The newspaper is the media which most frequently those seeking home law housing prices (excluding those who are looking at the idea of \u200b\u200breal estate portals sites). In some cases the reader is puzzled because the values \u200b\u200bare distant from the actual.
In Italy, unfortunately, there are no notaries certify that the prices of deeds, as in France. The data of real estate agencies - so we ensure the directors of research offices - refer to figure on compromises. But the differences between the various networks remain.
last March 1 on the Sun 24 hours on Monday and released a service - that we represent - by Cristiano Dell'Oste that, starting from the ABI code of real estate appraisal as an expert author tells of CRIF (Central financial risks) has established the value of an apartment in Milan near Corso XXII Marzo , turns out differently from four other sources listed in the service. All this may be a useful reading for those who are looking for home.
experience, vision, market knowledge: the qualities of a good expert is not too different from those of an art critic. But the value of buildings, with the latest regulatory developments, is expected to finally leave the expertise of the author's paintings. E valuations based on the allocation a value per square meter is expected to disappear.
The Code of the ABI real estate appraisal - now under consultation with the Bank of Italy and the Agency of the Territory - gives further accelerated the application of international valuation standards, drawing on the principles already contained in the Code of Tecnoborsa of real estate appraisal.
Use the standard is to make the evaluation process "transparent", so as to enable anyone to verify its correctness. "It means, simplifying, replace the judgments based only on subjective judgments with quantitative procedures based on survey of the real data," said Giampiero Bambury, vice president of Tecnoborsa.
Italy in this field, there is no year zero, because the first edition of the Code of Tecnoborsa and the last was in 2000 - dated December 2005 - has exceeded the threshold of 20 thousand copies. The ABI, however, indicates the growing awareness of banking in the valuation of properties which cover the credit exposure, including in relation to supervisory instructions dictated by the Bank of Italy at the end of 2006.
The accession of individual institutions to the new text - now still provisional - will be voluntary. In the meantime, however, may be useful to see how today's international standards are changing perizie. Ad esempio, con il metodo del confronto di mercato – il più usato per il residenziale – gli standard impongono di individuare il prezzo di vendita di uno o più immobili simili a quello da valutare e di ragionare per differenza. Così, se bisogna valutare un alloggio collocato al quinto piano e si conosce il prezzo al quale sei mesi prima è stato venduto l'alloggio al piano sottostante, il procedimento sarà questo: il perito dovrà correggere il prezzo di vendita del "comparabile" (così è denominato l'immobile simile) tenendo conto dell'evoluzione del mercato negli ultimi sei mesi e della differenza di valore legata al piano.
Consideriamo l'esempio di una perizia realmente effettuata da un professionista di Crif a dicembre dell'anno scorso su un alloggio situato a Milano, in via Negroli. Analizzando le caratteristiche dell'edificio da valutare e di due comparabili, il perito è arrivato a un valore di mercato di 313mila euro, contro i 271mila dell'Osservatorio del Mercato Immobiliare (Agenzia del Territorio), 331mila di Tecnocasa, 351mila di Gabetti e i 361mila della Borsa Immobiliare di Milano. «Intendiamoci, un bravo professionista avrebbe potuto raggiungere lo stesso risultato anche con una stima empirica – spiega Antonio Benvenuti, membro del Consiglio nazionale dei geometri –. La differenza è che l'applicazione degli standard riduce i margini di discrezionalità legati all'utilizzo dei prezzi al metro quadrato». Seeing is believing: the same area of \u200b\u200bMilan is located in the apartment subject of expertise, four authoritative sources - Gabetti, Tecnocasa, Omi and Exchange real estate - detect four different average prices: from 2,700 to 3,600 euro per square meter. Moreover, even within the same source, the price varies depending on the state of the accommodation or its period of construction.
Everything you play, then, given the choice of starting point and its adaptation to the specific case. By international standards, however, the degree of choice of the professional moves on identifying comparable and characteristics under which the comparison. For example, if the expertise of the accommodation Negroli street in Milan have been examined only quantitative characteristics, like the surface, the plan or the state of maintenance.
"In the U.S., where this method is used since the 30s, it also takes account of qualitative characteristics such as exposure of the accommodation or its brightness," says Welch. In Italy, however, we are not yet at this point, as explained by Stephen Magnolfi Real estate services director of CRIF, the company that produces over 80 thousand examinations per year: "Today we do not give a precise economic value to aspects such as brightness, which the expert seeks to take into account choosing comparable properties that are similar to the one to evaluate the caratteristiche qualitative. Ci riusciremo in futuro grazie ai dati raccolti dai periti, verificando su base statistica come questi elementi incidono sul prezzo di vendita».
- Enrico Bronzo e Cristiano Dell'Oste, Il Sole 24 Ore, 1 novembre 2010
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