国外棕地价值评估的方法与实践综述

在我国日益推进的城市化进程中,土地污染问题日益凸显,污染对于土地造成的价值损失也越来越引起人们的关注。因此,在土地的价值评估中如何纳入环境因素成为当前亟待解决的技术问题。而国外的棕地(即污染土地)价值评估起步较早,实践较为丰富,本文在参考大量外文文献的基础上,结合国外评估师的实践经验,对主要的国外棕地价值评估方法进行系统梳理总结,并针对市场比较法、收益还原法、成本逼近法和内涵定价法等四种不同方法的具体实践应用,筛选出有代表性的国外案例进行探讨,以期为国内的棕地价值评估提供方法与实践的参考。在此基础上,本文也就学术界的争论对棕地价值评估方法中的污名、清理期间和风险评估等三个方面的问题进行了总结和讨论,提出棕地价值评估对我国四个方面的启示和借鉴:重视环境因素,为促进和激励土地环境整治提供依据;出台相关政策,加强土地用途转换过程中的环境风险评估;公开环境数据,为棕地价值评估提供数据支撑;积累和借鉴经验,提高评估结果的准确性。

Summary and Review of Foreign Methods and Practice for Brownfield Valuation

In the process of urbanization,land contamination becomes an increasingly prominent problem,and the loss of land value caused by contamination has aroused more and more concern.Therefore,the urgent problem is how to take the environmental factors into the valuation of the land.In terms of this issue,some foreign research has an early start and more practice.Based on the review of considerable foreign literature and the practical experience of appraiser abroad,this paper summarized the four main methods of brownfield valuation and discussed some typical cases in order to provide some references for domestic brownfield valuation methods and practices.As well,the author hopes that the analyses can bring some enlightenment for domestic brownfield assessment.On this basis,the paper has debated the academic value of the brownfield assessment methods in the stigma,the period of the clean-up,and risk assessment during the clean-up.At last the author drew the conclusions:The environmental factors should be emphasized on providing a basis for incentive to promote environmental restoration of land.The relative policies should be introduced to strengthen the environmental risk assessment in the process of land-use conversion.The environmental data should be public to support the valuation for the brownfield.The experience abroad should be learned and accumulated to improve the accuracy of the assessment results.