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Bankіvskі operatsії - Frost AM

7.6. OSOBLIVOSTІ ZDІYSNENNYA BANKІVSKIH ІNVESTITSІY have NERUHOMІST

Pid hour zdіysnennya bankіvskih іnvestitsіy in neruhomіst vazhlivim Je urahuvannya spetsifіki otsіnyuvannya neruhomostі. According au-Perche, the bank responsible viznachitisya s vartіstyu neruhomostі, and in another, scrip otsіnki od deposits of Bank chi planuє Why vlasnikom neruhomostі, chi neruhomіst Je tіlki ob'єktom vіdnosin outpost. In ostannomu vipadku vartіst, yak yak zabezpechennya Priyma Bank outposts, bude uniquely zmenshena.

Butt.

Otsіnyuvannya vіdpovіdnostі zabezpechennya (Zastava Lane) sumі nadanogo loan (rounded).

Yakscho bank priymaє yak zabezpechennya 100% vartostі neruhomostі, skіlki vіn otrimaє in rezultatі realіzatsії that yak scrip zabezpechennya potrіbno mother for loan vidachі 100 tis. UAH (rows - one Year, the interest rate - 50% rіchnih) pid outpost neruhomostі analogіchnogo tipuh

Spochatku rozrahuєmo zalishok od realіzatsії Lane:

Teper otsіnimo rizik vtrat bank in razі nepovernennya loan.

Bank responsible kompensuvati: loan scrip, scrip protsentіv for credit lines for nadannya credit scrip protsentіv for termіn realіzatsії. Loan amount: 100 yew. UAH percentage: 50% rіchnih, termіn: One Year, termіn realіzatsії - 12 months at (for standartnoї neruhomostі) scrip loan: 100 yew. UAH percentage: 50% rіchnih.

Maєmo proportsіyu:

200-60%

x -100%

:

Vartіst ob'єkta (lіkvіdatsіyna) = 333 tis. UAH.

Otzhe, pokrittya maksimalnoї sumi rizikіv at kredituvannі on zaznachenih minds have sumі 100 tis. UAH zabezpechuє Zastavna neruhomіst lіkvіdatsіynoyu vartіstyu 333 tis. UAH.

Slіd dodatkovo zaznachiti scho ponyattya "lіkvіdatsіyna vartіst" Vi- znachaєtsya the principle zmenshennya rinkovoї vartostі 10-15%.

Rinkova vartіst ob'єkta neruhomostі viznachaєtsya spetsіalіstami s otsіnyuvannya neruhomostі on osnovі vikoristannya Mіzhnarodnih standartіv otsіnyuvannya (MCO), the main Sered yakih Je:

MSO1: Rinkova vartіst yak otsіnki base

MSO2: Bazi otsіnki, vіdmіnnі od rinkovoї vartostі

MSO3: Otsіnka for fіnansovoї zvіtnostі that sumіzhnoї dokumentatsії

MSO4: Otsіnki zabezpechennya poziki, іpoteki th borgovih zobov'yazan

In pity on sogodnі UKRAINE slit ofіtsіyno not viznala Tsikh standartіv, ale stink vzhe Je base for vіtchiznyanih otsіnyuvachіv.

Mso give TAKE viznachennya rinkovoї vartostі, yak Yea duzhe vazhlivim for viznachennya tsіni ob'єkta neruhomostі:

Rinkova vartіst Je rozrahunkovoyu quantities rіvnoyu groshovіy sumі for yak peredbachaєtsya perehіd aktivіv іz hand in hand at the date of otsіnyuvannya vnaslіdok komertsіynoї lands mіzh dobrovіlnim pokuptsem i dobrovіlnim owner pіslya adequate marketing for minds scho cutaneous Zi storіn dіє Zi knowledge right, rozsudlivo i without kerosene stove .

Rozglyanemo nayvazhlivіshі Elements viznachennya:

"Rozrahunkova quantity" stosuєtsya tsіni, virazhenoї in penny ekvіvalentі (yak Typically, mіstsevіy valyutі) splachuєtsya scho pid hour for assets ukladannya rinkovoї komertsіynoї land. Rinkova vartіst vimіryuєtsya nayіmovіrnіsha Cena yak, yak Mauger Buti obґruntovano otrimana at the market on the date otsіnyuvannya scho zdіysnene vіdpovіdno to viznachennya rinkovoї vartostі. Tse nayvischa obґruntovana Cena, yak Mauger otrimati seller, i nayvigіdnіsha obґruntovana Cena, yak splachuє pokupets. Tsey rozrahunok povnіstyu viklyuchaє tsіni, zavischenі abo zanizhenі for rakhunok Especially minds abo obstavin lands such yak atypical form vzaєmorozrahunkіv sales s Lane in the following otrimannyam yogo Orenda, spetsіalnі kompensatsії i znizhki, SSMSC nadayutsya whether Kim pov'yazanim s land, abo for nayavnostі whether yakogo s elementіv spetsіalnoї vartostі;

"Peredbachaєtsya perehіd aktivіv" pіdkreslyuє of that fact, scho vartіst aktivіv Je rozrahunkovoyu the size of the Same, rather than establishing zazdalegіd abo factuality tsіnoyu sale. Tse Cena, on the date of yakoyu otsіnyuvannya vіdpovіdno to rinkovih ochіkuvan Got vіdbutisya transaktsіya scho vіdpovіdaє vsіm іnshim components viznachennya rinkovoї vartostі;

"On the date otsіnyuvannya" virazhaє priv'yazku rozrahunkovoї rinkovoї vartostі in chasі to konkretnoї dati. Oskіlki rinok i rinkovі minds mozhut zmіnitisya, obchislene values ​​vartostі for іnshogo time hour Mauger Buti wrong abo nepіdhodyaschim. Result otsіnyuvannya vіdbivaє dіysny mill market analysis that pevnі minds sama otsіnyuvannya of the date, not the date has passed abo maybutnyu. Before viznachennya peredbachaє Well, scho s Mein move hand in hand odnochasno s completion and sale of lands kupіvlі not whether yakih varіatsіy in tsіnі, SSMSC for іnshih minds mozhut mother Location in transaktsіyah on osnovі rinkovoї vartostі;

"Mіzh dobrovіlnim pokuptsem" oznachaє one who motivates Je buy, not the one primushuyut tse zrobiti. Taqiy pokupets not Got nadmіrnogo Bazhannya i not ready platiti whether yak tsіnu. Vіn takozh zdіysnyuє purchase vіdpovіdno to realіy іsnuyuchogo Rinku i spodіvan quiet, scho s pov'yazanі him, not uyavnogo abo gіpotetichnogo market analysis, іsnuvannya yakogo not Got Wink abo not yaky ochіkuєtsya. Taqiy pokupets not camp platiti tsіnu, vischu for the scho rinok vimagaє. Ninіshnіy vlasnik aktivіv takozh go to number uchasnikіv tsogo market analysis. Otsіnyuvach not guilty ROBIT nerealіstichnih poached schodo minds on market analysis abo spodіvatisya on rіven rinkovoї vartostі, vischy, nіzh one scho Mauger Buti obґruntovano otrimany;

"I dobrovіlnim owner" oznachaє such seller, yaky not Got nadmіrnogoyu Bazhannya abo not zmusheny prodavatsya such hto not ready for prodatsya whether tsіnu yak, i have not such hto ochіkuvatime on tsіnu, scho not Je Rozumny іsnuyuchogo for market analysis. Dobrovіlny Seller zaіnteresovany prodatsya assets on the market analysis vіdkritomu pіslya adequate marketing Square od of yakoyu viyavitsya Cena. Factuality mill real vlasnika aktivіv not vrahovuєtsya, oskіlki "dobrovіlny Seller" Je gіpotetichnim vlasnikom;

"Unaslіdok komertsіynoї lands" oznachaє scho mіzh parties Absent nіyakih Especially spetsifіchnih vzaєmovіdnosin (yak, napriklad, mіzh materinskoyu i dochіrnoyu kompanієyu abo mіzh domovlasnikom that orendarem) SSMSC mozhut vіdbitisya on tsіnі scho atypical mill zavischenoyu for іsnuyuchogo market analysis through prisutnіst Elements spetsіalnoї vartostі. Transaktsіya on bazі rinkovoї vartostі Got vіdbuvatisya mіzh Square parties SSMSC dіyut samostіyno;

"Pіslya adequate marketing" pіdkreslyuє scho toil Buti vistavlenі assets at the market in naykraschy sposіb for zabezpechennya vіdchuzhennya Tsikh aktivіv for naykraschoyu easily dosyazhnoyu tsіnoyu, yak mozhna otrimati vіdpovіdno to viznachennya rinkovoї vartostі. Trivalіst ekspozitsії Mauger Buti rіznoyu fallow od rinkovih minds ale to whether Money Does razі Won Got Booty dostatnoyu for dwellers Screw uwagi neobhіdnoї kіlkostі potentsіynih pokuptsіv. Ekspozitsіya pereduє datі otsіnyuvannya;

"Cutaneous Zi Zi storіn dіyala knowledge right, rozsudlivo ..." oznachaє, scho i dobrovіlny pokupets, i dobrovіlny Tradesman Do Rozumny furrows іnformovanі about the nature of the character i aktivіv, їh practicality that potentsіyne vikoristannya and takozh about the camp market analysis on the date otsіnyuvannya. Dali vvazhaєtsya scho s Leather them volodіyuchi tsієyu іnformatsієyu, dіє in svoїh Vlasnyi іnteresah, rozsudlivo i namagaєtsya otrimati naykraschu s Look svoєї pozitsії in transaktsії tsіnu. Rozsudlivіst rozumіyut in znachennі pragnennya to Vigoda otsіnyuvannya at the time, and not in maybutnomu. Neobov'yazkovo vvazhati nerozumnim Merchant Minds market analysis, de tsіni padayut, prodavatsya Mein for tsіnoyu nizhchoyu, nіzh pokazuvav ranіshe rinok. Such vipadkah, yak i in іnshih situatsіyah kupіvlі-sale market analysis minds, de tsіni zmіnyuyutsya, rozsudlivy pokupets abo Seller dіє vіdpovіdno to tієї information The mill market analysis, scho Yea for Demba available in Tsei hour;

"I without kerosene stove" robit emphasis on tіy obstavinі, scho cutaneous Zi storіn zaіnteresovana in ukladennі land, ale z zhodna them nіkim i nіchim to tsogo i do not primushuєtsya not pіdshtovhuєtsya.

Rinkova vartіst oznachaє vartіst aktivіv, rozrahovanu without vitrat, pov'yazanih s sales abo kupіvleyu that pov'yazanih s podatkami them.

Krіm rinkovoї vartostі, vidіlyayut takі bazi otsіnki, vіdmіnnі od rinkovoї vartostі:

Spozhivna vartіst. Tsey type vartostі aktsentuє uwagi to that vnesku, yaky concrete neruhomіst contribute in cost of pіdpriєmstva, Chastain yakogo Je Won, without urahuvannya naykraschogo that nayefektivnіshogo vikoristannya tsієї neruhomostі abo quantities tієї groshovoї Sumi, yak Mauger Buti otrimana od її sale. Spozhivna vartіst Je vartіstyu, yak concrete neruhomіst becomes concrete when a concrete koristuvacha varіantі vikoristannya, otzhe, yavlyaє him nerinkovu vartіst.

Neruhomіst іz obmezhenim Rink. Tse neruhomіst, yak minds osoblivі through market analysis, svoї unіkalnі characteristics abo vnaslіdok іnshih obstavin on the Danian time of one hour for Je privablivoyu vіdnosno are small numbers potentsіynih pokuptsіv. Main vіdmіtnoyu risoyu neruhomostі s obmezhenim Rink Je not її nezdatnіst Buti Prodan vіdkritomu on market analysis, and that obstavina scho sales neruhomostі this genus, yak usually vimagaє trivalіshogo perіodu marketing porіvnyano s neruhomіstyu scho koristuєtsya bіlsh popitom temple.

Spetsіalіzovana neruhomіst, neruhomіst spetsіalnogo at values abo spetsіalnoї konstruktsії. Tse neruhomіst, yak vnaslіdok svoєї spetsifіki Je korisnoyu tіlki for Pevnyi tipіv vikoristannya abo for Pevnyi koristuvachіv i yak rіdko prodaєtsya on vіdkritomu Rinku abo vzagalі prodaєtsya not for sale vinyatkom її yak Chastain pіdpriєmstva, roztashovanogo on tsіy neruhomostі. Nezvazhayuchi to those scho bagato sporud, vklyuchayuchi Zhytlo one sіm'yu, mozhut harakterizuvatisya yak spetsіalna neruhomіst, tse viznachennya stosuєtsya nasampered neruhomostі, scho Got obmezheny rinok abo vzagalі not Got market analysis. Types butts takoї neruhomostі Je: naftopererobnі Creek, elektrostantsії, sudnoremontnі Creek, spetsіalіzovanі virobnitstva, gromadskі sporudi, churches, muzeї and takozh ob'єkti neruhomostі scho toil Especially geografіchne provisions obumovlene Especially їh funktsіonuvannya that BIZNES-mіrkuvannyami.

Vіdpovіdno to the provisions of the standard 3 at IVSC otsіntsі aktivіv s metoyu fіnansovoї zvіtnostі ob'єkti neruhomostі scho zaynyatі vlasnikom, mozhut rozglyadatisya spetsіalіzovanі yak, so i yak nespetsіalіzovanі.

Nespetsіalіzovana neruhomіst otsіnyuєtsya vіdpovіdno to understand rinkovoї vartostі. Ob'єkti, priznachenі for vikoristannya away to the samy sposіb have Money Does stink vikoristovuyutsya sogodnі, otsіnyuyutsya on bazі rinkovoї vartostі at іsnuyuchomu vikoristannі scho described in Standartі 3 IVSC.

Spetsіalіzovana neruhomіst for viznachennyam, rіdko prodaєtsya vіdkritomu on market analysis, Yakscho prodaєtsya vzagalі. Tom at її otsіnyuvannі s metoyu fіnansovoї zvіtnostі often vikoristovuєtsya method zalishkovoї vartostі zamіschennya (RFI).

Іnvestitsіyna vartіst. Tse vartіst neruhomostі specifically for іnvestora abo groupies іnvestorіv of minds viznachenoї methylene іnvestuvannya. Tse sub'єktivne ponyattya spіvvіdnosit specific ob'єkt neruhomostі s specific іnvestorom GROUP іnvestorіv abo scho toil Pevnyi Meta i / abo kriterії іnvestuvannya. Termіn іnvestitsіyna vartіst not required plutati s ponyattyam rinkovoї vartostі іnvestitsіynoї neruhomostі.

Vartіst dіyuchogo pіdpriєmstva. Tse yak vartіst pіdpriєmstva one tsіlogo. Ponyattya vikoristovuєtsya for otsіnyuvannya funktsіonuyuchogo pіdpriєmstva th yogo otrimannya zagalnoї vartostі, Chastain yakoї shaping can Buti vіdnesenі to okremih warehouses pіdpriєmstva i viznachati їh vnesok in Total value, but zhodna Zi warehouses alone sobі not becoming rinkovoї vartostі.

Strahov vartіst. Vartіst neruhomostі, viznachena vіdpovіdno to the provisions of the insurance contract abo polіsu.

Otsіnna, abo podatkovih, vartіst. Tse vartіst, yak rozrahovuєtsya on bazі viznachen scho mіstyatsya have laws about that otsіnyuvannya opodatkuvannya neruhomostі. Hoch in deyakih kraїnah vartіst, scho yak vikoristovuєtsya opodatkuvannya base rozglyadaєtsya yak rinkova vartіst, vkazanі methodological otsіnyuvannya mozhut lead to rezultatіv, vіdmіnnih od rinkovoї vartostі.

Zalishkova vartіst zamіschennya (RFI). RFI yavlyaє him otsіnyuvannya method scho ґruntuєtsya on rozrahunku potochnoї rinkovoї vartostі zemlі at іsnuyuchomu vikoristannі plus potochnі valovі vitrati zamіschennya (vіdtvorennya) polіpshen mіnus narahuvannya on fіzichny instal lment that at OAO All vіdpovіdnі FORMS starіnnya that znetsіnennya. Result, scho Yea nerinkovim type vartostі, nazivayut otsіnkoyu zalishkovoї vartostі zamіschennya. Result otsіnyuvannya deposits od adekvatnoї potentsіynoї pributkovostі potentsіalu poslug abo scho nadaєtsya pіdpriєmstvom.

Vartіst lіkvіdatsії - tse vartіst neruhomostі (krіm zemlі) in razі її vіdchuzhennya zaradi materіalіv, SSMSC Won mіstit, not away vikoristannya without spetsіalnogo repair i pristosuvannya. Such vartіst rozrahovuvatisya Mauger yak valovі abo chistі vitrati on realіzatsіyu i in ostannomu vipadku Mauger zbіgatisya s pure vartіstyu realіzatsії.

Lіkvіdatsіyna vartіst, abo vartіst vimushenogo sale yavlyaє him penny scrip, yak Mauger Buti really otrimana od sale neruhomostі in termіni scho nedostatnі to conduct marketing vіdpovіdno to viznachennya rinkovoї vartostі. In deyakih kraїnah viznachennya vartostі vimushenogo sale Mauger, zokrema, include situatsії, if the seller does not skhilny prodavatsya and pokupets chi Username Lost Password kupuyut Main, znayuchi about skrutny camp seller.

Spetsіalna vartіst. Termіn scho stosuєtsya ekstraordinarnih addition to rinkovoї vartostі. Spetsіalna vartіst Mauger viniknuti, napriklad, zavdyaki fіzichnomu, funktsіonalnomu abo ekonomіchnomu zv'yazku ob'єkta neruhomostі s іnshim ob'єktom neruhomostі, napriklad, teritorіalno lay to Demba. Spetsіalna vartіst Je dodatkovoyu vartіstyu scho zastosovuєtsya skorіshe for Pevnyi vlasnika abo koristuvacha for specific potentsіynogo vlasnika abo koristuvacha for konkretnoї neruhomostі, nіzh for market analysis in tsіlomu, tobto tse vartіst for pokuptsya s Especially іnteresom. Spetsіalna vartіst Mauger Buti pov'yazana s components vartostі dіyuchogo pіdpriєmstva. Otsіnyuvach poturbuvatisya guilty about those dwellers tsі kriterії vіdrіznyalisya od rinkovoї vartostі, i chіtko obґruntuvati OAO All zroblenі poached.

Yak bachimo, processes viznachennya vartostі neruhomostі Yea i Folding potrebuє visokoї kvalіfіkatsії vіdpovіdnih spetsіalіstіv, SSMSC in іdealі, povinnі carry Mainova vіdpovіdalnіst for Maximum nablizhennya ekspertnoї otsіnki vartostі ob'єkta neruhomostі to yogo rinkovoї vartostі.

Ale koriguvannya rinkovoї vartostі to vartostі lіkvіdatsії and note bіlshe to vartostі, yak yak priymaєtsya zabezpechennya outpost guilty zdіysnyuvatisya bank. In zv'yazku s CIM spetsіalіst vіdpovіdnogo (іnvestitsіynogo chi credit) pіdrozdіlu bank Got rozumіti based on the methodology viznachennya otsіnyuvachem rinkovoї vartostі neruhomogo lane.

In protsesі viznachennya rinkovoї vartostі ob'єkta neruhomostі spetsіalіst-otsіnyuvach keruєtsya troma mainly pіdhodami: s Look vitrat (varіanti: for vіdnovlenoyu vartіstyu chi for vartіstyu zamіschennya) s Look analogіv sale (Yakscho, z point Zora EXPERT, Je dostatnya danih base for porіvnyannya analogіchnimi ob'єktami s) that s Look otsіnyuvannya bіznesu (pryamoї method that nepryamoї kapіtalіzatsії income to scho bazuєtsya diskontuvannі). Rinkova vartіst otsіnyuєtsya okremo for dermal s perelіchenih troh pіdhodіv, pіslya chogo otsіnyuvach viznachaє for Yakima pіdhodom otsіnka rinkovoї vartostі ob'єkta neruhomostі Je naybіlsh exactly i chomu. Visnovok EXPERT-otsіnyuvacha Got mіstiti one, kіntsevu value rinkovoї vartostі. When tsomu slіd zauvazhiti scho navіt Taqiy visnovok otsіnyuvacha on au-Perche, Mauger not Buti became chasі at (yak usually vіn Je expired protyagom not bіlshe troh months at the time otsіnyuvannya s) differently, Mauger Buti obґruntovano skorigovanim іnshim EXPERT.

Dodatkovі problems in otsіnyuvannі vartostі neruhomostі stvoryuє slit on the wish nedoskonala regulatory framework otsіnyuvannya vartostі zemlі that її vikoristannya. In such minds zagalnopriynyatі in rozvinenih kraїnah provisions for yakih vartіst neruhomostі - tse vartіst zemlі plus vartіst "polіpshen" (yakimi vvazhayutsya OAO All ob'єkti, zvedenі on tsіy zemlі) duzhe vazhko realіzuyutsya in viglyadі zruchnih techniques viznachennya rinkovoї vartostі ob'єkta neruhomostі .