RELAZIONE DI STIMA DEL VALORE DI MERCATO DI UN’UNITA’ ABITATIVA
il sottoscritto Rossi Mario nato il 28/08/90 a Milano abitante in Carpiano (MI),via S.Martino n°50,su richiesta da parte dei proprietari dell’immobile ubicato in Carpiano (MI),via della Pace n°2, procede alla
STIMA DEL VALORE DI MERCATO
dell’unità abitativa avente lo scopo pratico di vendita.
Informazioni e documenti reperiti sia dai committenti relativi allo stato giuridico che, presso l’ufficio del Catasto di Milano e sopraluogo presso l‘immobile oggetto di stima per la verifica delle condizioni relative alle proprietà intrinseche ed estrinseche.
Il procedimento per la valutazione economica del valore di mercato, sarà svolto con l’utilizzo di un procedimento sintetico monoparametrico e un processo analitico per capitalizzazione dei redditi.
CARATTERISTICHE ESTRINSECHE DELL’UNITA’ ABITATIVA
Il bene è ubicato nella fascia esterna del comune di Carpiano (MI). Le vie di comunicazione sono limitate ma facilmente accessibili: fermata dell’autobus distante un percorso di 2 min a piedi; è possibile accedere facilmente a tutte le tangenziali e le autostrade. Tutti i servizi pubblici primari e di ogni genere sono nelle vicinanze: municipio, farmacia, ospedale, carabinieri, vigili, polizia municipale ,scuole primarie, biblioteca, chiesa, negozi, bancha ,parchi pubblici ,centri sportivi e parcheggi.
È un comune con un’alta presenza green areas. The buildings in this area are primarily residential with both civilian and popular and are in a good state of repair. Recreational areas, as mentioned in the paragraph above, are for all ages and there are no production facilities, which may cause pollution since the industrial area is far away. Being a residential area has a population of about 2,412 inhabitants has Carpiano (Carpianesi), expanding, and an area of \u200b\u200b17.2 square kilometers thus showing a population density of 140.23 inhabitants per square kilometer and is 19 kilometers from Milan, capital of the homonymous province to whom the municipality belongs, petty crime is almost absent, the noise and the traffic is very limited.
UNIT FEATURES INTRINSIC 'HOUSING
COMMON PARTS
The unit is in a vertical building with four floors above ground, over ground floor, serviced by stairs and elevator, with four apartments per floor with its cellars and boxes. Construction work was completed March 20, 2006.
The building was constructed in brick, concrete and the façade was left with a concrete effect to "orange peel". The maintenance of common areas shall be entrusted to competent firms. The cleaning of the hallway, stairs with landings on the hands of a cleaning company, the local service as the boiler, meters and garage tools are assigned to the maintenance of responsible companies, the common garden is treated weekly by a gardener and general maintenance of the building and good. The lift is in good repair, regularly serviced and under.
party in 'EXCLUSIVE
Cadastral data: registered at the Land Registry buildings in Milan, Carpi (MI), located in Via della Pace No. 2, made payable to BOSELLI ALESSANDRO born in Milan (MI) and March 21, 1977 VERONICA SHEPHERD born in Crema (CR) 31 August 1981. sheet 17, 433 cadastral maps, Assistant 5:20, Category A / C and 3 / 6, Class 5, 4 rooms, cadastral € 258.23 for the 5 person and € 52.06 for the 20 subject
The retail area
local 52.79mq floor area: 52.79 x 100% = 52.79
Cellar 6.4 m: 6.40 x 20% = 1.28
Balcony 18.06 sq.m. Outdoor: 18.06 x 35% = 6.30
walls and neighboring: 52.08 x 15% = 7.92 TOTAL 68.29
Rooms Rooms Rooms
three main accessories direct 2 / 3
Locations Additional accessories 1 / 4 → 4 3.9 TOTAL
The property is situated on the first floor (second above ground) building and a double exposure with a double bedroom, lounge and kitchen. It consists of two rooms, service, and a storeroom with attached garage and a cellar room for cars.
The apartment is at it again. The floor is tiled in the living area, bathrooms and closets, while the sleeping area is paved with parquet. the wooden door is the entrance door, interior wood doors and windows while the steel frames with double glazing and there is also an alarm system.
plants are all self-rule and periodically checked by staff. The heating system is autonomous and has the chance to network with optical fiber. The two
two outdoor appliances (garage and basement) can be reached by stairs, lift and ramp. The box is single with dimensions 3 x 6 meters, while the cellar measuring 2.6 x 2.5 meters.
STATUS
planning permission dating back to September 9, 2002 and construction was completed March 20, 2006. The interior space was granted June 7, 2006. This area is identified in the existing land cadastre of the said Municipality, sheet 17, with the cadastral maps 833, already 17 / d, Ha. 00:12:50.
All the plants are under under the existing law 46/1990. No debts and creditors paid out of the well, there are no easements passive and active. The charged only under the right to full and exclusive property of the developers and housing owners: Mr. BOSELLI ALESSANDRO under the joint estate with your spouse VERONICA SHEPHERD.
ESTIMATE SUMMARY Monoparametric
similar items Date of purchase Price € Area Comm.
GOOD TO GOOD
9/25/2008 165 000 80 SM 150 000 B 70 10/04/2008 12/03/2008 125 000 C WELL
sqm 65 sqm
GOODS 27/07/2008 155 000 75 sqm
You set the proportion which yields:
Sum Price / Sum Parameters Parameter X Well
595000/290 x 68.29 = € 140,112 This property is no
presentana comfortable, uncomfortable and deductions or additions to be imposed on the market value is not obtained if the value of box of about € 10,000
ANALYTICAL ESTIMATE FOR CAPITALIZATION OF INCOME
As documented
the rent to be calculated as annual Carpiano:
70/95 € / mqcommerciale / year
Annual fee € 68.29 x 90 m / m =
Monthly € 6146 € 614 / € 12 = 580
Knowing that Land is the calculation of the Benefit Bf = Rpl-Spp, continue calculating the income and expenditure of the main part of the main part. DETERMINATION
Rpl
We calculate the gross income main assumption of assets and a monthly interest rate of 2%.
Rpl = 580 x (12 + 12 + 1 / 2 x 0.02) = € 7,035.40
Spp
DETERMINATION To determine the costs of the main part, we must consider the Total annual costs that ordinarily the owner should and must bear for that property. They include quotas, taxes, administration, vacancy rates and write-offs, operating costs and interest.
Odds: 8 to 19% RPL.
7035.40 x 10 / 100 = € 703.54
Taxes: ICI and registry settings. ICI
→ cadastral income x 1.05 x 0.005 x 100
258.23 x 1.05 x 0.005 x 100 = € 135.57
Set registry: 1% of annual rent.
6146 x 1 / 100 = € 61.46
Administration: 2 to 5% of 'Rpl.
7035.40 x 3 / 100 = € 211.06
Expenditure 1% of RPL.
7035.40 x 1 / 100 = € 70.35
vacancy rates and write-offs: 2 to 6% of RPL.
7035.40 x 3 / 100 = € 211.06
The interest is calculated as the sum of all expenditure multiplied by interest expense and time of anticipation.
I: (Q + Imp + Depreciation + Sp + Sf and In) x 6 / 12 x rate of interest
(703.54 +135.57 +211.06 +61.46 +70.35 +211, 06) x 0.5 x 0.02 = € 13.93
Spp = 703.54 +135.57 +61.46 +211.06 +70.35 +211.06 = € 1,393.04
Bf Rpl-Spp = = = -1393.04 7035.40 € 5642.36
the capitalization rate is calculated from the ratio of good Bf oggetto di stima e la somma dei prezzi di beni ad esso simili , utilizzati nel procedimento sintetico precedente.
r = 5642,36 / 125000= 0,045 → 4,5%
r = 5642,36 / 150000 = 0,037 → 3.7%
Dato questo saggio di capitalizzazione viene calcolato il valore di mercato del bene.
V= Bf/r = 5642,36 / 0,04 = 141059,00 €
Il valore ottenuto per via sintetica è di 140112 € ed è simile a quello ottenuto per via analitica che è di 141059,00 € e , pertanto , lo conferma.
Il valore di mercato, dato dalla media dei due valori, è stimato in 140585 €.
Tenendo conto del valore medio di 10000 del box.
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