:

房地产抵押价值评估结果汇总表

币种人民币房地产名称建筑面积合计(m2) 假定未设立法定优先受偿权下的价值注册房地产估价师知悉的法定优先受偿款(元) 抵押价值预期税费(万元) 抵押净值(万元)

单价(元/㎡)总价(万元)单价(元/”)总价(万元)

北京市海淀区中11,06026,006.0001,106,26,006.0028,970,03,109.00

18关村大街号部分综合、地下库房、地下车位等用途房地产23,514.30贰亿陆仟零陆万元零万元—贰亿陆仟零陆万元贰仟捌佰玖拾柒万元贰亿叁仟壹佰零玖万元

特别提示:

1、房地产抵押价值为假定未设立法定优先受偿权下的价值减去注册估价师知悉

的法定优先受偿款后的价值；根据权利人提供的《有关法定优先受偿权利的承诺

函》及不动产登记查询结果可知,估价对象已经设定抵押.由于本次评估为续贷

评估,根据相关规定,在为同一抵押权人进行的续贷房地产抵押估价时,可不减

去续贷对应的已抵押担保的债权数额,故本次评估设定估价对象已抵押债担保的

权数额为零.除此之外,本次评估未发现可能存在的其他法定优先受偿款.

2、根据估价委托人及报告使用者要求,需测算估价对象的抵押净值,即抵押价

值减去预期实现抵押权的费用和税金后的价值,具体测算结果详见报告附件《预

期税费计算表》.

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3、请特别关注本报告的价值定义和估价假设和限制条件,并详尽阅读报告全部

内容后再使用本报告.

4、本报告使用期限为一年,自2024年9月29日至2025

5、本报告仅供委托方南京银行股份有限公司使用.

(此页以下无正文.)

深圳市世联土他产评估有公

法定代表人:

信

二O二四年九月二十九日

福

世联评估

世联估字BJ2024D(2)090015号

项目录

一、估价师声明96a临净品临.修心修电.poonbo2

二、估价假设和限制条件.3

(-)估价报告结论成立的假设前提6.3

(二)估价报告的使用限制条件60.685

(三)估价中未考虑的因素及其他特别说明0.95

二、估结果报告....8今会会合6白9.合99心各80各痘n曲修品7

(-)估价委托人.00b身白0........

(二)房地产估价机构.7

(三)估价目的........例..................

(四)估价对象.9p.9..........................*..

(五)价值时点.....90....10

(六)价值类型.so.ll

(七)估价原则6....12

(八)估价依据..-12

(九)估价方法99...................................14

福

(十)估价结果........................................0...位...15

(十-)注册房地产估价师8506800884654008000404.15

(十二)实地查勘期.2229182222822829512822228.m15

...

(十三)估价作业期.soe9o00s...15

(十四)估价报告使用期限9s參业心16

(十五)风险提......0....16

(十六)变现能力分析00...17

四、估价技术报告...白B806000000珞国移号18

(-)估价对象实物状况描述与分析109400...18

(二)估价对象权益状况描述与分析6.0..19

(三)估价对象区位状况描述与分析29,496,600.2.l

(四)市场背景描述与分析900106060022

(五)最高最佳利用分析900.60.005.560.0.0906b065609.8.28

(六)估价方法适用性分析.....28

(七)估价测算过程及估价结果的确定c09.6....28

(八)估价结果确定e06...48

五、附件电电890000606全00008电800080084中904b0088800088b0008自008600044680全09688999

■估价委托书复印件(我司已与估价委托方签定评估委托框架协议,故本次评

估不单独提供估价委托书)

■预期税费计算表

■估价对象位置图

■估价对象周边及估价对象相关照片

■估价对象权属证明、《评估范围清单》等资料复印件

■估价对象《有关法定优先受偿权利的承诺函》《抵押承诺书》等复印件

■权利人企业法人营业执照复印件

■房地产估价机构营业执照和估价备案证书复印件

■注册房地产估价师估价资格证书复印件

■无专业帮助情况和相关专业意见

世联评估P1

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一、估价师声明

我们郑重声明:

l.注册房地产估价师或评估专业人员在估价报告中对事实的说明是真实

和准确的,没有虚假记载、误导性陈述和重大遗漏;

2.估价报告中的分析、意见和结论是注册房地产估价师或评估专业人员独

立、客观、公正的专业分析、意见和结论,但受到估价报告中已说明的

估价假设和限制条件的限制；

3.注册房地产估价师或评估专业人员与估价报告中的估价对象没有现实

或潜在的利益,与估价委托人及估价利害关系人没有利害关系,也对估

价对象、估价委托人及估价利害关系人没有偏见;

4.注册房地产估价师或评估专业人员依照中华人民共和国国家标准《房地

产估价规范》(GB/T50291-2015)、《房地产估价基本术语标准》(GB/T

50899-2013)、《房地产抵押估价指导意见》的规定进行估价工作,撰

写本报告.

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二、估价假设和限制条件

(一)估价报告结论成立的假设前提

1.一般假设

(1)本次估价以权利人提供的估价资料真实、完整、合法为前提,若资

料失实或有所隐匿,本报告不能成立,本公司也不承担任何法律责任.

(2)领勘人指认的物业位置与产权证所述物业位置一致,界址清晰.

(3)估价对象合法、持续使用.

(4)估价对象权属清晰无异议,不属于法律法规规定不得抵押的房地产.

(5)估价对象在价值时点的房地产市场为公开、平等、自愿的交易市场.

(6)本报告所引用的信息及观点均认为来自可靠资料,是可信和正确的.

(7)我们没有进行实地丈量,估价对象之土地面积、建筑面积依据《国

有土地使用证》《房屋所有权证》《评估范围清单》及《房屋面积测算技术

报告书》《不动产抵押土地分摊面积计算》等资料所记载数据,均认为数

据资料可靠,不存在配套设施的争议.

(8)注册房地产估价师或评估专业人员查勘了估价对象视力可及的部分

在可能的情况下亦查勘了物业的内部装修及室内外污染情况,但并未进行

结构测试,未能确定物业有无结构性损坏,在无理由怀疑估价对象存在安

全隐患且无相应的专业机构进行鉴定及检测的情况下,本次评估假设估价

对象无相关结构安全及环境污染问题,并能正常安全使用.

(9)我们已在能力范围内核实了领勘人指认的物业位置和界址,但不排

除领勘人误指或恶意指认的可能,如果位置失实或界址不清晰,将导致估

值失准.

(10)权利人未能提供估价对象《国有土地使用证》《房屋所有权证》原

件,注册房地产估价师或评估专业人员进行了相关的尽职调查,仍未能获

取相关材料.限于注册房地产估价师或评估专业人员工作能力范围,本次

评估以权利人提供的估价对象《国有土地使用证》《房屋所有权证》复印

件作为产权资料.

2.未定事项假设

(1)由于权利人无法提供土地出让合同.根据谨慎原则,本次评估以土

地使用权期间届满后无偿收回土地使用权及地上建筑物的非住宅房地产

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确定超出收益期建筑物价值为前提.

(2)房屋容积率采用的为项目总体容积率,数据来源于房天下房地产网

(https://esf.fang.com/loupan/office/10l0055213/housedetail.ht

m)的项目介绍:容积率为8.8l,我们认为数据资料可靠.

(3)权利人未能提供估价对象建成年代相关资料,本次评估根据权利人

提供的《房屋所有权证》附图测绘日期确定估价对象建成年代为2004年.

(4)根据权利人提供的《评估范围清单》可知,估价对象地下车位为313

个.

3.背离事实假设

(1)根据权利人提供的《有关法定优先受偿权利的承诺函》及不动产登

记查询结果可知,估价对象已经设定抵押.由于本次评估为续贷评估,根

据相关规定,在为同一抵押权人进行的续贷房地产抵押估价时,可不减去

续贷对应的已抵押担保的债权数额,故本次评估设定估价对象已抵押债担

保的权数额为零.除此之外,本次评估未发现可能存在的其他法定优先受

偿款.

(2)根据权利人提供的租赁合同可知,估价对象已部分出租,租赁面积

为套内建筑面积且剩余租期较短,故本次评估过程中未考虑可能存在的租

约限制.

4.不相一致假设

(1)根据权利人提供的《房屋所有权证》可知,估价对象设计用途为综

合,经实际查勘,估价对象中301、302实际用途为商业及库房,401至

406等6套、501至506等6套实际用途为办公及配套用房,地下2层和

地下3层为车位及库房,本次评估以估价对象用途为综合及地下车位及库

房为评估假设前提.

(2)根据现场查勘,估价对象301、302打通、401至406等6套、501

至506等6套均为打通使用,无法区分各部分原始结构,本次评估以估价

对象可以恢复原始结构,正常使用为评估假设前提.

5.依据不足假设

本次估价的估价对象不存在依据不足事项,故本报告无依据不足事项.

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(二)估价报告的使用限制条件

1.本报告结果仅在本报告说明的估价目的下使用,不得作其他用途.

2.本报告使用者为本次估价委托人,或为估价委托合同中约定的其他报告

使用者和国家法律、法规规定的报告使用者.其他任何机构或个人在未经

本机构及本次估价委托人许可,不能因得到估价报告而成为估价报告使用

者.

3.所有本报告中所展示的地图、平面图及证件仅是为形象直观地讨论问题

不能作为测量成果以用作他用,也不允许把它们与本报告分开来单独使用.

本报告不可作为任何形式的产权证明文件.

4.未经本估价机构及估价委托人的书面同意,任何拥有此报告及拷贝的人

都无权公开发表,也无权用于任何目的.凡因估价委托人使用估价报告不

当而引起的后果,估价机构及估价人员不承担相应的责任.

5.本报告的全部或其部分内容不得发表于任何公开媒体上,报告解释权为

本估价机构所有.

6.本报告使用期限为一年(自本报告出具之日起计算).超过报告使用期限

使用本报告的,相关责任由报告使用者承担.

7.本报告中所使用的货币为人民币.

(三)估价中未考虑的因素及其他特别说明

1.估价结果是反映估价对象在本报告目的下的价值参考,估价时没有考虑

国家宏观经济政策发生变化、市场供应关系变化、市场结构转变、遇有自

然力和其他不可抗力等因素对房地产价值的影响,也没有考虑估价对象将

来可能承担违约责任的事宜,以及特殊交易方式下的特殊交易价格等对评

估价值的影响.当上述条件发生变化时,估价结果一般亦会发生变化.

2.本报告估价结果是在公开市场前提下求取的房地产抵押价值,未考虑快

速变现等处分方式带来的影响.

3.估价结果未考虑估价对象及其运营企业已承担的债务、或有债务及经营

决策失误或市场运作失当对其价值的影响

4.估价结果未考虑未来处置风险.

5.本报告预期税费按估价委托人及报告使用者要求计算,其测算结果仅供

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参考,最终交易税费以税务部门核定为准.

6.根据估价对象的《房屋所有权证》可知,估价对象取得时间为2004年

依此判断估价对象为增值税的老项目,根据增值税相关规定老项目可以采

用简易征收,故本次评估中涉及的增值税均采用简易征收计算.

7.根据权利人提供的《有关法定优先受偿权利的承诺函》及不动产登记查

询结果可知,估价对象已经设定抵押.由于本次评估为续贷评估,根据相

关规定,在为同一抵押权人进行的续贷房地产抵押估价时,可不减去续贷

对应的已抵押担保的债权数额,故本次评估设定估价对象已抵押债担保的

权数额为零.除此之外,本次评估未发现可能存在的其他法定优先受偿款.

8.本次估价对象权利人为北京中关村科技发展(控股)股份有限公司,根

据权利人提供的《抵押承诺书》可知,估价对象权利人同意以估价对象为

抵押物用于北京中关村四环医药开发有限责任公司向委托方金融机构贷

款使用.

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三、估价结果报告

(一)估价委托人

委托单位:南京银行股份有限公司

住所南京市建郸区江山大街88号

法定代表人:谢宁

(二)房地产估价机构

估价机构:深圳市世联土地房地产评估有限公司

法定代表人:李娜

住所:深圳市福田区梅林街道梅都社区中康路126号卓越梅林中心

广场(南区)卓悦汇B1901、1903

91440300748859878统一社会信用代码:H

备案等级:壹级

0200026证书编号:粤房估备字壹号

有效期限:至2027年01月10日

联系人:王霞

联系电话:18701685862

(三)估价目的

为确定房地产抵押贷款额度提供参考依据而评估房地产抵押价值.

(四)估价对象

1.估价对象范围

根据权利人提供的产权资料,纳入评估范围的房地产为北京中关村科技发

展(控股)股份有限公司拥有的位于北京市海淀区中关村大街18号部分综

合、地下库房、地下车位等用途房地产,估价对象是:建筑面积合计为

23,514.30平方米的综合用房(综合、地下库房、地下车位)的房屋所有权

和所分摊的2,636.06平方米剩余使用年期为27年综合用途的国有出让土

地使用权.

估价对象明细表

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"type": "cell", "pos": [ 907.0, 794.0, 1063.0, 841.0 ], "text": "202.41", "row": 7, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 794.0, 1232.0, 841.0 ], "text": "4", "row": 7, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 794.0, 1403.0, 841.0 ], "text": "综合", "row": 7, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1406.0, 794.0, 1606.0, 841.0 ], "text": "", "row": 7, "col": 6, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 454.0, 844.0, 574.0, 893.0 ], "text": "8", "row": 8, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 844.0, 718.0, 893.0 ], "text": "海淀区", "row": 8, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 844.0, 902.0, 893.0 ], "text": "406", "row": 8, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 844.0, 1063.0, 893.0 ], "text": "142.52", "row": 8, "col": 3, "col_span": 1, "row_span": 1 }, { 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"type": "cell", "pos": [ 1235.0, 894.0, 1403.0, 941.0 ], "text": "综合", "row": 9, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1406.0, 894.0, 1606.0, 941.0 ], "text": "", "row": 9, "col": 6, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 454.0, 942.0, 574.0, 991.0 ], "text": "10", "row": 10, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 942.0, 718.0, 991.0 ], "text": "大街18", "row": 10, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 942.0, 902.0, 991.0 ], "text": "502", "row": 10, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 942.0, 1063.0, 991.0 ], "text": "681.04", "row": 10, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 942.0, 1232.0, 991.0 ], "text": "5", "row": 10, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 942.0, 1403.0, 991.0 ], "text": "综合", "row": 10, "col": 5, "col_span": 1, "row_span": 1 }, 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"text": "13", "row": 16, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1094.0, 718.0, 1142.0 ], "text": "", "row": 16, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 1094.0, 902.0, 1142.0 ], "text": "505", "row": 16, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 1094.0, 1063.0, 1142.0 ], "text": "204.07", "row": 16, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 1094.0, 1232.0, 1142.0 ], "text": "5", "row": 16, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 1094.0, 1403.0, 1142.0 ], "text": "综合", "row": 16, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 454.0, 1144.0, 574.0, 1191.0 ], "text": "14", "row": 17, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1144.0, 718.0, 1191.0 ], "text": "", "row": 17, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 1144.0, 902.0, 1191.0 ], "text": "506", "row": 17, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 1144.0, 1063.0, 1191.0 ], "text": "149.34", "row": 17, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 1144.0, 1232.0, 1191.0 ], "text": "5", "row": 17, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 1144.0, 1403.0, 1191.0 ], "text": "综合", "row": 17, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 454.0, 1194.0, 574.0, 1242.0 ], "text": "15", "row": 18, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1194.0, 718.0, 1242.0 ], "text": "", "row": 18, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 1194.0, 902.0, 1242.0 ], "text": "2地下层", "row": 18, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 1194.0, 1063.0, 1242.0 ], "text": "8,552.31", "row": 18, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 1194.0, 1232.0, 1242.0 ], "text": "-2", "row": 18, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 1194.0, 1403.0, 1242.0 ], "text": "综合", "row": 18, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1406.0, 1194.0, 1606.0, 1293.0 ], "text": "(192车位个)库房", "row": 18, "col": 6, "col_span": 1, "row_span": 2 }, { "type": "cell", "pos": [ 454.0, 1245.0, 574.0, 1293.0 ], "text": "16", "row": 20, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1245.0, 718.0, 1293.0 ], "text": "", "row": 20, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 1245.0, 902.0, 1293.0 ], "text": "2地下层", "row": 20, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 1245.0, 1063.0, 1293.0 ], "text": "3,191.17", "row": 20, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 1245.0, 1232.0, 1293.0 ], "text": "-2", "row": 20, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 1245.0, 1403.0, 1293.0 ], "text": "综合", "row": 20, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 454.0, 1296.0, 574.0, 1343.0 ], "text": "17", "row": 21, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1296.0, 718.0, 1343.0 ], "text": "", "row": 21, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 1296.0, 902.0, 1343.0 ], "text": "3地下层", "row": 21, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 1296.0, 1063.0, 1343.0 ], "text": "5,354.45", "row": 21, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 1296.0, 1232.0, 1343.0 ], "text": "-3", "row": 21, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 1296.0, 1403.0, 1343.0 ], "text": "综合", "row": 21, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1406.0, 1296.0, 1606.0, 1343.0 ], "text": "(121车位个)", "row": 21, "col": 6, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 454.0, 1346.0, 574.0, 1394.0 ], "text": "18", "row": 22, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1346.0, 718.0, 1394.0 ], "text": "", "row": 22, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 1346.0, 902.0, 1394.0 ], "text": "3地下层", "row": 22, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 1346.0, 1063.0, 1394.0 ], "text": "1,734.90", "row": 22, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 1346.0, 1232.0, 1394.0 ], "text": "-3", "row": 22, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 1346.0, 1403.0, 1394.0 ], "text": "综合", "row": 22, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1406.0, 1346.0, 1606.0, 1394.0 ], "text": "库房", "row": 22, "col": 6, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 454.0, 1398.0, 574.0, 1446.0 ], "text": "19", "row": 23, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1398.0, 718.0, 1446.0 ], "text": "", "row": 23, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 1398.0, 902.0, 1446.0 ], "text": "4地下层", "row": 23, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 1398.0, 1063.0, 1446.0 ], "text": "584.64", "row": 23, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 1398.0, 1232.0, 1446.0 ], "text": "-4", "row": 23, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 1398.0, 1403.0, 1446.0 ], "text": "综合", "row": 23, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1406.0, 1398.0, 1606.0, 1446.0 ], "text": "库房", "row": 23, "col": 6, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 454.0, 1447.0, 574.0, 1491.0 ], "text": "", "row": 24, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1447.0, 718.0, 1491.0 ], "text": "合计", "row": 24, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 721.0, 1447.0, 902.0, 1491.0 ], "text": "", "row": 24, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 907.0, 1447.0, 1063.0, 1491.0 ], "text": "23,514.30", "row": 24, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1066.0, 1447.0, 1232.0, 1491.0 ], "text": "", "row": 24, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1235.0, 1447.0, 1403.0, 1491.0 ], "text": "-", "row": 24, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1406.0, 1447.0, 1606.0, 1491.0 ], "text": "-", "row": 24, "col": 6, "col_span": 1, "row_span": 1 } ] }, { "type": "table", "pos": [ 469.0, 1655.0, 1526.0, 2189.0 ], "data": [ { "type": "cell", "pos": [ 469.0, 1655.0, 843.0, 1679.0 ], "text": "", "row": 0, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 1655.0, 1526.0, 1679.0 ], "text": "国有土地使用证", "row": 0, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 469.0, 1683.0, 843.0, 1724.0 ], "text": "证号", "row": 1, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 1683.0, 1526.0, 1724.0 ], "text": "京海国用(2003出) 第2166号", "row": 1, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 469.0, 1727.0, 843.0, 1772.0 ], "text": "土地使用权人", "row": 2, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 1727.0, 1526.0, 1772.0 ], "text": "北京中关村科技发展(控股) 股份有限公司", "row": 2, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 469.0, 1774.0, 843.0, 1817.0 ], "text": "座落", "row": 3, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 1774.0, 1526.0, 1817.0 ], "text": "北京市海淀区中关村大街18号", "row": 3, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 469.0, 1820.0, 843.0, 1863.0 ], "text": "地号", "row": 4, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 1820.0, 1526.0, 1863.0 ], "text": "0811007003001", "row": 4, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 469.0, 1866.0, 843.0, 1909.0 ], "text": "图号", "row": 5, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 1866.0, 1526.0, 1909.0 ], "text": "lV-1-4-74(3)", "row": 5, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 469.0, 1913.0, 843.0, 2004.0 ], "text": "地类 (用途)使用权类型", "row": 6, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 1913.0, 1526.0, 2004.0 ], "text": "综合、配套(地下)、地下车库出让", "row": 6, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 469.0, 2052.0, 843.0, 2093.0 ], "text": "终止日期", "row": 7, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 2052.0, 1526.0, 2093.0 ], "text": "综合、地下车库:2051年6月26日", "row": 7, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 469.0, 2094.0, 843.0, 2138.0 ], "text": "使用权面积(m)", "row": 8, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 2094.0, 1526.0, 2138.0 ], "text": "8,006.18", "row": 8, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 469.0, 2141.0, 843.0, 2189.0 ], "text": "分摊面积(m)", "row": 9, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 848.0, 2141.0, 1526.0, 2189.0 ], "text": "8,006.18", "row": 9, "col": 1, "col_span": 1, "row_span": 1 } ] } ], "table_counts": 0}

世联估字BJ2024D(2)090015号国有土地使用证

记事根据房产证:X京房权证海字第323313号,北京商品房买卖合同:XF房屋土地分摊协议,将部分土地房屋建筑面积10705.14平方米及对应分摊土地面积1200.1平方米转让至北京中科联技术开发中心有限公司.受让方土地证号为京海国用(2012出) 第00233号,本宗地土地面积变更为平方米.8006.18

2014年1月1日起,地号变更为110108011001GB00162.其余详见原件

注:根据权利人提供的《不动产抵押土地分摊面积计算》资料显示,估价对象评

估范围内对应分摊的土地面积为2.636.06平方米,

房屋所有权证房屋所有权证

证号0004603京房权证海股字第号

房屋所有权人房屋坐落丘(地)号产别北京中关村科技发展(控股)股份有限公司

海淀区中关村大街18号

详见原件

股份产

幢号房屋状况18

结构钢混

房屋总层数22(-4)

建筑面积 (m) 116,002.21

设计用途综合类

土地使用情况摘要

土地证号京海国用(2003出)字第2166号

使用面积(m2) 13,004.39

权属性质出让

使用年限2001年6月27日至2051年6月26日

设定他项权利摘要详见原件

附记详见原件

注:上述为估价对象所在项目的整体土地证和整体产权证,估价对象为产权证中

的一部分,本次评估范围来源于权利人提供的《评估范围清单》.

3.估价对象实物状况

(1)土地基本状况

名称北京市海淀区中关村大街18号部分综合、地下库房、地下车

位等用途房地产所属宗地

世联评估P.9

其他

世联估字BJ2024D(2)090015号宗地四至东至中关村东大院用地,南至区内道路,西至中关村大街,北至中关村电话局用地

土地用途综合、配套(地下)、地下车库

剩余使用年限综合及地下车库27年

宗地面积8006.18估价对象所在项目宗地面积平方米,分摊土地面积2,636.06平方米

宗地形状较规则

地形、地势地形平坦,地势较高,排水设施良好,一般强度的降水,基本无淹水现象,地形地势较好地质水文状况较好.

地质、土壤无不良地质现象、土地承载力较强,利用工程建设；土壤未受过污染.

规划限制条件无特殊土地使用管制

开发程度宗地红线内的基础设施完善程度和红线内的场地平整程度:宗地红线外七通“通路、通上水、通下水、通电、通讯、通燃气、通热力”和宗地红线内已建成建筑物.

地上现状已建成较大建筑物且正在使用中.

(2)建筑物基本状况

楼栋号北京市海淀区中关村大街18号部分综合、地下库房、地下车位等用途房地产,推广名:中关村科贸中心

建筑规模面积合计:23,514.30m2(其中地上3、4、5层等14套办公建筑面积合计4,096.83㎡、地下库房5,510.7lm、地下车位13,906.76m2(313个车位)层高:标准层高所在楼层:3、4、5层,地下2层、地下3层

建筑外观玻璃幕墙

建筑结构钢混

功能布局规划用途:综合；实际用途:301、302出租用为商业及库房；401至406等6套、501至506等6套自用为办公及库房,其余地下车位及地下库房部分出租、部分空置.设定用途为办公、地下库房及车库

设施设备水电、电话、网络、消防、电梯、中央空调设施齐全

装修装饰301、302为简单装修401至406等6套、501至506等6套办公区域为精装修配套用房区域为简单装修地下部分均为清水装修

P.10

世联估宇BJ2024D(2)090015号

建筑物满足防水、保温、隔热、隔声、通风、采光、日照

建筑性能

等要求,建筑性能良好

空间布局、功能分区较合理,301、302打通使用；401至

空间布局

406等6套打通使用、501至506等6套打通使用

建成于2004年,成新率78%,建筑物工程质量、维护和

维护使用状况

完损状况良好

(五)价值时点

本报告价值时点为2024年6月28日,此时点为估价对象实地查勘完成之

日.

(六)价值类型

以下价值定义中均为含增值税价值.

■抵押价值:

房地产抵押价值为估价对象在价值时点假定未设立法定优先受偿权下的

价值减去注册房地产估价师知悉的法定优先受偿款后的价值

■假定未设立法定优先受偿权下的价值:

是指存在不确定因素的情况下遵循谨慎原则所评估出的估价对象未设立

法定优先受偿权下的价值,除此条件之外的条件与市场价值相同.

市场价值是指估价对象经适当营销后,由熟悉情况、谨慎行事且不受强迫

的交易双方,以公平交易方式在价值时点自愿进行交易的金额.

■法定优先受偿款:

是指假定在价值时点实现抵押权时,已存在的依法优先于本次抵押贷款受

偿的款额,包括已抵押担保的债权数额、发包人拖欠承包人的建筑工程价

款、其他法定优先受偿款.

■预期税费

是指估价对象转让过程中,卖方应缴纳税费,主要有增值税、城市维护建

设税、教育费附加及地方教育附加、印花税及土地增值税等.

■抵押净值:

是指抵押价值减去预期实现抵押权的费用和税金后的价值.

本次评估的是估价对象于价值时点的抵押价值.

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(七)估价原则

报告遵循独立、客观、公正、合法、谨慎的原则及替代原则、价值时点原

则、最高最佳利用原则等技术性原则:

独立、客观、公正原则:要求站在中立的立场上,实事求是、公平正直地

评估出对各方估价利害关系人均是公平合理价值或价格的原则.

合法原则:要求评估价值应为在依法判定的估价对象状况下的价值或价格

的原则

替代原则:要求评估价值与估价对象的类似房地产在同等条件下的价值或

价格偏差应在合理范围内的原则.

价值时点原则:要求评估价值应为在根据估价目的确定的某一特定时间的

价值或价格的原则.

最高最佳利用原则:要求评估价值应为在估价对象最高最佳利用状况下的

价值或价格的原则.

谨慎原则:评估价值应为在充分考虑其导致估价对象价值或价格偏低的因

素,慎重考虑导致估价对象价值或价格偏高的因素下的价值或价格的原则

(八)估价依据

1.国家有关法律、法规和政策文件

□《中华人民共和国资产评估法》(主席令第46号)

项目《中华人民共和国土地管理法》(主席令6届第41号,2019年8月26

日第十三届全国人民代表大会常务委员会第十二次会议第三次修正)

面《中华人民共和国土地管理法实施条例》(国务院令第743号第三次修

订)

■《中华人民共和国城市房地产管理法》(2019年8月26日第十三届全

国人民代表大会常务委员会第十二次会议第三次修正)

■《中华人民共和国民法典》(主席令13届第45号)

■《中华人民共和国城乡规划法》(主席令13届第29号)

■《中华人民共和国印花税法》(主席令第89号)

■《中华人民共和国契税法》(中华人民共和国第十三届全国人民代表大

会常务委员会第二十一次会议于2020年8月11日通过)

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■《中华人民共和国城市维护建设税法》(主席令第51号)

■《中华人民共和国房产税暂行条例》(国务院令第588号修订)

■《中华人民共和国城镇土地使用税暂行条例》(国务院令第17号,2013

年12月7日第三次修订)

■《中华人民共和国土地增值税暂行条例实施细则》(财政部［1995］6

号)

■《城市房地产抵押管理办法》(2021年3月30日住建部令第52号修

改)

■《纳税人提供不动产经营租赁服务增值税征收管理暂行办法》(国家税

务总局公告2016年第16号)

■《纳税人转让不动产增值税征收管理暂行办法》(国家税务总局公告

2016年第14号)

■《国家税务总局关于营改增后土地增值税若干征管规定的公告》(国家

税务总局公告2016年第70号)

2.技术规程及有关技术文件

■《房地产估价规范》(GB/T50291-2015)(2015年12月1日实施)

■《房地产估价基本术语标准》(GB/T50899-2013)(2014年2月1日

实施)

3.权利人提供的有关资料

■《估价委托书》(我司已与估价委托方签定评估委托框架协议,故本次

评估不单独提供估价委托书)

℃《房屋所有权证》复印件

℃《国有土地使用证》复印件

■《评估范围清单》

■《房屋面积测算技术报告书》《不动产抵押土地分摊面积计算》复印件

■《有关法定优先受偿权利的承诺函》及《抵押承诺书》等

■权利人营业执照复印件

■权利人提供的其他有关资料

4.房地产估价机构掌握和搜集的估价所需资料

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■注册房地产估价师或评估专业人员实地查勘和市场调查的资料

■注册房地产估价师或评估专业人员掌握的其他资料

(九)估价方法

1.技术路线

本次估价采用成本法和收益法分别进行分析、测算和判断,估算出估价对

象价值.根据估价对象的特点、估价目的、不动产市场状况以及注册房地

产估价师或评估专业人员的经验,以上述两种方法测算结果综合确定估价

对象的价值.

2.估价方法

根据《房地产估价规范》(GB/T50291-2015),房地产评估常用方法有比

较法、收益法、成本法及假设开发法,每种估价方法都有其适用的估价对

象和估价需要具备的条件.

估价人员通过实地查勘,认真分析调查收集的资料,在确定估价原则的基

础上,根据估价对象的实际情况,结合本报告的评估目的,选取成本法、

收益法作为本次估价的基本方法,其具体方法选择情况出于以下考虑:估价方法定义是否选取估价方法选取理由

比较法比较法是选取一定数量的可比实例,将它们与估价对象进行比较,根据其间的差异对可比实例成交价格进行处理后得到估价对象价值或价格的方法.适用于同类房地产数量较多、经常发生交易且具有定可比性的房地产.不选用估价对象为综合(办公、地下车位、地下仓储等)房地产,在价值时点类似房地产较少发生交易,故不选用比较法评估.

收益法收益法是预测估价对象的未来收益,利用报酬率或资本化率、收益乘数将未来收益转换为价值得到估价对象价值或价格的方法.适用于估价对象或其同类房地产通常有租金等经济收入的收益性房地产.选用估价对象为经营性房地产,区域内类似房地产的租金情况易于调查,其未来收益和风险可预测,故选用收益法.本次估价采用报酬资本化法.

假设开发法假设开发法是求得估价对象后续开发的必要支出及折现率或后续开发的必要支出及应得利润和开发完成后的价值,将开发完成后的价值和后续开发的必要支出折现到价值时点后相减,或将开发完成后的价值和减去后续开发的必要支出及应得利润得到估价对象价值或价格的方法.适用于具有开发或再开发潜力且开发完成后的价值可以采用比较法、收益法等成本法以外的方法测算的房地产.不选用估价对象为已建成物业,无重新开发建设必要；另外类似物业出租时装修大部分为承租方负责,故无重新装修必要,故不选用假设开发法.

成本法成本法是测算估价对象在价值时点的重置成本或重建成本及折旧,将重置成本或重建成本减去折旧得到估价对象价值或价格的方法.一般适用于测算可独立开发建设的整体房地产的价值或价格.选用运用成本法评估,其评估结果可以客观反映出估价对象的市场价值.故选用成本法评估.

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(十)估价结果

注册房地产估价师或评估专业人员根据估价目的,遵循估价原则,根据市

场调查,在认真分析所掌握资料与影响估价对象价值诸因素的基础上,结

合估价对象的个别因素和使用现状,采用科学的估价方法进行分析、测算

和判断,最终确定估价对象在价值时点的评估结果如下:

房地产抵押价值评估结果汇总表

币种人民币房地产名称建筑面积合计(m) 假定未设立法定优先受偿权下的价值注册房地产估价师知悉的法定优先受偿款(元) 抵押价值预期税费(万元) 抵押净值(万元)

单价(元/㎡) 总价(万元) 单价(元lm2) 总价(万元)

北京市海淀区中11,06026,006.00011,06026,006.00109.00

18关村大街号部分综合、地下库房、地下车位等用途房地产23,514.30-贰亿陆仟零陆万元零万元-万值玖亿陆仟万值玖贰任额采万元贰亿叁仟壹佰零玖万元

本次估价结果未包含相关专业帮助或依据相关专亚复见.

(十一)注册房地产估价师姓名9注册号签名日期

唐思瑶注册号11201800332024年9月29日

王丽娜注册号:37201700842024年9月29日

(十二)实地查勘期

2024年6月28日至2024年6月28日止

(十三)估价作业期

2024年6月28日至2024年9月29日止

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(十四)估价报告使用期限

本报告自出具之日起壹年内有效,即使用期限自2024年9月29日至2025

年9月28日.

(十五)风险提示

1.估价对象可能因区域规划、功能定位、市政建设、交通条件、生态环境、

使用状况等因素变化导致抵押价值减损.

2.估价对象可能因房地产市场变化、国家宏观政策和经济形势变化、房地

产相关税费和银行利率调整等因素导致估价对象的抵押价值减损.

3.估价报告使用者应合理使用估价价值.关注处置房地产时快速变现费用

变化对估价对象抵押价值的影响；关注估价报告出具之后至抵押登记期间

是否会出现法定优先受偿权.

4.使用者应定期或者在房地产市场价值变化较快时对房地产抵押价值进行

再估价.

5.我们已在能力范围内核实了领勘人指认的物业位置和界址,但不排除领

勘人误指或恶意指认的可能,如果位置失实或界址不清晰,将导致估值失

准.

6.根据权利人提供的《有关法定优先受偿权利的承诺函》及不动产登记查

询结果可知,估价对象已经设定抵押.由于本次评估为续贷评估,根据相

关规定,在为同一抵押权人进行的续贷房地产抵押估价时,可不减去续贷

对应的已抵押担保的债权数额,故本次评估设定估价对象已抵押债担保的

权数额为零.除此之外,本次评估未发现可能存在的其他法定优先受偿款.

7.根据权利人提供的租赁合同可知,估价对象已部分出租,租赁面积为套

内建筑面积且剩余租期较短,故本次评估过程中未考虑可能存在的租约限

制.

8.本次估价对象权利人为北京中关村科技发展(控股)股份有限公司,根

据权利人提供的《抵押承诺书》可知,估价对象权利人同意以估价对象为

抵押物用于北京中关村四环医药开发有限责任公司向委托方金融机构贷

款使用.

9.根据现场查勘,估价对象301、302打通、401至406等6套、501至

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506等6套均为打通使用,无法区分各部分原始结构,本次评估以估价对

象可以恢复原始结构,正常使用为评估假设前提.提请报告使用人注意.

(十六)变现能力分析

房地产变现能力是指假定在价值时点实现抵押权时,在没有过多损失的条

件下,将抵押房地产转换为现金的可能性.项目内容

通用性估价对象土地用途为综合、地下库房、地下车位用地,其建筑形式符合一般办公及地下库房、地下车位经营需要,故通用性较强.

独立使用性估价对象为多套房地产,目前部分打通使用,故独立使用性一般.

可分割转让性根据合法用途和产权状况,估价对象已办理整体房地产证,故分割转让性一般.

体量估价对象整体面积较大,总价值较大,变现所需资金较大,处置和变现适中.

区位估价对象位于海淀区中关村大街18号,地理位置优越,区位条件好,易于处置和变现,变现能力强.

市场状况近期片区内办公物业销售市场活跃度一般,销售价格有所下降,但租赁市场较为活跃,租金略有下行.综上所述,我们预计区域内办公物业在未来一段时期内的市场交易价格将理性回归.

变现能力综上所述,估价对象变现能力一般.

快速变现价值假定在价值时点强制处分估价对象,因卖方价外手续费、竞价空间、双方无合理的谈判周期快速变现的付款方式及目前拍卖市场成交活跃程度等因素,将会产生一定的价值减损.根据估价对象的具体情况,预计估价对象可实现的快速变现价值为市场价值的六至七成.

变现税费抵押房地产如在价值时点进行拍卖,其变现过程中发生的费用和税金,一般包括拍卖公告费拍卖佣金、诉讼律师费、增值税及附加、印花税、土地增值税和交易手续费等.具体数额需视估价对象具体情况,分别由拍卖公司、律师事务所、税务部门和房地产管理部门等确定.

清偿顺序 l、变现成本(包括处置费用和应缴纳的税费)2、抵押权 (第一抵押权、第二抵押权)

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四、估价技术报告

(一)估价对象实物状况描述与分析

1.土地实物状况

2.建筑物实物状况

P.18名称北京市海淀区中关村大街18号部分综合、地下库房、地下车位等用途房地产所属宗地

宗地四至东至中关村东大院用地,南至区内道路,西至中关村大街,北至中关村电话局用地

土地用途综合、配套(地下)、地下车库

剩余使用年限综合及地下车库27年

宗地面积8006.18估价对象所在项目宗地面积平方米,分摊土地面积2,636.06平方米

宗地形状较规则

地形、地势地形平坦,地势较高,排水设施良好,一般强度的降水,基本无淹水现象,地形地势较好地质水文状况较好.

地质、土壤无不良地质现象、土地承载力较强,利用工程建设；土壤未受过污染.

规划限制条件无特殊土地使用管制

地上现状已建成较大建筑物且正在使用中.

楼栋号北京市海淀区中关村大街18号部分综合、地下库房、地下车位等用途房地产,推广名:中关村科贸中心

建筑规模面积合计:23,514.30rm(其中地上3、4、5层等14套办公建筑面积合计4,096.83m、地下库房5.510.71m、地下车位13,906.76m(313个车位)层高:标准层高所在楼层:3、4、5层,地下2层、地下3层

建筑外观玻璃幕墙

建筑结构钢混

功能布局规划用途:综合；实际用途:301、302出租用为商业及库房；401至406等6套、501至506等6套自用为办公及库房,其余地下车位及地下库房部分出租、部分空置.设

世联估字BJ2024D(2)090015号定用途为办公、地下库房及车库

设施设备水电、电话、网络、消防、电梯、中央空调设施齐全

装修装饰301、302为简单装修

401至406等6套、501至506等6套办公区域为精装修配套用房区域为简单装修

地下部分均为清水装修

建筑性能建筑物满足防水、保温、隔热、隔声、通风、采光、日照等要求,建筑性能良好

空间布局空间布局、功能分区较合理,301、302打通使用；401至406等6套打通使用、501至506等6套打通使用

维护使用状况建成于2004年,成新率78%,建筑物工程质量、维护和完损状况良好

3.实物状况分析

估价对象所在大楼维护情况良好,竣工日期为2004年,物业维护情况良

好,近期内尚无需进行大修及主要设施设备升级替换,公共部位为精装标

准,配套设施较齐全,符合中小型企业的承租要求；总体来说,估价对象

整体情况较好,无明显瑕疵,估价对象出租有一定的市场接受度,估价对

象整体体量较大、价值量较大,出售有一定市场限制.

(二)估价对象权益状况描述与分析

1.产权登记情况

土地权证国有土地使用证

证号京海国用(2003出)第2166号

土地使用权人北京中关村科技发展(控股)股份有限公司

座落北京市海淀区中关村大街18号

地号0811007003001

图号 lV-1-4-74(3)

地类(用途)综合、配套(地下)、地下车库

使用权类型出让

终止日期综合、地下车库:2051年6月26日

使用权面积(m) 8,006.18

分摊面积(m) 8,006.18

记事根据房产证:×京房权证海字第323313号,北京商品房买

P.19

其他

世联估宇BJ2024D(2)090015号

国有土地使用证

371399,卖合同:XF房屋土地分摊协议,将部分土地房屋

建筑面积10705.14平方米及对应分摊土地面积1200.1平

方米转让至北京中科联技术开发中心有限公司.受让方土地

证号为京海国用(2012出)第00233号,本宗地土地面积

变更为平方米.8006.18

2014年1月1日起,地号变更为110108011001GB00162.

其余详见原件

注:根据权利人提供的《不动产抵押土地分摊面积计算》资料显示,估价对象评

估范围内对应分摊的土地面积为平方米.2,636.06

房屋所有权证房屋所有权证

证号0004603京房权证海股字第号

房屋所有权人北京中关村科技发展(控股)股份有限公司

房屋坐落海淀区中关村大街18号

(五)公积详见原件

产别股份产

幢号房屋状况18

结构钢混

房屋总层数22(-4)

(22)116,002.21

设计用途综合类

土地使用情况摘要

土地证号京海国用(2003出)字第2166号

使用面积(㎡2)13,004.39

权属性质出让

使用年限2001年6月27日至2051年6月26日

设定他项权利摘要详见原件

附记详见原件

注:上述为估价对在项目的整体土地证和整体产权证,估价对象为产权证中

围来源于权利人提供的《评估范围清单》.

2.共有情况

单独所有.

3.其他权利状况

■租赁权

价人员现场查勘核实,估价对象现状为部分出租,其

用于商业及库房,租户为北京智通仁和科技发展有限公

世联评估P.20

其他

世联估字BJ2024D(2)090015号

司,地下车位及地下库房部分出租(分散租户较多,权利人未能提供全部

租赁合同资料)故估价对象中部分存在租赁权.根据《城市房地产抵押管

理办法》有关规定,以已出租的房地产抵押的,抵押人应当将租赁情况告

知抵押权人,并将抵押情况告知承租人.

■抵押权

根据权利人提供的资料及不动产登记查询结果可知,估价对象于价值时点

已设定抵押权.根据《城市房地产抵押管理办法》有关规定.在政府相关

管理部门进行解押登记后,方可作为抵押物进行抵押贷款

■查封限制权利

根据权利人提供的《房屋所有权证》复印件及估价人员现场查勘及调研结

果,未获得估价对象于价值时点被查封的任何证明

■其他权利状况

除上述权利外,估价对象未设置如地役权、典权等其他他项权利

(权利状况分析

通过以上分析,我们认为估价对象的权属是清晰合法的.

估价对象系属权利人购入的房地产,土地使用权取得方式为出让,土地用

途为综合、配套(地下)、地下车库,房屋用途设计为综合用途,符合相

关法律规定,转让时无需要补缴土地使用权出让金等相关费用；估价对象

现已出租,根据相关法律规定在租赁关系存续期间,即使出租人将租赁物

让与他人,对租赁关系也不产生任何影响,买受人不能以其已成为租赁物

的所有人为由否认原租赁关系的存在并要求承租人返还租赁物,另权利人

如需出售已出租物业,应当在出卖房产之前的合理期限内通知承租人,承

租人在同等条件下享有优先购买权；估价委托人与借款人不一致,需经得

权利人书面同意后方可办理相关抵押贷款事宜；至价值时点,土地剩余使

用年限为综合27年,土地剩余使用年限较充足

(三)估价对象区位状况描述与分析位置状况坐落方位距离北京市海淀区中关村大街18号位于北四环西路与中关村大街交叉口东南侧距北京首都机场的直线距离约26公里

世联评估P.21

其他

世联估字BJ2024D(2)090015号距北京北站的直线距离约5公里

临路状况临近中关村大街

所在楼幢18号楼

所在楼层3、4、5层,地下2层、地下3层

交通状况道路状况区域路网密度较高,道路通达度较高

口套二具区域内有5路、10路、11路等公交车通过,公共交通便捷度较高

交通管制情况周边道路无交通管制

停车方便程度周边车位较多,停车方便

外部配套基础设施通路、通电、通上水、通下水、通气、通讯、通燃气、通热力等基础设施较完善

公共服务设施周边有商场、医院、邮局快递、加油站等公共配套,公共配套完善度较好

周围环境状况自然环境无大气环境、水环境、噪音等污染

人文环境周边治安良好,人文环境较好

景观无特殊景观

区域发展估价对象位于海淀中关村片区,区域内商务氛围较浓厚,道路通达度较高,配套较完善,区位条件较好,区域发展前景看好.

(四)市场背景描述与分析

1.北京市宏观经济状况

1)北京市经济运行状况

1-5月,全市经济延续恢复态势,生产平稳增长,需求持续恢复,价格稳

定运行.

工业生产平稳较快增长,电子、汽车行业持续发挥带动作用

1-5月,全市规模以上工业增加值按可比价格计算,同比增长7.3%.重点

行业中,计算机、通信和其他电子设备制造业增长20.3%,汽车制造业增

长17.5%,电力、热力生产和供应业增长8.8%,医药制造业增长2.9%.

规模以上工业出口交货值增长19.1%,其中,计算机、通信和其他电子设

备制造业增长近3成,五大装备制造业[l增长超l成.部分高端或新兴领

域产品产量快速增长,新能源汽车、工业机器人、风力发电机组和智能手

机产量分别增长3.1倍、1倍、63.8%和22.4%.

固定资产投资增势良好,有效投资支撑明显

1-5月,全市固定资产投资(不含农户)同比增长11.1%,有效投资持续

世联评估P.22

世联估字BJ2024D(2)090015号

扩大,反映企业扩大生产能力的设备购置投资增长66.2%,反映实物工作

量的建筑安装工程投资增长4.5%.分领域看,制造业投资增长34.7%,基

础设施投资增长10.7%,房地产开发投资下降0.7%.分产业看,第一产业

投资下降22.3%,第二产业投资增长28.3%,第三产业投资增长9.3%.高

技术产业投资快速增长,高技术制造业投资增长49.6%,其中计算机、通

信和其他电子设备制造业投资增长66.1%；高技术服务业投资增长46.7%

其中信息服务投资增长54.3%,研发与设计服务投资增长76.7%.

1-5月,全市房屋施工面积10580.9万平方米,同比下降9.8%,其中住宅

施工面积5270万平方米,下降8.9%.全市商品房销售面积373.8万平方

米,同比下降13.5%,其中住宅销售面积262.7万平方米,下降16.3%.

消费持续恢复,社会消费品零售总额实现增长

1-5月,全市市场总消费额同比增长5%.其中,服务性消费额增长9%；

实现社会消费品零售总额5769.5亿元,在“618”促销活动提前带动下

由降转增,增长1%.社会消费品零售总额中,限额以上批发和零售业、

住宿和餐饮业企业实现网上零售额2064.4亿元,增长5.4%,比1-4月提

高4.1个百分点；按消费形态分,餐饮收入530.7亿元,下降2.7%,商品

零售5238.8亿元,增长1.4%；主要商品类别中,金银珠宝类、体育娱乐

用品类和通讯器材类商品零售额分别增长27.4%、16.7%和11.3%,汽车

类商品零售额增长0.2%,其中新能源汽车增长30.9%.

居民消费价格温和上涨,工业生产者价格延续降势

1-5月,全市居民消费价格同比上涨0.1%.其中,食品价格下降4.3%,非

食品价格上涨0.9%,消费品价格下降1.0%,服务价格上涨1.4%.构成

CPl的八大类商品和服务价格“四升三平一降”:教育文化娱乐、其他用

品及服务、衣着、生活用品及服务价格同比分别上涨5.5%、4.0%、0.3%

和0.3%,居住、交通通信、医疗保健价格同比持平,食品烟酒价格同比下

降2.5%.5月份,居民消费价格同比下降0.1%,环比下降0.4%

1-5月,全市工业生产者出厂价格同比下降1.1%,购进价格同比下降0.8%.

5月份,工业生产者出厂价格同比下降1.3%,环比下降0.5%；购进价格

同比下降0.1%,环比下降0.1%..

以上信息来源:北京市统计局

世联评估P.23

世联估字BJ2024D(2)090015号

2)北京市2024年1-5月份年房地产市场运行情况

房地产市场建设情况

1-5月,全市房地产开发企业房屋新开工面积590.5万平方米,同比增长

22.6%.其中,住宅新开工面积376.3万平方米,增长50.4%；办公楼12.5

万平方米,下降61.8%；商业营业用房14万平方米,下降48%.

全市房屋峻工面积343.8万平方米,同比下降6.8%.其中,住宅峻工面积

190.3万平方米,增长19.9%；办公楼14.9万平方米,下降73.1%；商业

营业用房23.2万平方米,增长38.8%

房地产市场销售情况

1-5月,全市新建商品房销售面积373.8万平方米,同比下降13.5%.其

中,住宅销售面积262.7万平方米,下降16.3%；办公楼26.8万平方米,

下降11.5%；商业营业用房19.7万平方米,下降27.5%.

房地产开发企业到位资金情况

1-5月,全市房地产开发企业本年到位资金1454.8亿元,同比下降30.4%.

其中,定金及预收款615.6亿元,下降46.8%；自筹资金292.4亿元,增

长14.2%；国内贷款254.2亿元,下降21.1%.

以上信息来源:北京市统计局

2.本地房地产商业办公市场状况

土地市场

2024年1-5月,北京共推出各类用地规划建筑面积359.75万㎡,同比下

降32%;成交规划建筑面积302.19万㎡,同比下降40.17%.

2024年5月,北京共推出各类用地规划建筑面积79.08万m2,同比下降

61.12%;成交规划建筑面积46.36万m2,同比增长66.94%.

2021年6月2024年5月北京各昊月地扫出上成交同比走势

招出姐城玉杰变规好建驳面软拦出线x琥延面积的比盛灾慢灯遮就面积间比

60-012000

50010000

40080:00

60.00

300

4000

200

2000

100

0℃

2000

#星我居

世联评估P.24

世联估字BJ2024D(2)090015号

2024年1-5月,北京成交楼面均价为20035元/m,同比上涨130.67%;平

均溢价率为4.5%,较去年同期下降0.96个百分点;各类用地出让金达

605.44亿元,同比增长38.01%.

2024年5月,北京成交楼面均价为21873元/m,环比上涨130.46%,同比

下跌8.31%;平均溢价率为0%,较去年同期下降14.6l个百分点;各类用地出

让金达101.4亿元,环比增长465.29%,同比增长53.08%.

2021年6月-2024年5月北京各集用地成交福盘均价及溢价4定管

元%

三地威文播面均价土地平均溢价年

3500016

3000014

250001210

20-0006

150006

10000

5000

None

2024年1-5月,北京共推出住宅用地规划建筑面积196.71万m,同比下

降3.32%;成交规划建筑面积166.5万㎡2,同比增长69.98%.

2024年5月,北京共推出住宅用地规划建筑面积76.64万㎡,同比下降

41.19%;成交规划建筑面积20.54万m,同比增长40.93%.

2024年1-5月,北京成交楼面均价为27957元/㎡,同比下跌8.85%;平均

溢价率为5.94%,较去年同期下降2.24个百分点;住宅用地出让金达465.49

亿元,同比增长%.54.94

2024年5月,北京成交楼面均价为27999元/m2,环比上涨48.43%,同比下

跌36.98%;平均溢价率为0%,较去年同期下降15个百分点;住宅用地出让

金达57.5亿元,环比增长258.7%,同比下降11.19%.

2024年1-5月,北京共推出商办用地规划建筑面积39.02万m,同比下降

50.44%;成交规划建筑面积73.07万m2,同比增长27.4%.

2024年1-5月,北京成交楼面均价为17391元/㎡,同比上涨15.49%;平均

溢价率为0%;商办用地出让金达127.07亿元,同比增长47.14%.

世联评估P.25

世联估字BJ2024D(2)090015号

2021年6月-2024年5月北京商办用地成交颁鑫均价及溢价4走势

元/m%

25000

20000

15000

0000

5000

#居限

房地产市场

2024年1-5月,北京商业成交均价为23210元/m,同比上涨29.9%.

5月,北京商业成交均价为23648元/㎡,环比下跌32.9%,同比上涨20.5%.

2022年-6月-2024年-5月北京离业成交价格及变化超臂

元风%

成义价格威文傍格环比

200012℃

35000100

30000

25000心

20-03020

150000

10000-20

-40

5000

-b60

-80

22-0622-0722-0822-0922-1022-1122-1223-0123-0223-0323-0423-0523-0623-0723-0823-0923-1023-1123-1224-01.24-0224-03.24-04.28-0

2024年1-5月,北京商业成交面积为24.0万m,同比下降35.2%；商业

成交套数为8l2套,同比增长20.1%.

2024年05月,北京商业成交面积为2.30万㎡,环比下降53.88%,同比

下降36.69%；商业成交套数为112套,环比下降4.27%,同比下降26.8%.

2024年1-5月,海淀区、石景山区、通州区等区域为北京商业成交主力区

域,共成交9.95万㎡,占城市成交面积的41.4%.其中,成交面积同比增

长的区域有海淀区、东城区、丰台区等,同比分别增长436.8%、233.8%、

196.3%；成交面积同比下降的区域有门头沟区、顺义区、石景山区等,同

比分别下降87.9%、78.5%、65.5%.

2024年1-5月,北京商业月均新批上市面积为0.68万m,同比下降40.7%.

2024年1-5月,北京写字楼成交均价为30478元/㎡,同比上涨36.9%.

5月,北京写字楼成交均价为20879元/㎡,环比下跌61.4%,同比下跌0.7%.

世联评估P.26

其他

世联估字BJ2024D(2)090015号

2022年6月-2024年5月北京市万净楼成交价橋限变化進势

藏火价幅威交滑福环比

600023G

5000020℃

4Q0O150

10℃

3000℃

℃

100

8-10.23-1123-122%

2024年1-5月,北京写字楼成交面积为42.3万㎡,同比增长9.0%；写字

楼成交套数为1439套,同比下降17.7%.

2024年05月,北京写字楼成交面积为1.07万㎡,环比下降89.33%,同

比下降83.81%；写字楼成交套数为65套,环比下降80.65%,同比下降

85.02%.

2024年1-5月,丰台区、石景山区、大兴区等区域为北京写字楼成交主力

区域,共成交28.74万m,占城市成交面积的67.9%.其中,成交面积同

比增长的区域有丰台区、海淀区、朝阳区等,同比分别增长601.8%、520.3%

128.1%；成交面积同比下降的区域有平谷区、门头沟区、昌平区等,同比

分别下降89.5%、88.1%、86.3%.

2024年1-5月,北京写字楼月均新批上市面积为2.44万m,同比增长

64.3%.

数据来源于:中指研究院

4.估价对象周边市场状况

预估对象位于海淀区中关村大街18号,附近与预估对象类似办公房地产

的租金水平在4.5-6元/㎡·天之间、地下车位约500-900元/个·月,出

租率在80-90%之间,库房通常为地上办公约0.4-0.5修正系数.类似物业

的租金水平具体如下表所示.房地产名称类型租金(元/㎡天)／(元/个月)

中关村科贸中心办公4.5-6

中科大厦办公4-5

中关村soho 办公 4.5-6

中关村周边地下车位车位500-900

世联评估P.27

世联估字BJ2024D(2)090015号

(五)最高最佳利用分析

最高最佳利用,是指法律上允许、技术上可能、财务上可行并使价值最大

的合理、可能的利用.通常有以下几种使用方式可供选择

■保持现状利用

■更新改造利用

■改变用途利用

■改变规模利用

■重新开发利用

通过考察分析,我们认为估价对象保持现状利用用途,为其最高最佳利用

方式.这是因为

1.估价对象产权证土地登记用途为综合用地,房屋登记用途为综合,符合

法律上许可前提；

2.估价对象所在建筑按办公、地下车库及库房物业楼设计,建筑结构、布

局及设施设备均适用于办公、地下车库及库房用途；

3.估价对象为建成物业,如需改变规模难以得到法律上的许可;

4.估价对象按目前用途保持现状使用,能产生最高经济收益,财务上可行.

(六)估价方法适用性分析

1.技术路线

本次估价采用成本法和收益法分别进行分析、测算和判断,估算出估价对

象价值.根据估价对象的特点、估价目的、不动产市场状况以及注册房地

产估价师或评估专业人员的经验,以上述两种方法测算结果综合确定估价

对象的价值.

2.估价方法

根据《房地产估价规范》(GB/T50291-2015),房地产评估常用方法有比

较法、收益法、成本法及假设开发法,每种估价方法都有其适用的估价对

象和估价需要具备的条件.

估价人员通过实地查勘,认真分析调查收集的资料,在确定估价原则的基

础上,根据估价对象的实际情况,结合本报告的评估目的,选取成本法、

收益法作为本次估价的基本方法,其具体方法选择情况出于以下考虑:

世联评估P.28

其他

世联估字BJ2024D(2)090015号估价方法定义是否选取估价方法选取理由

比较法比较法是选取一定数量的可比实例,将它们与估价对象进行比较,根据其间的差异对可比实例成交价格进行处理后得到估价对象价值或价格的方法.适用于同类房地产数量较多、经常发生交易且具有-定可比性的房地产.不选用估价对象为综合(办公、地下车位、地下仓储等)房地产,在价值时点类似房地产较少发生交易,故不选用比较法评估.

(七)估价测算过程及估价结果的确定

1.成本法评估估价对象在假定未设立法定优先受偿权下的价值选

择估价路径

成本法测算时有:房地产合估及房地分估两个路径.

根据规范要求,评估房地产整体价值时应优先需用房地合估路径；只评估

房地产土地或建筑物单一价值时可采用房地分估路径.

本次评估的是估价对象房地产的整体价值,故本次评估选择房地合估路径.

(1)计算公式

房地产成本价值=A+B+C+D+E+F+G-H

式中:

A-土地成本

B—建设成本

C—管理费用

D-销售费用

E一投资利息

F—销售税费

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世联估字BJ2024D(2)090015号

G—开发利润

H—建筑物折旧

(2)确定土地成本

①取地方式

根据估价对象具体情况,本次评估采用市场购置土地方式取得土地

②取地价格

我们采用比较法确定取地价格,其土地价格是在土地用途为综合用地,土

地剩余土地使用年限为27年,容积率为8.8l,土地开发程度为“七通-

平”条件下的出让土地使用权市场价值.

估价对象为北京市基准地价体系覆盖区域,其土地价值采用基准地价系数

修正法进行求取.

基准地价成果介绍及内涵:

根据北京市人民政府办公厅于2022年3月14日印发《北京市人民政府关

于更新出让国有建设用地使用权基准地价的通知》(京政发［2022]12号)

及《北京市国有建设用地使用权基准地价更新成果》,北京市人民政府批准

印发之日起施行.

北京市出让国有建设用地使用权基准地价采用级别、区片基准地价予以表

示,并以基准地价表(级别、区片基准地价表)、基准地价级别(区片)范

围说明和基准地价应用说明予以公布.

i.基准地价内涵

基准地价的表示形式为楼面熟地价.楼面熟地价是指各土地级别(区片)内

在设定土地开发程度和平均容积率条件下,每建筑面积分摊的国有建设用

地使用权的平均价格.

1)基准期日

2021年1月1日

2)平均容积率土地级别用途类别一级至二级三级至五级六级至七级八级至十二级

商业类3.52.0

办公类3.52.0

住宅类2.51.5

工业(-般类).51.21.0

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世联估字BJ2024D(2)090015号工业 (M4) 2.5 2 1.5

公共服务类2.521.5

3)土地使用年限

商业用地40年、办公用地50年,住宅用地70年,工业用地50年、公共

50服务用地年.

4)土地开发程度

一至七级为宗地外通路、通电、通讯、通上水、通下水、通燃气、通热及

宗地内平整(简称“七通一平”),八至十二级为宗地外通路、通电、通讯

通上水、通下水及宗地内平整(简称“五通一平”).

ii.宗地价格的类型及计算公式

根据基准地价测算的宗地价格可分为楼面熟地价、政府土地出让收益两种

类型,地上、地下需要单独计算.

1)地上部分

商业用地

楼面熟地价=适用的基准地价×用途修正系数×期日修正系数×年期修正

系数×楼层修正系数(或容积率修正系数)×因素修正系数

政府土地出让收益=楼面熟地价×政府土地出让收益比例

办公、住宅、工业、公共服务类用地

楼面熟地价=适用的基准地价×用途修正系数×期日修正系数×年期修正

系数×容积率修正系数x因素修正系数

政府土地出让收益=楼面熟地价×政府土地出让收益比例

2)地下部分

楼面熟地价=适用的基准地价×用途修正系数×期日修正系数×年期修正

系数×因素修正系数×相应用途地下空间修正系数

政府土地出让收益=楼面熟地价×政府土地出让收益比例

ii.宗地适用基准地价水平的确定

①基准地价参照《北京市区片基准地价表》确定.

②商业路线价加价幅度表中列示的商业街两侧的商业用地;轨道交通

站点500米范围内的办公用地;公园、水系、轨道交通站点15O0米范围内

住宅用地及其他特殊住宅用地,均需先进行特殊情况修正.

③对于建成后限定物业自持的商业、办公、住宅类用地,需进行物业持

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有特殊情况修正.

4宗地开发程度与基准地价界定不一致的,适用进行开发程度差异修

正后的基准地价.

估价对象适用基准地价测算过程详见下表: 区片级别级别编号区片价格(元/㎡) 特殊情况修正自持修正幅度开发程度修正适用的基准地价(元/m2)

l 4 27,660 1.03 1.00 0 28,490

=4上28,490

宗地价格测算中有关参数的选取

l)用途修正系数

估价对象一级分类为商业服务类用地,根据规划等相关资料,宗地土

地用途二级分类为商务金融用地(综合用地参考此项),相应的用途修

正系数为1.

2)期日修正时间地价增长率%期日修正系数

2020年第4季度0.371.0000

2021年第1季度0.161.0016

2021年第2季度0.721.0088

2021年第3季度0.411.0129

2021年第4季度0.241.0153

2022年第1季度0.441.0198

2022年第2季度0.151.0213

2022年第3季度0.321.0246

2022年第4季度0.201.0266

2023年第1季度0.741.0342

2023年第2季度0.661.0410

2023年第3季度0.51.0462

2023年第4季度0.241.0487

2024年第|季度0.41.0529

3)年期修正系数的确定

1-(1/(1+r)n)

年期修正系数=1-(17(1+r)y)

其中:r-土地还原利率

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n-宗地剩余使用年限

N-基准地价规定的相应用途土地使用年限基准日 2024-06-28 2024-06-28

年期修正办公(5.5%-6.5%)地下仓储、车库(随主用途)

还原利率℃5.50%5.50%

土地使用权终止日期2051-06-262051-06-26

(法定最高出让年限)5050

剩余使用年限(年)2727

使用年期修正系数0.82080.8208

4)容积率修正系数的确定

地上部分,按照自然资源管理部门给定的宗地地上容积率(R),查相应的

None

为容积率修正系数表所列的容积率)时,容积率修正系数计算公式为:X=X+

(X-X)×(R-R)／(Rz-R),其中,X是R对应的容积率修正系数；X

是R2对应的容积率修正系数.办公类

容积率

8.8

8.9

容积率修正系数

地下部分包括地下商业、地下办公、地下仓储(及其他)、地下车库等用途,

参照《北京市基准地价地下空间修正系数表》确定,估价对象位于办公用

途Ⅱ级,对应地下仓储地下空间修正系数为0.3,地下车库为0.2.地下空间用途适用基准地价所在楼层-至二级三至七级八至十二级

地下商业商业类1地下层0.70.60.5

2地下层0.40.30.2

地下3层及以下各层0.30.250.2

地下办公办公类0.30.250.2

地下仓储地上主用途0.30.250.2

地下车库地上主用途0.20.150.1

因素修正系数的确定

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因素修正系数是指除容积率、期日、年期、用途之外的其他地价影响因素

的综合修正系数.参照《北京市基准地价因素修正系数表》,根据宗地各种

因素情况确定每种因素的修正系数,应用下面公式测算宗地因素修正系数

因素修正系数=1k

其中,Ki一第i种因素的修正系数.

各因素的修正系数根据影响地价的因素权重和因素总修正幅度确定,修正

系数为1+8.87%=1.00887.详见下表.因素办公类

影响因素修正系数权重修正系数修正幅度

办公集聚程度25%9.20%2.30%

交通便捷度26%9.20%2.39%

城市规划及区域土地利用方向11%9.20%1.01%

临街宽度和深度5%9.20%0.46%

临街道路状况5%9.20%0.46%

宗地形状及可利用程度6%9.20%0.55%

公共服务设施状况6%9.20%0.55%

基础设施完备状况9%9.20%0.83%

自然和人文环境状况7%4.60%0.32%

合计100%-8.87%

v.估价对象土地价格的确定用途二级适用的基准地价用途修正期日修I正系年末数年期修i正系数楼层修正或地下空间修正系数容积率修正系数因素修正系数楼面熟地价(元/㎡2)

商务金融28,4901.001.05290.82080.89598.87%24,015

商务金融用地28,4901.001.05290.82080.308.87%8,042

商务金融28,4901.001.05290.82080.208.87%5,361

③土地取得成本

土地取得成本为总地价和取地税费(契税和印花税)之和,故:

3.05土地取得成本=总地价×(l+%)

详见各用途成本法测算表

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世联估字BJ2024D(2)090015号

(3)测算重置成新价

地上办公:

成本法估价计算表注释号序项目项目内容建筑物名称计容建筑面积(m):开发建设期(年):计算方法及说明地上办公4,096.83

单价或比率计算结果(元)

1土地取得成本土地取得成本=地价+取得税费24,747101,386,126

-1取得价格按基准地价系数修正法测算结果总地价=楼面地价×建筑面积24,01598,385,372

-2 取地税费根据当地房地产相关规定,购买土地的税费包括契税和印花税,为购买价的3.05%.则:3.05取地税费=Ax% 3.05% 3,000,754

2建设成本根据当地同类工程造价水平以及估价对象类型、结构、规模和档次确定各项开发成本.建设成本=(1)+(2)+(3)+(4)+(5)+(6)3.64914,949,335

-1前期费用143585,847

-2建筑安装工程费2,85011,675,967

①土建工程费1,4005,735,562

℃基础工程100409,683

b 主体工程根据当地同类工程造价水平以及估价对象 1,300 5,325,879

②安装工程费类型、结构、规模和档次确定各项开发成本.6502,662,941

③装饰装修工程费经综合确定估价对象建设成本为8003,277,464

-3基础设施建设费228934,077

-4公共配套设施费00

-5其他工程费143585,847

-6开发期间税费2851,167,597

3 管理费用指建设单位为组织和管理房地产开发经营活动的必要支出.包括房地产开发商的人员工资及福利费、办公费、差旅费等,一般为建设成本的2-6%,结合估价对象特点和投资规模,本次评估管理费按建设成本的3%计.则:管理费用=(土地取得成本+建设成本)x管理费率 3% 3,490,064

4 销售费用要支出,包括广告费、代理费等,一般为销售收人的1%一3%,本次评估按销售收入的1%计.则:销售费用=重置成本×销售费率 1.0% 0.01000V

5 投资利息据项目情况确定工期为2年,利率取现行 4.27% 0.00043V+9,630,594

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其他

世联估字BJ2024D(2)090015号销售税费增值税 -年期LPR加点后确定.根据央行发布的最新一期中国货币政策执行报告数据,于价3.45值时点最新-年期LPR为%,本次取0.82加点数为%,即贷款利率为3.45%+0.82%=4.27%.投资利息=土地取得成本×[(1+4.27%)^2-1]+(建设成本+管理费用+销售费用)×[(1+4.27%)^2/2-1]销售税费=增值税+城建税及附加+印花税根据《财政部国家税务总局关于全面推开营业税改征增值税试点的通知》,采用简易计税方法,以取得的全部价款和价外费用为销售额,按照5%的征收率计算应纳税额.则:销售收入-(1+5%)×5% 5.38%5.00% 0.05381V0.04762V

6 城市维护建设税教育费附加根据《中华人民共和国城市维护建设税法》规定,城市维护建设税按照实际缴纳的增值税税额的1%、5%或7%计算缴纳.本次评估城市维护建设税按7%.则:增值税×7%根据《国务院关于修改<征收教育费附加的暂行规定>的决定》规定,教育费附加以各单位和个人实际缴纳的增值税税额为计征依据,教育费附加率为3%,则:增值税3x% 7.00%3.00% 0.00333V0.00143V

地方教育费附加根据《财政部关于统一地方教育附加政策有关问题的通知》规定,地方教育附加征收标准统一为单位和个人(包括外商投资企业、外国企业及外籍个人)实际缴纳的增值税税额的2%.则:增值税×2% 2.00% 0.00095V

7 印花税开发利润根据《中华人民共和国印花税法》规定,不动产销售订立的书据按所载金额的0.5%计算缴纳印花税.则:销售收入一(1+5%)0.05x%根据以房地产开发为主营业务的上市公司年报、季报中具体房地产开发项目分析,-般非房地产开发企业的房地产开发成本利润率一般为5-25%,结合估价对象用途、经营情况和所在区域,本次评估确定估价对象成本利润率为20%.则:开发利润=(土地取得成本+建设成本+管理费用+销售费用+投资利息)×成本利润率 0.05%20% 0.00048V0.00209V+25,891,224

8 重置成本 (V) V=1+2+3+4+5+6+7 40,613 166,383,565

其建筑物重置成本详见:建筑物重置成本计算表5,03720,635,087

世联评估P.36

世联估字BJ2024D(2)090015号中 (P)

9 建筑物折l旧 (1)+(2)+(3) 1,108 4,539,719

-1 物质折旧估价对象年限成新率为57%,观测成新率为87%,则:综合成新率=年限成新率×30%+观测成新率×70%=78%；物质折l旧=建筑物重置成本×(1-综合成新率) 78% 4,539,719

-2 功能折l旧据实地查勘,估价对象建筑物无因在功能上的缺乏、落后或过剩造成的建筑物价值减损,确定估价对象无功能折旧. 0 0

-3 外部折l旧经济折旧:据实地查勘,确定估价对象无经济折旧. 0 0

12建筑物价值建筑物重置成本-建筑物折旧3,92916,095,368

13 成本价值重置成本-建筑物折l旧 39,505 161,843,846

建筑物重置成本计算表:序注释号项目计算方法及说明单价或比率计算结果(元)

℃建设成本同《成本法估价计算表》3,64914,949,335

-1前期费用143585,847

-2建筑安装工程费2,85011,675,967

①土建工程费1,4005,735,562

a 基础工程根据当地同类工程造价水平以及估价对象 100 409,683

b 主体工程类型、结构、规模和档次确定各项开发成本. 1,300 5,325,879

②安装工程费经综合确定估价对象建设成本为6502,662,941

③装饰装修工程费14,949,335元；折合单价为3,649元/㎡28003,277,464

-3基础设施建设费228934,077

-4公共配套设施费00

-5其他工程费143585,847

-6开发期间税费2851,167,597

2管理费用管理费用=建设成本×管理费率3%448,480

3 销售费用销售费用=重置成本×销售费率 1% 0.01000P

4 投资利息投资利息=(建设成本+管理费用+销售费用)×[(1+R)^(N/2)-1] 4.27% 0.00043P+657,487

销售税费销售税费=应纳增值税税额+城建税及附加+印花税 5.38% 0.05381P

增值税销售收入-(1+5%)×5% 5.00% 0.04762P

5 城市维护建设税 7增值税×% 7.00% 0.00333P

教育费附加 3增值税×% 3.00% 0.00143P

地方教育费附加 2增值税×% 2.00% 0.00095P

印花税销售收入÷(1+5%)x0.05% 0.05% 0.00048P

6 开发利润开发利润=(建设成本+管理费用+销售费用+投资利息)×成本利润率 20% 00209O.P+3,211,060

世联评估P.37

世联估字BJ2024D(2)090015号7建筑物重置成本(P) P=1+2+3+4+5+6+7 5,037 20,635,087

地下库房:

成本法估价计算表序注释号项目项目内容建筑物名称不计容建筑面积(m):开发建设期(年)计算方法及说明地下库房5,510.71

单价或比率计算结果(元)

℃土地取得成本土地取得成本=地价+取得税费8,28745,668,802

-1取得价格按基准地价系数修正法测算结果总地价=楼面地价×建筑面积8,04244,317,130

-2 取地税费根据当地房地产相关规定,购买土地的税费包括契税和印花税,为购买价的3.05%.则:3.05取地税费=Ax% 3.05% 1,351,672

2建设成本根据当地同类工程造价水平以及估价对象类型、结构、规模和档次确定各项开发成本.建设成本=(1)+(2)+(3)+(4)+(5)+(6)2,78315,337,133

-1前期费用109600,667

-2建筑安装工程费2,17411,981,111

①土建工程费1,6008,817,136

a 基础工程 100 551,071

b 主体工程根据当地同类工程造价水平以及估价对象 1,500 8,266,065

②安装工程费类型、结构、规模和档次确定各项开发成本.2741,510,762

③装饰装修工程费经综合确定估价对象建设成本为3001,653,213

-3基础设施建设费174958,864

-4公共配套设施费00

-5其他工程费109600,667

-6开发期间税费2171,195,824

3管理费用活动的必要支出.包括房地产开发商的人员工资及福利费、办公费、差旅费等,一般为建设成本的2-6%,结合估价对象特点和投资规模,本次评估管理费按建设成本的3%计.则:管理费用=(土地取得成本+建设成本)×管理费率3%1,830,178

4 销售费用要支出,包括广告费、代理费等,一般为销售收入的1%～3%,本次评估按销售收入的1%计.则:销售费用=重置成本×销售费率 1.0% 0.01000V

5 投资利息据项目情况确定工期为2年,利率取现行 4.27% 0.00043V+4,716,427

世联评估P.38

其他

世联估字BJ2024D(2)090015号销售税费增值税年期LPR加点后确定.根据央行发布的最新一期中国货币政策执行报告数据,于价值时点最新一年期LPR为3.45%,本次取加点数0.82为%,即贷款利率为3.45%+0.82%=4.27%.投资利息=土地取得成本×[(1+4.27%)^2-1]+(建设成本+管理费用+销售费用)×[(1+4.27%)^2/2-1]销售税费=增值税+城建税及附加+印花税根据《财政部国家税务总局关于全面推开营业税改征增值税试点的通知》,采用简易计税方法,以取得的全部价款和价外费用为销售额,按照5%的征收率计算应纳税额.则:销售收入÷(1+5%)×5% 5.38%5.00% 0.05381V0.04762V

印花税根据《中华人民共和国印花税法》规定,不动产销售订立的书据按所载金额的0.5%计算缴纳印花税.则:销售收入÷(1+5%)×0.05%根据以房地产开发为主营业务的上市公司年报、季报中具体房地产开发项目分析,一 0.05% 0.00048V

7 开发利润年报、季报中具体房地产开发项目分析,一般非房地产开发企业的房地产开发成本利润率一般为5-15%,结合估价对象用途、经营情况和所在区域,本次评估确定估价对象成本利润率为10%.则:开发利润=(土地取得成本+建设成本+管理费用+销售费用+投资利息)×成本利润率 10% 0.00104V+6,755,254

8 重置成本 (V) V=1+2+3+4+5+6+7 14,426 79,497,383

其建筑物重置成本详见:建筑物重置成本计算表3,51819,384,380

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"row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1323.0, 516.0, 1365.0 ], "text": "建筑安装工程费", "row": 7, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1323.0, 1078.0, 1365.0 ], "text": "", "row": 7, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1323.0, 1255.0, 1365.0 ], "text": "2,160", "row": 7, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1323.0, 1551.0, 1365.0 ], "text": "30,038,602", "row": 7, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1370.0, 256.0, 1412.0 ], "text": "①", "row": 8, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1370.0, 516.0, 1412.0 ], "text": "土建工程费", "row": 8, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1370.0, 1078.0, 1412.0 ], "text": "", "row": 8, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1370.0, 1255.0, 1412.0 ], "text": "1,600", "row": 8, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1370.0, 1551.0, 1412.0 ], "text": "22,250,816", "row": 8, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1417.0, 256.0, 1458.0 ], "text": "a", "row": 9, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1417.0, 516.0, 1458.0 ], "text": "基础工程", "row": 9, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1417.0, 1078.0, 1458.0 ], "text": "", "row": 9, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1417.0, 1255.0, 1458.0 ], "text": "100", "row": 9, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1417.0, 1551.0, 1458.0 ], "text": "1,390,676", "row": 9, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1461.0, 256.0, 1503.0 ], "text": "b", "row": 10, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1461.0, 516.0, 1503.0 ], "text": "主体工程", "row": 10, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1461.0, 1078.0, 1503.0 ], "text": "根据当地同类工程造价水平以及估价对象", "row": 10, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1461.0, 1255.0, 1503.0 ], "text": "1,500", "row": 10, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1461.0, 1551.0, 1503.0 ], "text": "20,860,140", "row": 10, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1509.0, 256.0, 1554.0 ], "text": "②", "row": 11, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1509.0, 516.0, 1554.0 ], "text": "安装工程费", "row": 11, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1509.0, 1078.0, 1554.0 ], "text": "类型、结构、规模和档次确定各项开发成本.", "row": 11, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1509.0, 1255.0, 1554.0 ], "text": "260", "row": 11, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1509.0, 1551.0, 1554.0 ], "text": "3,615,758", "row": 11, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1556.0, 256.0, 1596.0 ], "text": "③", "row": 12, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1556.0, 516.0, 1596.0 ], "text": "装饰装修工程费", "row": 12, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1556.0, 1078.0, 1596.0 ], "text": "", "row": 12, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1556.0, 1255.0, 1596.0 ], "text": "300", "row": 12, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1556.0, 1551.0, 1596.0 ], "text": "4,172,028", "row": 12, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1600.0, 256.0, 1644.0 ], "text": "-3", "row": 13, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1600.0, 516.0, 1644.0 ], "text": "基础设施建设费", "row": 13, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1600.0, 1078.0, 1644.0 ], "text": "", "row": 13, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1600.0, 1255.0, 1644.0 ], "text": "173", "row": 13, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1600.0, 1551.0, 1644.0 ], "text": "2,405,869", "row": 13, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1648.0, 256.0, 1689.0 ], "text": "-4", "row": 14, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1648.0, 516.0, 1689.0 ], "text": "公共配套设施费", "row": 14, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1648.0, 1078.0, 1689.0 ], "text": "", "row": 14, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1648.0, 1255.0, 1689.0 ], "text": "0", "row": 14, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1648.0, 1551.0, 1689.0 ], "text": "0", "row": 14, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1693.0, 256.0, 1736.0 ], "text": "-5", "row": 15, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1693.0, 516.0, 1736.0 ], "text": "其他工程费", "row": 15, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1693.0, 1078.0, 1736.0 ], "text": "", "row": 15, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1693.0, 1255.0, 1736.0 ], "text": "108", "row": 15, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1693.0, 1551.0, 1736.0 ], "text": "1,501,930", "row": 15, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1739.0, 256.0, 1783.0 ], "text": "-6", "row": 16, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1739.0, 516.0, 1783.0 ], "text": "开发期间税费", "row": 16, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1739.0, 1078.0, 1783.0 ], "text": "", "row": 16, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1739.0, 1255.0, 1783.0 ], "text": "216", "row": 16, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1739.0, 1551.0, 1783.0 ], "text": "3,003,860", "row": 16, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 1803.0, 256.0, 2096.0 ], "text": "3", "row": 17, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 1803.0, 516.0, 2096.0 ], "text": "管理费用", "row": 17, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 1803.0, 1078.0, 2096.0 ], "text": "指建设单位为组织和管理房地产开发经营活动的必要支出.包括房地产开发商的人员工资及福利费、办公费、差旅费等,一般为建设成本的2-6%,结合估价对象特点和投资规模,本次评估管理费按建设成本的3%计.则:管理费用=(土地取得成本+建设成本)×管理费率", "row": 17, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 1803.0, 1255.0, 2096.0 ], "text": "3%", "row": 17, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 1803.0, 1551.0, 2096.0 ], "text": "3,458,407", "row": 17, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 191.0, 2108.0, 256.0, 2247.0 ], "text": "4", "row": 18, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 261.0, 2108.0, 516.0, 2247.0 ], "text": "销售费用", "row": 18, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 521.0, 2108.0, 1078.0, 2247.0 ], "text": "是指预售或销售开发完成后的房地产的必要支出,包括广告费、代理费等,一般为销售收入的1%～3%,本次评估按销售收入的", "row": 18, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1084.0, 2108.0, 1255.0, 2247.0 ], "text": "1.0%", "row": 18, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1263.0, 2108.0, 1551.0, 2247.0 ], "text": "0.01000V", "row": 18, "col": 4, "col_span": 1, "row_span": 1 } ] } ], "table_counts": 0}

其他

世联估字BJ2024D(2)090015号5 投资利息 1%计.则:销售费用=重置成本×销售费率据项目情况确定工期为2年,利率取现行一年期LPR加点后确定.根据央行发布的最新一期中国货币政策执行报告数据,于价3.45值时点最新一年期LPR为%,本次取0.82加点数为%,即贷款利率为3.45%+0.82%=4.27%.投资利息=土地取得成本×[(1+4.27%)^2-1]+(建设成本+管理费用+销售费用)×[(1+4.27%)^2/2-1] 4.27% 0.00043V+8,490,777

销售税费增值税销售税费=增值税+城建税及附加+印花税根据《财政部国家税务总局关于全面推开营业税改征增值税试点的通知》,采用简易计税方法,以取得的全部价款和价外费用为销售额,按照5%的征收率计算应纳税额.则:销售收入÷(1+5%)×5% 5.38%5.00% 0.05381V0.04762V

7 地方教育费附加印花税开发利润关问题的通知》规定,地方教育附加征收标准统一为单位和个人(包括外商投资企业、外国企业及外籍个人)实际缴纳的增值税税额的2%.则:增值税×2%根据《中华人民共和国印花税法》规定,不动产销售订立的书据按所载金额的0.5%计算缴纳印花税.则:销售收入÷(1+5%)×0.05%根据以房地产开发为主营业务的上市公司年报、季报中具体房地产开发项目分析,一般非房地产开发企业的房地产开发成本利润率一般为5-15%,结合估价对象用途、经营情况和所在区域,本次评估确定估价对象成本利润率为10%.则:开发利润=(土地取得成本+建设成本+管理费用+销售费用+投资利息)×成本利润率 2.00%0.05%10% 0.00095V0.00048V0.001O4V+12,722,942

世联评估P42{ "contents": [ { "text": "世联估字BJ2024D(2)090015号", "type": "txt", "pos": [ 1279.0, 214.0, 1597.0, 249.0 ] }, { "text": "建筑物重置成本计算表", "type": "txt", "pos": [ 204.0, 1035.0, 495.0, 1069.0 ] }, { "text": "世联评估P43", "type": "txt", "pos": [ 257.0, 2252.0, 1585.0, 2296.0 ] } ], "table": [ { "type": "table", "pos": [ 200.0, 341.0, 1548.0, 1028.0 ], "data": [ { "type": "cell", "pos": [ 200.0, 341.0, 270.0, 394.0 ], "text": "8", "row": 0, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 279.0, 341.0, 502.0, 394.0 ], "text": "重置成本 (V)", "row": 0, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 510.0, 341.0, 1070.0, 394.0 ], "text": "V=1+2+3+4+5+6+7", "row": 0, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1074.0, 341.0, 1249.0, 394.0 ], "text": "10,766", "row": 0, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1251.0, 341.0, 1548.0, 394.0 ], "text": "149,726,504", "row": 0, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 200.0, 396.0, 270.0, 475.0 ], "text": "其中", "row": 1, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 279.0, 396.0, 502.0, 475.0 ], "text": "建筑物重置成本(P)", "row": 1, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 510.0, 396.0, 1070.0, 475.0 ], "text": "详见:建筑物重置成本计算表", "row": 1, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1074.0, 396.0, 1249.0, 475.0 ], "text": "3,495", "row": 1, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1251.0, 396.0, 1548.0, 475.0 ], "text": "48,599,169", "row": 1, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 200.0, 476.0, 270.0, 529.0 ], "text": "9", "row": 2, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 279.0, 476.0, 502.0, 529.0 ], "text": "建筑物折旧", "row": 2, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 510.0, 476.0, 1070.0, 529.0 ], "text": "(1)+(2)+(3)", "row": 2, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1074.0, 476.0, 1249.0, 529.0 ], "text": "769", "row": 2, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1251.0, 476.0, 1548.0, 529.0 ], "text": "10,691,817", "row": 2, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 200.0, 536.0, 270.0, 709.0 ], "text": "-1", "row": 3, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 279.0, 536.0, 502.0, 709.0 ], "text": "物质折旧", "row": 3, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 510.0, 536.0, 1070.0, 709.0 ], "text": "估价对象年限成新率为57%,观测成新率为87%,则:综合成新率=年限成新率×30%+观测成新率×70%=78%；物质折l旧=建筑物重置成本×(1-综合成新率)", "row": 3, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1074.0, 536.0, 1249.0, 709.0 ], "text": "78%", "row": 3, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1251.0, 536.0, 1548.0, 709.0 ], "text": "10,691,817", "row": 3, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 200.0, 714.0, 270.0, 843.0 ], "text": "-2", "row": 4, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 279.0, 714.0, 502.0, 843.0 ], "text": "功能折I旧", "row": 4, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 510.0, 714.0, 1070.0, 843.0 ], "text": "据实地查勘,估价对象建筑物无因在功能上的缺乏、落后或过剩造成的建筑物价值减损,确定估价对象无功能折旧.", "row": 4, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1074.0, 714.0, 1249.0, 843.0 ], "text": "0", "row": 4, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1251.0, 714.0, 1548.0, 843.0 ], "text": "0", "row": 4, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 200.0, 847.0, 270.0, 933.0 ], "text": "-3", "row": 5, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 279.0, 847.0, 502.0, 933.0 ], "text": "外部折旧", "row": 5, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 510.0, 847.0, 1070.0, 933.0 ], 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1584.0 ], "text": "4,172,028", "row": 8, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1587.0, 259.0, 1630.0 ], "text": "-3", "row": 9, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 1587.0, 523.0, 1630.0 ], "text": "基础设施建设费", "row": 9, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 1587.0, 1114.0, 1630.0 ], "text": "", "row": 9, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 1587.0, 1273.0, 1630.0 ], "text": "173", "row": 9, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 1587.0, 1602.0, 1630.0 ], "text": "2,405,869", "row": 9, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1632.0, 259.0, 1675.0 ], "text": "-4", "row": 10, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 1632.0, 523.0, 1675.0 ], "text": "公共配套设施费", "row": 10, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 1632.0, 1114.0, 1675.0 ], "text": "", "row": 10, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 1632.0, 1273.0, 1675.0 ], "text": "0", "row": 10, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 1632.0, 1602.0, 1675.0 ], "text": "0", "row": 10, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1678.0, 259.0, 1722.0 ], "text": "-5", "row": 11, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 1678.0, 523.0, 1722.0 ], "text": "其他工程费", "row": 11, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 1678.0, 1114.0, 1722.0 ], "text": "", "row": 11, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 1678.0, 1273.0, 1722.0 ], "text": "108", "row": 11, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 1678.0, 1602.0, 1722.0 ], "text": "1,501,930", "row": 11, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1725.0, 259.0, 1768.0 ], "text": "-6", "row": 12, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 1725.0, 523.0, 1768.0 ], "text": "开发期间税费", "row": 12, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 1725.0, 1114.0, 1768.0 ], "text": "", "row": 12, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 1725.0, 1273.0, 1768.0 ], "text": "216", "row": 12, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 1725.0, 1602.0, 1768.0 ], "text": "3,003,860", "row": 12, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1771.0, 259.0, 1814.0 ], "text": "2", "row": 13, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 1771.0, 523.0, 1814.0 ], "text": "管理费用", "row": 13, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 1771.0, 1114.0, 1814.0 ], "text": "管理费用=建设成本×管理费率", "row": 13, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 1771.0, 1273.0, 1814.0 ], "text": "3%", "row": 13, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 1771.0, 1602.0, 1814.0 ], "text": "1,153,566", "row": 13, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1817.0, 259.0, 1862.0 ], "text": "3", "row": 14, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 1817.0, 523.0, 1862.0 ], "text": "销售费用", "row": 14, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 1817.0, 1114.0, 1862.0 ], "text": "销售费用=重置成本×销售费率", "row": 14, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 1817.0, 1273.0, 1862.0 ], "text": "1%", "row": 14, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 1817.0, 1602.0, 1862.0 ], "text": "0.01000P", "row": 14, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1866.0, 259.0, 1950.0 ], "text": "4", "row": 15, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 1866.0, 523.0, 1950.0 ], "text": "投资利息", "row": 15, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 1866.0, 1114.0, 1950.0 ], "text": "投资利息-(建设成本+管理费用+销售费用)×[(1+R)^(N/2)-1]", "row": 15, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 1866.0, 1273.0, 1950.0 ], "text": "4.27%", "row": 15, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 1866.0, 1602.0, 1950.0 ], "text": "0.00043P+1,691,166", "row": 15, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1955.0, 259.0, 2036.0 ], "text": "", "row": 16, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 1955.0, 523.0, 2036.0 ], "text": "销售税费", "row": 16, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 1955.0, 1114.0, 2036.0 ], "text": "销售税费=应纳增值税税额+城建税及附加+印花税", "row": 16, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 1955.0, 1273.0, 2036.0 ], "text": "5.38%", "row": 16, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 1955.0, 1602.0, 2036.0 ], "text": "0.05381P", "row": 16, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 2040.0, 259.0, 2089.0 ], "text": "5", "row": 17, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 2040.0, 523.0, 2089.0 ], "text": "增值税", "row": 17, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 2040.0, 1114.0, 2089.0 ], "text": "销售收入÷(1+5%)×5%", "row": 17, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 2040.0, 1273.0, 2089.0 ], "text": "5.00%", "row": 17, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 2040.0, 1602.0, 2089.0 ], "text": "0.04762P", "row": 17, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 2092.0, 259.0, 2137.0 ], "text": "", "row": 18, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 2092.0, 523.0, 2137.0 ], "text": "城市维护建设税", "row": 18, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 2092.0, 1114.0, 2137.0 ], "text": "7增值税×%", "row": 18, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 2092.0, 1273.0, 2137.0 ], "text": "7.00%", "row": 18, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 2092.0, 1602.0, 2137.0 ], "text": "0.00333P", "row": 18, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 2141.0, 259.0, 2188.0 ], "text": "", "row": 19, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 260.0, 2141.0, 523.0, 2188.0 ], "text": "教育费附加", "row": 19, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 526.0, 2141.0, 1114.0, 2188.0 ], "text": "3增值税×%", "row": 19, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1120.0, 2141.0, 1273.0, 2188.0 ], "text": "3.00%", "row": 19, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1278.0, 2141.0, 1602.0, 2188.0 ], "text": "0.00143P", "row": 19, "col": 4, "col_span": 1, "row_span": 1 } ] } ], "table_counts": 0}

世联估字BJ2024D(2)090015号

16,184.38故,估价对象成本价值总值为:地上办公总值万元、地下库房总值7,523.28万元、地下车位总值13,903.47万元(四舍五入保留百位).2.收益法评估估价对象在假定未设立法定优先受偿权下的价值(1)选择具体估价方法收益法评估可采用报酬资本化法及直接资本化法,本次采用报酬资本化法测算:经估价人员实地查勘及周边调查,估价对象目前正常经营且收益稳定,收益年限为有限年,所在区域同类物业出租时,均按一定的等比递增率来确定各年租金,租金收入实例较充分.故本次估价采用全剩余寿命模式测算收益价值,选用收益等比递增公式.具体计算公式如下:

AVY-g

式中:

V收益价值

A房地产未来第一年净收益Y报酬率

t净收益变化的年份g净收益每年递增率n获取收益的持续年限

(2)确定未来收益①租约限制根据权利人提供的租赁合同可知,估价对象已部分出租,租赁面积为套内建筑面积且剩余租期较短,故本次评估过程中未考虑可能存在的租约限制

估价对象地上用途为综合,通常参考周边类似办公物业租金,采用比较法

世联评估P.44 地方教育费附加 2增值税×% 2.00% 0.000 P

印花税销售收入-(1+5%)x0.05% 0.05% 0.000 P

6 开发利润开发利润=(建设成本+管理费用+销售费用+投资利息)×成本利润率 10% 0.00104P+ 4,129,692

7 建筑物重置成本(P) P=1+2+3+4+5+6+7 3,495 48,59

世联估字BJ2024D(2)090015号

确定估价对象于价值时点的市场租金,测算过程如下:

可比实例确认表项目可比实例A 可比实例B 可比实例C

物业位置用途成交日期中关村科贸中心办公2024年6月中科大厦办公2024年6月 E世界财富中心办公2024年6月

出租面积(m2) 600 398 590

成交租金 (元/m天) 4.8 5.3 5

租金内涵成交租金含税不包括物业费、水、电、暖等费用;按照建筑面积计租.成交租金含税不包括物业费、水、电、暖等费用;按照建筑面积计租.成交租金含税不包括物业费、水、电、暖等费用;按照建筑面积计租.

交易情况正常正常正常

所在楼层中区低区低区

结构钢混钢混钢混

装修情况简单装修简单装修精装修

比较租金测算一览表比较因素估价对象可比实可比实可比实

日租金(元/m·天)用途交易情况租赁时间 4.8 5.3 5

参考办公100办公100办公100办公100

正常100正常100正常100正常100

2024年6月28日1002024年6月1002024年6月1002024年6月100

交通便捷程度较便捷100较便捷100较便捷100较便捷100

公共配套完善程度较完善100较完善100较完善100较完善100

区楼层低区100中区102低区100低区100

状商务氛围较浓厚100较浓厚100较浓厚100较浓厚100

况景观无特殊景观100无特殊景观100无特殊景观100无特殊景观100

基础设施宗地外“七通”100宗地外“七通”100宗地外“七通”100宗地外“七通”100

空间布局较合理100较合理100较合理100较合理100

楼宇档次中档100中高档101中高档101中高档101

实新l日程度 (7-8]成新 100 (7-8]成新 100 (7-8]成新 100 (7-8]成新 100

状规模(rm) 170.37适合 100 600一般 96 398较适合 98 590较适合 98

装修状况简单装修100简单装修100简单装修100精装修102

采光通风一般100较好101较好101较好101

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1610.0, 391.0 ], "text": "可比实例C", "row": 0, "col": 7, "col_span": 2, "row_span": 1 }, { "type": "cell", "pos": [ 200.0, 395.0, 522.0, 437.0 ], "text": "层高", "row": 1, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 528.0, 395.0, 724.0, 437.0 ], "text": "标准平层", "row": 1, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 725.0, 395.0, 808.0, 437.0 ], "text": "100", "row": 1, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 812.0, 395.0, 982.0, 437.0 ], "text": "标准平层", "row": 1, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 986.0, 395.0, 1061.0, 437.0 ], "text": "100", "row": 1, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1067.0, 395.0, 1239.0, 437.0 ], "text": "标准平层", "row": 1, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1243.0, 395.0, 1321.0, 437.0 ], "text": "100", "row": 1, "col": 6, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1324.0, 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"type": "cell", "pos": [ 274.0, 1642.0, 571.0, 1681.0 ], "text": "物业名称", "row": 0, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1642.0, 1110.0, 1681.0 ], "text": "取值及计算说明", "row": 0, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1115.0, 1642.0, 1280.0, 1681.0 ], "text": "地上办公", "row": 0, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1285.0, 1642.0, 1445.0, 1681.0 ], "text": "地下库房", "row": 0, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1446.0, 1642.0, 1607.0, 1681.0 ], "text": "地下车位", "row": 0, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1685.0, 271.0, 1722.0 ], "text": "", "row": 1, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 274.0, 1685.0, 571.0, 1722.0 ], "text": "建筑面积(㎡)", "row": 1, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1685.0, 1110.0, 1722.0 ], "text": "根据产权证登记面积确定.", "row": 1, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1115.0, 1685.0, 1280.0, 1722.0 ], "text": "4,096.83", "row": 1, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1285.0, 1685.0, 1445.0, 1722.0 ], "text": "5,510.71", "row": 1, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1446.0, 1685.0, 1607.0, 1722.0 ], "text": "13,906.76", "row": 1, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1726.0, 271.0, 1870.0 ], "text": "", "row": 2, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 274.0, 1726.0, 571.0, 1870.0 ], "text": "租赁面积(m2)", "row": 2, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1726.0, 1110.0, 1870.0 ], "text": "根据估价人员的现场调查,周边同类型物业的出租面积一般按建筑面积为准,本次评估以估价对象的建筑面积作为可出租面积,有效出租100面积为%.", "row": 2, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1115.0, 1726.0, 1280.0, 1870.0 ], "text": "4,096.83", "row": 2, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1285.0, 1726.0, 1445.0, 1870.0 ], "text": "5,510.71", "row": 2, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1446.0, 1726.0, 1607.0, 1870.0 ], "text": "13,906.76个)", "row": 2, "col": 5, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 190.0, 1875.0, 271.0, 2204.0 ], "text": "基础数据", "row": 3, "col": 0, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 274.0, 1875.0, 571.0, 2204.0 ], "text": "重置单价(元/㎡)收益年限 (n)", "row": 3, "col": 1, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 576.0, 1875.0, 1110.0, 2204.0 ], "text": "估价人员根据现场勘察的情况和价值时点的房地产市场行情,结合建筑物的建筑结构、装修情况、使用维修保养情况,综合确定估价对象重置单价详见成本法.估价对象为钢筋混凝土结构建筑物,非生产用房剩余建筑物耐用年限约为40年；估价对象土地剩余使用年限为27年,剩余建筑物耐用年限长于土地剩余使用年限,由于估价对象为非住宅物业,考虑谨慎原则,本次评估设定估", "row": 3, "col": 2, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1115.0, 1875.0, 1280.0, 2204.0 ], "text": "5,037", "row": 3, "col": 3, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1285.0, 1875.0, 1445.0, 2204.0 ], "text": "3,518", "row": 3, "col": 4, "col_span": 1, "row_span": 1 }, { "type": "cell", "pos": [ 1446.0, 1875.0, 1607.0, 2204.0 ], "text": "3,495", "row": 3, "col": 5, "col_span": 1, "row_span": 1 } ] } ], "table_counts": 0}

其他

世联估字BJ2024D(2)090015号序号物业名称取值及计算说明地上办公地下库房地下车位

报酬率 (Y) 价对象土地出让年限届满后土地使用权由国家无偿收回,且对建筑物残余价值不予补偿.即收益年期为27年.报酬率=无风险报酬率+投资风险补偿率+管理负担补偿率+缺乏流动性补偿率-易于获得融资的优惠率-投资带来的优惠率.经计算,报酬率为:办公1.5%+4%+0.1%+1%-1.1%=5.5%地下库房1.5%+3%+0.1%+1%-1.1%=4.5%地下车位1.5%+2.5%+0.1%+1%-1.1%=4% 5.5% 4.5% 4.0%

单位租金(元/㎡·天)/(元/个.月)根据比较法及市场调研确定.5.002.00600

净收益年递增率(g)空置率根据市场调查,分析当地同类房地产租金趋势,并结合估价对象的具体情况,确定净收益每年递增率为地上办公3%、地下库房及车位1%.是指房屋在出租过程中遇到没有出租出去的空置期而产生的租金损失,根据估价对象周边物业出租情况,并结合估价对象的具体情况,考虑估价对象每年的内部调整和装修时间等,确定空置率为地上办公、地下车位10%、地15下库房%. 3.0%10% 1.0%15% 1.0%10%

℃有效毛租金收入潜在毛租金收入-租金损失6,729,0433,419,3952,028,240

-1潜在毛租金收入日单位租金×租赁面积×365车位月租金×车位个数×127,476,7154,022,8182,253,600

-2租金损失租金损失=潜在毛租金收入×空置率747,672603,423225,360

2其他收入1.50(年利率为%)运营费用增值税其他收入一般指房屋保证金的利息收入,根据对估价对象所在区域的市场调查,其房屋租赁的保证金一般为1个月的月租金,故本次评估保证金按|个月租金确认,利息按一年期存1.5款利率%计,押金×年利率运营费用是维持估价对象房地产正常使用或营业的必要费用,包括维修费、管理费、保险费、税金等,本次估价假设总费用在各期的变化趋势与租金水平的变化趋势相同.根据当地房屋租赁管理相关规定,房屋的运营费用如下；运营费用=(1)+(2)+(3)+(4)+(5)+(6)+(7)+(8)+(9)根据《财政部国家税务总局关于全面推开营业税改征增值税试点的通知》《纳税人提供不动产经营租赁服务增值税征收管理暂行办法》规定,估价对象适用简易计税方法,按照5%的征收率计算应纳税额.则:有效毛收入-(1+5%)×5%9,3465,0292,817

-2城市建设维护税根据《中华人民共和国城市维护建设税法》规定,城市维护建设税按照实际缴纳的增值税税额的7%计算缴纳.则:增值税×7%22,43011,3986,761

-3教育费附加根据《国务院关于修改<征收教育费附加的暂行规定>的决定》规定,教育费附加按照实际缴纳的增值税税额的3%计算缴纳.则:增值9,6134,8852,897

世联评估P.47

其他

世联估字BJ2024D(2)090015号序号物业名称取值及计算说明地上办公地下库房地下车位

3税×%.

-4地方教育费附加根据《财政部关于统一地方教育附加政策有关问题的通知》规定,地方教育费附加按照实际缴纳的增值税税额的2%计算缴纳.则:增2值税×%.6,4093,2571,932

-5 印花税根据《中华人民共和国印花税法》规定,印花税按租赁金额1%缴纳,则:有效毛收入÷(1+5%)x0.1%. 6,409 3,257 1,932

-6 房产税根据《中华人民共和国房产税暂行条例》规定,企业出租房屋,以房产租金收入为房产税的计税依据,税率为12%,则:(有效毛收入/1.05)12x%. 769,033 390,788 231,799

-7维修费指为保证房屋正常使用每年需支付的修鳝费用,本次评估建筑物的有效毛收入计算；则有效毛收入×%.0.533,64517,09710,141

-8管理费指对出租房屋进行的必要管理所需的费用,本次评估按有效毛收入计算,则:有效毛收入×0.5%.33,64517,09710,141

-9 保险费指房地产权利人为使自己的房地产避免意外损失而向保险公司支付的费用,本次评估建筑物的重置成本计算；则:重置单价×建筑面积x%.0.1 20,636 19,387 48,604

4 房地产第一年净收益A 有效毛租金收入-运营费用+其他收入 5,516,138 2,794,430 1,620,267

5 收益价值√ Y≠g,A/(Y-g)×(1-((1+g)/(1+Y))^n) 105,171,637 48,016,295 29,504,602

经评估测算,最终确定估价对象的收益价值,地上办公总值为10,5l7.16

万元、地下库房总值为4,801.63万元、地下车位总值为2,950.46万元(四

舍五入保留至百位).

(八)估价结果确定

1.确定估价对象在假定未设立法定优先受偿权下的价值

根据《房地产估价规范》要求及估价对象的具体情况,我们分别采用成本

法和收益法对估价对象进行了价格测算,测算结果差距较大.

通过对当地地产市场调查和项目所在区域环境分析,结合估价人员的经验

我们认为收益法能直观地反映市场情况,其测算结果较成本法更接近估价

对象的客观市场价值,因此采用以收益法测算结果为主,成本法测算结果

为辅,取两者的加权平均值来确定估价对象的最终价值.

则估价对象的评估结果为

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其他

世联估宇BJ2024D(2)090015号

评估结果测算表项目(2)评估方法测算结果(万元)权重评估总价(万元)(元/股)

地上办公4,096.83成本法收益法16,184.380.412,784.0531,205

成本法7,523.280.4

地下库房5,510.71收益法4,801.630.65,890.2910,689

地下车位13,906.76收益法2,950.460.67,331.665,272

合计23,514.3026,006.0011,060

2.确定法定优先受偿款

法定优先受偿款为假定在价值时点实现抵押权时,已存在的依法优先于本

次抵押贷款受偿的款额,包括已抵押担保的债权数额、发包人拖欠承包人

的建设工程价款、其他法定优先受偿款.

根据权利人提供的《有关法定优先受偿权利的承诺函》及不动产登记查询

结果可知,估价对象已经设定抵押.由于本次评估为续贷评估,根据相关

规定,在为同一抵押权人进行的续贷房地产抵押估价时,可不减去续贷对

应的已抵押担保的债权数额,故本次评估设定估价对象已抵押债担保的权

数额为零.除此之外,本次评估未发现可能存在的其他法定优先受偿款

故本次评估估价对象法定优先受偿款合计为0万元

3.确定抵押价值

房地产抵押价值为假定未设立法定优先受偿权下的价值减去注册房地产估

价师知悉的法定优先受偿款后的价值.

抵押价值=假定未设立法定优先受偿权下的价值-法定优先受偿款

=26,006-0

26,006=(万元)

4.确定预期税费

根据北京市相关政策规定,房地产转让当事人应当依法缴纳税费.本报告

根据委托方机构相关规定测算预期税费,若估价对象以市场价值发生转让

预计卖方应交纳税费为人民币2,897万元(计算详见附件《预期税费计算

表》).

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世联估字BJ2024D(2)090015号

5.确定抵押净值

抵押净值=抵押价值-预期税费

=26,006-2,897

23,109=(万元)

6.确定最终估价结果

估价人员根据估价目的,遵循估价原则,采用科学的估价方法,在认真分

析所掌握资料与影响估价对象价值诸因素的基础上,根据市场调查,结合

估价对象的个别因素和使用现状,最终确定估价对象在价值时点的估价结

果如下:

》假定未设立法定优先受偿权下的价值:

26,006评估总价:人民币万元

大写金额:人民币贰亿陆仟零陆万元整

》注册房地产估价师知悉的法定优先受偿款:

法定优先受偿款:人民币0万元

》确定估价对象的房地产抵押价值:

26,006抵押价值:人民币万元

大写金额:人民币贰亿陆仟零陆万元整

23,109抵押净值:人民币万元

大写金额:人民币贰亿叁仟壹佰零玖万元整

(此页以下无正文)

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五、附件

■估价委托书复印件(我司已与估价委托方签定评估委托框架协议,故

本次评估不单独提供估价委托书)

■预期税费计算表

■估价对象位置图

■估价对象周边及估价对象相关照片

■估价对象权属证明等资料复印件

■估价对象《有关法定优先受偿权利的承诺函》《抵押承诺书》等复印件

■权利人企业法人营业执照复印件

■房地产估价机构营业执照和估价备案证书复印件

■注册房地产估价师估价资格证书复印件

■无专业帮助情况和相关专业意见

世联评估

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其他

世联估字BJ2024D(2)090015号

附件一:预期税费计算表

根据北京市房地产转让有关规定,房地产转让当事人应当依法缴纳税费

若预估对象以评估总值发生转让,预计应纳税费如下:

预期税费计算表单位:万元税(费)种海淀区中关村大街18号301等综合及库房、车位用途房地产

税(费)计算方法转让额(万元):26,006

应补地价(万元):-

增值税含税销售收入/(1+5%)×5%1,238

城建税7增值税×%87

教育费附加3增值税×%37

地方教育费附加2增值税×%25

印花税0.05不含增值税的销售收入×%12

土地增值税核定征收=不含增值税的销售收入×核定征收率(5%)1,238

处置费用1转让额×%260

合计2,897.00

计算说明:1.表中所计为转让方(卖方)应缴的税费,并未计入买方应缴的税费

(契税[3%]、转让登记费、印花税[0.05%]).

2.北京市按照《中华人民共和国土地增值税暂行条例》、《中华人民共

和国土地增值税暂行条例实施细则》、《北京市人民政府关于征收土地增值税有关

政策问题的通知》的规定征收土地增值税.

3.计算增值额的扣除项目,包括:(1)取得房地产所支付的金额；(2)

与转让房地产有关的税金；(3)财政部规定的加计5%扣除金额.

4.计算土地增值税税额,可按增值额乘以适用的税率减去扣除项目金

额乘以速算扣除系数的简便方法计算,具体公式如下:(1)增值额未超过扣除项

目金额50%土地增值税税额=增值额×30%；(2)增值额超过扣除项目金额50%

未超过100%的土地增值税税额=增值额×40%-扣除项目金额×5%；(3)增值

额超过扣除项目金额100%,未超过200%的土地增值税税额=增值额×50%-

扣除项目金额×15%；(4)增值额超过扣除项目金额200%土地增值税税额=增

值额×60%-扣除项目金额×35%.

5.北京市棍据京财税[2003]1376号文件的规定,单位和个人销售或

转让其购置的不动产以全部收入减去不动产的购置或受让原价后的余额为营业额

作为营业税征税基数.

世联评估

P.52

None

合型料长古

GEQ

元7

68注释号

None

7福

None

￥林x中

None

創瓢刑间智烟石℃

盗

None

0006

-0.8福

1婴

202f沙福

心福20福8

08-6

o喜沪9

1152

客

℃

e小6海60

None

00032068

世联估字BJ2024D(2)090015号

None

国

6-话℃

内部状况内部状况

None

福

内部状况内部状况

健

717

None

查勘人员与估价对象内部状况

None

学理

爱-

清印

行租C℃

1福

内部状况内部状况

世联评估

P.54

世联估字BJ2024D(2)090015号

内部状况内部状况

世联评估

P.55

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产别股份制房屋用途综合宗地面积楼平房占地总面积09.35

平房建筑面积楼房建筑面积116,002.21楼、平房建筑总面积116,002.21

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日期内容

20,812.3n乙1o.7.p26(0:j0-80m地登记专用章照托房限所有权证、买卖宗地部分王上简房轩给中国汇大银行股份有限公淀行(相房号:1(05、770)172H0分楼十中程为京海国用120083该茶2,208.5方用格7四性元+地748.4℃℃地K土地登记专用食海淀)7278℃.7E新--7.-*(rY根茶卖合同,分推协议,将部分土地随房屋23102A05-23315-2323;2201-2203、2205-2212、2215(223)转L宝翔车司:京海国用(2010转)第5081号福信永大有积变更登(2010转)第5082号,原土地证EM5x土地登记专用章j(海淀)

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日期内容,

0)ol1.Dl、.30 (003)第166号,爱二入地登记专用章限公计部份随房转让给北京创在党科技发履息公司.转让具体部户91号,转让部分建筑1176方来.转1方原上地证阅金通积100026格房产证、买卖合司,国史对科技发展,股,方米2011转)第,5201上方上地证号为京海口应分排上地16548海淀根据房产成合宗地田北京中关村科技发展(控股限公部价专证结北絮掌利技发展有限公司.转让力心门02.6平月8转具8层03号41部分建年0快万米,区摊士地,,、99.91)月(20031出)第2166号,受日方十方米.转原十地证润阳积2011京海国用海》2569126908根据房产证:X京房权证海宇第号商品房买卖合同,分摊协议,将部分土地随房屋(转让房间:804、805)转移至北京御盛隆堂科技发展有限公司.受上土地证号为京海国(2011转)第5312号,本宗地土地面积变更约92149平方土地警记专用章公根据房产证:X京房权证海字第204308号,商品房买卖合同,分准协议,将部分土绝随房屋(转让房间,802)转移至北京御盛隆堂科技发展有限公司.受让方土地证号为京海国用(2011比)第00021号,920628本宗地士地面积变更为平方来.1.C.福

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世联评估

有关法定优先受偿权利的承诺函

深圳市世联土地房地产评估有限公司

因抵押贷款的需要,特委托贵公司对北京市海淀区中关村大街18号(中关村科贸

中心)部分综合、地下库房、地下车位等用途房地产在价值时点(2024年6月28日)的抵

押价值进行评估,根据建设部、人行、银监会发布的《房地产抵押估价指导意见》的要求,

现提供《已抵押担保的债权明细表》(附表1),并就表内所述相关事项做出如下承诺,并

承担相应的法律责任.

1.附表1所提供的相关信息来源于产权方,是真实准确的

2.截止价值时点,拟评估房地产不存在除附表1列示之外,其他优先受偿款事项；

3.附表1所涉及押担保的债权是真实、合法和完整的.

产权人公司(公司委托人(公章):

2024年月日2024年月日

其他

世联评估

附表1

已抵押担保的债权明细表

项目名称:序号抵押物金融机构权利价值(万元)抵押期限

1北京市海淀区中关村大街18号(中关村科贸中心)部分综合、地下库房、地下车位等用途房地产

4合并计--

抵押物有/无需要支付的法定优先受偿款.在估价时点实现抵押权时,法定优先受偿款总额

为人民币/元.其中:

a) 拖欠承包人的建筑工程价款:人民币/元；

b)已抵押担保的债务数额:人民币/元；

c)其他法定优先受偿款:人民币/元.

拟抵押的房地产在价值时点有无设立居住权、租赁权、地投权等其他权利限制；(设立权利

限制:)

(上述权利若有设立则据实填写,若未设立则填无.)

本公司承诺在办理本次抵押他项权利登记之前将注销上述抵押担保登记、偿还上述欠款.故

请贵司不考虑上述法定优先受偿款及其对房地产价值的影响.若本公司违反以上承诺、未真

实披露法定优先受偿款情况,由此对相关贷款银行及评估机构造成的一切损失将有本公司负

责赔偿,并承担相应的法律责任.

产权人/委托人(公算)

2024年月日

抵押承诺书

本公司同意以位于北京市海淀区中关村大街18号(中关村科贸中心)部分综合、地下库

房、地下车位等用途房地产(产权证号:京房权证海股字第0004603号)作为抵押物,为

(借款方)北京中关村四环医药开发有限责任公司向银行申请贷款提供抵押担保,若借款人

不能按照约定归还贷款本息,本公司同意贵行对抵押物行使抵押权,依约定处分上述抵押物

并以所得价款偿还包括但不限于:贷款本金、利息、罚息、可能发生的违约金、赔偿金以及

实现债权而发生的费用.本公司将对此抵押物的处分行为无条件予以承认.特此承诺.

承诺人(登记产权人):

2024年月日

其他

3595C

评估范围清单

海淀区中关村18目序号座落房号(2)所在层设计用途实际用途

℃ 海淀区中关村大街18注释号 30r 603.75 3 综合出租用于办公及库房

2302230.073综合出租用于办公及库房

3 4Ol 168.58 4 综合自用于办公及配套用房

4402676.874综合

5403312.144综合

6404119.274综合

7405202.414综合

8406142.524综合

9 50l 170.37 5 综合自用于办公及配套用房

10502681.045综合

℃503314.715综合

12504121.695综合

13505204.075综合

14506149.345综合

152地下层8,552.31-2综合(192车位个)

162地下层3,191.17-2综合库房

173地下层5,354.45-3综合(121车位个)

183地下层1,734.90-3综合库房

194地下层584.64-4综合库房

合计23,514.30---

其他

None

编号:19020

不动产抵押土地分摊面积计算

权利人:北京中关村科技发展(控股)股份有限

土地坐落:北京市海淀区中关村大街18号

土地分摊计算依据

1.土地使用权证2.房屋所有权证

依据该单位提供的国有土地使用权证[京海国用(2003出)第2166号],

宗地内该单位出让土地面积为13004.39平方米(分摊),2014年1月1日变

更为分摊8006.18平方米.用途为综合、配套(地下)及地下车库.本宗地

内只有一栋建筑物18号楼,现场已核实.

依据该单位提供的房屋所有权证[京房权证海股字第0004603号],宗

地内该单位出让土地面积13004.39平方米(分摊)对应的是18号楼建筑面

积为平方米.116002.21

依据该单位提供的抵押物清单,本次该单位抵押建筑面积为23514.30

平方米.详见下表:序号房号所在层建筑面积序号房号所在层建筑面积河北省第

13013603.751802-166-244.01河北省第

23023230.071812-167-244.01证书编号

34014168.581822-168-244.01130,016

44024676.871832-169-244.01

54034312.141842-170-244.01的有效部分者权益

64044119.271852-171--244.01成果(续)

74054202.411862-172-244.99

84064142.521872-173-244.99

95015170.371882-174-244.99

其他

,422-028-243.262212-15--2171.2911有1年1

432--029-243.262222-16--2135.33

442-030-243.262232-17-299.30

452-031-243.262242-18-2134.28

462-032-243.262253-001-353.45

472-033-243.262263--002-347.02

482-034-243.262273-003-345.44

492-035-243.262283-004-345.44

502-036-243.262293--005-345.44

512-037-243.262303-006-345.44

522-038-243.262313-007-345.44

532-039-243.262323-008-348.37

542-040-243.262333-009-333.14

552-041-243.262343-010-333.14

562-042-243.262353-011-333.14

572-043-243.262363-012-334.57

582-044-243.262373-013-334.57

592-045--243.262383-014-353.26

602-046-250.552393-015-353.26

612-047-250.552403-016-353.26

622-048-250.552413-017-353.26

632-049-252.662423-018-352.36

642-050-252.662433-019-352.36

652-051-244.992443-020-352.36

662-052-244.992453--021--353.26

672-053-244.992463-022-351.91

682-054-244.992473-023-343.26

692-055-244.992483-024-343.26

702-056-244.992493-025-343.26

712-057-252.062503-026-343.26

722-058-243.262513-027-353.64

732-059-243.262523-028-343.26

现金流量表

福1062-092--243.262853-061-344.12

1072-093-243.262863-062-344.12

1082-094-243.262873-063-344.12

1092-095-244.992883-064-344.12

1102-096-244.992893-065-344.12

1112-097-244.992903-066-344.12

1122-098-244.992913--067-344.12

1132-099--244.992923-068-344.12

1142-100-244.992933-069-344.12

1152-101-244.992943-070-344.12

1162-102-244.992953-071-344.12

1172-103-244.992963-072343.26

1182-104-244.992973-073-343.26

1192-105-244.992983-074-343.26

1202-106-244.992993-075-343.26

1212-107-244.993003-076-343.26

1222-108-244.993013-077-343.26

1232-109-244.993023-078-343.26

1242-110-244.993033-079-343.26

1252-111-244.993043--080-343.26

1262-112-244.993053-081-343.26

1272-113-244.993063-082-343.26

1282-114-244.993073-083-343.26

1292-115-244.993083--084-343.26

1302-116-244.993093-085-343.26

1312-117-244.993103-086-343.26

1322-118-244.993113-087-343.26

1332-119-244.993123-088-343.26

1342-120-244.993133-089-343.26

1352-121-244.993143-090-343.26

1362-122-244.993153-091-343.26

1372-123-244.993163-092-343.26

None

福1702-156-244.993493-04-323.51

1712-157-244.993503-05-321.89

1722-158-244.993513-06-328.17

1732-159-244.993523-07-328.40

1742-160-244.993533-08-371.17

1752-161--244.993544-01--4173.39

1762-162-244.993554-02--4186.19

1772-163-244.993564-03-4179.74

1782-164-244.993574-04-421.85

1792-165-244.993584-05-423.47

合计23,514.30

13004.39m2(分摊)

116002.21m2抵押不动产分摊土地面积- 出让土地对应建筑面积 ×抵押不动产建筑面积

X23514.30

=2,636.06

本单位所抵押房产分摊土地面积为平方米.2636.06

2惠检真测绘成果专用章

证书编号证书分类资质等级

130016)河北潘第仁测绘院及2019年3月21日

有效期至2019年12月31日止

成果编号:海淀年第注释号

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泵用监

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世联估字BJ2024D(2)090015号

9乡建设部统一监制.本证书由中华人民共和国住房和城姓名/Fulnamc

本证书合法持有人有权在全国范

国内使用注册房地产估价师名称,执王丽娜

行房地产估价业务,有权在房地产估价报告上签字.性别/Sex

supervisedbylheMinistryofHousingand01Urban--RuralDcvelpmentDfthePeopleifdRepublcofChinaThiscerticateisuniformlyprintedand身份证件号码/IDNo.女

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执业机构/Employer

深圳市世联土地房地产评

l估有限公司北京分公司

资格证书专用章有效期至/Dateofexpiry

2026-07-16

持证人签名/Bearrsignature

发证机关

No.00223522

本证书由中华人民共和国住房和城

乡建设部统一监制.姓名/Fullname

本证书合法持有人有权在全国范

围内使用注册房地产估价师名称、执唐思璐

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资格证书专用章

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持证人签名/ 3earr”signalure

发证机关

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世联评估

P.57