Vliv Progresivních Prvků, Konstrukcí a Materiálů Na Tržní Hodnotu Staveb

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Vliv Progresivních Prvků, Konstrukcí a Materiálů Na Tržní Hodnotu Staveb Bankovní institut vysoká škola Praha Katedra podnikání a oceňování Vliv progresivních prvků, konstrukcí a materiálů na tržní hodnotu staveb Bakalářská práce Autor: Gabriela Jirásková Oceňování majetku Vedoucí práce: doc. Ing. Jan Pašek, Ph.D. Praha Červen, 2014 Prohlášení : Prohlašuji, ţe jsem bakalářskou práci zpracovala samostatně a v seznamu uvedla veškerou pouţitou literaturu. Svým podpisem stvrzuji, ţe odevzdaná elektronická podoba práce je identická s její tiště- nou verzí, a jsem seznámena se skutečností, ţe se práce bude archivovat v knihovně BIVŠ a dále bude zpřístupněna třetím osobám prostřednictvím interní databáze elektronických vysokoškolských prací. V Praze dne …………………………………. Gabriela Jirásková Poděkování Tímto bych ráda poděkovala vedoucímu práce doc. Ing. Janu Paškovi, Ph.D. za jeho cenné rady a doporučení při psaní bakalářské práce. Dále bych chtěla poděkovat svému manţe- lovi a rodičům za trpělivost a podporu. Anotace Bakalářská práce je rozdělena na část teoretickou, praktickou a analytickou. Teoretická část se zabývá posouzení vlivů progresivních prvků, konstrukcí a materiálů na trţní hodnotu staveb. Posouzení těchto vlivů bude provedeno z hlediska metody oceňování, ceny, kvality, výstavby a ţivotnosti, se zohledněním platné legislativy, technických poţadavků a norem. V praktické části jsou obsaţeny dvě trţní ocenění nemovitostí – rodinný dům v obci Králo- vice a administrativní budova na Praze 10. Poslední Analytická část obsahuje analýzu rea- litního trhu na Praze 10. Klíčová slova Trţní hodnota, oceňování, progresivní prvky, konstrukce a materiály, vliv Annotation The thesis is divided into theoretical, practical and analytical part. In the theoretical part, writer explains how progressive elements, structures and materials influence market value of buildings. This will be shown through the method of evaluation, price, quality, and durability of construction. At the same time, the writer will take into account applicable legislation, technical requirements and standards. The practical part consists of evaluation of two real-estate properties – a semi-detached house in the Královice village and an office building in Prague 10. The last, analytical part, provides an analysis of the real-estate market in Prague 10. Key words Market value, appraisement, progressive elements, structures and materials, influence Obsah 1. Teoretická část .......................................................................................... 9 1.1. Základní pojmy, požadavky na pozemní stavby a platná legislativa ................. 10 1.1.1. Základní pojmy a definice ..................................................................................... 10 1.1.2. Základní poţadavky na pozemní stavby ............................................................... 13 1.1.3. Platná legislativa ................................................................................................... 15 1.2. Progresivní prvky, konstrukce a materiály .......................................................... 16 1.2.1. Pojem progresivní materiály ................................................................................. 16 1.2.2. Historie vývoje materiálů ...................................................................................... 16 1.2.3. Rozdělení progresivních materiálů ........................................................................ 18 1.2.4. Popis posuzovaných materiálů .............................................................................. 21 1.3. Vlivy progresivních prvků, konstrukcí a materiálů na tržní .............................. 24 hodnotu staveb ................................................................................................................... 24 1.3.1. Vliv progresivních prvků, konstrukcí a materiálů na trţní hodnotu ..................... 24 staveb z hlediska metod oceňování nemovitosti .................................................................. 24 1.3.2. Vliv progresivních prvků, konstrukcí a materiálů na trţní hodnotu .................... 28 staveb z hlediska ceny .......................................................................................................... 28 1.3.3. Vliv progresivních prvků, konstrukcí a materiálů na trţní hodnotu .................... 30 staveb z hlediska kvality ...................................................................................................... 30 1.3.4. Vliv progresivních prvků, konstrukcí a materiálů na trţní hodnotu .................... 31 staveb z hlediska výstavby a ţivotnosti ............................................................................... 31 1.4. Analýza vlivů progresivních prvků, konstrukcí a materiálů na tržní hodnotu staveb………………… ....................................................................................................... 33 5 2. Praktická část ......................................................................................................... 36 2.1. Ocenění rodinného domu ....................................................................................... 37 2.1.1. Porovnávací metoda .............................................................................................. 47 2.1.2. Nákladová metoda ................................................................................................. 54 2.1.3. Výnosová metoda .................................................................................................. 58 2.1.4. Závěr ...................................................................................................................... 60 2.2. Tržní ocenění bytového domu ................................................................................ 68 2.2.1. Porovnávací metoda .............................................................................................. 76 2.2.2. Nákladová metoda ................................................................................................. 82 2.2.3. Výnosová metoda .................................................................................................. 87 2.2.4. Závěr ...................................................................................................................... 89 3. Analytická část ....................................................................................................... 96 3.1. Obecná charakteristika realitního trhu na Praze 10 ........................................... 97 3.1.1. Popis lokality ......................................................................................................... 97 3.1.2. Trh s nemovitostmi................................................................................................ 98 3.2. Analýza jednotlivých katastrálních území............................................................ 99 3.2.1. Vršovice ................................................................................................................ 99 3.2.2. Strašnice .............................................................................................................. 104 3.2.3. Malešice .............................................................................................................. 108 3.2.4. Vinohrady ............................................................................................................ 112 3.2.5. Záběhlice ............................................................................................................. 116 3.2.6. Michle .................................................................................................................. 119 3.3. Budoucí vývoj ........................................................................................................ 122 3.4. Závěr ...................................................................................................................... 122 6 Úvod Bakalářská práce je rozdělena na tři části – část teoretická, praktická a analytická. Téma bakalářské práce se nazývá „Vliv progresivních prvků, konstrukcí a materiálů na trţní hod- notu staveb“. Uvedené téma bylo zvoleno z důvodu, ţe v dnešní době je velmi aktuálním tématem poměr výše kvality a ceny v celé sféře výrobků a sluţeb. Progresivní výrobky jsou toho příkladem. Jsou vyráběny z důvodu sníţení náročnosti výstavby, zvýšení kvality a spolehlivosti, prodlouţení ţivotnosti a trvanlivosti stavebních konstrukcí. Z celkového po- hledu sniţují cenu, umoţňují pracovat v nepříznivých podmínkách a umoţňují splnění ter- mínů jednotlivých projektů s co nejmenšími finančními ztrátami. Vývoj a pouţití progre- sivních prvků, konstrukcí a materiálů je velkým přínosem pro všechny zúčastněné strany, od tvůrců projektu aţ po koncového zákazníka. Cílem této práce je posoudit vliv, který mají progresivní prvky, konstrukce a materiály na trţní hodnotu staveb, a to z několika různých hledisek oproti materiálům tradičním. Po- rovnání vlivu bude provedeno z hlediska metody oceňování, ceny, kvality, výstavby a ţi- votnosti, se zohledněním platné legislativy, technických poţadavků a norem. Teoretická část je členěna do čtyř kapitol. V první kapitole jsou uvedeny základní pojmy týkající se oceňování nemovitosti a na to navazující základní poţadavky na pozemní stav- by. Dále je uvedena platná legislativa vztahující se k oceňování nemovitostí a stavebnictví. Druhá kapitola se věnuje progresivním prvkům, konstrukcím a materiálům, jejich definici, historii vývoje, rozdělení a popis porovnávaných materiálů. Posouzení vlivů progresivních prvků, konstrukcí a materiálů z jednotlivých hledisek jsou obsaţeny ve
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