用“土办法”算算你的二手房值多少钱
2008-9-27 10:35:57 来源：燕赵都市报 网友评论:3条 [ 字体：大 中 小 ] [颜色：红 绿 蓝 黑]
1.房屋的折旧费。房子一旦盖好便进入折旧期。一般说来，砖混结构一等房屋的折旧期限是50年，那么每年的折旧率为2%；
2.户型因素。旧房因户型不合理、功能太落后而无法媲美新房，则扣减10%；
3.房子所在的楼层不同，价格不一样。例如一、二层是基准价，五层、六层扣减3%，七层减5%，而三、四层则加3%，顶楼减5%；
4.朝向因素。假如房子没有朝南的门窗，则减5%；
5.小区环境对房价的影响。没有物业管理扣减5%，小区没有单独封闭，也减5%；属于重点中小学区域的房子要加15%；
6.习惯性心理因素。该因素也会使人们对买旧房心存压力。花很多钱才买套旧房，这一因素又使房价减8%的价钱。
最后，在以上数据的基础上，报价应为同地理位置商品房价格的60%-70%左右，约是当前周边房屋租金的100倍。
【例】某房10年前建成，楼层为4层(共6层)，建筑面积60平方米，属二级地区，房屋结构为混合一等。
折旧率：10年×(-2%)=-20%；因其是“三小”套型：-10%；楼层：+3%；朝向：非小区和无物业管理：(-5%)+(-5%)=-10%；重点中小学区：+15%；心理因素：-8%；
当地商品房均价约为4000元/平方米，得出该房产价格为：4000×(1-20%-10%+3%-10%+15%-8%)=2800(元/平方米)。
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