資產(chǎn)評估-成本法分析

LOGO資產(chǎn)評估----成本法成本法一、成本法的基本原理（一）成本法的理論基礎(chǔ)生產(chǎn)費用價值論資產(chǎn)的價值取決于購建時的成本耗費（二）成本法的評估思路評估值=重置成本---各項損耗實體性功能性經(jīng)濟性成本法的基本計算公式及其各項指標的計算基本公式:①評估值＝重置成本－實體性損耗－功能性損耗－經(jīng)濟性損耗＝重置成本×成新率－功能性損耗－經(jīng)濟性損耗②評估值＝重置成本×綜合成新率（一）重置成本及其計量△相同點:均采用現(xiàn)行價格計算。△不同點:采用的材料、標準、設(shè)計等方面存在差異。但是并未改變基本功能?！饔袟l件情況下，盡可能選擇更新重置成本。理由:更新重置成本比復(fù)原重置成本便宜（超額投資成本）；用更新重置成本形成的資產(chǎn)性能可改進（超額運營成本）。按資產(chǎn)的成本構(gòu)成,以現(xiàn)行市價為標準重置成本＝直接成本+間接成本直接成本一般包括:購買支出、運輸費、安裝調(diào)試費等。評估實踐中需據(jù)具體情況而定。間接成本主要指企業(yè)管理費、培訓(xùn)費等。采用核算法的前提是能夠獲得處于全新狀態(tài)的被估資產(chǎn)的現(xiàn)行市價。該方法可用于計算復(fù)原重置成本，也可用于計算更新重置成本。2.價格指數(shù)法如果與被估資產(chǎn)相類似的參照物的現(xiàn)行市價也無法獲得，就只能采用價格指數(shù)法。注意問題物價指數(shù)法計算的是復(fù)原重置成本。3.功能價值類比法（1）生產(chǎn)比例法若功能與成本呈線性關(guān)系，計算公式:（2）規(guī)模經(jīng)濟效益指數(shù)法若功能與成本呈指數(shù)關(guān)系，計算公式:該方法計算的一般是更新重置成本。（二）實體性貶值1、觀察法資產(chǎn)實體性貶值＝重置成本×（1－成新率）2.使用年限法資產(chǎn)實體性貶值=（重置成本—預(yù)計殘值）*實體性貶值率資產(chǎn)貶值率=實際已使用年限/總使用年限實際已使用年限＝名義已使用年限×資產(chǎn)利用率資產(chǎn)利用率=截至評估基準日資產(chǎn)的實際利用時數(shù)或產(chǎn)量/資產(chǎn)的設(shè)計總利用時數(shù)或產(chǎn)量(3)、修復(fù)費用法（三功能性損耗的含義是無形損耗的一種，體現(xiàn)在兩方面:(1)運營成本（物耗、能耗、工耗等）(2)產(chǎn)出能力計算其功能性貶值額:被估資產(chǎn)功能性貶值額＝年超額運營成本×（1－所得稅率）×折現(xiàn)系數(shù)（四）經(jīng)濟性貶值經(jīng)濟性損耗的含義因資產(chǎn)的外部環(huán)境變化所導(dǎo)致的資產(chǎn)貶值而非資產(chǎn)本身的問題。表現(xiàn)形式①資產(chǎn)利用率下降②資產(chǎn)年收益額減少3.計算方式（1）（2）因收益額減少而導(dǎo)致的經(jīng)濟性損耗的計量經(jīng)濟性貶值額＝年收益損失額×（1－所得稅率）×現(xiàn)值系數(shù)謝謝觀看！LOGO資產(chǎn)評估----Cost

approach成本Basic

principle基本原則The

value

of

assets

dependson

the

cost

when

purchasedand

built.資產(chǎn)的價值取決于購買和建設(shè)成本How

to

appraiseAssessed

value存取值=

replacement

cost重置成本—Theloss虧損Precondition前提Authenticity

of

historical

repoThe

cost

formed

assets

value

isnecessary.成本形成的資產(chǎn)價值是必要的computational

formulaThe

valuation

of

evaluatedassets=Replacement

cost???–Physical

depreciation物理折舊–Functional

depreciation功能折–Economic

depreciation經(jīng)濟折舊Replacement

costcurrent

price

of

the

acquisition

costThe

classification

of

replacement

costRestoration

replacement

cost(復(fù)原重置成本)Renewal

replacement

cost(更新重置成本)相同點:Calculate

using

current

prices不同點:There

are

differences

in

material,standaand

design,but

the

basic

functions

is

not

changedThe

calculation

of

replacement

cost1.replacementcostcalculationmethod(重置核算法)Directcosts直接成本:Purchaseexpenditurtransportcharge,installationandtestcoequipment.Indirectcosts間接成本:administrativeexpense,trainingexpense.replacementcost=directcosts+indireccosts2.priceindexnumbermethod(價格指數(shù)法)Calculatereplacementcostbypriceindex,WhenunabletoobtaincurrentpriceReplacedcostofestimatedasset=Historicalcostofasset×The

calculation

of

replacement

cost3.Function

value

analogy

method

Production

capacity

ratio

method（功能價值法）Scale

economic

benefit

index

method（規(guī)模經(jīng)濟效益指數(shù)法）The

calculation

of

replacement

costThecalculationofreplacementcost4.statisticalanalysismethod(統(tǒng)計分析法)K=R’÷R=抽樣重置成本/抽樣歷史成本1.Supposeyouestimatedthelandforapropertytobrworth$80,000.Yourestimatethebuildingreplacementcostnewis$148,000withan$18,000lossinutility.Thvalueofthepropertyis?答案:($210,000)Propertyvalue=landvalue+(replacementcostnew–depreciation)$210,000=$80,000+($148,000-$18,000)2.Asubjectproperty’slandisestimateda$68,000withimprovementsworth$155,000(replacementcostnew).Whatisthevalueofthesubjectpropertyiftheimprovementshavedepreciated$29,000invalue?答案:($194,000)Propertyvalue=landvalue+(replacementcostnew–depreciation)$194,000=$68,000+($155,000-$29,000)3.Consider

the

following

devicePurchasedin2000PurchasepricewasRMB38,000Trytocalculatethereplacementcostoftdevicein2005.Supposethefixedbasepriceindexin2000and2005were103and115,respectively答案:(42427.18)38000*(115/103)=42427.184.Consider

the

following

devicePurchased

in

2002Purchase

price

was

RMB30,000The

chain

price

index

calculated

as

followsYear

chain

price

indexYear

chain