1、2.332.131.879177676.075.134.4733312.22.07241.6第二节 基准地价修正体系一、国有农用地使用年期修正根据各用途用地设定使用年期及土地还原率计算年期修正系数,其中三水区国有农用地各用途的最高出让年期为50年,当评估对象剩余使用年期不足对应用途土地最高使用年期时,应进行使用年期修正。表2-1 耕地剩余使用年期修正系数表(还原率r=4.34%)使用年限1235678910修正系数0.04720.09250.13590.17750.21740.25560.29220.32730.36090.3931111213141516171819200.42400.453
2、60.48200.50920.53520.56020.58420.60710.62910.650221222325262729300.67040.68970.70830.72610.74310.75940.77510.79010.80450.81823436373839400.83140.84410.85620.86790.87900.88970.89990.90970.91910.9281414243444546474849500.93680.94510.95300.96060.96790.97490.98150.98800.9941表2-2 园地剩余使用年期修正系数表(还原率r=4.38%
3、)0.04750.09310.13670.17850.21860.25690.29370.32890.36260.39490.42590.45560.48400.51120.53730.56230.58620.60920.63110.65220.67240.69170.71020.72790.74490.76120.77680.79170.80600.81980.83290.84550.85750.86910.88020.89080.90090.91060.92000.92890.93750.94570.95350.9610.96820.97520.98180.98810.9942表2-3 林
4、地剩余使用年期修正系数表(还原率r=4.12%)0.04560.08950.13150.17200.21080.24810.28390.31830.35130.38310.41350.44280.47090.49790.52380.54870.57270.59560.61770.63890.65920.67880.69750.71560.73290.74950.76550.78080.79560.80970.82330.83640.84890.86090.87250.88360.89430.90450.91440.92380.93290.94160.9500 0.9580 0.96570.97
5、320.98030.98710.9937表2-4 坑塘水面剩余使用年期修正系数表(还原率r=4.48%)0.04830.09450.13870.18100.22150.26030.29740.33300.36700.39950.43060.46040.48900.51630.54240.56740.59140.61430.63620.65720.67730.69660.71500.73260.74940.76560.78100.79580.8100 0.82350.83650.86080.87210.88300.89340.90340.91290.9220 0.93080.93920.9472
6、0.95480.96220.96920.97590.98230.98850.9944表2-5 草地剩余使用年期修正系数表(还原率r=3.91%)0.04410.08660.12740.16670.20460.2410.2760.30970.34220.37340.40350.43240.46030.48700.51280.53760.56150.58450.60660.62790.64840.66810.68710.70530.72290.73980.75610.77170.78680.80130.81530.82870.84160.85410.86600.87760.88870.89930.
7、90960.91950.92900.93810.94700.95540.96360.97140.97900.98630.9933表2-6 设施农用地剩余使用年期修正系数表(还原率r=4.59%)0.04910.09600.14090.18380.22480.26410.30160.33740.37170.40450.43580.46580.49440.52180.54800.57310.59700.61990.64180.66270.68270.70190.72010.73760.75430.77030.78560.80020.81420.82760.84030.85260.86420.875
8、40.88610.89630.90600.91540.92430.93280.9410.94880.95620.96330.97020.97670.98290.98890.9946表2-7 内陆滩涂剩余使用年期修正系数表(还原率r=3.7%)0.04260.08370.12330.16150.19840.23390.26820.30120.33310.36380.39340.4220.44950.47610.50170.52640.55020.57320.59540.61670.63730.67640.69480.71270.72980.74640.76240.77780.79260.8070
9、.82080.83410.84690.85930.87130.88280.89390.90460.91490.92490.93450.94380.95270.96130.96960.97760.98540.9928二、国有农用地各因素指标修正(一)国有耕地基准地价修正系数表表2-8 三水区国有耕地基准地价一级修正系数表指标标准优较优一般较劣劣因素指标土壤盐碱状况无盐渍化现象0.08%基本无盐渍化现象0.04%有一定盐渍化现象0.00%盐渍化现象较严重-0.10%盐渍化现象严重-0.19%有效土层厚度(厘米)100,+)0.14%80,100)0.07%60,80)30,60)-0.16%0,3
10、0)-0.31%土壤质地壤土砂壤土粘土砂土砾质土剖面构型通体壤、壤砂壤壤粘壤、砂粘粘、壤粘粘粘砂粘、通体粘砂粘砂、壤砂砂、粘砂砂通体砂、通体砾土壤pH值6.0,7.9)5.5,6.0)5.0,5.5)或7.9,8.5)4.5,5.0)0,4.5)或8.5,14)土壤有机质含量(%)3,1002,3)1,2)0.6,1)0,0.6)地貌类型处于平原地带0.18%处于平原、丘陵过渡地带0.09%处于丘陵地带处于丘陵、山地过渡地带-0.21%处于山地地带-0.41%地形坡度0,2)2,55,88,1515,90田面坡度0.16%-0.18%,30-0.35%水源水质水质达到类及以上标准0.29%水质
11、达到类标准0.15%水质达到类标准水质达到类标准-0.32%水质达到劣类标准-0.64%土壤污染无污染警戒线轻度污染中度污染重度污染地下水埋深90,+)0.23%70,90)0.12%50,70)30,50)-0.26%-0.52%灌溉条件充分满足,可随时灌溉农田0.21%基本满足,有良好的灌溉系统0.11%基本满足,在关键需水生长季节有灌溉保证一般满足,有灌溉系统,但在大旱年不能保证灌溉-0.24%无灌溉条件-0.48%田间路网密度(田间路面积占比)0.2,0.30.1,0.2)0.05,0.1)0.01,0.05)或(0.3,+)0,0.01)排水条件有健全的排水沟道(包括抽排)排水体系基
12、本健全(包括抽排)排水体系一般(包括抽排)有轻度洪涝经常洪涝田块形状(形状系数K值)0.8,+)0.7,0.8)0.5,0.7)0.3,0.5)0,0.3)耕作距离(米)(0,500(500,1000(1000,1500(1500,2000(2000,+)田块大小(亩)22.5,+)8.25,22.5)2.25,8.25)1.05,2.25)0,1.05)利用集约度集约程度高集约程度较高集约程度一般集约程度较差集约程度差经营效益经营效益高经营效益较高经营效益一般经营效益较差经营效益差利用现状经常进行种植工作和生产活动有一定种植工作和生产活动,利用现状较好0.05%种植工作和生产活动一般种植工作
13、和生产活动较少丢弃或荒废-0.20%人均耕地面积(平方米/人)0,10(10,80(80,150(150,300(300,+)城镇影响度位于西南、云东海街道0.32%位于乐平镇位于白坭镇位于芦苞、大塘镇-0.37%位于南山镇-0.73%农贸市场影响度(距离集贸、农贸市场)(米)0,500)0.22%500,800)800,1200)1200,1500)-0.25%1500,+)-0.49%道路通达度国道能通达0.30%省道能通达县道能通达乡道能通达-0.34%只有村道能通达-0.67%对外交通便利度(距离港口、物流中心、火车站、汽车货运站等)(米)0,1500)0.24%1500,3000)3000,5000)5000,8000)-0.28%8000,+)-0.55%备注:1、田间路网密度是指为了满足耕作、农机具的应用及农资运输等生产活动需要而修建的道路占田块面积的比重,反映出耕地地块内部耕作便利情况;2、田块形状(形状系数K值)计算公式为,其中K为形状系数,S为田块的面积,L为田块的周长;3、人均耕地面积计算公式为:人均耕地面积所在镇街(行政区)域耕地总面积户籍人口数。表2-9 三水区国有耕地基准地价二级修正系数表0.10%-0.22%-0.43%