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معلومات مهمة عن التقييم العقاري
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عملية تحديد سعر العقار وتثمينه من أهم أركان البيع والشراء وتقسيم الورثة وغيرها في مجال العقارات، فهى تهم من يريد بيع عقاره وكذلك من يريد شراؤه ومن يريد تقسيم ورث، ويعد تقدير قيمة العقارات أمراً ضرورياً لمجموعة متنوعة من الأسباب والتى منها الحصول على التمويل عن طريق رهن العقار وتقييم الأصول للدفاتر المحاسبية للشركات الكبرى والقيام بالتأمين على العقار وتحديد قيمة الضرائب على العقار “الضرائب العقارية”. ولكن بالنسبة لمعظم الناس، فإن تحديد السعر العادل لشراء منزل او شقة او قطعة أرض هو التطبيق الأكثر فائدة لتقييم العقارات.
نعرض لكم في هذه المدونة مقدمة للمفاهيم والأساليب الأساسية للتقييم العقاري وأسس التقييم العقاري، خاصة فيما يتعلق بشراء وبيع العقارات.
بداية يجب التعرف على أوجه الاختلاف بين التقييم العقاري والتثمين العقاري
تثمين العقار: التثمين من الثمن، والثمن هو ما تقوم بدفعه بالفعل لشراء العقار والثمن هو المبلغ المكتوب في عقد البيع.
تقييم العقار: التقييم من القيمة، وقيمة أي عقار يتم تحديدها من المنافع التي يحصل صاحب العقار عليها من امتلاكه للعقار، وقيمة العقار يتم تحديدها بواسطة الخبراء المقيمين، فالقيمة تختلف من عقار لأخر على حسب موقعه والتشطيبات وسنة البناء وأشياء أخرى نتناولها في هذه المقالة.
كيف تحدد قيمة العقار؟
من الناحية الفنية، يتم تعريف قيمة العقار على أنها المنافع التي يحصل صاحب العقار عليها من امتلاكه للعقار، على عكس العديد من السلع الاستهلاكية التي يتم استخدامها بسرعة، تتحقق فوائد الملكية العقارية بشكل عام على مدار فترة زمنية طويلة، لذلك يجب أن يأخذ تقدير قيمة العقار في الاعتبار الاتجاهات الاقتصادية والاجتماعية، وكذلك الضوابط أو اللوائح الحكومية والظروف البيئية التي قد تؤثر على العناصر الأربعة للقيمة:
♣ الطلب: الرغبة أو الحاجة إلى ملكية العقار، وهذه الرغبة أو الحاجة يجب أن تكون مدعومة بالمال ليتم إشباع الرغبة.
♣ المنفعة: القدرة على تلبية رغبات واحتياجات أصحاب العقار في المستقبل.
♣ الندرة: العرض المحدود من العقارات المنافسة للعقار الذي يتم شراؤه.
♣ قابلية النقل: سهولة نقل ملكية العقار من شخص لأخر.
♣ العرض: توفر عقارات مكتملة سواء جديدة أو مستخدمة معروضة للبيع.
العوامل العشرة التي تؤثر على ثمن العقارات:
1. تؤثر الدورات الاقتصادية وسرعة دورة رأس المال على المباني وتدعى بـ (عوامل اقتصادية).
2. وهناك عوامل أخرى لها تأثير كبير (القوانين والأنظمة والتشريعات العامة) وأخرى وهي القوانين والأنظمة والتشريعات المتعلقة بالتخصيص والإيجارات والبناء والهدم والتراخيص وغيرها من العناصر.
3. أيضا أذواق الشعب ومتوسط الدخل من الظروف الاقتصادية والاجتماعية التي تؤثر على تثمين العقارات.
4. الدخل أو العائد يلعب دور في سعر العقار فيتأثر السعر بالعائد.
5. حجم الفرص (العرض والطلب) الموجودة سواء للبيع أو للطلب تؤثر على قيم الوحدات.
6. التوقع للأسعار في المستقبل وهو الذي يتعلق بالسوق العقاري والاستثمار المستقبلي وتتأثر أثمان المباني والوحدات تأثرا كبيرا.
7. عوامل الإنتاج والتي تفاضل بين ثمن العقارات في المناطق المختلفة.
8. أيضا هناك ما يؤثر على قيم العقارات يدعى بتكلفة (الفرصة البديلة).
9. من أكبر المقيمات وتؤثر بدرجة كبيرة على السعر هي المساحة الكلية وموقع الوحدة.
10. البيئة من أهم العوامل التي لها تأثير على نوع المبنى بشكل مباشر ويسمى (عوامل طبيعية).
تعمل شركة تكوين القيمة للتقييم العقاري على تحديد القيمة العادلة للعقارات. نحن نسعى دائمًا لتقديم خدماتنا بأعلى مستوى من الجودة والمصداقية. فريقنا من الخبراء يضمن لك الدقة والشفافية في تقييم عقارك.
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