Come si calcola il prezzo di mercato di un terreno fabbricabile?
Due sono i parametri fondamentali che caratterizzano un terreno:
- Superficie: esempio 600 mq.
- Indice di fabbricabilita': esempio 2.
- Cubatura fabbricabile: moltiplicando la superficie (1) per l'indice (2) ottengo 600 x 2 = 1200 mc (metri cubi). Cio' significa che in un terreno di 600 mq posso costruire al massimo 1200 metri cubi di casa.
- Prezzo di vendita: di solito espresso al metro quadro. Esempio: 2100 Euro/mq. Un appartamento di 100 mq, cioe' 100 x 0.9 (90%) = 90 mq commerciali costa 2100 x 90 = 189.000 Euro circa.
- Costo di costruzione: un prezzo economico medio realistico e' ad esempio 1100-1200 Euro/mq.
- 600 mq x 2 = 1200 mc
1200 mc : 3 m = 400 mq, 3 e' l'altezza di un piano, cosi' ricavo la superficie
400 mq
- 400 mq * 0,9 * 2100 Euro/mq = 756.000 Euro
- 400 mq * 1150 Euro/mq = 460.000 Euro
- 756.000 - 460.000 = 296.000 Euro
- togliamo un 10% di tasse, un 5% di oneri di urbanizzazione = 10 + 5 = 15%. Questo e' un valore medio.
Quindi: 296.000 * 0.85 = 251.600 Euro.
- 251.600 * 0.80 = 201.280 Euro
che al metro quadro significa: 201.280 / 600 = 335 Euro/mq
Ho creato un foglio di calcolo apposito per fare questo conto.
ilmariettocalcolatore
18 commenti:
Interessante ma non sono daccordo sul 15% di tasse ... mi sembra troppo poco! Difatti il mercato tende ad acquistare terreni ancora agricoli e sperare (e spingere!) perchè nel prossimo PRG diventi fabbricabile :)
leggere l'intero blog, pretty good
La ringrazio per intiresnuyu iformatsiyu
good start
bravo marietto 6 un grande... grazie della tua spiegazione, esempio lampante e di facile comprensione. mi sono rimasti alcuni dubbi sulla percentuale che hai applicato per gli oneri di urbanizzazione e tasse varie ma sei cmq un grande...grazie questo esempio è molto utile...
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