军队房地产租赁价格评估是军队房地产整治政策实施后，为保护军队 资产及承租人权益的核心所在，是全面落实这项政策不可或缺的一环。估 价方法的适用性选择及创新是军队房地产租金价格评估的重点及难点。估 价方法应用得当有利于合理配置利用军队资产，维护承租人的合法权益， 保持社会安定。 作者从工作中所承接的WJ房地产租金咨询项目实际情况着手，发现 与普通房地产租赁估价对比，由于估价对象和估价目的不同，军队房地产 租金估价精准性要求更高，运用传统评估方法难以满足其精准性的需求， 应创新军队房地产租金估价方法。本文以WJ房地产租金咨询项目为案例， 在分析项目特殊性与传统市场法估价的不足的基础上，引入专家打分法及 层次分析法，经实际应用取得令人满意的效果。使用专家意见综合打分取 代传统估价方法的个人经验判断，运用层次分析法将多因素影响的复杂问 题转化为顺序清晰的递阶层次结构来判断，估价结果更加切合军队房地产 租赁的实际成交情况。 通过对论文研究进行了归纳总结，得出WJ房地产租金咨询项目在运 用创新估价方法后，实现了以下两方面创新：1、在选取估价可比实例价格 影响因素时，通过专家打分将少数估价师的经验分析转化为专家组团体意 见，发挥信息集体反馈作用，分析总结得出最优结果，弥补了传统方法主 观、片面的不足。2、在价格影响因素测算过程中，考虑到各因素相关性， 将多因素影响复杂问题转化为顺序清晰的递阶层次结构。通过层次分析法 原理建立价格影响因素层次模型，然后构建相应判断矩阵，利用相应公式 II 计算特征向量，通过一致性检验确认各因素权重的合理性，最终获得各价 格影响因素合理权重。从而取代了传统估价方法仅使用定性分析，创新将 定量与定性方法相结合，将有效数据及专家意见相结合，使得评估结果更 为准确。 创新方法提升了对价格影响因素分析的精准程度，使得WJ房地产租 金咨询评估价格更加准确贴近真实成交价格，使得军队及国家利益得以保 障、承租方等相关各方均认可。后期将为日益增加的军队整治房地产租赁 评估需求提供了切实、可行的估价新思路。 关键词：军队整治房地产；租赁价格评估；评估方法创新 III RESEARCHONINNOVATIONOFEVALUATIONMETHOD TOWJREALESTATERENTALCONSULTINGPROJECT ABSTRACT Aftertheimplementationofthemilitaryrealestaterectificationpolicy, theevaluationoftherentalpriceofmilitaryrealestateisthecoretoprotectthe militaryassetsandtherightsandinterestsoflessees.Itisalsoanindispensable partofthefullimplementationofthepolicy.Theapplicabilityselectionand innovationofevaluationmethodsarethekeyanddifficultpointsintherent priceevaluationofmilitaryrealestate.Properapplicationofvaluationmethod isconducivetorationalallocationandutilizationofmilitaryassets,maintenance oflegitimaterightsandinterestsoflesseesandsocialstability. StartingfromtheactualsituationofWJrealestaterentconsulting projectundertakeninhiswork,theauthorfindsthatcomparedwithordinary realestaterentalappraisal,duetothedifferentevaluationobjectsandappraisal purposes,theaccuracyofmilitaryrealestaterentevaluationishigher,anditis difficulttomeetthedemandofaccuracybyusingthetraditionalevaluation methods.Therefore,themilitaryrealestaterentevaluationmethodshouldbe innovated.ThispapertakesWJrealestaterentalconsultingprojectasacase, analyzestheparticularityoftheprojectandtheshortcomingsoftraditional marketmethod,introducesexpertscoringmethodandanalytichierarchy process,andachievessatisfactoryresultsthroughpracticalapplication.The comprehensivescoringofexpertopinionsisusedtoreplacethepersonal experiencejudgmentoftraditionalappraisalmethod,andtheanalytichierarchy process(AHP)isusedtotransformthecomplexproblemsaffectedbymultiple IV factorsintoaclearhierarchicalstructuretojudge.Theappraisalresultismore suitablefortheactualtransactionsituationofmilitaryrealestateleasing. Throughsummarizingtheresearchofthispaper,itisconcludedthat WJrealestaterentconsultingprojecthasachievedthefollowingtwo innovationsafterusingtheinnovativeevaluationmethod:1.Whenselectingthe priceinfluencingfactorsofcomparablevaluationexamples,theempirical analysisofasmallnumberofvaluersisconvertedintothegroupopinionofthe expertgroupthroughexpertscoring,andtheoptimalresultisobtainedthrough analysisandsummaryItmakesupforthesubjectiveandone-sided shortcomingsoftraditionalmethods.2.Intheprocessofcalculatingprice influencingfactors,consideringthecorrelationofvariousfactors,thecomplex problemofmultifactorinfluenceistransformedintoahierarchicalstructure withclearsequence.Throughtheprincipleofanalytichierarchyprocess,the hierarchicalmodelofpriceinfluencingfactorsisestablished,andthenthe correspondingjudgmentmatrixisconstructed,andtheeigenvectoriscalculated bythecorrespondingformula.Therationalityoftheweightofeachfactoris confirmedbyconsistencytest,andthereasonableweightofeachprice influencingfactorisfinallyobtained.Thus,itreplacesthetraditionalevaluation methodonlyusingqualitativeanalysis,innovativelycombinesthequantitative andqualitativemethods,combinestheeffectivedataandexpertopinions,and makestheevaluationresultsmoreaccurate. Theinnovativemethodimprovestheaccuracyoftheanalysisofprice influencingfactors,makestheWJrealestaterentconsultationandevaluation pricemoreaccurateandclosetotherealtransactionprice,sothattheinterests ofthearmyandthecountrycanbeprotected,andthetenantsandotherrelevant partiesarerecognized.Inthelaterstage,itwillprovideapracticalandfeasible newideafortheevaluationofrealestateleasinginthearmy. V KEYWORDS：Thearmyrenovatestherealestate;rentsthepriceappraisal; theappraisalmethodinnovation VI 目录 摘要.........................................................................................................................................I ABSTRACT............................................................................................................................III 第一章绪论.............................................................................................................................1 1.1研究背景.......................................................................................................................1 1.2研究目的和意义...........................................................................................................2 1.2.1研究目的.............................................................................................................2 1.2.2研究意义..............................................................................................................3 1.3研究综述.......................................................................................................................3 1.3.1国外研究现状.....................................................................................................4 1.3.2国内研究现状.....................................................................................................6 1.4研究思路与方法.........................................................................................................10 1.4.1研究思路...........................................................................................................10 1.4.2研究方法...........................................................................................................10 1.5研究内容、技术路线及主要创新点.........................................................................11 1.5.1研究内容...........................................................................................................11 1.5.2技术路线...........................................................................................................11 1.5.3主要创新点.......................................................................................................12 第二章WJ房地产租金咨询项目特殊性与估价方法新需求...........................................14 2.1WJ房地产租金咨询项目简介...................................................................................14 2.1.1项目实物状况...................................................................................................15 2.1.2项目区位状况...................................................................................................15 VII 2.1.3项目权益状况...................................................................................................15 2.2WJ房地产租金咨询项目特殊性............................................................................16 2.2.1项目实物状况复杂需界定.......................