When applying the comparative approach, the value of the Valuation Property is determined in comparison with the sales price of similar objects. Basis of application this approach is the fact that the value of the Valuation Object is directly related to the sale price of similar objects. Each comparable sale (object of comparison, analogue) is compared with the property being valued. Accuracy of calculation of the value of the Valuation Object comparative approach depends on the volume (completeness) and quality (reliability) of information about purchase and sale transactions (or offers for sale).
The comparative approach consists of the following steps:
1. Determination of the purpose of the assessment with identification of the type of assessed rights of the Object of assessment and analogues.
2. Analysis of the real estate market of analogues that coincide in functionality with the best and most effective use of the Property being assessed.
3. Selecting a unit of comparison.
4. Selection of analogues from among purchase and sale transactions and offers for sale (public offer); checking information on selected analogues about the selling price, asking price, payment terms, location, physical characteristics and other terms of the transaction.
5. Selection of the most significant comparison parameters for adjusting prices of analogues.
6. Adjustment of the cost of comparison units of analogues for differences in comparison parameters.
7. Analysis of adjusted values of unit prices of analogues.
8. Coordination of adjusted values of unit prices of analogues and a conclusion on the value of the Valuation Object using a comparative approach.
Amendments (adjustments) are made to the sales price to reflect significant differences between them. Initial data about the Valuation Object and analogues for comparison are presented in Table 7.
Table 7 - Initial data on objects of comparison (analogues)
| Comparison elements | Object of assessment | Analogues | |||
| 1.Price, rub. | 11,504,400 rubles +5% commission. | 16,500,000 rubles. No commission. | 11,500,000 rubles + commission 5% | ||
| 2.Ownership | Full ownership | Full ownership | Full ownership | Full ownership | |
| 3. Financing terms | n/a | ||||
| 4.Terms of sale | Market | Market | Market | Market | |
| 5.Market conditions (time) | n/a | ||||
| 6.Location | m. Planernaya, st. Fomicheva 7 min. on foot | m. Planernaya st. Rodionovskaya, 5 | metro Planernaya metro Skhodnenskaya 15 min. on foot | ||
| 1st floor of a new residential building | 1st floor of a residential building | 1st floor of a residential building | |||
| 7.2.Layout | Open plan | Office layout | n/a | Office layout | |
| 7.3. Ceiling height, m | 4.0 m. | 3,0 | 3,45 | 2,65 | |
| 7.4.Total area, m 2 | 144 m2 | 174 m2 | 148 m2 | 102 m 2 | |
| Electricity 30kW | There is | Electricity 21 kW | n/a | ||
| 7.6.Phone | There is | n/a | n/a | There is | |
| 7.7.Parking | Parking | n/a | n/a | n/a | |
| 7.8. Security | Signaling | n/a | n/a | n/a | |
| 7.9.Internet | There is | n/a | n/a | There is | |
| 7.10. Communications | There is | There is | There is | There is | |
| 7.11.Login | There are 1 | Two separate entrances | Separate entrance | ||
| 8.Passability of the place | high | n/a | n/a | n/a | |
| 9.House line | 1st | 1st | 1st | n/a | |
| 10.Usage | Office building, bank, salon, services, store, etc. | Beauty saloon | n/a | ||
| 11. Condition of the premises | Medium renovation | Needs renovation | Good repair | Needs renovation | |
| INCOM | INCOM | INCOM | INCOM | ||
| 13.Additional information | Built-in wardrobes |
Some elements of comparison are characterized by several indicators, for each of which adjustments are made.
When collecting information on Comparison Objects (analogues), it is necessary first of all to collect a sufficient amount of documented data on completed purchase and sale transactions of analogues. Considering that this information is confidential and there is no free access to databases on completed transactions for the purchase and sale of real estate, you can use data on the supply prices of comparison objects taken from open sources of specialized periodicals and the Internet. Data from public offers are closest to the real prices of purchase and sale transactions, which allows, taking into account the adjustment of the asking price, to reflect as closely as possible the real prices of purchase and sale of real estate.
Analogues must be as similar as possible to the Object of Evaluation and, first of all, in the first five elements of comparison. All selected analogues are summarized in Table 8, which includes primary data obtained from open sources and additional data obtained directly from the seller of analogues.
The following provides the rationale and calculation of the amount of adjustments for elements of comparison, which are different for analogues and the Object of Evaluation. A technique is used to bring each comparison object closer to the Object of Evaluation. All data on the Valuation Object must remain unchanged, and presumably (hypothetically) only data on the comparison object changes. The sign of the adjustment is determined based on the following: if the value of the object of comparison when approaching the Object of Valuation for any element increases, then the sign of the adjustment is positive; accordingly, if it decreases, then the sign of the adjustment is negative.
Adjustments (amendments) can be cost or percentage. In terms of quantitative characteristics, differences are usually introduced into in value terms, and for qualitative ones - as a percentage. Percentage adjustments are applied to both the cost of the comparison object and the comparison unit, and cost adjustments are applied to the cost of the comparison object. Adjustments for market conditions, location and wear and tear are percentages.
The difference between the obtained values of the cost of the apartment and the cost of the apartment with the replaced comparison element will approximately constitute the amount of the adjustment.
The magnitude of each adjustment is justified. This determination of the amount of adjustment is most reliable in a developed market if there is a sufficient number of offers.
Based on the data obtained (the magnitude of the corrections, both positive and negative), a table was compiled. 8
The applied adjustments are reflected and justified in table. 9.
Table 8 – Adjustment and calculation of the value of the Valuation Object using a comparative approach
| Comparison elements | Object of assessment | Analogues | |||
| 1.Price, rub. | 12 079 620 | 16 500 000. | 12 075 000 | ||
| 2.Ownership | Full ownership | Full ownership | Full ownership | Full ownership | |
| Adjustment of ownership | |||||
| Adjusted cost | 12 079 620 | 16 500 000. | 12 075 000 | ||
| 3. Financing terms | n/a | n/a | n/a | n/a | |
| Adjustment for financing conditions | |||||
| Adjusted cost | 12 079 620 | 16 500 000. | 12 075 000 | ||
| 4.Terms of sale | Market | Market | Market | Market | |
| Adjustment for terms of sale | |||||
| Adjusted cost | 12 079 620 | 16 500 000. | 12 075 000 | ||
| 5.Market conditions (time) | n/a | n/a | n/a | n/a | |
| Adjustment for market conditions | |||||
| Adjusted cost | 12 079 620 | 16 500 000. | 12 075 000 | ||
| 6.Location | m. Planernaya, st. Fomicheva 10 min. on foot | m. Planernaya 10 min. transport | m. Planernaya st. Rodionovskaya, 5 15 min by transport | m. Planernaya 15 min. on foot | |
| +8% | +12% | +2% | |||
| Adjusted cost | 13 045 990 | 18 480 000 | 12 316 500 | ||
| 7.physical characteristics: | |||||
| 7.1.Type of building and its number of storeys | A detached one-story building. | 1st floor of a new residential building | 1st floor of a residential building | 1st floor of a residential building | |
| Adjustment per floor | -5% | -5% | -5% | ||
| Adjusted cost | 12 393 690 | 17 556 000 | 11 700 675 | ||
| 7.2.Layout | Open plan | Office layout | n/a | Office layout | |
| Adjustment for layout | +1% | +1% | |||
| Adjusted cost | 12 517 627 | 17 556 000 | 11 817 682 | ||
| 7.3. Ceiling height, m | 4.0 m | 3,0 | 3,45 | 2,65 | |
| Adjustment for ceiling heights | +1% | +0,5% | +1% | ||
| Adjusted cost | 12 642 803 | 17 643 780 | 11 935 859 | ||
| 7.4.Total area, m 2 | 144 m2 | 174 m2 | 148 m2 | 102 m2 | |
| -6% | -1% | +8% | |||
| Adjusted cost | 11 884 235 | 17 467 342 | 12 890 727 | ||
| 7.5. Dedicated electric power | Electricity 30kW | There is | Electricity 21 kW | n/a | |
| +0,5% | |||||
| Adjusted cost | 11 884 235 | 17 554 679 | 12 890 727 | ||
| 7.6.Phone | There is | n/a | n/a | There is | |
| Correction on phone | |||||
| Adjusted cost | 11 884 235 | 17 554 679 | 12 890 727 | ||
| 7.7.Parking | Parking | n/a | n/a | n/a | |
| Adjustment for parking availability | |||||
| Adjusted cost | 11 884 235 | 17 554 679 | 12 890 727 | ||
| 7.8. Security | Signaling | n/a | n/a | n/a | |
| Security adjustment | |||||
| Adjusted cost | 11 884 235 | 17 554 679 | 12 890 727 | ||
| 7.9.Internet | There is | n/a | n/a | There is | |
| Internet adjustment | |||||
| Adjusted cost | 11 884 235 | 17 554 679 | 12 890 727 | ||
| 7.10. Communications | There is | There is | There is | There is | |
| Adjustment on communication | |||||
| Adjusted cost | 11 884 235 | 17 554 679 | 12 890 727 | ||
| 7.11.Login | There are 1 | Three entrances (two from the yard, 1 central) | Two separate entrances | Separate entrance | |
| Input adjustment | -3% | -1,5% | |||
| Adjusted cost | 11 527 708 | 17 291 359 | 12 890 727 | ||
| 8.Passability of the place | high | n/a | n/a | n/a | |
| Adjustment for site patency | |||||
| Adjusted cost | 11 527 708 | 17 291 359 | 12 890 727 | ||
| 9.House line | 1st | 1st | 1st | n/a | |
| Adjustment to the house line | |||||
| Adjusted cost | 11 527 708 | 17 291 359 | 12 890 727 | ||
| 10.Usage | Office building, bank, salon, services, store | Office, dentistry, training center | Beauty saloon | n/a | |
| Adjustment for use | |||||
| Adjusted cost | 11 527 708 | 17 291 359 | 12 890 727 | ||
| 11. Condition of the premises | Medium renovation | Needs renovation | Good repair | Needs renovation | |
| Adjustment for room condition | +4% | -2% | +4% | ||
| Adjusted cost | 11 988 816 | 16 945 532 | 13 406 356 | ||
| 12. Prestige of the agency offering real estate | INCOM | INCOM | INCOM | INCOM | |
| Adjustment for agency prestige | |||||
| Adjusted cost | 11 988 816,36 | 16 945 531,55 | 13 406 356,34 | ||
| 13.Additional information | Land plot of 3 acres for rent | n/a | No | n/a | |
| Adjustment for additional intelligence | -7% | ||||
| Adjusted cost | 11 988 816 | 15 759 344 | 13 406 356 | ||
| Number of adjustments | |||||
| Overall net correction | -90803,64 | -740 655,66 | 1 331 356,34 | ||
| (the same, as a percentage) | -0,75 | -4,49 | 11,03 | ||
| Overall gross adjustment | 0,00 | 577 500,00 | 1 328 250,00 | ||
| (the same, as a percentage) | 0,00 | 3,50 | 11,00 |
Table 9 – Justification for adjustments
| Type of adjustment | Description of the nature of the adjustment | Introduced adjustments |
| Adjustment for location | The adjustment depends on the prestige of the area, the distance to the nearest metro station | 5 minutes on foot - 2% 5 minutes by transport -4% |
| Adjustment for total area | An adjustment is made if total area the object being assessed deviates from the area of the analogue by more than 5 m2 | 1% for every 5 m2. |
| Adjustment for ceiling height | An adjustment is made only if the ceiling height of the assessment object deviates from the ceiling height of the analogue by more than 50 cm | 0.5% for every 50 cm |
| Correction for parking | Having your own parking increases the value of real estate. | For parking availability +2% |
| Adjustment per line | The line of the house affects the prestige of the building and the convenience of access roads. | For the first line +5% to the cost |
| Adjustment for agency prestige | The prestige of the agencies offering the object of evaluation and the agencies offering analogues is approximately the same, therefore no adjustments are made for this element of comparison | |
| Adjustment for layout | The presence of a mixed layout increases the cost of the premises by 0.5%, a corridor-office layout reduces it by 1% | |
| Input adjustment | Each entrance increases the prestige of the object | One entry – 1.5% |
| Adjustment for condition and quality of finish | Good condition and decoration of the apartment have a positive effect on the value of the property being assessed | Needs repair: +4% Good repair: -2% |
| Correction on phone | The presence of a telephone increases the value of the subject property | Phone installation: +0.5% Internet installation: +1% |
| Adjustment by additional information | Additional essential elements of the subject property also increase its value | Absence land plot reduces property value by 7% |
| Adjustment for electricity | Availability of more electricity increases property values | 10 kW – 0.5% |
| Adjustment for building type | A detached building increases the value of real estate compared to a residential building | If the 1st floor of a residential building is minus 5% |
The smallest number of adjustments is observed in analogue No. 3, the smallest total gross correction is observed in analogue No. 1.
In this regard, the weighting coefficients will be distributed as follows:
analogue No. 1 – 0.4, analogue No. 2 – 0.25, analogue No. 3 – 0.35.
Adjusted value of the subject property:
11 988 816*0,4+15 759 344*0,25+13 406 356*0,35 = RUB 13,427,587
Related information.
You can see the logic for calculating the final value of the valuation object and calculating adjustments in this Excel file: . It also has a block called “adjustment rules”, which indicates the specific amounts of adjustments to be applied. For example, to adjust for distance from the metro, a coefficient of 1 is used for a deviation of 200 units, this means that every 200 meters of distance from the metro gives a deviation in price of 1%. Moreover, all these values are customizable, depending on what is indicated in your report in the description of the adjustments, they can be changed, because recommendations may differ from different sources. For 8 main types of adjustments, we suggest using automatic calculation of values according to your parameters.
- Adjustment for distance from stop public transport(metro)
- Adjustment per floor
- Adjustment for availability of summer premises
- Adjustment for the bathroom
- Adjustment for total area
- Adjustment for living space
- Adjustment for kitchen area
- Adjustment for condition
This does not mean that you have to use all of these adjustments; if you wish, you can enter the number 0 in the settings of any of the adjustments, and automatic calculation for it will not be performed by default. You also need to understand that the distances between objects are calculated directly on the map, without taking into account fences, holes and other obstacles that must be avoided. Yandex can calculate distances on highways, but the path of a pedestrian is mysterious, and it will take a long time to learn how to calculate it with any accuracy. When creating a report, you can always correct any auto-calculated figure to 0 or insert your own if the situation requires it. The system also provides for one arbitrary relative adjustment to take into account non-trivial features of the valuation object. To more accurately determine the final cost of an object, you can also use an absolute adjustment, with the help of which the desired value will be adjusted not by a percentage of the price of the analogue, but by a certain amount. As a rule, such an adjustment is used to take into account the costs of improvements, be it redevelopment or exclusive repairs, the cost of which the appraiser has the right to determine with his own expert assessment.
In Prosimple, the size of adjustments is determined based on the methodology proposed by the Scientific and Practical Center for Professional Appraisers, where, according to the methodology, adjustments have the following values:
| Name | Better | Average | Worse | ||
| Add to price, % | Subtract from price, % | ||||
| Balcony, loggia | There is a balcony and a loggia | 2% | There is a balcony or loggia of 2-2.5 sq.m. | No | -2% |
| There is a large balcony | |||||
| 1% | |||||
| Room location | - | - | Isolated | Related | -2; -8% |
| Water supply | - | - | Central | Geyser | -1; -2% |
| Bathroom | Western style | 5% | Small separate | Combined | -2; -4% |
| Window location | Windows to the courtyard | 1; 2% | Half the windows face the roadway | All windows face the roadway | -5; -1% |
| Security | Concierge | 3; 5% | combination lock | No | -5% |
| Intercom | 2% | ||||
| State | Apartment after overhaul | 5; 1% | Satisfactory, requires minor cosmetic repairs | The apartment requires major renovation | -3; -5% |
| Kitchen area | More than 8 sq.m. | +0.3% for every 0.1 sq.m. | From 7 sq.m. up to 8 sq.m. | Less than 7 sq.m. | -0.3% for every 0.1 sq.m. |
| Ceiling height | From 2.8 m. | 1,90% | From 2.65 m to 2.8 m. | Less than 2.6m | -1% for every 10 cm |
| Availability of an elevator | Available in five storey building | 3; 4% | Not in a high-rise building | -3; -4% | |
| Garbage chute | Available in a five-story building | 2; 4% | Yes in a high-rise building, not in a 5-story building | Not in a high-rise building | -2; -4% |
HER. Yaskevich. “Practical methods and examples of making comparative adjustments when assessing real estate (purchase, sale and rental). Entrepreneur's profit and external wear. Assessment of infrastructure facilities." M.: NPCPO LLC, 2010.
When applying the comparative approach, the value of the Valuation Property is determined in comparison with the sales price of similar objects. The basis for the application of this approach is the fact that the value of the Valuation Property is directly related to the sale price of similar objects. Each comparable sale (object of comparison, analogue) is compared with the property being valued. The accuracy of calculating the value of the Valuation Object using a comparative approach depends on the volume (completeness) and quality (reliability) of information on purchase and sale transactions (or offers for sale).
The comparative approach consists of the following steps:
1. Determination of the purpose of the assessment with identification of the type of assessed rights of the Object of assessment and analogues.
2. Analysis of the real estate market of analogues that coincide in functionality with the best and most effective use of the Property being assessed.
3. Selecting a unit of comparison.
4. Selection of analogues from among purchase and sale transactions and offers for sale (public offer); checking information on selected analogues about the selling price, asking price, payment terms, location, physical characteristics and other terms of the transaction.
5. Selection of the most significant comparison parameters for adjusting prices of analogues.
6. Adjustment of the cost of comparison units of analogues for differences in comparison parameters.
7. Analysis of adjusted values of unit prices of analogues.
8. Coordination of adjusted values of unit prices of analogues and a conclusion on the value of the Valuation Object using a comparative approach.
Amendments (adjustments) are made to the sales price to reflect significant differences between them. Initial data about the Property being assessed and analogues of apartments for comparison are presented in Table 7.
Table 7 - Initial data on objects of comparison (analogues)
| Comparison elements | Object of assessment | Objects of comparison (analogues) | |||
| 1. Sale price, rub. | - | 12 200 000 | 11 790 000 | 9 700 000 | 13 800 000 |
| 2. Property rights | Full ownership | Owned for more than 3 years, one adult owner | Owned for more than 3 years, one adult owner | ||
| 3. Financing terms | Payment in cash without installments | Payment in cash without installments | Payment in cash without installments | Payment in cash without installments | |
| 4. Terms of sale | No delay in check-in | Delayed move-in base | No delay in check-in | No delay in check-in | No delay in check-in |
| 5. Market conditions (time) | 3 months | Similar | Similar | Similar | Similar |
| 6. Location | |||||
| 7. Physical characteristics: | |||||
| - total area | 74,9 | 72,0 | 78,0 | 70,0 | |
| – living space | 46,0 | 43,0 | 46,0 | 40,2 | 40,0 |
| – kitchen area | 10,2 | 10,0 | 10,0 | 10,0 | |
| - floor | 6/16 | 13/16 | 4/16 | 9/16 | 10/16 |
| - ceiling height | 2,65 | 2,50 | 2,70 | ||
| – presence of a balcony, loggia | Available, glazed loggia | Balcony missing Loggia | Balcony Loggia missing | Balcony missing Loggia | Balcony missing Loggia |
| - floor | Laminate | Parquet | n/a | Linoleum | Laminate |
| – bathroom | Separated | Separated | Separated | Joint | n/a |
| 8. Economic characteristics: | |||||
| – operating costs | 7150 rub./month. | Similar | Similar | Similar | Similar |
| 9.Usage | |||||
| – functional purpose | For your own stay | For your own stay | For your own stay | For your own stay | For your own stay |
| - state | good | Average | good | Average | Excellent |
| – quality of finishing | Standard | Standard | Standard | Standard | Standard |
| 10. Non-real estate components | |||||
| - telephone | Available | Available | Available | Available | Available |
| - Additional Information | Intercom, Double-glazed windows | Intercom Double-glazed windows | n/a | Intercom Double-glazed windows | Video intercom, Double-glazed windows |
Some elements of comparison are characterized by several indicators, for each of which adjustments are made.
When collecting information on Comparison Objects (analogues), it is necessary first of all to collect a sufficient amount of documented data on completed purchase and sale transactions of analogues. Considering that this information is confidential and there is no free access to databases on completed transactions for the purchase and sale of real estate, you can use data on the supply prices of comparison objects taken from open sources of specialized periodicals and the Internet. Data from public offers are closest to the real prices of purchase and sale transactions, which allows, taking into account the adjustment of the asking price, to reflect as closely as possible the real prices of purchase and sale of real estate.
Analogs must be as similar as possible to the Property being assessed, primarily in terms of the first five elements of comparison, and for residential real estate (apartments) also in terms of physical characteristics (number of rooms, total area, type of building, etc.). All selected analogues are summarized in Table 8, which includes primary data obtained from open sources and additional data obtained directly from the seller of analogues.
The following provides the rationale and calculation of the amount of adjustments for elements of comparison, which are different for analogues and the Object of Evaluation. A technique is used to bring each comparison object closer to the Object of Evaluation. All data on the Valuation Object must remain unchanged, and presumably (hypothetically) only data on the comparison object changes. The sign of the adjustment is determined based on the following: if the value of the object of comparison when approaching the Object of Valuation for any element increases, then the sign of the adjustment is positive; accordingly, if it decreases, then the sign of the adjustment is negative.
Adjustments (amendments) can be cost or percentage. For quantitative characteristics, differences are usually introduced in value terms, and for qualitative ones - in percentage terms. Percentage adjustments are applied to both the cost of the comparison object and the comparison unit, and cost adjustments are applied to the cost of the comparison object. Adjustments for market conditions, location and wear and tear are percentages.
The difference between the obtained values of the cost of the apartment and the cost of the apartment with the replaced comparison element will approximately constitute the amount of the adjustment.
The magnitude of each adjustment is justified. This determination of the amount of adjustment is most reliable in a developed market if there is a sufficient number of offers.
Based on the data obtained (the magnitude of the corrections, both positive and negative), a table was compiled. 8
The applied adjustments are reflected and justified in table. 9.
Table 8 – Adjustment and calculation of the value of the Valuation Object using a comparative approach
| Comparison elements | Object of assessment | Objects of comparison (analogues) | |||
| Sale price, rub. | - | 12 200 000 | 11 790 000 | 9 700 000 | 13 800 000 |
| Ownership | Full ownership | Owned for more than 3 years, one adult owner | Owned for more than 3 years, two adult owners | Owned for more than 3 years, one adult owner | Owned for more than 3 years, one adult owner |
| Adjustment of ownership | |||||
| Adjusted cost | 12 200 000 | 11 790 000 | 9 700 000 | 13 800 000 | |
| Financing terms | Payment in cash without installments | Payment in cash without installments | Payment in cash without installments | Payment in cash without installments | Payment in cash without installments |
| Adjustment for financing conditions | |||||
| Adjusted cost | 12 200 000 | 11 790 000 | 9 700 000 | 13 800 000 | |
| Terms of sale | No delay in check-in | Delayed move-in base | No delay in check-in | No delay in check-in | No delay in check-in |
| Adjustment for terms of sale | |||||
| Adjusted cost | 12 200 000 | 11 790 000 | 9 700 000 | 13 800 000 | |
| Market conditions (time) | 3 months | Similar | Similar | Similar | Similar |
| Adjustment for market conditions | |||||
| Adjusted cost | 12 200 000 | 11 790 000 | 9 700 000 | 13 800 000 | |
| Location | 115563, Moscow, st. Generala Belov, 21 | 115583, Moscow, st. Generala Belov, 47 | 115563, Moscow, st. Generala Belov, 29 | 115583 Moscow, st. Generala Belov, 53/1 | 115583, Moscow, st. Generala Belov, 45/1 |
| To the metro | 12 min | 11 min | 10 min | 13 min | 10 min |
| - 0,5% | -1% | +1,5% | -1% | ||
| Adjusted cost | 12 139 000 | 11 672 100 | 9 845 500 | 13 662 000 | |
| Physical characteristics: | |||||
| - total area | 74,9 | 72,0 | 78,0 | 70,0 | |
| +2% | -4% | +7% | +4% | ||
| Adjusted cost | 12 381 780 | 11 205 216 | 10 534 685 | 14 208 480 | |
| - living space | 46,0 | 43,00 | 46,00 | 40,20 | 40,00 |
| +3% | 0% | +5% | +6% | ||
| Adjusted cost | 12 753 233 | 11 205 216 | 11 061 419 | 15 060 989 | |
| – kitchen area | 10,2 | 10,00 | 10,00 | 9,00 | 10,00 |
| 0 % | 0% | +1% | 0% | ||
| Adjusted cost | 12 753 233 | 11 205 216 | 11 172 033 | 15 060 989 | |
| - floor | 6/16 | 13/16 | 4/16 | 9/16 | 10/16 |
| Adjustment per floor | 0% | 0% | 0% | 0% | |
| Adjusted cost | 12 753 233 | 11 205 216 | 11 172 033 | 15 060 989 | |
| - ceiling height | 2,65 | 2,50 | 2,70 | 2,60 | 2,60 |
| Adjustment for ceiling heights | + 0,2% | 0% | 0% | 0% | |
| Adjusted cost | 12 778 740 | 11 205 216 | 11 172 033 | 15 060 989 | |
| – presence of a balcony, loggia | Balcony Loggia | Balcony missing Loggia | Balcony Loggia missing | Balcony missing Loggia | Balcony missing Loggia |
| Adjustment for the presence of a balcony and loggia | +2% | +5% | +2% | +2% | |
| Adjusted cost | 13 034 315 | 11 765 477 | 11 395 474 | 15 362 209 | |
| - floor | Laminate | Parquet | n/a | Linoleum | Laminate |
| Adjustment for gender | -5% | 0% | 2% | 0% | |
| Adjusted cost | 12 382 599 | 11 765 477 | 11 623 384 | 15 362 209 | |
| – bathroom | Separated | Separated | Separated | Combined | Separated |
| Adjustment for the bathroom | 0% | 0% | +2% | 0% | |
| Adjusted cost | 12 382 599 | 11 765 477 | 11 855 851 | 15 362 209 | |
| Economic characteristics: | |||||
| – operating costs | 7150 rub./month. | Similar | Similar | Similar | Similar |
| Adjustment for operating costs | 0% | 0% | 0% | 0% | |
| Adjusted cost | 12 382 599 | 11 765 477 | 11 855 851 | 15 362 209 | |
| Usage | |||||
| - functional purpose | For your own stay | For your own stay | For your own stay | For your own stay | For your own stay |
| Adjustment for functional purpose | 0% | 0% | 0% | 0% | |
| Adjusted cost | 12 382 599 | 11 765 477 | 11 855 851 | 15 362 209 | |
| - state | good | Average | good | Average | Excellent |
| Adjustment for condition | +5 000 | +5 000 | -5 000 | ||
| Adjusted cost | 12 387 599 | 11 765 477 | 11 860 851 | 15 357 209 | |
| – quality of finishing | Standard | Standard | Standard | Standard | Standard |
| Adjustment for quality of finish | |||||
| Adjusted cost | 12 387 599 | 11 765 477 | 11 860 851 | 15 357 209 | |
| Non-real estate components | |||||
| - telephone | Available | Available | Available | Available | Available |
| Correction on phone | |||||
| Adjusted cost | 12 387 599 | 11 765 477 | 11 860 851 | 15 357 209 | |
| - Additional Information | Intercom, Double-glazed windows | Intercom Double-glazed windows | n/a | Intercom Double-glazed windows | Video intercom, Double-glazed windows |
| Adjustment based on additional information | - 10 000 | ||||
| Adjusted cost | 12 387 599 | 11 765 477 | 11 860 851 | 15 347 209 | |
| Number of adjustments | |||||
| Overall net correction | 297 993 | 1 145 045 | -2 160 851 | -944 769 | |
| (the same, as a percentage) | 2,44 | 9,71 | -22,28 | -6,85 | |
| Overall gross adjustment | 334 400 | 1 179 000 | 1 993 500 | 1 809 000 | |
| (the same, as a percentage) | 2,74 | 10,00 | 20,55 | 13,11 |
Table 9 – Justification for adjustments
| Type of adjustment | Description of the nature of the adjustment | Introduced adjustments |
| Adjustment for location | The adjustment depends on the prestige of the area, the distance to the nearest metro station | 0.5% for every minute |
| Adjustment for total area | An adjustment is made if the total area of the property being assessed deviates from the area of its analogue by more than 1 m2 | 1% for each m2. |
| Adjustment for living space | An adjustment is made if the living area of the property being assessed deviates from the area of the analogue by more than 1 m2 | 1% for each m2 |
| Adjustment for kitchen area | An adjustment is made only if the area of the kitchen of the assessment object deviates from the area of the analogue kitchen by 1 m2 | 1% for each m2 |
| Adjustment per floor | The location of the property being assessed on the first or last floor has a negative impact on its value | First floor: -7% Last floor: -2% |
| Adjustment for ceiling height | An adjustment is made only if the ceiling height of the object being assessed deviates from the ceiling height of the analogue by more than 10 cm | 0.2% for every 10 cm |
| Adjustment for the presence of a balcony | The presence of a balcony and loggia increases the value of the property being assessed | 2% - presence of a balcony 5% - presence of a loggia |
| Adjustment for gender | High-quality floor covering increases the value of the property being appraised | Parquet: -5% Linoleum: +2% |
| Adjustment for the bathroom | A separate bathroom is more convenient, as a result of which the value of the property increases | Combined: +2% |
| Adjustment for condition and quality of finish | Good condition and decoration of the apartment have a positive effect on the value of the property being assessed | Needs repair: +15,000 Average condition: +5,000 |
| Correction on phone | The presence of a telephone increases the value of the subject property | Phone installation:+7 000 |
| Adjustment based on additional information | Additional essential elements of the subject property also increase its value | Plastic windows: + 20,000 Intercom: + 5,000, video intercom - 10,000 |
The smallest number of adjustments is observed in analogue No. 2, a small overall net correction is observed in analogue No. 3, and the smallest gross correction is observed in analogue No. 1.
In this regard, the weight coefficients will be distributed as follows: analogue No. 1 – 0.35, analogue No. 2 – 0.3, analogue No. 3 – 0.2, analogue No. 4 – 0.15
Adjusted value of the subject property:
12 387 599*0,35+11 765 477*0,3+11 860 851*0,2+15 347 209*0,15 = RUB 12,539,554.3
Adjustment for bargaining. When studying the current situation on the market, the current adjustment for bargaining is 3-7%. In fairly rare cases, the transaction price and the offer price are the same. The initial price in most cases is significantly higher than the actual cost of the property. This premium, according to our calculations, amounts to the above 3 - 7%.
Based on these sites:
http://shkolazhizni.ru/archive/0/n-3099/
http://www.vikup-kvartir.ru/news.php?id=609
Thus, in this report the adjustment for bargaining was 5%.
Adjustment for transferred rights. Since the property of the object of assessment and objects of analogues are transferred, no adjustments were made for the transferred rights.
Adjustment for financing conditions. Since the subject of assessment and analogues have market financing conditions, no adjustments were made to the financing conditions.
Adjustment to the terms of the transaction. Since the object of evaluation and objects of analogues market conditions transaction, no adjustments were made to the terms of the transaction.
Adjustment for market conditions (date of sale). According to market conditions, the valuation object and similar objects are comparable. Thus, no adjustment was made for market conditions.
Adjustment for distance from the metro Since the property being assessed and its analogues are located in the same block, no adjustment was made for distance from the metro.
Adjustment for house type. Since the type of house of the property being assessed and similar properties is the same, panel, no adjustments were made for the type of house.
Adjustment for floor/number of floors. The factor that affects the cost is which floor the apartment is located on. If the floor is the first, then this entails humidity and low air temperature in the apartment, and also, as a rule, in apartments on the first floor there is not enough natural daylight due to trees or bushes planted around the house. As for the top floor, there is a high probability of roof leakage and strong heating of windows in the summer. A problem with water pressure due to the upper floor cannot be ruled out. Therefore, apartments on higher floors will cost more than apartments on lower floors.
According to the sites:
http://www.ocenchik.ru/docs/1293-correktirovka-realty-moscow.html
http://www.ocenka-i.ru/korr-all/2010-10-22-05-42-28.html
adjustment for the first and top floor is 5-15%. But since similar apartments are located approximately all on middle floors, the adjustment for floor/number of floors is not included.
Adjustment for the number of rooms. In terms of the number of rooms, the object being assessed and the similar objects are the same - 3 rooms. Therefore, no adjustment was made for the number of rooms.
Adjustment for total area. This amendment is introduced if the area of the property being assessed deviates from the area of its analogue by more than 10 sq.m. Since the analogue objects differ slightly from the total area of the assessed object, no adjustment was made to the total area.
Adjustment for kitchen area. This amendment is introduced if the kitchen area of the property being assessed deviates from the kitchen area of the analogue by more than 1 sq.m.
According to the sites:
http://www.ocenka-i.ru/korr-all/korr-kuhni.html
http://www.ocenchik.ru/docs/1293-correktirovka-realty-moscow.html
The adjustment amount is taken at the rate of 0.5% for every 1 sq.m.
Adjustment for living space. As a result of the market analysis, it was revealed that average cost 1 sq. m of a two-room apartment in the Yasenevo area is 157,834 rubles. Therefore, the adjustment was calculated as the difference between the living area of the property being assessed and that of a similar property, multiplied by the cost of 1 sq. m. m. Adjustments were made to all analogue objects except No. 4, since the total area of analogue objects No. 1, No. 2, No. 3 and No. 5 differs by an average of 2 sq.m. from the living area of the property being assessed.
Adjustment for ceiling heights. Since the series of the house, namely P-3, all have the same ceiling height, so no adjustment was made to the ceiling height .
According to the site:
http://tipdoma.ru/series_p-3.html
Adjustment for windows. Since the windows of the valuation object and analogue objects are the same, no adjustments were made.
Adjustment to the view from the window. Since the window of the property being assessed and its analogues has a view of the yard and the street, no adjustment was made.
Adjustment for the bathroom. The property being assessed has a combined bathroom, while similar properties have a separate one, so an adjustment was made in the amount of 2%.
According to the site:
http://www.directeconomic.ru/dhoms-669-6.html
Adjustment for the presence of a balcony/loggia. This amendment implies an increase in the cost of the apartment in the presence of this type of improvement, amounting to 1-5%, since the property being assessed has a loggia, which has advantages over a balcony, we make an amendment of 2% to the object analogous to No. 3.
According to the sites:
http://forum.ners.ru/viewtopic.php?f=39&t=35314
http://www.ocenchik.ru/docs/1293-correktirovka-realty-moscow
http://www.ocenka-i.ru/korr-all/2010-10-22-05-42-02
Adjustment for finishing condition. Repairs and quality of finishing affect the cost of the apartment most directly. Flawless and high-quality finishing increases the price by 10%. Since the quality of finishing of the assessed object does not differ much from the quality of finishing of analogue objects, therefore no adjustment was made.
Adjustment for additional characteristics. Since the additional characteristics of the valuation object and analogue objects are not very different, no adjustments were made.