Anexo B (normativo)
Autor | Carlos Augusto Arantes/Marcelo Suarez Saldanha |
Páginas | 203-212 |
Page 203
Procedimentos específicos para aplicação de fatores de homogeneização
B.1. Generalidades
B.1.1. Neste tratamento de dados, aplicável ao método comparativo direto de dados de mercado, é admitida a priori a validade da existência de relações fixas entre os atributos específicos e os respectivos preços.
Para isso, são utilizados fatores de homogeneização calculados conforme 7.7.2.1, que reflitam, em termos relativos, o comportamento do mercado com determinada abrangência espacial e temporal.
B.1.2. É recomendável que sejam utilizados dados de mercado:
a) com atributos mais semelhantes possíveis aos do imóvel avaliando;
Se compararmos valor de imóvel composto (terra nua + benfeitorias) entre imóveis de destinações diferentes (por exemplo cana x pecuária), os valores entre estes serão bem divergentes.
Porém, se extrairmos os valores das benfeitorias e comparamos terra nua, eliminados os valores agregados pela cultura de maior valor, teremos maior confiabilidade no resultado.
O ideal seria comparar imóveis de mesma atividade econômica. O problema está justamente na quantidade de amostras disponíveis no mercado em análise.
Da mesma forma, se compararmos valor de imóveis com diferentes tipos de relevo, situação, acessibilidade, etc… sem que haja uma equiparação destes pesos entre eles, teremos, com certeza um resultado viciado na avaliação. Desta forma, recomenda-se ao engenheiro de avaliação que observe quais são os fatores mais influenciantes no valor dos móveis (metragem área, usos dos solos, distância da cidade sede, acesso, percentual de área aberta, tipos de solos, etc.)
b) que sejam contemporâneos. Nos casos de exame de dados não contemporâneos, é desaconselhável a atualização do mercado imobiliário através de índices econômicos, quando não houver paridade entre eles, devendo, neste caso, o preço ser atualizado mediante consulta direta à fonte. Quando a atualização na forma mencionada for impraticável, só será admitida a correção dos dados por índices resultantes de pesquisa no mercado;
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Veja 3.2 – sobre Contemporaneidade.
Em determinadas regiões produtoras do país, existe preços de mercado considerados diferenciados, como por exemplo, saca de soja, arroba de boi e tonelada de cana. Independente da cotação destes produtos no mercado, a tendência é que o preço seja relativamente estável, em quantidade de commodities. Mas, recomenda-se ao engenheiro avaliador atenção na aferição destes valores.
Se os dados não forem contemporâneos, ainda como alternativa viável, podemos nos valer da inferência estatística para montarmos uma série histórica, como por exemplo a evolução do valor da terra no pampa argentino ao longo do tempo, isto é, temos a variável dependente valor do hectare em U$S/ha e a variável independente o período anual (Ano), conforme demonstrado no gráfico a seguir:
B.2.1. Para a utilização deste tratamento...
Para continuar a ler
PEÇA SUA AVALIAÇÃO- Livros e Revistas
- Avaliações de Imóveis Rurais. Norma NBR 14.653-3. ABNT Comentada
- Sobre os autores, breve currículo
- Dedicatória
- Prefácio da 1a edição
- Prefácio da 2ª Edição
- Apresentação
- Objetivo da Norma Técnica ABNT 14.653-3
- Referências normativas
- Definições
- Símbolos e abreviaturas
- Classificação dos bens, seus frutos e direitos
- Procedimentos de excelência
- Atividades básicas
- Metodologia aplicável
- Especificação das avaliações
- Procedimentos específicos
- Apresentação de laudos de avaliação
- Anexo A (normativo)
- Anexo B (normativo)
- Anexo C (informativo)
- Bibliografía
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