Naturally, the assignment of cost is not made arbitrarily, but in accordance with a certain algorithm, which allows you to rely on reliable conditions when making calculations. They are determined by the relevant standards and make it possible to double-check and verify the correctness of the cost set for your site.

Basic provisions defining the concept of cadastral value of land plots

Required documents

In order to calculate the cadastral value of land plots, The following documents will be needed:

1. Technical documents of the land plot, in particular land surveying, where the total area of ​​the site and the intended purpose of the land are indicated.
2. Cadastral passport, which indicates the specific indicator cadastral value Memory
3. Boundary project indicating development zones in the specified cadastral quarter.
4. An urban plan that specifies the infrastructure details of the cadastral quarter.
5. Technical documents for a property built in the land plot zone.

Based on these documents, you can make calculations that will provide information about what type of permitted use, according to a strict definition, the site entrusted to you belongs to. Here, seemingly insignificant differences can be identified, which essentially categorically change the cadastral value of the site.

It is natural that the listed documents are expensive and take a long time to prepare, and some of them require special permission from the administration. Therefore, it will be enough for you to receive statements indicating the necessary data.

To obtain an extract, you will need a civil passport and a valid identification document.

The methodology used by professional appraisers is universal.. Having identified the specific indicator of the cadastral value in the cadastral quarter, they define it as the base unit. Next, they identify the product of the base unit and their number, which is the volume of a separate plot (the area of ​​the property).

In cadastral blocks, the basic values ​​coincide according to the principle of similarity and are determined in accordance with methods that take into account all the characteristics of the surrounding lands.

Wherein in order to calculate using certain formulas. They are quite complex and their professional use is available to cadastral engineers. You can use these formulas, but it is not advisable to position the calculation results as an alternative to the value established as a result of state bonds.

The cadastral value of land plots is calculated from the average statistical value of the unit cost for the region.

To calculate the average statistical value, a basic formula is used, according to which its result is defined as the average value (quotient) of the total value of land in the region and the total area of ​​regional massifs.

Thus, we can obtain a basic (test) specific indicator for the entire land mass of the region. From this indicator, subsequent calculations are made using numerous formulas. Each formula adds coefficients to the basic specific indicator depending on the advantages present in the array zone or in the cadastral quarter.

If there are no advantages or the territorial zone is one of the problem areas, coefficients are subtracted from the base value.

The grounds for carrying out GKO ZU are determined by the need for an audit of certain areas of land or an established plan. The assessment is carried out on the basis of a special Order, which has the status of a nomenclature document.

It can be compiled by both the Federal and municipal authorities. The order includes data from GKN sources on lands in respect of which there is a need for an assessment.

In addition, conducting an assessment does not allow third parties to participate in the process. The order appointing a land audit also determines the members of the audit commission who will carry out the corresponding procedure.

These include competent and experienced specialists who verify and analyze the conditions for the maintenance and development of land resources in the regions, and also consider the possibility of increasing the cadastral value of land in certain development zones of the region.

It is as follows:

1. Based on the Order issued by the government of the Russian Federation or a municipality, a list of performers of works under the State Defense Committee is compiled, as well as a list of land areas to be assessed.
2. GKN specialists prepare information about the tracts selected for audit and classify information about them by cadastral quarters.
3. A separate order attracts an appraisal organization that participates in the competition announced to receive the State Defense Order.
4. She analyzes the situation in accordance with the information provided from the State Property Committee and, using regulated methods and regulatory formulas, makes calculations and recalculations of land values.
5. The obtained data and assessment results are documented in a corresponding report.

Results and reports

Approved by the regional governor. Within 10 working days they must be transferred to the State Property Committee, where within 6 months after their approval by the regional executive committee they are entered into the region's cadastre records.

All information received must be published in the local press and presented on the official website of Rosreestr. Citizens must be properly informed of the results obtained, since they have the right to make changes and amendments for six months, until the records are fully regulated in the new price context.

This is an important component of the values ​​included in the concept of cadastral valuation and revaluation. It is included in the data of the cadastral passport for the land plot along with the total cadastral value of the plot and determined by the cost of 1 m 2 of land in your cadastral quarter.

In order to find it in the cadastral passport, you need to open section B 1 and look at the information specified in paragraph 13.

According to the rules, it comes from the specific indicators of the cadastral value total cost when re-evaluating or re-checking data. If you find that the value of your land has increased sharply, first check its specific indicator.

If it is he who is prohibitively high, then - the error occurred in the context of permitted storage use. If it does not differ fundamentally from the previous indicator, but the total cost is too high, it means that the error lies in determining the total area of ​​the site.

In both cases, you will have to contact a specialized commission with a request to correct the error. But having defined it by a specific indicator, it will be much easier to find the nuances that provoked it.

Within 6 months from the date of publication of the results, the State Defense Committee accepts claims from landowners. If you discover an error, you should contact the authorized commission with a request to review the unlawfully assigned total cadastral value or its specific indicator.

In order to contact the commission, write an application addressed to the chairman of the commission and provide documents that confirm your status as the legal owner of the site. Application to the commission is unacceptable from third parties, you must submit your request in person. The application must justify on what basis you believe that the information provided to you is erroneous.

If your question is refused, you can file a lawsuit based on the refusal. In this case, the chairman of the commission will act as a defendant in court. When filing a claim in court, obtain an extract from Rosreestr about the assessment of your site.

As a rule, if an error is detected that differs from the current value by no more than 30%, the commission makes an independent decision to change the cadastral value.

In other cases, you have to resort to the services of professional independent experts and provide their opinion.

In some cases, when circumstances arise that have caused damage to soil fertility or similar to them, there is a need to change the cadastral value due to changes in the structure of the soil, which has lost some beneficial properties and positive characteristics.

Such cases allow changes in the cadastral value within 5 years, but before the start of assigning a new value.

Evaluation of the claim for contestation

It is carried out in all cases that require going to court, as well as in some cases when applying to the State Committee for Taxation.

A professional appraiser has the right:

1. At your discretion, use the calculation method appropriate for a particular case. It may turn out to be an alternative in comparison with the methodology that was used during the state land holdings.
2. Demand clarification on the application of the methods used in the GKO procedure.
3. Request any necessary information from organizations or third parties related to the execution of the order.
4. Demand payment of expenses for the examination from the customer.
5. Demand a reward for order execution.
6. Refuse to execute the order if the terms of the contract are violated by the customer.

An expert opinion issued by a professional appraiser plays the role of an evidence base. It can become a convincing argument for the GKN commission and help correct errors made during calculations. In addition, it will play a decisive role when considering the issue in court.

Carrying out activities to assess land property plays a vital role of federal and municipal importance. The results of the assessment are no less significant for landowners and land users, since land taxes will be calculated based on the data obtained.

Besides the cost of land at cadastral value will affect the possibility of registering land through purchase. Therefore, in certain cases there is a need to revise the established cost. Read how to reassess the cadastral value of a land plot.

Revaluation and revision of the cost can be carried out by the authorized commission of Rosreestr, which, within 6 months after the audit, accepts claims from citizens and has the right to correct mistakes.

If the State Committee for Taxation refuses to correct an error, the copyright holders land plots have the right to contact an independent appraiser and refer the case to court.

UPKS is a coefficient that is used in the mass calculation method by state appraisers. The size of the tax rate on property depends on the specific indicator of the cadastral value; the procedure for their calculation is regulated by the legislation of the Russian Federation.

UPKS and mass evaluation method

For each valuation group of real estate, a specific methodology is used. This is the formula that the Cadastral Chamber appraiser uses in calculating the value. The model includes several pricing factors, such as the location of the property, infrastructure, area, material from which the walls are built, and others.

For property with similar characteristics, a mass calculation method is used. When substituting significant indicators into the formula, the SAR per unit of area measurement is found. And to determine the cost of the cadastre, the indicator must be multiplied by the area.

In cases where it is not possible to find out a single value market price, an individual cost calculation is carried out.

Application of UPKS

The specific indicator is used when any other calculation model other than the mass one is impractical or impossible. The calculation steps are as follows:

Determining the location of an object by region, region, district, quarter;

Formation of a model for evaluating objects with similar characteristics;

Calculation of UPKS for a group;

Final cost calculation.

The indicator is most often used to evaluate land plots. Dacha partnerships, communities of gardeners and gardeners, personal farms with buildings, individual, block houses, multi-storey and multi-apartment residential buildings are united into single groups.

After all objects are formed, the calculation algorithm is as follows:

Determination of foaming factors for each group;

Identification of a reference area with typical characteristics;

Creation of subgroups with similar characteristics based on the standard;

Collection of information on market prices for each subgroup;

Using a mass model depending on the market price and pricing factors;

Development of a formula for UPCS per unit area;

Calculation of SVKS for the standard;

Calculation of the cadastre cost for all plots of the group.

The calculation of the specific value is carried out on the basis of objective factors, but subjectivity inherent in appraisers is quite possible. Therefore, owners may not agree with the calculations.

In the formula for calculating cost with a specific parameter, reduction and correction factors are also often used, depending on individual characteristics object location.

To simplify the task for property owners, the portal site offers the use of convenient and simple free services: a cadastral calculator and a map. We will also help you find a professional who can provide qualified advice on issues of cadastre, assessment and examination.

On the basis of an administrative order, an authorized commission is created and approved, which is responsible for conducting audits in the area chosen by the administration. The commission includes licensed appraisers appointed by regional authorities. This includes independent entrepreneurs conducting commercial activities assessing the value of land (cadastral valuation).

When conducting land revaluation, auditors and appraisers rely on the current legislative standards established by Federal Law No. 135-FZ, dated July 29, 1998, which regulates the standards of appraisal activities, mainly set out in Article 24.15 of the Law.

Read also the text of the resolution on the cadastral value of a land plot, this is very important information!

GOVERNMENT OF THE RUSSIAN FEDERATION

ABOUT THE PROCEDURE FOR COMPLETING THE CADASTRAL VALUE
LAND PLOTS TO THE ATTENTION OF TAXPAYERS

In order to implement the provisions of paragraph 14 of Article 396 of the Tax Code of the Russian Federation, the Government of the Russian Federation decides:

1. To establish that the territorial bodies of the Federal Real Estate Cadastre Agency provide free of charge to land tax taxpayers recognized as such in accordance with Article 388 of the Tax Code of the Russian Federation, information on the cadastral value of land plots in the form of the cadastral number of the property and its cadastral value for tax purposes upon a written application taxpayer in the manner established by Article 14 of the Federal Law “On the State Real Estate Cadastre”. Moreover, before March 1, 2008, the specified information is provided in the manner established by Article 22 of the Federal Law “On the State Land Cadastre”.
2. Information on the cadastral value of land plots for tax purposes is posted on the official website of the Federal Real Estate Cadastre Agency on the Internet.

Who sets the cadastral value of a land plot?

After the audit, the received information is processed to compile reporting information. This work lasts 6 months, during which the land mass where the audit was carried out is divided into cadastral blocks. In each cadastral quarter, specific nuances are identified that affect the establishment of the cadastral value. They increase or decrease the base cadastral price of land in the massif, which is established by the regional municipality or the administration of the district center, based on Article 66 of the Land Code of the Russian Federation.

This work is carried out by the administrative commission, whose members are approved by the regional act on the appointment of an audit. During this period, adjustments to the assessment results are allowed. An adjustment is made if there is an error in calculations made by appraisers or members of the audit committee.

After six months, when the assessment results are transferred to Rosreestr, the establishment of cadastral value as a result of the revaluation of individual plots becomes the responsibility of the registering authority. Responsibility for establishing the cost of land ownership then passes to the administration of the local branch of the state real estate cadastre (GKN).

Reasons for carrying out the assessment of memory

According to the regulations, an audit of land with the establishment of cadastral value in the inventory is carried out once every 5 years. Some variations in terms are allowed, but without exceeding the period specified by law. If the inventory period is reduced, it cannot be less than 3.5 years after the next revaluation.

The basis for the assessment in in this case are:

• compliance with established deadlines;
• publication of a special regional act;
• approval of the act at the federal government level.

In the intervals between the activities of the audit commission, revaluation is allowed on the basis of an application submitted by the owner of the land plot, written to the head of the local branch of the State Property Committee. The reasons that may cause the need to conduct an unscheduled assessment of the storage facility are the following::

1. cadastral and technical errors;
2. features of the memory not taken into account during the revaluation;
3. destruction of land as a result of natural disasters;
4. damage to the fertile soil layer;
5. soil waterlogging;
6. the growth of a ravine adjacent to the landfill;
7. change of river bed, etc.

If the Rosreestr administration responds with an official refusal, the interested party has the right to seek revaluation court decision.

Step-by-step calculation instructions

What role does memory assessment play?

Each landowner will be able to independently calculate the cadastral value of their plot. This may be required in order to check the correctness of the calculation of land and property taxes. In this case, the cadastral value plays a significant role, since it is the basic unit for calculating tax for individuals and legal entities.

Specific indicator of the cadastral value of a land plot

The basis for the calculations is the specific indicator. It is established uniformly throughout the cadastral quarter and consists of a unit value of one square meter of land in the designated quarter. The assessment of the site depends on the availability of information about this accounting unit. This indicator is certified by the regional authorities by a special act, after which it is transferred to the accounting information of the State Committee for Taxation.

It is also often called the “specific cadastral value of a land plot.”

We have familiarized ourselves with all the introductory parameters; now it’s time to understand how to calculate the cost of land.

How to calculate the cadastral value of a land plot?

Independent appraisers use a formula for calculating the cadastral value of a land plot, on the basis of which the area in the massif is estimated, and it can also be used for independent calculations. Carrying out this procedure, and, as a result, understanding how to calculate the cadastral value of a land plot is not only quite simple, but also expedient to ensure that the accounting records are correct.

To independently calculate the cadastral value of a plot, you should multiply:

1. specific indicator;
2. and the total footage of the storage area.

The resulting product will give the desired result.

Now we will show more clearly how the cadastral value of a land plot is calculated. And it's very simple!

This formula for calculating the cadastral value of a land plot is still relevant today.

For example, the specific indicator is 500 rubles per square meter of land in the massif. A plot of 4 acres will be valued at 200 thousand rubles. Another plot located nearby, with an area of ​​10 acres, will be valued at 500 thousand rubles.

If the storage area has changed, an error may appear in the accounting records. It is also allowed to change the cost of the land plot if the category of land or their land has changed.

In holiday villages or in settlements where plots for individual housing construction were issued, appraisers often use . When using a costly method for determining the cadastral value of a land plot, funds invested in the development of the infrastructure of a settlement or holiday village. The income method provides for the profitability of the profit expected from investments.

You can use such simple methods and understand how to calculate the cost of a land plot. Everything is very, very simple.

Results and report

Having compiled the information obtained as a result of the assessment procedure, the administrative commission takes into account the nuances of individual territories that allow a reduction or increase in the price set by the appraisers. Having distributed the information among cadastral blocks, taking into account the characteristics of the landscape and infrastructure development, they divide the information received into individual areas.

Upon completion of the work, a report is drawn up for each cadastral quarter. Attached to the report are acts with data for each site placed on, in accordance with the assigned.

For areas that are not on cadastral registration, a separate act is drawn up, which equates the price of unaccounted land to the market value, which exceeds the assessment amount. This legal action provides the legal capacity to determine the value by administrative order.

Only after certification reporting documentation authorized official, in whose role is the head of the local executive committee (administration), the information is transferred to the information bank of the State Committee for Knowledge, in accordance with the standards established by Federal Law No. 221-FZ of July 24, 2007.

Valuation of a land plot to challenge the cadastral value

If the owner of the site claims, for objective reasons, he will have to confirm the validity of the claims. Any factors that reduce the efficiency of use of the allotment may be considered a reason to reduce the value. Also, factors acting as advantages allow for its increase.

To carry out a revaluation, in this case, an examination of the soil or landscape that gave rise to the claim for revaluation should be carried out. These documents are collected at the expense of the owner or other copyright holder of the land plot.

The results of the examination are transferred to an independent appraiser, who determines reasonable price for the allotment, based on the newly provided information. In cases where the result presented by the appraiser differs significantly from that established by the administrative commission, it is advisable to obtain documentation of the assessment by three independent experts.

The collected package of documentation, together with the application of the owner of the land plot, is transferred to the local branch of Rosreestr. If they refuse to make changes regarding the revaluation of real estate, they go to court at the location of the allotment. In this case, the results of an independent assessment are also attached to the statement of claim.

Want to know more about the cost of storage? In you will find a lot of useful information on this topic.

For accurate identification, each land plot in Russia is assigned a cadastral number.

All information about them is displayed in the cadastre, which is stored in authorized government bodies.

But property and land in the Russian Federation are subject to taxes.

To count them correctly and prevent confusion When determining rental payments, the approved indicator is the cadastral value.

In essence, this is the market price of real estate, which is established as a result of an assessment by government agencies.

One of the options for determining the price of an allotment is the method using a specific cadastral value indicator.

In other words, the specific indicator of cadastral value is unit of measurement of plot price per square meter.

The indicator is an integral part of the calculation of the KS allotment and the calculation of property taxes. Its use is justified in the following situations:

• When new land plots are formed;
• When one object is transferred from one type of operation to another;
• The purpose of the allotment changes.

Regions and their settlements change this indicator every quarter.

How to calculate the average cost of an allotment according to the cadastre?

Cost = UPKS * plot area.

The cadastral value is determined in the manner established by Methodological Recommendations No. 26, which were developed in 2018:

• In each region, land plots are combined into groups to be assessed;
• Within such a group, the UPKS is calculated;
• The cadastral value for each object is growing.

Cost according to the cadastre can be changed by applying reduction factors if there is a land plot special characteristics.

Land tax rates are regulated by setting upper limits: from 3% to 10-15%. Municipal authorities have the right to reduce these boundaries.

How is the UPCS of residential or agricultural lands determined?

For ease of calculation, land plots formed into groups based on similarity of pricing factors:

• Personal farms with buildings;
• Associations of gardeners and gardeners;
• Dacha associations;
• Residential buildings.

The specific indicator of cadastral value is determined as follows:

• For each formed group, its own factors influencing the price are determined;
• A site is sought that includes the greatest number of typical characteristics;
• A subgroup of objects is formed whose indicators are similar;
• The collected market information for each subgroup is analyzed;
• The relationship between the market price and the factors that form it is monitored;
• UPKS is calculated for a selected typical area.

Thus, the specific indicator of cadastral value is a connecting link among objects of one assessment group.

Calculation formula next:

UPKS = (Ppos + Rsdelki) * Ki, where:

• Rpos – certain characteristics of the site’s environment;
• Deals – market price object;
• Ki – clarifying coefficient for a specific area.

In turn, the infrastructure indicator (Рpos) consists of the cost of allotment communications.

Market value of the object(Рtransactions) can be calculated using the formula:

Рtrades = (Р1*Пк)/100, where:

• P1 – inventory value of the object;
• Pk is the coefficient of a specific territory, defined as the sum of all coefficients for improving a given area (convenient location, connecting the distance to infrastructure elements, the presence or absence of utility networks).

Possibility of challenging the meaning

When calculating the value of a specific indicator, objective factors are taken, but they are processed using generalized statistical methods. For this reason, the resulting result may exceed acceptable standards and expectations of the property owner.

If the owner of the site disagrees with the calculation methods and results The issue can be resolved by submitting an application:

• To the dispute resolution commission;
• To court.

All necessary information about the cadastral value can be requested in person or via the Internet from the Unified State Register of Real Estate.

If you receive a result that affects the interests of the owner, you can request clarification.

To assert your rights need to order additional regulatory assessment. If its results do not coincide with the “state” one, you can start an appeal and prove that:

• When assessing the site, unreliable data was used or reducing correction factors were not taken into account;
• The state examination was carried out in violation of the Methodology for conducting state examinations. examination of land management documentation. This is also a reason that allows you to appeal and cancel the decision to approve the technical documentation.

The period for consideration of a request to revise the price of a plot is 30 days from the date of filing the application.

Conclusion

Method for calculating the cadastral value of land plots using a specific indicator considered the most popular, since with its use it is possible to carry out a mass assessment of objects.

The UPKS itself differs depending on the region. In every subject of the Russian Federation government agencies those indicators that are established in them are applied.

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