Establishment And Application Of Grey And Fuzzy Theroy In The Market Comparison Approach

Effective as of january1,1995of the law of the People’s Republic of China on urban real estate administration law stipulated in article33:"the state shall practice a system of real estate price evaluation". Real estate price evaluation must be scientific,reasonable,in order to help to establish a reasonable real estate matket order. Promote real estate fair trade, the normalization of real estate price guide. Then,as promulgated by the state council on July3,1998the state council on further deepening the reform of urban housing system speeding up housing construction notice, since the housing market in our country implements by rent sold across, the construction of the housing market has caused the extensive concern of the whole society, and gradually become the pillar industry of national economy. However, the real estate market development is not mature, the real estate as a commodity, its character each are not identical and complex features determine the real estate market is "incomplete market", and the asymmetry of market information, will not automatically form easy to identify the appropriate price of ordinary people, there are many factors hindering the research on the reasonable real estate price formation, and in the judgement would require specialized knowledge and experience. At this stage, relative to the cost method and income method, market comparison method more directly dependent on the real data of the market. So, relative to the above two methods, people are easier to understand the market comparison method and rely on. This leads to the market comparison method as one of the most important and the most commonly used evaluation methods. It often in the real estate appraisal practice by professional appraisers choose fist.In this paper, first of all, from the perspective of the market comparison method, through the analysis of the market comparison method, understand the methods evaluating the basic principle of real estate prices, summarize the advantages and shortcomings of the market comparison method. Then, according to its evaluation methods, through the theoretical research and analysis, find a can the market comparison method is more simple and the valuation of real estate in the form of quantitative method. Market comparison method of the grey fuzzy modeling method is proposed:first, using the theory of grey correlation degree analysis in grey system theory for screening the main factors affecting real estate prices; in the second, by fuzzy mathematics theory to measure close degree of closeness between two fuzzy sets theory to select close to be estimated real estate is the most comparable instances; then, combined with the grey system theory GM(1,1) forecasting model to adjust market comparison method involves trading hours; finally, by means of GM(1,N) model to set up real estate prices and the state of the relationship between various factors which influence the real estate price, analyzes the influence law between influence factors and price, according to have access to be estimated real estate factors affecting evaluation to appraise the real estate price. Through the analysis of the above theoiy model, finally has carried on the empirical analysis to verify:calculate the one in Kunming, Yunnan province is a case of real estate prices., This case according to the above modeling theory gradually obtain comparable instances of the error of the estimated value and the actual transaction value is very small or even zero. Thus, come to the conclusion:the market comparison method of the grey fuzzy modeling is not only feasible in theory, and can operate in practice.