Relazione di stima del compendio immobiliare – … Jesolo_0.pdf ·...

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Relazione di stima del compendio immobiliare – fabbricati ed aree – sito nel comune di Jesolo,

località Lido di Jesolo, in via Levantina, n. 100

Estremi catastali: Foglio 104 mappali 77, 107, 108

sub. 1, 116 subb. 1 e 2, 134, 367.

Richiedente: Croce Rossa Italiana – Comitato Regionale del Veneto – Direzione Regionale – Area

Finanziaria Economica Patrimoniale

Negozio giuridico: Accordo di collaborazione prot. n.

5286 del 21/07/2014

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Relazione di stima del compendio immobiliare – fabbricati ed aree , sito in

comune di Jesolo, località Lido di Jesolo, via Levantina, n. 100.

Estremi catastali: Foglio 104; mappali 77, 107, 108 sub. 1, 116 subb. 1 e 2,

134, 367.

Richiedente: Croce Rossa Italiana – Comitato Regionale del Veneto –

Direzione Regionale – Area Finanziaria Economica Patrimoniale

Negozio giuridico: Accordo di collaborazione

Richiesta di prestazione prot. n. 5286 del 21/07/2014

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Art. 11 - Zona di riorganizzazione alberghiera "B 3" Gli interventi in questa zona sono mirati alla ricomposizione dei volumi al fine di consentire un miglioramento delle condizioni generali del tessuto urbano degradato, attraverso: - la contrazione di superficie coperta; - il ripristino di aree a verde e a parcheggio di pertinenza degli immobili; - costruzione di nuovi accessi veicolari e di accessi al mare; - ricavo di idonei percorsi pedonali; - spazi per il turista (piscine, giardini d'inverno, attrezzature di svago). Gli interventi si attuano mediante Piano di Recupero. La pianificazione attuativa è mirata a: a) valorizzazione l'ambiente urbano della zona quale elemento di riconoscimento della popolazione turistica; b) sviluppare i valori architettonici e percettivi d'insieme sottolineandone l'unitarietà urbana; c) potenziare la polifunzionalità dell'offerta turistica stimolando la presenza delle iniziative che ne arricchiscono l'atrattività; d) risolvere il problema del movimento favorendo la massima accessibilità degli spazi urbani pubblici e privati attraverso l'articolazione ed integrazione funzionale del movimento pedonale con il movimento veicolare e gli spazi di parcheggio, e gli accessi al mare; e) deve essere comunque mantenuto il volume a destinazione turistico-ricettiva esistente al momento dell'adozione del presente P.R.G.; f) uniformare gli interventi sulle aree di uso pubblico (accessi al mare, percorsi pedonali, viabilità, ecc.) alle indicazioni fornite dai sussidi operativi. Sono comunque ammessi con permesso di costruire diretto gli interventi mirati alla manutenzione, restauro e ristrutturazione del patrimonio edilizio esistente e in particolare del patrimonio alberghiero. E’ consentito l’ampliamento, ove previsto o possibile, o l’accorpamento di volumi con realizzazione di strutture in elevazione del fronte degli edifici verso strada anche a minor distanza rispetto a quanto previsto dal DM 1444/1968. E’ fatta salva la distanza minima tra pareti finestrate pari a ml 10,00 e le distanze tra confini di proprietà pari a ml 5,00. La distanza minima dalle strade nel caso di nuova

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(edificazione o demolizione e ricostruzione (salvo i casi previsti dal D.P.R. 380/2001) è di ml 5,00. Sono ammesse le seguenti destinazioni d'uso: - residenziale - turistico ricettivo -Commerciale, Direzionale, Artigianato di servizio con esclusione delle lavorazioni nocive, inquinanti, rumorose e comunque di carattere incompatibile con la residenza. Le strutture commerciali ubicate al piano terra, prospicienti le vie principali a traffico limitato, sono vincolate a tale uso. I P.d.R. dovranno essere estesi dall'arenile alla viabilità principale, comprendere almeno un accesso al mare o comunque un'area vasta che permetta la costruzione di un nuovo accesso al mare. Delimitazioni diverse devono essere preventivamente approvate dal Consiglio Comunale con propria delibera. Inoltre i P.d.R. devono dettare norme specifiche riguardanti: - la riorganizzazione del tessuto viario esistente e degli spazi pubblici in genere; - i contenuti estetico-edilizi degli interventi consentiti, definendo la documentazione di progetto necessaria per il rilascio del permesso di costruire, in particolare per quanto riguarda il rilievo della situazione esistente relativamente alla sistemazione esterna degli edifici e all'arredo delle aree di pertinenza e delle corti esterne; - gli elementi architettonici e formali degli edifici nonché degli altri elementi, fissi o meno, che non concorrono alla formazione di volume ma che contribuiscono a dare rilievo percettivo allo spazio urbano, quali chioschi, giardini d'inverno, pergolati, posti d'ombra, insegne, arredi pubblici e privati, ecc.; - i materiali da utilizzare per particolari elementi costitutivi della scena urbana. Al fine di favorire gli interventi è previsto un aumento massimo del volume dei volumi esistenti, in funzione dei parametri stabiliti dalle seguenti tabelle: Incrementi per le strutture turistico ricettive: Descrizione intervento Incremento volumetrico

creazione di accesso al mare 20% creazione di area (min. 20% dell'area totale) verde e attrezzature per il turista 10% mantenimento del Rc sotto il limite del 40% e arretramento dell'edificio dall'arenile 20% creazione di parcheggi sotterranei 20% Ulteriore aumento del volume a sola destinazione alberghiera 30%. Incrementi per le strutture non turistico ricettive: Descrizione intervento Incremento volumetrico

creazione di accesso al mare 20% creazione di area (min. 20% dell'area totale) verde e attrezzature per il turista 10% mantenimento del Rc sotto il limite del 40% e arretramento dell'edificio dall'arenile 10% creazione di parcheggi sotterranei 10%. Per creazione di accesso al mare si intende la riorganizzazione delle vie d’accesso al litorale attraverso la riqualificazione, l’ampliamento, la diversa ubicazione dei percorsi esistenti ovvero la creazione di nuove vie. La larghezza minima di un accesso al mare deve essere di 5 metri. Per creazione di aree verdi e attrezzature per il turista si intendono la realizzazione di giardini con eventuale piscina, dotati di posti d’ombra, ripari temporanei, giochi per i bimbi ecc.. Per parcheggi interrati si intendono posti auto ricavati nel sottosuolo e legati con vincolo di pertinenzialità all’immobile. Tali parcheggi possono altresì essere ricavati nel sottosuolo di parcheggi pubblici, oggetto cioè di cessione al Comune. L’altezza massima degli edifici non potrà superare l’altezza degli edifici preesistenti e circostanti, con l'eccezione di edifici che formino oggetto di uno strumento urbanistico attuativo planivolumetrico. Art. 48 - Attrezzature pubbliche "F” Comprende le aree e gli immobili destinati ad attrezzature ed impianti di interesse generale. Le aree interessate da tali attrezzature possono essere oggetto di intervento soltanto da parte di soggetti pubblici, enti, e, tramite concessione o apposita convenzione, da società e privati. In assenza di una normativa di zona specifica, gli indici urbanistici e le procedure di attuazione sono condizionati dalle norme di legge e dalle esigenze funzionali delle attrezzature stesse.

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(Il progetto, esteso all'intera area, dovrà tener conto dell'inserimento urbanistico ed ambientale dei manufatti ed immobili e della sistemazione complessiva dell'area. Al fine di un migliore utilizzo delle strutture pubbliche l'Amministrazione Comunale potrà promuovere un apposito Piano dei Servizi che individui in modo preciso le strutture previste nelle aree di cui al presente capo.

Art. 50 - Zona di interesse comune "F 2.1" Sono aree riservate ad attrezzature pubbliche e di interesse collettivo, utilizzate, per finalità amministrative, culturali, ricreative, e per l'erogazione di servizi pubblici. Gli indici urbanistici delle aree sono conseguenti alla definizione delle attività da svolgere come riportato nelle apposite normative puntuali.

Art. 54 - Aree di verde pubblico "F 3.1” Aree destinate alla creazione di parchi e giardini. La progettazione, l’esecuzione, la gestione devono corrispondere a quanto stabilito nei sussidi operativi e secondo quanto stabilito dagli schemi direttori. Le aree di cui al presente articolo comprese entro ambiti di progettazione unitaria si intendono come dotazione necessaria alla zona.

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Attualizzazione flussi di cassa Allegato 6

2014 2015 2016 2017 2018 2019 2020 2021 2022

camere 195 195 195 195 195 195 195 195 195 195 195

% occupazione lorda 52,20% 41,76% 46,98% 52,20% 52,20% 52,20% 52,20% 52,20% 52,20% 52,20% 52,20%

costo camera doppia (al netto di IVA 10%) € 440,00 € 440,00 € 447,74 € 455,62 € 463,64 € 471,80 € 480,11 € 488,56 € 497,16 € 505,91 € 514,81

ricavo camere albergo 13.077.979,20 14.971.670,59 16.927.968,88 17.225.901,13 17.529.076,99 17.837.588,75 18.151.530,31 18.470.997,24 18.796.086,79 19.126.897,92

ricavi ristoranti (% dei ricavi da pernottamento) 0,0% € 0,00 € 0,00 € 0,00 € 0,00 € 0,00 € 0,00 € 0,00 € 0,00 € 0,00 € 0,00

ricavi accessori (% dei ricavi da pernottamento) 20,0% € 2.615.595,84 € 2.661.630,33 € 2.708.475,02 € 2.756.144,18 € 2.804.652,32 € 2.854.014,20 € 2.904.244,85 € 2.955.359,56 € 3.007.373,89 € 3.060.303,67

tasso di inflazione 1,76%

€ 15.693.575 € 17.633.301 € 19.636.444 € 19.982.045 € 20.333.729 € 20.691.603 € 21.055.775 € 21.426.357 € 21.803.461 € 22.187.202

quota fatturato lordo per canone (%) 20,0%

€ 3.138.715 € 3.526.660 € 3.927.289 € 3.996.409 € 4.066.746 € 4.138.321 € 4.211.155 € 4.285.271 € 4.360.692 € 4.437.440

costo costruzione € 91.453 € 17.833.335,00 18.147.201,70 18.466.592,45 18.791.604,47 19.122.336,71 19.458.889,84 19.801.366,30 20.149.870,35 20.504.508,06 20.865.387,41

tributi comunali (IMU) (TASI) € 163.866 163.866 163.866 163.866 163.866 163.866 163.866 163.866 163.866 163.866 163.866

costi straordinari

accontonamenti (3% costo costr./ristrutt.) 3,0% 535.000 544.416 553.998 563.748 573.670 583.767 594.041 604.496 615.135 625.962

assicurazione (0,1% costo costr./ristruttur.) 0,1% 17.833 18.147 18.467 18.792 19.122 19.459 19.801 20.150 20.505 20.865

amministrazione (2% dei RICAVI) 2,0% 62.774 70.533 78.546 79.928 81.335 82.766 84.223 85.705 87.214 88.749

€ 779.474 € 796.963 € 814.876 € 826.334 € 837.994 € 849.858 € 861.932 € 874.218 € 886.720 € 899.442

flussi di cassa (redditi operativo netto) € 2.359.241 € 2.729.697 € 3.112.412 € 3.170.075 € 3.228.752 € 3.288.462 € 3.349.223 € 3.411.054 € 3.473.972 € 3.537.998

tasso di attualizzazione k 7,98%

tempo (n) 1 2 3 4 5 6 7 8 9 10

fattore di attualizzazione 1/(1+k)n 0,9261 0,8577 0,7943 0,7356 0,6812 0,6309 0,5842 0,5411 0,5011 0,4641

2.184.887€ 2.341.143€ 2.472.106€ 2.331.826€ 2.199.470€ 2.074.593€ 1.956.775€ 1.845.619€ 1.740.750€

risk out 1,00%

tasso di capitalizzazione r 6,72%

valore finale 52.648.783

spese di commercializzazione 1,00% 526.488

valore finale netto 52.122.295

24.187.462

sommatoria dei flussi di cassa attualizzati 19.147.169,31€

valore di realizzo 24.187.461,82€

valore di mercato immobile 43.334.631,12€

valore di realizzo

VALORE DI REALIZZO

totale fatturati lordi

FATTURATI

totale costi

VALORE DI MERCATO

O R I Z Z O N T E T E M P O R A L E ( A N N I )2023

flussi di cassa attualizzati

FASI COMPONENTI

RICAVI

COSTI

FLUSSI DI CASSA

totale ricavi (redditi immobiliari lordi)

Allegato 7

n 60 n1 12 n2 36 n3 12

Coff. di ragg. Prezzo unitario

1 6.510,00

1 222.229,00

Tasso o

aliquotaTempi Prezzo unitario Unità di misura Quantità

Costo

(€)

15,00€ m³ 24.150,00 362.250,00€

1.147,00€ m² 10.791,25 12.377.563,75€

15.132,00€ box 100,00 1.513.200,00€

91.453,00€ camera 143,00 13.077.779,00€

66.255,00€ camera 52,00 3.445.260,00€

45,00€ m2 2.100,00 94.500,00€

35,00€ m2 29.792,00 1.042.720,00€

31.913.272,75€

12,52€ m³ 25.900,00 229.768,00€

21,72€ m³ 35.251,00 765.651,72€

7,22€ m³ 12.849,00 92.769,78€

11,96€ m² 8.633,00 103.250,68€

19,02€ m² 11.750,00 223.485,00€

13,04€ m² 3.671,00 47.869,84€

1.462.795,02€

7,00% 31.913.272,75€ 2.233.929,09€

2,00% 33.376.067,77€ 667.521,36€

1,00% 113.585.692,50€ 1.135.856,93€

4.037.307,37€

37.413.375,14€

tasso di interesse sul debito i 2,43%

Tasso i

(%)

Tempo a

fine periodo

(mesi)

Costi

(€)

Quota costi

(%)

Quota debito (d)

(%)

Oneri finanziari

(€)

2,43% 48 31.913.272,75€ 30% 60% 579.038,35€

2,43% 24 31.913.272,75€ 70% 60% 659.328,40€

2,43% 36 1.462.795,02€ 100% 60% 65.550,03€

2,43% 48 4.037.307,37€ 30% 60% 73.253,40€

2,43% 24 4.037.307,37€ 70% 60% 83.410,79€

1.460.580,97€

aliquota

(%)

Valore bene

trasformato

(€)

Utile Promotore

(€)

17% 113.585.692,50€ 19.309.567,73€

19.309.567,73€

Tabella del valore del prodotto edilizio trasformato e dei costi

Costo di costruzione Superfici Coperte residenziale

10.791,25

113.585.692,50€

Costo di costruzione box interratiCsc

m² superficie lorda commerciale residenziale (appartamenti e garages)

Costo di costruzione Superfici Coperte alberghiero

Costo di ristrutturazione alberghiero

Cse

OupsOneri di urbanizzazione 1° e 2° nuove costruzioni alberghiero

Ctc =(Csc+Cse)

Onorari professionali

COSTI DIRETTI E INDIRETTI DI COSTRUZIONE Simboli

Costi di idoneizzazione (demolizioni, consolidamenti ecc.) Coi

COSTO TECNICO DI COSTRUZIONE

COSTI DI GESTIONE Cg =(Op+Sg+Sc)

Oneri di urbanizzazione sul C. di C. ristrutturazione alberghiera

Oneri di urbanizzazione 1° e 2° ristrutturazione alberghiera

Oneri di urbanizzazione sul C. di C. nuove costruzioni alberghiero

Costo di sistemazione Superfici Esterne - viabilità

Costo di sistemazione Superfici Esterne - aree scoperte**

Valore di Mercato del Prodotto Edilizio Trasformato unità di misuraValore

€

70.251.037,50€

numero camere struttura alberghiera 195,00 43.334.655,00€

Valore Totale

Totale oneri finanziari sulla quota dei costi di trasformazione finanziati

dal debito (Ofc)

Oneri di urbanizzazione 1° e 2° nuove costruzioni residenziale*

Oucc

Oneri di urbanizzazione sul C. di C. nuove costruzioni residenziali

Spese generali e amministrazione Sg =% x (Ctc+Ou)

Spese di commercializzazione Sc = % x Vm

ONERI DI URBANIZZAZIONE Ou =(Oups+Oucc)

Op =% x (Csc+Cse)

sugli oneri di urbanizzazione Ou Of3 = (Ou) x d x [(1+i)n-1]

Totale costi diretti e indiretti di costruzione Ct = (Ctc+Ou+Cg)

* N.B.: E' stato sottratto il costo di sistemazione per viabilità ritenendo probabile che possa andare a scomputo dei relativi oneri

** N.B.: E' stata considerata, in maniera cautelativa, la superficie complessiva dell'area in zona B3, al netto delle attuali superfici coperte (m² 3.416 - sedime fabbricati esistenti) e della viabilità

di progetto (m² 2.100)

sui costi di gestione Cg

Of4 = 30% (Cg) x d x [(1+i)n-1]

Of5 = 70% (Cg) x d x [(1+i)n-1]

ONERI FINANZIARI Simboli

sul costo tecnico di costruzione Ctc

Of1 = 30% (Ctc) x d x [(1+i)n-1]

Of2 = 70% (Ctc) x d x [(1+i)n-1]

utile del promotore in % sul valore del bene trasformato [Up]

UTILE DEL PROMOTORE % Vm Simboli

sul valore di mercato del bene trasformato Vm Up = p x Vm

Allegato 7

saggio di attualizzazione "r" 1,62%

Tempo da

inizio

periodo

(mesi)

60

12

36

24

12

36

60

60

0 11,00%

60 7,83%

18,83%

9.421.355,86€

Valore di mercato del prodotto edilizio trasformato 113.585.692,50€ 0,92279 104.816.022,97€

Tabella di valutazione Vt

Valore / CostoImporto alla erogazione

€

Fattore di

attualizzazione 1/qn Valore attualizzato €

70% Ctc = costo tecnico di costruzione 22.339.290,93€ 0,95293 21.287.850,53€

VALORE DI MERCATO ATTUALIZZATO DEL BENE TRASFORMATO [Vm] 104.816.022,97€

30% Ctc = costo tecnico di costruzione 9.573.981,83€ 0,98406

30% Cg = costi di gestione 1.211.192,21€ 0,98406 1.191.883,70€

Ou = oneri di urbanizzazione 1.462.795,02€ 0,96837 1.416.527,77€

Ofc oneri finanziari sul 60% del costo Ct 1.460.580,97€ 0,92279 1.347.813,14€

70% Cg = costi di gestione 2.826.115,16€ 0,95293 2.693.098,78€

COSTO DI TRASFORMAZIONE ATTUALIZZATO [Ct+Ou+Cg+Ofc+Up] 55.177.253,68€

OIA oneri di trasferimento relativi al bene da trasformare 11,00% 1

Up utile del promotore in % sul valore del bene trasformato 19.309.567,73€ 0,92279 17.818.723,91€

VALORE DI TRASFORMAZIONE Vt = [Vm -(Ct+Ofc+Up)]/(1+OIA+OFA) 41.771.342,40€

OFA oneri finanziari relativi al bene da trasformare 8,49% 0,92279

ONERI SUL CAPITALE AREA ATTUALIZZATI

DATI DI MERCATO Allegato 5

comparable C a comparable C b comparable C c comparable C d comparable C e

atto di compravendita atto di compravendita atto di compravendita atto di compravendita atto di compravendita

€ 620.000,00 480.000,00 390.000,00 512.930,00 350.000,00

% 0,0% 0,0% 0,0% 0,0% 0,0%

€ 620.000,00 480.000,00 390.000,00 512.930,00 350.000,00

2° semestre 2013 1° semestre 2013 2° semestre 2013 1° semestre 2012 2° semestre 2013 1° semestre 2014

sigla B2 B2 B2 B2 B2 E4

denominazione Lido Est Lido Est Lido Est Lido Est Lido Est Lido Est

via Levantina via Levantina via Levantina via Levantina via Altinate via Levantina

foglio 102 102 104 102 99 104

particella 191 141 141 191 187 116

subalterno 30, 122 94, 270 62, 126 11, 142 74, 40, 24

87,0 81,0 48,0 87,0 52,0

12,0 15,0 10,0 11,0 5,0

4,0 6,0

32,0 31,0 14,0 18,0 18,0

107 101 59 99 64 86

ricercata normale ricercata ricercata ricercata ricercata

signorile signorile civile signorile civile signorile

ottimo buono ottimo ottimo normale ottimo

intermedio secondo intermedio primo intermedio intermedio

ottimo buono ottimo ottimo normale ottimo

epoca prezzo - offerta - valore

IMMOBILE IN

STIMA

subject S

indirizzo o zona

fonte del dato

contrattazione

prezzo

prezzo - offerta - valore

CARATTERISTICAIMMOBILI IN COMPARAZIONE

stato manutentivo unità immobiliare

tipologia architettonica edificio

stato manutentivo edificio

livello di piano

zona OMI

superfici coperte

balconi e terrazzi <= 25 mq

dati catastali

consistenza ragguagliata

balconi e terrazzi > 25 mq

giardini <= superfici coperte

giardini > superfici coperte

localizzazione di dettaglio

garage

posto auto scoperto

cantine e soffitte comunicanti

cantine e soffitte non comunicanti

totale superfici ragguagliate

TEST DI AMMISSIBILITA' Allegato 5

comparable C a comparable C b comparable C c comparable C d comparable C e

via Levantina via Levantina via Levantina via Levantina via Altinate

€ 620.000,00 € 480.000,00 € 390.000,00 € 512.930,00 € 350.000,00

2° semestre 2013 1° semestre 2013 2° semestre 2013 1° semestre 2012 2° semestre 2013

B2 B2 B2 B2 B2

2.800,00 2.800,00 2.800,00 2.800,00 2.800,00

4.100,00 4.200,00 4.100,00 4.500,00 4.100,00

1° semestre 2014 1° semestre 2014 1° semestre 2014 1° semestre 2014 1° semestre 2014

E4 E4 E4 E4 E4

2.800,00 2.800,00 2.800,00 2.800,00 2.800,00 2.800,00 2.800,00

4.000,00 4.000,00 4.000,00 4.000,00 4.000,00 4.000,00 4.000,00

3.450,00 3.500,00 3.450,00 3.650,00 3.450,00 C' (€/mq)

3.400,00 3.400,00 3.400,00 3.400,00 3.400,00

0,99 0,97 0,99 0,93 0,99 C'' (€/mq)

3.400,00 3.400,00 3.400,00 3.400,00 3.400,00adeguamento

OMI

3.400,00 3.400,00 3.400,00 3.400,00 3.400,00

1,00 1,00 1,00 1,00 1,00

107 101 59 99 64

5.794,39 4.752,48 6.610,17 5.181,11 5.468,75 p'S min (€/mq) 2.800,00

5.736,45 4.609,90 6.544,07 4.818,43 5.414,06 p'S max (€/mq) 7.000,00

613.800,00 465.600,00 386.100,00 477.024,90 346.500,00 p'Cj min (€/mq) 4.609,90prezzo omogeneizzato P'Ca (€)

DATI DI INPUT

prezzo rilevato

semestre OMI epoca comparable

valore massimo OMI

valore minimo OMI

1° semestre 2014

epoca del dato

valore centrale OMI zona comparable (V OMI zc

valore centrale OMI zona subject (V OMI zs )

coefficiente di zona k l = V OMI zs / V OMI zc

consistenza ragguagliata

localizzazione

generale

prezzo unitario pCa (€/mq)

prezzo unitario omogeneizzato p'Ca (€/mq)

valore minimo OMI

semestre OMI epoca stima

zona OMI

zona OMI

3.400,00

3.000,00

valore massimo OMI

IMMOBILE IN

STIMA

86

coefficiente di epoca ke = VOMI es / VOMI ec

valore centrale OMI epoca comparable (V

valore centrale OMI epoca stima (V OMI es )

subject S

via Levantina

IMMOBILI IN COMPARAZIONE

E4

TABELLA DEI DATI Allegato 5

comparable

C a

comparable

C b

comparable

C c

comparable

C d

comparable

C e

via Levantina via Levantina via Levantina via Levantina via Altinate via Levantina

ambito n° denominazione dettaglio o nomenclatore quantità o numero quantità o numero quantità o numero quantità o numero quantità o numero quantità o numero

degradata

normale

ricercata

economica

civile

signorile

scadente

mediocre

normale

buono

ottimo

c4 consistenza superficie ragguagliata 107 101 59 99 64 86

ascensore si no

seminterrato 0 0

terra 3 3

rialzato 5 5

primo 6 6

secondo 7 5

intermedio (n = n° piano) 8 7 - n

ultimo (n = n° piano) 9 8 - n

attico (n = n° piano) 13 12 - n

scadente

mediocre

normale

buono

ottimo

m²

4

CARATTERISTICHE

1

un

ità im

mo

bilia

re

0

1

2

stato manutentivo unità

immobiliarec6

0

2

6

4

5

4

1

3

c5

2

livello di piano

3

c3 stato manutentivo immobile

0

2

2

3

1

4

8

4

3

4

4 44

8 8

2

24

unità di misura o

punteggio

0

IMMOBILE IN

STIMA

subject S

2

22

2

1

2


ed

ific

io

c2

2

tipologia architettonica

c1 localizzazione di dettaglio

2

1

1

2

8

TABELLA DEI PREZZI MARGINALI Allegato 5

comparable

C a

comparable

C b

comparable

C c

comparable

C d

comparable

C e

via Levantina via Levantina via Levantina via Levantina via Altinate

c1 localizzazione di dettaglio Kc1 x PCi € 0,10 61.380,00 46.560,00 38.610,00 47.702,49 34.650,00

c2 tipologia architettonica Kc2 x PCi € 0,15 92.070,00 69.840,00 57.915,00 71.553,74 51.975,00

c3 stato manutentivo edificio Kc3 x PCi € 0,01 6.138,00 4.656,00 3.861,00 4.770,25 3.465,00

c4 consistenza ragguagliata Kc4.1 x pmin €/mq 1,00 4.609,90 4.609,90 4.609,90 4.609,90 4.609,90

c5 livello di piano Kc5 x PCi € 0,05 30.690,00 23.280,00 19.305,00 23.851,25 17.325,00

c6 stato manutentivo unità immobiliare Kc8 x SS € 500,00 43.000,00 43.000,00 43.000,00 43.000,00 43.000,00

un

ità im

mo

bilia

re

PREZZI MARGINALICARATTERISTICHE

ed

ific

io

ambito n° denominazione simbologiaunità di

misuracoefficienti Kci

TABELLA DI VALUTAZIONE Allegato 5

ambito n° denominazione

quantità o

punteggi

(S-Ca)

correzioni

prezzo

Pi

quantità o

punteggi

(S-Cb)

correzioni

prezzo

Pi

quantità o

punteggi

(S-Cc)

correzioni

prezzo

Pi

quantità o

punteggi

(S-Cd)

correzioni

prezzo

Pi

quantità o

punteggi

(S-Cf)

correzioni

prezzo

Pi

c1 localizzazione di dettaglio 0 0,00 1 46.560,00 0 0,00 0 0,00 0 0,00

c2 tipologia architettonica 0 0,00 0 0,00 1 57.915,00 0 0,00 1 51.975,00

c3 stato manutentivo edificio 0 0,00 1 4.656,00 0 0,00 0 0,00 2 6.930,00

c4 consistenza ragguagliata -21,0 -96.807,92 -15,0 -69.148,51 27,0 124.467,33 -13,0 -59.928,71 22,0 101.417,82

c5 livello di piano 0 0,00 3 69.840,00 0 0,00 2 47.702,49 0 0,00

c6 stato manutentivo unità immobiliare 0 0,00 1 43.000,00 0 0,00 0 0,00 2 86.000,00

sommatoria delle correzioni di prezzo ! Pi -96.807,92 ! Pi 94.907,49 ! Pi 182.382,33 ! Pi -12.226,22 ! Pi 246.322,82

prezzo corretto iniziale P'Ca 613.800,00 P'Cb 465.600,00 P'Cc 386.100,00 P'Cd 477.024,90 P'Cf 346.500,00

prezzo corretto finale P'Ca + ! Pi 516.992,08 P'Cb + ! Pi 560.507,49 P'Cc + ! Pi 568.482,33 P'Cd + ! Pi 464.798,68 P'Cf + ! Pi 592.822,82

prezzo unitario corretto finale p'Ca 6.011,54 p'Cb 6.517,53 p'Cc 6.610,26 p'Cd 5.404,64 p'Cf 6.893,29

scostamento percentuale % -4,4% % 3,7% % 5,1% % -14,0% % 9,6%

ed

ific

iou

nit

à i

mm

ob

ilia

re

SINTESI

VALUTATIVA E

VERIFICA DEI

RISULTATI

CARATTERISTICHE

via Levantina

comparable C ecomparable C d

via Altinate subject Svia Levantina


via Levantinavia Levantina

comparable C a comparable C b comparable C c

IMMOBILE

IN STIMA

via Levantina

559.701,18

pS 6.508,15

PS

Relazione di stima del compendio immobiliare – … Jesolo_0.pdf ·...

Documents

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