{"id":10352,"date":"2011-05-27T20:22:51","date_gmt":"2011-05-27T17:22:51","guid":{"rendered":"http:\/\/danpopp.ro\/?p=743"},"modified":"2011-05-27T20:22:51","modified_gmt":"2011-05-27T17:22:51","slug":"evir-evaloarea-imobiliara-realista","status":"publish","type":"post","link":"https:\/\/www.imobiliare.ro\/imoexpert\/evir-evaloarea-imobiliara-realista_db\/","title":{"rendered":"eVIR- eValoarea Imobiliara Realista"},"content":{"rendered":"

\"\"<\/a><\/p>\n

(mai jos am prelucrat un text prezentat in cadrul unei conferinte de presa la TNI pe 26 mai 2011)
\neVIR este un sistem transparent de evaluare real\u0103 a locuin\u0163elor bazat pe nivelul PIB din regiune, investi\u0163iile\/utilitatile din cartier \u015fi caracteristicile\/dot\u0103rile locuin\u0163ei propriu-zise.<\/p>\n

Am elaborat o metodologie care descrie un mecanism de rating imobiliar rapid \u015fi transparent ce ia \u00een calcul 3 criterii – localizarea imobilului, dot\u0103rile \u015fi serviciile din zon\u0103 \u015fi locuin\u0163a \u00een sine \u2013 cu scopul de a fixa un pre\u0163 corect, calculabil cu u\u015furin\u0163\u0103 de c\u0103tre vinzatori, cumparatori,analisti \u015fi de dezvoltatori deopotriv\u0103. Sistemul, denumit eVIR, permite stabilirea facil\u0103 a marjei pre\u0163ului at\u00e2t pentru cerere c\u00e2t \u015fi pentru ofert\u0103, ceea ce duce la cre\u015fterea \u00eencrederii \u015fi facilizarea dialogului cu institu\u0163iile financiare. Metoda evalueaz\u0103 costul distribuit pe metru p\u0103trat de teren sau construc\u0163ie ce trebuie investit pentru a avea un anumit standard de via\u0163a asigurat prin \u00eensumarea contributiilor mediului socio-economic din regiune, a structurii serviciilor publice \u015fi private, precum \u015fi a calit\u0103\u0163ii atributelor locuin\u0163ei propriuzise.<\/p>\n

C\u0103derea pie\u0163ei imobiliare, rea\u015fezarea general\u0103 a pre\u0163urilor pentru bunuri \u015fi servicii, lipsa lichidit\u0103\u0163ilor \u015fi sc\u0103derea num\u0103rului tranzac\u0163iilor au dus la dificultatea \u015fi alterarea evalu\u0103rii corecte , bazata pe elemente certe si masurabile a unui imobil. Acest proces este cu at\u00e2t mai anevoios cu c\u00e2t se amplific\u0103 tendin\u0163a de a simplifica excesiv criteriile de evaluare prin ignorarea aspectelor calitative \u015fi sinergice ce dau valoarea real\u0103 a bunurilor imobiliare. Adic\u0103 indicatorul pre\u0163ului pe metru p\u0103trat de constructie inginereasca nu este nici suficient, nici realCele trei categorii de informa\u0163ii pe baza c\u0103rora trebuie aplicat sistemul de rating sunt:<\/p>\n

1. bun\u0103starea din regiunea \/ localitatea \u00een care se afl\u0103 amplasat imobilul: este cvasi-acceptat faptul c\u0103 venitul pe cap de locuitor este propor\u0163ional cu produsul intern brut per capita, fapt ce determin\u0103 nivelul salariilor si al profiturilor din zona dar si nivelul investi\u0163iilor \u00een educa\u0163ie, cultur\u0103, s\u0103n\u0103tate, administra\u0163ie, protec\u0163ie, mediu etc .<\/p>\n

2. dot\u0103rile \u015fi serviciile din cartierul \/ zona \u00een care se afl\u0103 localizat imobilul : existen\u0163a structurilor de servicii publice necesare \u00eentr-un areal este dependent\u0103 de m\u0103rimea popula\u0163iei existente, de m\u0103rimea arealului \u015fi de veniturile medii disponibile. Acestea din urm\u0103 dimensioneaz\u0103 valoarea investi\u0163iei ini\u0163iale, dar sus\u0163in \u015fi func\u0163ionarea curent\u0103 a serviciilor. Ridicarea unui spital \u00eenseamn\u0103 spre exemplu o investi\u0163ie de cca. 20 de milioane de euro, o \u015fcoal\u0103 necesit\u0103 1 milion de euro, o sta\u0163ie de epurare mic\u0103 \u00eenseamn\u0103 2 milioane de euro, un teren de sport sau un bazin de \u00eenot se traduce prin circa 0,3 milioane de euro, un kilometru de drum urban asfaltat este cotat la 0,9 milioane de euro, un kilometru de re\u0163ea de ap\u0103, canal, energie electric\u0103 sau gaze cost\u0103 fiecare \u00eentre 0,2 \u015fi 1 milion de euro pe kilometru, un parc pentru promenad\u0103 necesit\u0103 minim 1 milion de euro la 2 hectare. Astfel, cu c\u00e2t concentrarea de servicii este mai mare, cu at\u00e2t calitatea vie\u0163ii este mai ridicat\u0103. Practic, pe un areal de 100 de hectare (1 milion de metri p\u0103tra\u0163i) se pot reg\u0103si investi\u0163ii de 10 milioane sau de 100 sau de un miliard de euro. \u00censeamn\u0103 c\u0103 investi\u0163ia brut\u0103 per metru p\u0103trat de teren din areal este de 10, 100, respectiv 1.000 de euro per metru p\u0103trat de teren, investi\u0163ie ini\u0163iat\u0103, beneficiat\u0103 \u015fi sus\u0163inut\u0103 de comunitatea din acel areal.<\/p>\n

3. locuin\u0163a \u00een sine: care este evaluat\u0103 \u00een func\u0163ie de loca\u0163ie, de suprafa\u0163\u0103, de nivelul energetic \u00een care se \u00eencadreaz\u0103, de materialele folosite, precum \u015fi de celelalte criterii deja recunoscute de beneficiari.<\/p>\n

Exemplu de calcul<\/p>\n

Fiecare nivel asociat categoriei Regiune \/ Cartier \/ Locuin\u0163\u0103 induce un aport la stabilirea valorii estimative \u00een euro pe metru p\u0103trat construit desf\u0103\u015furat al imobilului, dup\u0103 cum urmeaz\u0103:<\/p>\n

I. Regiunea \/ localitatea poate fi de nivel:<\/p>\n

E. regiune far\u0103 trafic \u015fi cu PIB sub 499 euro \/ cap de locuitor<\/p>\n

D. PIB \u00eentre 500 \u015fi 1.499 euro \/ cap de locuitor<\/p>\n

C. PIB \u00eentre 1.500 \u015fi 2.999 euro \/ cap de locuitor<\/p>\n

B. PI \u00eentre 3.000 \u015fi 6.999 euro \/ cap de locuitor<\/p>\n

A. PIB \u00eentre 7.000 \u015fi 16.000 euro \/ cap de locuitor<\/p>\n

Fiecare nivel are un aport la valoarea locuin\u0163ei \u00een cuantum de:<\/p>\n

E. 20-49 euro\/mp<\/p>\n

D. 50-99 euro\/mp<\/p>\n

C. 100-249 euro\/mp<\/p>\n

B. 250-499 euro\/mp<\/p>\n

A. 500-1.000 euro\/mp<\/p>\n

II. Cartierul \/ zona poate fi de nivel:<\/p>\n

e. zon\u0103 f\u0103r\u0103 echipare edilitar\u0103, f\u0103r\u0103 servicii publice, dar cu drum de acces<\/p>\n

d. zon\u0103 cu echipare edilitar\u0103 \u015fi drum<\/p>\n

c. zon\u0103 cu servicii publice<\/p>\n

b. zon\u0103 cu sevicii comerciale<\/p>\n

a. zon\u0103 cu servicii de elit\u0103 \/ cultur\u0103, sport, distrac\u0163ie, turism<\/p>\n

Fiecare nivel are un aport la valoarea locuin\u0163ei \u00een cuantum de:<\/p>\n

e. 5-29 euro\/mp<\/p>\n

d. 30-219 euro\/mp<\/p>\n

c. 220-499 euro\/mp<\/p>\n

b. 500-899 euro\/mp<\/p>\n

a. 900-1.500 euro\/mp<\/p>\n

III. Locuin\u0163a poate fi de nivel:<\/p>\n

5. locuin\u0163e din chirpici, paiant\u0103, v\u0103l\u0103tuci<\/p>\n

4. locuin\u0163e din lemn, c\u0103r\u0103mizi nearse \u015fi bol\u0163ari<\/p>\n

3. locuin\u0163e pe structuri calculate cu echipare sumar\u0103<\/p>\n

2. locuin\u0163e realizate conform normative, reglement\u0103ri \u015fi dot\u0103ri moderne<\/p>\n

1. locuin\u0163e super echipate cu finisaje deosebite \u015fi facilit\u0103i superioare<\/p>\n

Fiecare nivel are un aport la valoarea locuin\u0163ei \u00een cuantum de:<\/p>\n

5. 30-119 euro\/mp<\/p>\n

4. 120-299 euro\/mp<\/p>\n

3. 300-599 euro\/mp<\/p>\n

2. 600-1.199 euro\/mp<\/p>\n

1. 1.200-3.000 euro\/mp<\/p>\n

Dac\u0103 o locuin\u0163\u0103 are ratingul de nivel Bc3 \u00eenseamn\u0103 c\u0103 valoarea real\u0103 este \u00eentre 770 \u015fi 1.600 euro\/mp (250\/499+220\/499+300\/599), \u00een timp ce pentru o locuin\u0163\u0103 cu rating Cb2, valoare de pia\u0163\u0103 este \u00eentre 1.200 si 2.400 euro\/mp.<\/p>\n

Sistemul de rating propune un exemplu de evaluare pentru trei exemple de pe pia\u0163a actual\u0103:<\/p>\n

I. comuna Valea Doftanei, jud. Prahova, l\u00e2ng\u0103 c\u0103minul cultural, cas\u0103 b\u0103tr\u00e2neasc\u0103<\/p>\n

Localitatea are un PIB cuprins \u00eentre 500-1.499 euro\/cap de locuitor (adic\u0103 un aport de tip \u201eD\u201d cuprins \u00eentre 50-99 euro\/mp), zona cu echipare edilitar\u0103 \u015fi drum determin\u0103 un aport de tip \u201ed\u201d \u00eentre 30-212 euro\/mp, iar pentru casa de chirpici aportul este de tip \u201e5\u201d \u00eentre 30-119 euro\/mp). A\u015fadar evaluarea este \u00een categoria Dd5, rezult\u00e2nd un pre\u0163 real pe metru p\u0103trat \u00eentre 110-440 euro.<\/p>\n

II. ora\u015ful B\u00e2rlad, jud. Vaslui, l\u00e2ng\u0103 fabrica de componente hidraulice, apartament bloc P+3<\/p>\n

Localitatea are cu PIB cuprins \u00eentre 1.500-2.999 euro\/cap de locuitor (adic\u0103 un aport de tip \u201eC\u201d cuprins \u00eentre 100-249 euro\/mp), zona este l\u00e2ng\u0103 platforma industrial\u0103 (are echipare edilitar\u0103, servicii publice care determin\u0103 un coeficient de tip \u201eb\u201d adic\u0103 500-899 euro\/mp), iar faptul c\u0103 apartamentul este \u00een bloc vechi \u00eenseamn\u0103 un coeficient \u201e3\u201d cu aport de 300-599 euro\/mp. Deci evaluarea este \u00eentre 900- 1750 euro\/mp, cu un rating de tip Cb3.<\/p>\n

III. municipiul Bucuresti, l\u00e2ng\u0103 ambasada American\u0103, apartament renovat modern \u00een vil\u0103.<\/p>\n

Localitatea are PIB cuprins \u00eentre 7.000 \u015fi16.000 euro\/cap de locuitor (aport de tip \u201eA\u201dcuprins \u00eentre 500-1.000 euro\/mp), amplasat ultracentral (zona cu echipare edilitar\u0103, cu servicii publice, sevicii comerciale \u015fi de elit\u0103\/cultur\u0103, distrac\u0163ie, turism, care determin\u0103 un coeficient de tip \u201ea\u201d cu aport \u00eentre 900-1500 euro\/mp), iar pentru faptul c\u0103 apartamentul se g\u0103se\u015fte \u00een vil\u0103 renovat\u0103 prime\u015fte coeficient \u201e1\u201d (1.200-3.000 euro\/mp). Deci evaluarea final\u0103 este cuprins\u0103 \u00eentre 2400-5500euro\/mp, nivel Aa1.<\/p>\n

Ra\u0163ionamentul poate fi dus mai departe \u015fi cu exemple reale, cunoscute:<\/p>\n

Casa memorial\u0103 Theodor Aman situat\u0103 \u00een Bucure\u015fti are un rating Ab2.<\/p>\n

Casa memorial\u0103 Ioan Ra\u0163iu din Turda, jud. Cluj prime\u015fte rating Cb3.<\/p>\n

Casa memorial\u0103 George Enescu din Liveni, jud. Boto\u015fani este \u00eencadrat\u0103 \u00een clasa Dd4.<\/p>\n

Publicarea regulat\u0103 sau online a valorilor asociate nivelurilor de rating pe regiuni sau localit\u0103\u0163i, respectiv pe cartiere, poate relansa pe scar\u0103 na\u0163ional\u0103 pia\u0163a imobiliar\u0103.<\/p>\n","protected":false},"excerpt":{"rendered":"

(mai jos am prelucrat un text prezentat in cadrul unei conferinte de presa la TNI pe 26 mai 2011) eVIR este un sistem transparent de evaluare real\u0103 a locuin\u0163elor bazat pe nivelul PIB din regiune, investi\u0163iile\/utilitatile din cartier \u015fi caracteristicile\/dot\u0103rile locuin\u0163ei propriu-zise. Am elaborat o metodologie care descrie un mecanism de rating imobiliar rapid \u015fi […]<\/p>\n","protected":false},"author":1118,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[],"tags":[870,871,318,282,756,672],"content_author":[],"class_list":{"0":"post-10352","1":"post","2":"type-post","3":"status-publish","4":"format-standard","6":"tag-caracteristici","7":"tag-cartier","8":"tag-imobiliare","9":"tag-locuinta","10":"tag-pret","11":"tag-valoare"},"yoast_head":"\neVIR- eValoarea Imobiliara Realista - ImoExpert<\/title>\n<meta name=\"description\" content=\"(mai jos am prelucrat un text prezentat in cadrul unei conferinte de presa la TNI pe 26 mai 2011) eVIR este un sistem transparent de evaluare real\u0103 a locuin\u0163elor bazat pe nivelul PIB din regiune, investi\u0163iile\/utilitatile din cartier \u015fi caracteristicile\/dot\u0103rile locuin\u0163ei propriu-zise. Am elaborat o metodologie care descrie un mecanism de rating imobiliar rapid \u015fi\" \/>\n<meta name=\"robots\" content=\"index, follow\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.imobiliare.ro\/imoexpert\/evir-evaloarea-imobiliara-realista_db\/\" \/>\n<meta property=\"og:locale\" content=\"ro_RO\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"eVIR- eValoarea Imobiliara Realista - ImoExpert\" \/>\n<meta property=\"og:description\" content=\"(mai jos am prelucrat un text prezentat in cadrul unei conferinte de presa la TNI pe 26 mai 2011) eVIR este un sistem transparent de evaluare real\u0103 a locuin\u0163elor bazat pe nivelul PIB din regiune, investi\u0163iile\/utilitatile din cartier \u015fi caracteristicile\/dot\u0103rile locuin\u0163ei propriu-zise. 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