這個項目是在早期城市大規劃的時候受理的一個征收評估項目中，涉及的苗木價值評估項目。

　　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

　　在城市化進程發展中，難免受到城市空間布局的優化與產業升級，而出現的各種征收拆遷案例。在執行這個項目的時候，也看了不少苗木評估的文獻，發現一個事實：不同地區甚至同一地區不同項目對于苗木種類、規格、生長狀況等評估因素的界定和量化缺乏規范，導致評估結果出現較大的差異。所以怎么避免出現上述情況或者我們所做的結果能讓各方能接受呢，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、評估重點工作之評估對象與范圍的確定Part.2在業務洽談之后，應該把苗木評估工作的首要任務明確為如何確定評估對象與范圍。

　　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、評估人員對評估對象的基本情況進行詳盡了解：

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

　　（1）對象基本信息：苗圃概況： 面積、地形、土壤條件、基礎設施。畝木狀況： 苗木種類、數量、規格（胸徑/地徑/冠幅/高度）、種植密度、生長狀況、市場定位。

　　(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）權屬信息核實：?

　　(2) Verification of ownership information:?

　　土地權屬： 土地所有權證、租賃協議，確認用地合法性。?

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

　　苗木權屬： 確認苗木是否為當前經營者所有，有無權屬糾紛。

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

　　2、通與確認征收范圍將評估對象與項目的征收紅線進行精確匹配

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

　　（1）評估資料獲取：

　　(1) Assessment data acquisition:

　　? 獲取項目最終確定的征收范圍紅線圖（法律和技術依據）。明確征收的具體目的、時間要求和補償原則（經濟行為依據）

　　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）評估實地勘界：

　　(2) Assess on-site demarcation:

　　必須組織三方（評估方、征收部門、被征收人）共同進行現場指界，并確認苗木數量。利用各類GPS、測繪圖紙等工具，將圖紙上的紅線范圍在現場實地標記出來，確保無誤。拍攝現場照片和視頻，記錄勘界過程，作為重要的工作底稿和證據。

　　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、精準確定估價范圍：

　　3. Accurately determine the valuation range:

　　基于征收范圍，確定需要評估的資產明細“范圍內”與“范圍外”的精確劃分：

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

　　明確苗木位于征收紅線之內，才屬于本次評估補償的對象。同樣重要的是確認哪些苗木在紅線之外，該部分是不予評估的，避免糾紛。

　　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價值評估

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

　　Part.3

　　Part.3

　　一、評估范圍

　　1、 Scope of evaluation

　　二、評估目的：確定范圍內苗木的市場價值（對苗木市場價格補償）。在征收過程中，因為要求直接征收苗圃基地或者紅線范圍內的苗木，評估僅計算苗木現狀價格（即苗木市場價格），而不計算拆遷時產生的苗木挖掘費、包裝費、運輸費、裝車人力費等。考慮是因為征地完成后，苗木產權便轉移至征收拆遷方，此后所產生的一切費用均由征收拆遷方自行承擔。

　　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、評估方法

　　3、 Evaluation method

　　-苗木市場價格評估應該在符合相關法律法規以及房屋征收補償方案的前提下，若將價格定義為苗木的市場價格，評估人員需對各苗木展開市場調查。評估方法通常采用市場法，方法是先搜集同類型苗木的交易案例，再經各項因素修正后得出苗木市場價格。案例：大木棉，胸徑40-50cm,樹高7米。經確認木棉樹真實名稱和種類是大腹木棉（有原始購置合同，并經實物比對確定）。經市場查詢，胸徑40-50cm,樹高7米的大腹木棉，本地畝木市場報價為：A原地銷售報價為7000元/棵，不含稅B原地銷售報價為6800元/棵，不含稅C原地銷售報價為7200元/棵，不含稅比較因素的選擇（過程略）。比較因素修正及比較法結果（過程略）大木棉修正后比準價格為7000元/棵，則大木棉評估值=5×7000=35000元。同理參照上述方法可得出其他苗木評估結果。

　　-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、項目分享總結

　　4、 Project Sharing Summary

　　Part.4

　　Part.4

　　一、現場核實階段-需要特別強調

　　1、 On site verification stage - special emphasis is needed

　　1、范圍須經評估與當事方、征收主辦方三方共同確認。絕不能僅憑單方說法或圖紙就確定范圍，現場聯合勘界是避免后續爭議最有效的環節。

　　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、現場工作底稿的完整性：整個過程中的溝通記錄、現場照片、視頻、簽字文件等都需要完整保存，形成評估工作底稿。

　　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、明確評估目的：所有工作都服務于本次評估目的——為房屋征收提供合理的補償價值參考；只有明確目的才能作出后續評估方法（成本法、市場法、收益法）的應用條件說明。

　　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、評估估算階段

　　2、 Evaluation and estimation stage

　　在采用市場法評估過程中，在搜集同類型交易案例時，評估人員要盡可能全面地獲取信息。可以通過苗木交易市場、苗圃基地、園林工程公司或者當地工程造價信息等渠道進行搜集價格資料。

　　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.

　　同時，要確保所搜集選取的案例具有可比性，包括交易時間、交易地點、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.

　　評估人員要根據不同的影響因素，對搜集到的案例價格進行調整，是得出準確苗木市場價格的關鍵環節，經過上述各項因素的分析確定后，才能得出符合實際情況的苗木市場價格，方能為征收補償提供合理的依據。

　　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：征收拆遷評估應當關注法律法規的規定，實務操作中具備一定難度，故在評估過程中，可以通過專家意見、訪談等方法，逐步完善和優化算法，盡量減少不必要的爭議。

　　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 林木資產價格評估  友情奉獻.更多有關的知識請點擊  http://m.ttkl.com.cn/   真誠的態度.為您提供為全面的服務.更多有關的知識我們將會陸續向大家奉獻.敬請期待.

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