CHAPTER 3. LAND VALUATION – LAND PRICE DETERMINATION AND ESTABLISHING REGION MAPS OF LAND VALUE AT CUA DAI WARD, HOI
3.3. Establishing region map of land value in Cua Dai ward at state price
First, we assign a position code to each street by creating a field in the attribute table associated with the layer Traffic. Street's location code including the number and position of the street (position 1, 2, 3, 4) are specified in the table of state price issued by the People’s Committee of Quang Nam Province. Cua Dai Ward has 9 roads which are numbered from 1 to 9 as follow:
1. Au Co
2. Cua Dai (from Phuoc Trach Bridge to Au Co Street) 3. Lac Long Quan
4. Phan Tinh
5. Truong Minh Hung
6. Asphalted Road which is 22.5m wide (Phuoc Trach – Phuoc Hai Urban area, State 1)
7. Asphalted Road which is 13.5m wide (Phuoc Trach – Phuoc Hai Urban area, State 1)
8. De Vong Riverwalk (from Phuoc Trach Bridge to Cam An ward boundaries) 9. The concrete road in Phuoc Hai residential area (ex)
Assign the position code for the land plots at Cua Dai ward by the “Select by Location” tool. Position code of the land plot including Street code, Position code and land classificant code (residential land is 1, agricultural land is 2, non- agricultural land is 3, unused land is 4).
Table 3.3: Table of position code
NO. Residential land Agricultural land Non- agricultural land Un-used land
PS1 PS2 PS3 PS4 PS1 PS2 PS3 PS4 PS1 PS2 PS3 PS4 PS1 PS2 PS3 PS4
1 111 121 131 141 112 122 132 142 113 123 133 143 114 124 134 144
2 211 221 231 241 212 222 232 242 213 223 233 243 214 224 234 244
3 311 321 331 341 312 322 332 342 313 323 333 343 314 324 334 344
4 411 421 431 441 412 422 432 442 413 423 433 443 414 424 434 444
5 511 521 531 541 512 522 532 542 513 523 533 543 514 524 534 544
6 611 621 631 641 612 622 632 642 613 623 633 643 614 624 634 644
7 711 721 731 741 712 722 732 742 713 723 733 743 714 724 734 744
8 811 821 831 841 812 822 832 842 813 823 833 843 814 824 834 844
9 911 921 931 941 912 922 932 942 913 923 933 943 914 924 934 944
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Based on the selection by location and selection according to the property to assign the coefficients for the land plots. Coefficient of land plots position is determined as follows:
+ Position 1: Apply to a parcel of land having at least one side adjacent to the large streets listed.
+ Position 2: Apply to a parcel of land having at least one side adjacent to the lane whose smallest cross section at least 4m wide and the lane’s front is smaller than 4m wide.
+ Position 3: Apply to a parcel of land having at least one side adjacent to the lane whose smallest cross section is from 2.5m to less than 4m wide. The lane’s front is from 2.5 m to 4m wide.
+ Position 4: Apply to a parcel of land having at least one side adjacent to the lane whose smallest cross section is smaller than 2.5m wide.
Based on creating code table of plots' positions at Cua Dai Ward, we design the price list in 2017 (price_list2017) includes Position_code and State_price field (land state price can be found at the areas with the resolution. The price list in 2017 (arcording to Decision No. 48/2014 / QD-UBND dated 25 December 2014 by the People's Committee of Quang Nam, regulation on land prices, land price list for the period 2015-2019 in the province, published with detailed land price list).
Table 3.4: Land price table
(Arcording to Dicision no. 48/2014/QD-UBND dated on 25/12/2014) Locatio
n
code Street
Prices (dong/sqm)
Position1 Position2 Position3 Position 4
1 Au Co 2,500,00
0 980,000 607,000 443,000
2
Cua Dai (from Phuoc Trach Bridge to Au Co Street)
5,100,00 0
2,244,00 0
1,180,00
0 708,000
3 Lac Long Quan 2,000,00
0 980,000 607,000 443,000
4 Phan Tinh 1,300,00 663,000 450,000 351,000
0
5 Truong Minh Hung 1,600,00
0 800,000 544,000 408,000
6
Asphalted Road which is 22.5m wide (Phuoc Trach – Phuoc Hai Urban area, State 1)
3,200,00 0
1,504,00
0 860,000 516,000
7
Asphalted Road which is 13.5m wide (Phuoc Trach – Phuoc Hai Urban area, State 1)
2,500,00 0
1,200,00
0 720,000 490,000
8
De Vong Riverwalk (from Phuoc Trach Bridge to Cam An ward boundaries)
850,000 467,000 322,000 267,000
According to Decision No. 48/2014/QD-UBND dated 25 December 2014 by the People's Committee of Quang Nam, regulation on land prices, land price list for the period 2015-2019 in the province, published with detailed land price list, applying additional factor for the plot (parcels) of land has a special position:
Delineation of the depth factor (applied to land at position 1): The land parcels which has the same owners/users, has at least one side adjacent to the large street the curbside street frontage applied depth coefficient (K_D) as follows:
- K_D=1.00: Apply to a land parcel is less than 25 meters deep.
- K_D=0.70: Apply to a land parcel is from 25 meters to 50 meters deep.
- K_D=0.50: Apply to a land parcell is more than 50 meters deep.
3.3.2. Checking the results and establishing map
Generalize the land parcel having the same value by using “Dissolve”. Classify into the value area and paint harmoniously and reasonably.
Display frame, grid, scale, legend, etc. Maps are printed and presented in figure 3.6:
Figure 3.6: Land state price map
Land state map indicated that the residential land parcels which are in position 1 of Cua Dai Street have the highest price at VND 4.6 million/m2 to VND 6 million/m2, and the area where has the lowest price include Residential land parcels which are in position 4 of Devong riverwalk and the concrete road in Phuoc Hai resident area;
Agricutural land in Phuoc Hai residential area and Un-used land in the coastal area at lower than 0.5 million VND/m2.