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Abstract(s)
A bibliografia a nível nacional no âmbito da avaliação imobiliária surge sempre com um objetivo unânime: criar regras e metodologias que diminuam o peso da subjetividade dos peritos avaliadores, ultrapassando o obstáculo da falta de normalização.
A variável depreciação física reflete o estado de conservação dos imóveis e traduz-se quantitativamente num valor económico em fatores depreciativos ou apreciativos.
Na evolução dos métodos de cálculo desta variável, sempre na ótica da pormenorização e aumento de rigor entre teorias, verificam-se desvios significativos.
O trabalho desenvolvido por Pimenta (2011) com base na teoria de Ross-Heidecke, sugere a aplicação da expressão matemática do último a cada elemento de construção por via de estruturas de custos. A depreciação global resulta da soma das depreciações parciais de todos os elementos.
Sucede-se o trabalho de Pereira (2013) com incidência na diminuição da subjetividade da parcela vida útil aplicada igualmente aos componentes construtivos do imóvel individualmente por via do Método Fatorial Simplificado calculando uma Vida Útil Estimada.
Em ambos os trabalhos as conclusões são otimistas, contudo não podem ser exemplificativos da realidade do mercado em geral uma vez que apenas foram aplicados a dois casos práticos.
Surge assim a presente análise a uma amostra significativa, entre o valor de mercado e o valor de mercado depreciado, calculado a partir de métodos melhorados de quantificação da depreciação física. Pretende se avaliar a amplitude e desvios resultantes para o modelo proposto.
No dia-a-dia profissional os peritos avaliadores são confrontados com prazos de entrega de avaliações muito curtos, falta de acesso a documentação e pouca transparência na recolha de informação de mercado.
A implementação de novas metodologias de avaliação será difícil num futuro próximo e as propostas de desenvolvimento e melhorias acabam por ser ignoradas pela falta de sustentação de resultados.
Portuguese literature on real estate appraisal always comes with a single objective: to create rules and methodologies that reduce the weight of the subjectivity of the appraisers, overcoming the lack of normalization that still exists. The variable of physical depreciation reflects the level of preservation of the property and it is expressed quantitatively in economic value by derogatory or appreciative factors. During the evolution of this variable’s calculation method, always focusing in detailing and increasing accuracy between theories, significant deviations are found. The work developed by Pimenta (2011), based on Ross-Heidecke theory, suggests the application of the Ross-Heidecke mathematical expression to every single construction element using cost structures, concluding that the global depreciation of a property can be given by the summation of the partial depreciations of all the construction elements. The word of Pimenta is succeeded by the work of Pereira (2013), with the last focusing in the reduction of subjectivity of real estate lifetime applied equally to all property’s constructive elements, individually, making use of the Simplified factorial method, reaching an Estimated Lifetime of the property. In both works the conclusions are positive yet they can not be used as exemplificative of the reality of the general real estate market since the works have only been applied to two case studies. Thus arises the present comparative analysis to a significative sample, between market value and depreciated market value, calculated from improved physical depreciation quantification methods. It is intended to evaluate the extent and deviations of the proposed model. On a daily basis, professional real estate evaluators are faced with very short deadlines, lack of access to documentation and lack of transparency in market information gathering. The implementation of new evaluation methods will be difficult in the near future and the development of proposals and improvements end up being ignored due to the lack of support of the results obtained.
Portuguese literature on real estate appraisal always comes with a single objective: to create rules and methodologies that reduce the weight of the subjectivity of the appraisers, overcoming the lack of normalization that still exists. The variable of physical depreciation reflects the level of preservation of the property and it is expressed quantitatively in economic value by derogatory or appreciative factors. During the evolution of this variable’s calculation method, always focusing in detailing and increasing accuracy between theories, significant deviations are found. The work developed by Pimenta (2011), based on Ross-Heidecke theory, suggests the application of the Ross-Heidecke mathematical expression to every single construction element using cost structures, concluding that the global depreciation of a property can be given by the summation of the partial depreciations of all the construction elements. The word of Pimenta is succeeded by the work of Pereira (2013), with the last focusing in the reduction of subjectivity of real estate lifetime applied equally to all property’s constructive elements, individually, making use of the Simplified factorial method, reaching an Estimated Lifetime of the property. In both works the conclusions are positive yet they can not be used as exemplificative of the reality of the general real estate market since the works have only been applied to two case studies. Thus arises the present comparative analysis to a significative sample, between market value and depreciated market value, calculated from improved physical depreciation quantification methods. It is intended to evaluate the extent and deviations of the proposed model. On a daily basis, professional real estate evaluators are faced with very short deadlines, lack of access to documentation and lack of transparency in market information gathering. The implementation of new evaluation methods will be difficult in the near future and the development of proposals and improvements end up being ignored due to the lack of support of the results obtained.
Description
Trabalho final de mestrado para obtenção do grau de Mestre em Engenharia Civil na área de Especialização em Edificações
Keywords
Depreciação física Physical depreciation Avaliação imobiliária Real estate appraisal Métodos tradicionais da avaliação imobiliária melhorados Traditional improved methods Estruturas de custo Cost structures Método fatorial simplificado Simplified factorial method Ross-heidecke
Citation
SILVA, Sara Filipa Monteiro - Utilização de métodos de quantificação da depreciação no contexto do método de merca : uma análise comparativa. Lisboa: Instituto Superior de Engenharia de Lisboa, 2016. Dissertação de mestrado.
Publisher
Instituto Superior de Engenharia de Lisboa