这个项目是在早期城市大规划的时候受理的一个征收评估项目中，涉及的苗木价值评估项目。

　　This project was accepted during the early stage of urban planning as a collection and evaluation project, involving the assessment of the value of seedlings.

　　一、前言

　　1. Preface

　　Part.1

　　Part.1

　　在城市化进程发展中，难免受到城市空间布局的优化与产业升级，而出现的各种征收拆迁案例。在执行这个项目的时候，也看了不少苗木评估的文献，发现一个事实：不同地区甚至同一地区不同项目对于苗木种类、规格、生长状况等评估因素的界定和量化缺乏规范，导致评估结果出现较大的差异。所以怎么避免出现上述情况或者我们所做的结果能让各方能接受呢，分享如下。

　　In the process of urbanization, it is inevitable to encounter various cases of expropriation and demolition due to the optimization of urban spatial layout and industrial upgrading. During the execution of this project, I also read a lot of literature on seedling evaluation and found a fact: there is a lack of standardization in defining and quantifying evaluation factors such as seedling types, specifications, and growth conditions in different regions and even within the same region for different projects, resulting in significant differences in evaluation results. So how can we avoid the above situation or ensure that our results are acceptable to all parties? Here is a sharing.

　　二、评估重点工作之评估对象与范围的确定Part.2在业务洽谈之后，应该把苗木评估工作的首要任务明确为如何确定评估对象与范围。

　　2、 After business negotiations, the primary task of seedling evaluation work should be clearly defined as how to determine the evaluation object and scope.

　　1、评估人员对评估对象的基本情况进行详尽了解：

　　1. The evaluators have a detailed understanding of the basic situation of the evaluated object:

　　（1）对象基本信息：苗圃概况： 面积、地形、土壤条件、基础设施。亩木状况： 苗木种类、数量、规格（胸径/地径/冠幅/高度）、种植密度、生长状况、市场定位。

　　(1) Basic information of the object: Nursery overview: area, terrain, soil conditions, infrastructure. Mu Mu Mu condition: seedling type, quantity, specifications (breast height diameter/ground diameter/crown width/height), planting density, growth status, market positioning.

　　（2）权属信息核实：?

　　(2) Verification of ownership information:?

　　土地权属： 土地所有权证、租赁协议，确认用地合法性。?

　　Land ownership: land ownership certificate, lease agreement, confirming the legality of land use.?

　　苗木权属： 确认苗木是否为当前经营者所有，有无权属纠纷。

　　Ownership of seedlings: Confirm whether the seedlings belong to the current operator and whether there is any dispute over ownership.

　　2、通与确认征收范围将评估对象与项目的征收红线进行精确匹配

　　2. Accurately match the assessed object with the project's expropriation red line by confirming the scope of expropriation through communication

　　（1）评估资料获取：

　　(1) Assessment data acquisition:

　　? 获取项目最终确定的征收范围红线图（法律和技术依据）。明确征收的具体目的、时间要求和补偿原则（经济行为依据）

　　Obtain the final red line map of the expropriation scope determined by the project (legal and technical basis). Clarify the specific purpose, time requirements, and compensation principles of expropriation (based on economic behavior)

　　（2）评估实地勘界：

　　(2) Assess on-site demarcation:

　　必须组织三方（评估方、征收部门、被征收人）共同进行现场指界，并确认苗木数量。利用各类GPS、测绘图纸等工具，将图纸上的红线范围在现场实地标记出来，确保无误。拍摄现场照片和视频，记录勘界过程，作为重要的工作底稿和证据。

　　It is necessary to organize three parties (the evaluator, the collection department, and the expropriated person) to jointly conduct on-site demarcation and confirm the quantity of seedlings. Using various GPS, surveying and mapping tools, mark the red line range on the drawing on site to ensure accuracy. Take on-site photos and videos, record the demarcation process, as important working papers and evidence.

　　3、精准确定估价范围：

　　3. Accurately determine the valuation range:

　　基于征收范围，确定需要评估的资产明细“范围内”与“范围外”的精确划分：

　　Based on the scope of expropriation, determine the precise division of assets that need to be evaluated into "within scope" and "outside scope":

　　明确苗木位于征收红线之内，才属于本次评估补偿的对象。同样重要的是确认哪些苗木在红线之外，该部分是不予评估的，避免纠纷。

　　Only when the seedlings are located within the red line of expropriation, are they eligible for compensation in this evaluation. Equally important is to confirm which seedlings are outside the red line, which will not be evaluated to avoid disputes.

　　三、案例分享：某公司因土地征收涉及的苗木价值评估

　　3、 Case Study: Valuation of Nursery Trees Involved in Land Acquisition for a Certain Company

　　Part.3

　　Part.3

　　一、评估范围

　　1、 Scope of evaluation

　　二、评估目的：确定范围内苗木的市场价值（对苗木市场价格补偿）。在征收过程中，因为要求直接征收苗圃基地或者红线范围内的苗木，评估仅计算苗木现状价格（即苗木市场价格），而不计算拆迁时产生的苗木挖掘费、包装费、运输费、装车人力费等。考虑是因为征地完成后，苗木产权便转移至征收拆迁方，此后所产生的一切费用均由征收拆迁方自行承担。

　　2、 Purpose of evaluation: To determine the market value of seedlings within the scope (compensation for seedling market prices). In the process of expropriation, due to the requirement to directly expropriate nursery bases or seedlings within the red line range, the evaluation only calculates the current price of seedlings (i.e. the market price of seedlings), and does not include the costs of seedling excavation, packaging, transportation, loading labor, etc. incurred during demolition. The reason is that after the land acquisition is completed, the ownership of the seedlings will be transferred to the expropriation and demolition party, and all expenses incurred thereafter will be borne by the expropriation and demolition party themselves.

　　三、评估方法

　　3、 Evaluation method

　　-苗木市场价格评估应该在符合相关法律法规以及房屋征收补偿方案的前提下，若将价格定义为苗木的市场价格，评估人员需对各苗木展开市场调查。评估方法通常采用市场法，方法是先搜集同类型苗木的交易案例，再经各项因素修正后得出苗木市场价格。案例：大木棉，胸径40-50cm,树高7米。经确认木棉树真实名称和种类是大腹木棉（有原始购置合同，并经实物比对确定）。经市场查询，胸径40-50cm,树高7米的大腹木棉，本地亩木市场报价为：A原地销售报价为7000元/棵，不含税B原地销售报价为6800元/棵，不含税C原地销售报价为7200元/棵，不含税比较因素的选择（过程略）。比较因素修正及比较法结果（过程略）大木棉修正后比准价格为7000元/棵，则大木棉评估值=5×7000=35000元。同理参照上述方法可得出其他苗木评估结果。

　　-The market price evaluation of seedlings should be based on compliance with relevant laws and regulations as well as compensation plans for housing expropriation. If the price is defined as the market price of seedlings, evaluators need to conduct market research on each seedling. The evaluation method usually adopts the market approach, which first collects transaction cases of the same type of seedlings, and then calculates the market price of seedlings after various factors are adjusted. Case: Cotton tree with a diameter at breast height of 40-50cm and a height of 7 meters. It has been confirmed that the true name and type of the cotton tree is the big belly cotton tree (with the original purchase contract and confirmed through physical comparison). According to market research, the local market price for the large belly cotton tree with a breast height diameter of 40-50cm and a height of 7 meters is: A on-site sales price of 7000 yuan/tree, excluding tax B on-site sales price of 6800 yuan/tree, excluding tax C on-site sales price of 7200 yuan/tree, excluding tax comparison factors (process omitted). Comparison factor correction and comparison method result (process omitted): After correction, the benchmark price of the cotton tree is 7000 yuan/tree, so the evaluation value of the cotton tree is 5000 yuan=5 × 7000. Similarly, other seedling evaluation results can be obtained by referring to the above method.

　　四、项目分享总结

　　4、 Project Sharing Summary

　　Part.4

　　Part.4

　　一、现场核实阶段-需要特别强调

　　1、 On site verification stage - special emphasis is needed

　　1、范围须经评估与当事方、征收主办方三方共同确认。绝不能仅凭单方说法或图纸就确定范围，现场联合勘界是避免后续争议最有效的环节。

　　1. The scope must be evaluated and confirmed jointly by the parties involved and the expropriation organizer. The scope cannot be determined solely based on unilateral statements or drawings, and on-site joint demarcation is the most effective way to avoid subsequent disputes.

　　2、现场工作底稿的完整性：整个过程中的沟通记录、现场照片、视频、签字文件等都需要完整保存，形成评估工作底稿。

　　2. Integrity of on-site working papers: Communication records, on-site photos, videos, signed documents, etc. throughout the entire process need to be fully preserved to form an evaluation working paper.

　　3、明确评估目的：所有工作都服务于本次评估目的——为房屋征收提供合理的补偿价值参考；只有明确目的才能作出后续评估方法（成本法、市场法、收益法）的应用条件说明。

　　3. Clear evaluation purpose: All work serves the purpose of this evaluation - to provide reasonable compensation value reference for housing expropriation; Only with a clear purpose can the application conditions of subsequent evaluation methods (cost method, market method, income method) be explained.

　　二、评估估算阶段

　　2、 Evaluation and estimation stage

　　在采用市场法评估过程中，在搜集同类型交易案例时，评估人员要尽可能全面地获取信息。可以通过苗木交易市场、苗圃基地、园林工程公司或者当地工程造价信息等渠道进行搜集价格资料。

　　In the process of using the market approach for evaluation, evaluators should gather as comprehensive information as possible when collecting cases of similar transactions. Price information can be collected through channels such as seedling trading markets, nursery bases, landscaping engineering companies, or local engineering cost information.

　　同时，要确保所搜集选取的案例具有可比性，包括交易时间、交易地点、交易方式等方面。

　　At the same time, it is necessary to ensure comparability of the collected and selected cases, including transaction time, transaction location, transaction method, and other aspects.

　　评估人员要根据不同的影响因素，对搜集到的案例价格进行调整，是得出准确苗木市场价格的关键环节，经过上述各项因素的分析确定后，才能得出符合实际情况的苗木市场价格，方能为征收补偿提供合理的依据。

　　Evaluators need to adjust the prices of collected cases based on different influencing factors, which is a key step in obtaining accurate market prices for seedlings. Only after analyzing and determining the above factors can the actual market prices for seedlings be obtained, providing a reasonable basis for expropriation compensation.

　　提醒各位同行：征收拆迁评估应当关注法律法规的规定，实务操作中具备一定难度，故在评估过程中，可以通过专家意见、访谈等方法，逐步完善和优化算法，尽量减少不必要的争议。

　　Reminder to colleagues: The assessment of expropriation and demolition should pay attention to the provisions of laws and regulations. Practical operation may be difficult, so in the assessment process, expert opinions, interviews and other methods can be used to gradually improve and optimize the algorithm, and minimize unnecessary disputes.

　　本文由 林木资产价格评估  友情奉献.更多有关的知识请点击  http://www.jyslpg.com/   真诚的态度.为您提供为全面的服务.更多有关的知识我们将会陆续向大家奉献.敬请期待.

　　This article is dedicated to the evaluation of forest asset prices For more related knowledge, please click http://www.jyslpg.com/ Sincere attitude To provide you with comprehensive services We will gradually contribute more relevant knowledge to everyone Coming soon.