Samenvatting Waarderen: de residentiële markt vastgoed, Ruth Roggeman

2023-2024 Waarderen: de residentiële
markt
Mona De Sy




Mona De Sy
HOGENT

,Inhoudsopgave

Inleiding.......................................................................................................................................................... 4

Deel 1: ins/tu/onele context .......................................................................................................................... 4
Doel van de taxa,eopdracht .............................................................................................................................. 4
Aankoop en verkoop ...................................................................................................................................... 4
Toekennen van kredieten door de bank (voor een huis te kopen) ................................................................. 5
Ruiling ............................................................................................................................................................ 5
Aangi@e in nalatenschap ............................................................................................................................... 5
Onteigening ................................................................................................................................................... 5
Planschade bepalen ....................................................................................................................................... 5
Beroep van de taxateur ...................................................................................................................................... 6
Vastgoedmakelaar ......................................................................................................................................... 6
Landmeter-expert .......................................................................................................................................... 7
Vastgoedexpert en schaJer-expert................................................................................................................ 8
De online – taxateurs ..................................................................................................................................... 8
Andere beroepsparNjen zijdelings betrokken ................................................................................................ 8
Taxa,eproces: opdrachtgever............................................................................................................................. 9
Grondslagen van taxa,eleer............................................................................................................................... 9
Klassieke denken ............................................................................................................................................ 9
Neo-klassieke denken .................................................................................................................................... 9
Neo-insNtuNoneel denken ............................................................................................................................. 9
Inefficiënte markt .......................................................................................................................................... 9
Financial behavior .......................................................................................................................................... 9
Grondslagen van taxaNeleer ........................................................................................................................ 10
Worth-concept ............................................................................................................................................. 10
Value ............................................................................................................................................................ 10
Investeringswaarde versus marktwaarde .................................................................................................... 10
Verklaring verschillen in IW ......................................................................................................................... 11
Grondslagen van taxa,eleer (3) ....................................................................................................................... 11
Prijs .............................................................................................................................................................. 11
Grondslagen van taxa,eleer (4) ....................................................................................................................... 11
ResidenNeel vastgoed: taxateur versus eigenaar ......................................................................................... 12
Waardebegrippen ............................................................................................................................................. 12
Marktwaarde ............................................................................................................................................... 12
Markthuur.................................................................................................................................................... 12
Beleggingswaarde/investeringswaarde ....................................................................................................... 13
Reële waarde ............................................................................................................................................... 13
Toepassing ................................................................................................................................................... 13
Taxa,estandaarden .......................................................................................................................................... 13
ValuaNan standards ..................................................................................................................................... 13
IVS/IFRS ........................................................................................................................................................ 13
RICS .............................................................................................................................................................. 14
EVS ............................................................................................................................................................... 14
BIV/VlaBel .................................................................................................................................................... 14
Taxa,eproces .................................................................................................................................................... 14
OpdrachtbevesNging .................................................................................................................................... 14
Onderzoek en opname ................................................................................................................................ 14
Waardebepalende factoren ......................................................................................................................... 14
OpNmale aanwending.................................................................................................................................. 14
Waarderen ................................................................................................................................................... 15


1

, Rapporteren................................................................................................................................................. 15
Taxa,e-onzekerheden ....................................................................................................................................... 15

Deel 2: produc8actoren ................................................................................................................................ 16
Waardebepalende factoren .............................................................................................................................. 16
ProducJactoren ................................................................................................................................................ 16
GrooKe van het pand........................................................................................................................................ 20
Hoe groot is het onroerend goed?............................................................................................................... 20
Meetstandaarden ........................................................................................................................................ 20
IPMS ............................................................................................................................................................. 20
IPMS 1 .......................................................................................................................................................... 21
IPMS 2 .......................................................................................................................................................... 21
Oppervlakte: toegepast in de kostenmethode ............................................................................................ 22
Volumeberekening ....................................................................................................................................... 23
Oppervlakte: toegepast in de vergelijkende methode................................................................................. 23
Ar,kel te kennen: de rela,e tussen woningkarakteris,eken en woningprijzen ................................................ 24
Invloed van bouws,jlen op waarderen ............................................................................................................. 24
Analyse van het object ................................................................................................................................. 24
Bronnenonderzoek ...................................................................................................................................... 26
Impact op waardering .................................................................................................................................. 28

Deel 3: mark8actoren ................................................................................................................................... 30
MarkJactoren .................................................................................................................................................. 31
Werking van de vastgoedmarkt........................................................................................................................ 31
Economische principes ................................................................................................................................ 31
Werking van de vastgoedmarkt ................................................................................................................... 31
MarktabsorpNe ............................................................................................................................................ 34
Werking van de vastgoedmarkt ................................................................................................................... 34
De vastgoedmarkt in cijfers .............................................................................................................................. 35
EvoluNe vastgoedprijzen .............................................................................................................................. 35
EvoluNe aantal vastgoedtransacNes ............................................................................................................ 36
EvoluNe mediaanverkoopprijzen ................................................................................................................. 36
Eigendomsstatuut ........................................................................................................................................ 36
Hypothecaire lening ..................................................................................................................................... 36
Nog enkele cijfers......................................................................................................................................... 37
Prijsvorming – woningmarkt ............................................................................................................................ 37
Fundamentals .............................................................................................................................................. 37
Afetalingslast ............................................................................................................................................. 37
InkomensevoluNe ........................................................................................................................................ 38
Hypothecaire interestvoet ........................................................................................................................... 38
Woonsfiscaliteit ........................................................................................................................................... 39
LoopNjd hypothecaire lening ....................................................................................................................... 39
Beleningsgraad ............................................................................................................................................ 39
Impact .......................................................................................................................................................... 39
Consumentenvertrouwen ............................................................................................................................ 39
Vertrouwen in woningmarkt ........................................................................................................................ 40
Prijsvorming – huurmarkt ................................................................................................................................. 40
Quid vastgoedprijzen ................................................................................................................................... 40
Prijsvorming – vergelijkingsmethode ........................................................................................................... 40
Prijsvorming – huurschaJer......................................................................................................................... 41
Prijsvorming – bid-rent -curve ..................................................................................................................... 41



2

, Prijsvorming – subsidies............................................................................................................................... 41
Prijsvorming – grondmarkt ............................................................................................................................... 41
Prijsvorming door HABU .............................................................................................................................. 41
Grondmarkt ................................................................................................................................................. 42
Invloed markjactoren ................................................................................................................................. 42
Venaliteitscoëfficiënt ........................................................................................................................................ 43
Venaliteit ...................................................................................................................................................... 43
DoelgroepevoluNe ....................................................................................................................................... 43
Vertaling in het schaXngsverslag..................................................................................................................... 43
SWOT analyse .............................................................................................................................................. 43
Aandachtspunten schakngsverslag ............................................................................................................ 44

Deel 4: op/male aanwending........................................................................................................................ 44
Test waarderingsmethodes............................................................................................................................... 44
Highest and best use......................................................................................................................................... 44
Highest and best use: toepassingen ................................................................................................................. 47
Analyseer in funcNe van HBU ...................................................................................................................... 47

Deel 5: waarderingsmethodes....................................................................................................................... 48
Direct vergelijkende methode ........................................................................................................................... 48
Uitgangspunt ............................................................................................................................................... 49
Werkwijze .................................................................................................................................................... 49
Intrinsieke methode .......................................................................................................................................... 50
Uitgangspunt ............................................................................................................................................... 51
Werkwijze .................................................................................................................................................... 51
Residuele waardemethode ............................................................................................................................... 54
Uitgangspunt ............................................................................................................................................... 54
Werkwijze .................................................................................................................................................... 54
Duidingen bij toepassen residuele waardemethode ................................................................................... 56
Sta,s,sche regressie ........................................................................................................................................ 57

Deel 6: eindwaarde en schaCngsverslag ....................................................................................................... 59
Verzoening ........................................................................................................................................................ 59
Samenvakng ............................................................................................................................................... 60




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