{"id":67982,"date":"2019-01-09T18:57:42","date_gmt":"2019-01-09T18:57:42","guid":{"rendered":"https:\/\/ruialmeida.com.pt\/?page_id=67982"},"modified":"2020-07-24T11:54:43","modified_gmt":"2020-07-24T11:54:43","slug":"methodologie","status":"publish","type":"page","link":"https:\/\/www.ruialmeida.com.pt\/fr\/methodologie\/","title":{"rendered":"M\u00e9thodologie"},"content":{"rendered":"<div class=\"wpb-content-wrapper\"><p>[vc_row row_height_percent=\u00a0\u00bb0&Prime; override_padding=\u00a0\u00bbyes\u00a0\u00bb h_padding=\u00a0\u00bb2&Prime; top_padding=\u00a0\u00bb4&Prime; bottom_padding=\u00a0\u00bb4&Prime; back_color=\u00a0\u00bbcolor-jevc\u00a0\u00bb overlay_alpha=\u00a0\u00bb50&Prime; gutter_size=\u00a0\u00bb3&Prime; column_width_percent=\u00a0\u00bb100&Prime; shift_y=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime;][vc_column column_width_percent=\u00a0\u00bb80&Prime; position_vertical=\u00a0\u00bbmiddle\u00a0\u00bb align_horizontal=\u00a0\u00bbalign_center\u00a0\u00bb gutter_size=\u00a0\u00bb3&Prime; style=\u00a0\u00bbdark\u00a0\u00bb font_family=\u00a0\u00bbfont-762333&Prime; overlay_alpha=\u00a0\u00bb50&Prime; shift_x=\u00a0\u00bb0&Prime; shift_y=\u00a0\u00bb0&Prime; shift_y_down=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; medium_width=\u00a0\u00bb0&Prime; mobile_width=\u00a0\u00bb0&Prime; width=\u00a0\u00bb1\/1&Prime;][vc_custom_heading text_weight=\u00a0\u00bb600&Prime;]Une m\u00e9thodologie rigoureuse permet une prise de d\u00e9cision \u00e9clair\u00e9e.[\/vc_custom_heading][\/vc_column][\/vc_row][vc_row row_height_percent=\u00a0\u00bb0&Prime; override_padding=\u00a0\u00bbyes\u00a0\u00bb h_padding=\u00a0\u00bb2&Prime; top_padding=\u00a0\u00bb3&Prime; bottom_padding=\u00a0\u00bb2&Prime; overlay_alpha=\u00a0\u00bb100&Prime; gutter_size=\u00a0\u00bb100&Prime; column_width_percent=\u00a0\u00bb100&Prime; shift_y=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; style=\u00a0\u00bbinherited\u00a0\u00bb][vc_column column_width_percent=\u00a0\u00bb100&Prime; gutter_size=\u00a0\u00bb3&Prime; overlay_alpha=\u00a0\u00bb50&Prime; shift_x=\u00a0\u00bb0&Prime; shift_y=\u00a0\u00bb0&Prime; shift_y_down=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; medium_width=\u00a0\u00bb0&Prime; mobile_width=\u00a0\u00bb0&Prime; zoom_width=\u00a0\u00bb0&Prime; zoom_height=\u00a0\u00bb0&Prime; width=\u00a0\u00bb1\/1&Prime;][vc_custom_heading text_size=\u00a0\u00bbh5&Prime;]L\u2019\u00e9valuation des biens immobiliers d\u00e9pend surtout des conditions de march\u00e9 auxquelles l\u2019expert est confront\u00e9. En fonction du but de l\u2019\u00e9valuation et du montant \u00e0 calculer (estimer), trois m\u00e9thodes d\u2019\u00e9valuation immobili\u00e8re sont principalement utilis\u00e9es:[\/vc_custom_heading][vc_accordion history=\u00a0\u00bbyes\u00a0\u00bb active_tab=\u00a0\u00bbno\u00a0\u00bb][vc_accordion_tab title=\u00a0\u00bbM\u00e9thode par comparaison\u00a0\u00bb tab_id=\u00a0\u00bbd21d5937-3bb0-21510313893159&Prime; slug=\u00a0\u00bbmethode-par-comparaison\u00a0\u00bb][vc_column_text]<\/p>\n<p style=\"text-align: justify;\">Le calcul de la valeur par le biais de la m\u00e9thode par comparaison est r\u00e9alis\u00e9 en comparant des valeurs de transaction d\u2019immeubles similaires et comparables, obtenues gr\u00e2ce \u00e0 la connaissance du march\u00e9 local ou \u00e0 la prospection effectu\u00e9e.<\/p>\n<p style=\"text-align: justify;\">En fonction des caract\u00e9ristiques du quartier et de l\u2019immeuble, les corrections n\u00e9cessaires sont effectu\u00e9es, par rapport \u00e0 la prospection obtenue, en tenant compte des diff\u00e9rences en ce qui concerne la situation, les acc\u00e8s, les indicateurs urbains, les dimensions, l\u2019\u00e9tat de conservation, etc. de fa\u00e7on \u00e0 obtenir le montant qui traduit le mieux la valeur r\u00e9elle de l\u2019immeuble en question.<\/p>\n<p style=\"text-align: justify;\">L\u2019application de la m\u00e9thode par comparaison doit respecter les exigences suivantes:<\/p>\n<p>[\/vc_column_text][uncode_list larger=\u00a0\u00bbyes\u00a0\u00bb icon=\u00a0\u00bbfa fa-arrow-right3&Prime;]<\/p>\n<ul>\n<li>il doit exister un grand nombre de ventes effectu\u00e9es sur le march\u00e9 analys\u00e9;<\/li>\n<li>les immeubles n\u00e9goci\u00e9s doivent \u00eatre comparables \u00e0 celui qui est \u00e9valu\u00e9;<\/li>\n<li>les conditions de vente doivent \u00eatre identiques;<\/li>\n<li>les informations recueillies sur les transactions qui ont d\u00e9j\u00e0 eu lieu doivent \u00eatre les plus r\u00e9centes possible;<\/li>\n<li>les transactions r\u00e9alis\u00e9es ne doivent pas avoir \u00e9t\u00e9 influenc\u00e9es par d\u2019\u00e9ventuels facteurs ext\u00e9rieurs.<\/li>\n<\/ul>\n<p>[\/uncode_list][\/vc_accordion_tab][vc_accordion_tab title=\u00a0\u00bbM\u00e9thode par le revenu\u00a0\u00bb tab_id=\u00a0\u00bb6dad8f3c-7309-81510313893159&Prime; slug=\u00a0\u00bbmethode-par-le-revenu\u00a0\u00bb][vc_column_text]<\/p>\n<ul>\n<li>\n<h4><strong>M\u00e9thode par le revenu \u2013 Capitalisation directe<\/strong><\/h4>\n<\/li>\n<\/ul>\n<p style=\"text-align: justify;\">Elle s\u2019applique aux parties en location ou susceptibles d\u2019\u00eatre lou\u00e9es. La valeur de l\u2019immeuble se traduit par le rapport entre le revenu actuel \/ futur et le taux de capitalisation attendue.<\/p>\n<p style=\"text-align: justify;\">Cette valeur est le r\u00e9sultat de la formule V = R\/t , o\u00f9 V correspond \u00e0 la valeur de l\u2019immeuble, R au revenu g\u00e9n\u00e9r\u00e9 par l\u2019immeuble et t au taux de capitalisation attendue.<\/p>\n<ul>\n<li>\n<h4><strong>M\u00e9thode par le revenu \u2013 Discounted CashFlow<\/strong><\/h4>\n<\/li>\n<\/ul>\n<p style=\"text-align: justify;\">Elle s\u2019applique aux immeubles qui g\u00e9n\u00e8rent un revenu, ou lors de l\u2019\u00e9valuation d\u2019immeubles qui vont g\u00e9n\u00e9rer des revenus diff\u00e9rents \u00e0 des p\u00e9riodes diff\u00e9rentes. La valeur de la propri\u00e9t\u00e9 ainsi calcul\u00e9e repose sur une analyse de la rentabilit\u00e9 g\u00e9n\u00e9r\u00e9e par le projet de d\u00e9veloppement en question ; elle se traduit par la valeur actuelle nette des futurs b\u00e9n\u00e9fices inh\u00e9rents.<\/p>\n<p style=\"text-align: justify;\">Les co\u00fbts inh\u00e9rents \u00e0 la gestion de l\u2019immeuble ou de la mise en \u0153uvre du projet, ainsi que les charges indirectes (co\u00fbts financiers, de projet, de commercialisation, etc.) sont d\u00e9duits du revenu potentiel brut de l\u2019immeuble. Les futurs revenus nets sont ainsi d\u00e9duits dans la p\u00e9riode prise en compte, \u00e0 un taux fix\u00e9 qui refl\u00e8te la rentabilit\u00e9 attendue et le risque inh\u00e9rent \u00e0 la possession de l\u2019immeuble ou au d\u00e9veloppement du projet en question.<\/p>\n<p style=\"text-align: justify;\">Dans le cas d\u2019une \u00e9valuation de terrains \u00e0 b\u00e2tir, pour obtenir la valeur r\u00e9siduelle d\u2019un terrain, les frais de promotion et de gestion doivent aussi \u00eatre d\u00e9duits.<\/p>\n<p>[\/vc_column_text][\/vc_accordion_tab][vc_accordion_tab title=\u00a0\u00bbM\u00e9thode par le co\u00fbt\u00a0\u00bb tab_id=\u00a0\u00bb9346230d-a835-91510313893159&Prime; slug=\u00a0\u00bbmethode-par-le-cout\u00a0\u00bb][vc_column_text]Par le biais de la m\u00e9thode des co\u00fbts, l\u2019estimation correspond au co\u00fbt de construction d\u2019un immeuble qui a les m\u00eames fonctions que l\u2019immeuble qui fait l\u2019objet d\u2019une \u00e9valuation. Dans les cas o\u00f9 sont consid\u00e9r\u00e9s des co\u00fbts concernant l\u2019utilisation de technologies et de mat\u00e9riaux actuels, il s\u2019agit d\u2019un co\u00fbt de remplacement ; dans les cas o\u00f9 sont consid\u00e9r\u00e9s des co\u00fbts concernant l\u2019utilisation de technologies et de mat\u00e9riaux identiques \u00e0 ceux de l\u2019immeuble \u00e9valu\u00e9, il s\u2019agit d\u2019un co\u00fbt de remise en \u00e9tat.<\/p>\n<p>Un montant correspondant \u00e0 la d\u00e9pr\u00e9ciation physique ou \u00e0 l\u2019obsolescence fonctionnelle de l\u2019immeuble doit aussi \u00eatre d\u00e9duit de la valeur de l\u2019immeuble ainsi obtenue.[\/vc_column_text][\/vc_accordion_tab][\/vc_accordion][\/vc_column][\/vc_row][vc_row row_height_percent=\u00a0\u00bb0&Prime; override_padding=\u00a0\u00bbyes\u00a0\u00bb h_padding=\u00a0\u00bb2&Prime; top_padding=\u00a0\u00bb2&Prime; bottom_padding=\u00a0\u00bb3&Prime; overlay_alpha=\u00a0\u00bb100&Prime; gutter_size=\u00a0\u00bb100&Prime; column_width_percent=\u00a0\u00bb100&Prime; shift_y=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; style=\u00a0\u00bbinherited\u00a0\u00bb][vc_column column_width_percent=\u00a0\u00bb100&Prime; gutter_size=\u00a0\u00bb3&Prime; overlay_alpha=\u00a0\u00bb50&Prime; shift_x=\u00a0\u00bb0&Prime; shift_y=\u00a0\u00bb0&Prime; shift_y_down=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; medium_width=\u00a0\u00bb0&Prime; mobile_width=\u00a0\u00bb0&Prime; zoom_width=\u00a0\u00bb0&Prime; zoom_height=\u00a0\u00bb0&Prime; width=\u00a0\u00bb1\/1&Prime;][vc_custom_heading text_size=\u00a0\u00bbh5&Prime;]En fonction du domaine, du but de l\u2019\u00e9valuation et du type d\u2019immeuble ou de propri\u00e9t\u00e9 \u00e0 \u00e9valuer, diff\u00e9rents montants peuvent \u00eatre estim\u00e9s, les plus courants \u00e9tant les suivants:[\/vc_custom_heading][vc_row_inner row_inner_height_percent=\u00a0\u00bb0&Prime; overlay_alpha=\u00a0\u00bb50&Prime; gutter_size=\u00a0\u00bb3&Prime; shift_y=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; mobile_visibility=\u00a0\u00bbyes\u00a0\u00bb][vc_column_inner column_width_percent=\u00a0\u00bb100&Prime; gutter_size=\u00a0\u00bb3&Prime; overlay_alpha=\u00a0\u00bb50&Prime; shift_x=\u00a0\u00bb0&Prime; shift_y=\u00a0\u00bb0&Prime; shift_y_down=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; medium_width=\u00a0\u00bb4&Prime; mobile_width=\u00a0\u00bb0&Prime; width=\u00a0\u00bb1\/2&Prime;][uncode_list icon=\u00a0\u00bbfa fa-arrow-right3&Prime;]<\/p>\n<ul>\n<li>Valeur v\u00e9nale ou du capital<\/li>\n<li>Valeur marchande<\/li>\n<li>Valeur intrins\u00e8que<\/li>\n<li>Valeur locative ou de rendement<\/li>\n<\/ul>\n<p>[\/uncode_list][\/vc_column_inner][vc_column_inner column_width_percent=\u00a0\u00bb100&Prime; gutter_size=\u00a0\u00bb3&Prime; overlay_alpha=\u00a0\u00bb50&Prime; shift_x=\u00a0\u00bb0&Prime; shift_y=\u00a0\u00bb0&Prime; shift_y_down=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; medium_width=\u00a0\u00bb4&Prime; mobile_width=\u00a0\u00bb0&Prime; width=\u00a0\u00bb1\/2&Prime;][uncode_list icon=\u00a0\u00bbfa fa-arrow-right3&Prime;]<\/p>\n<ul>\n<li>Valeur r\u00e9siduelle<\/li>\n<li>Valeur financi\u00e8re<\/li>\n<li>Valeur patrimoniale fiscale<\/li>\n<li>Autres.<\/li>\n<\/ul>\n<p>[\/uncode_list][\/vc_column_inner][\/vc_row_inner][vc_row_inner row_inner_height_percent=\u00a0\u00bb0&Prime; overlay_alpha=\u00a0\u00bb50&Prime; gutter_size=\u00a0\u00bb3&Prime; shift_y=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; desktop_visibility=\u00a0\u00bbyes\u00a0\u00bb medium_visibility=\u00a0\u00bbyes\u00a0\u00bb][vc_column_inner column_width_percent=\u00a0\u00bb100&Prime; gutter_size=\u00a0\u00bb3&Prime; overlay_alpha=\u00a0\u00bb50&Prime; shift_x=\u00a0\u00bb0&Prime; shift_y=\u00a0\u00bb0&Prime; shift_y_down=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime; medium_width=\u00a0\u00bb4&Prime; mobile_width=\u00a0\u00bb0&Prime; width=\u00a0\u00bb1\/1&Prime;][uncode_list icon=\u00a0\u00bbfa fa-arrow-right3&Prime;]<\/p>\n<ul>\n<li>Valeur v\u00e9nale ou du capital<\/li>\n<li>Valeur marchande<\/li>\n<li>Valeur intrins\u00e8que<\/li>\n<li>Valeur locative ou de rendement<\/li>\n<li>Valeur r\u00e9siduelle<\/li>\n<li>Valeur financi\u00e8re<\/li>\n<li>Valeur patrimoniale fiscale<\/li>\n<li>Autres.<\/li>\n<\/ul>\n<p>[\/uncode_list][\/vc_column_inner][\/vc_row_inner][\/vc_column][\/vc_row]<\/p>\n<\/div>","protected":false},"excerpt":{"rendered":"<p>[vc_row row_height_percent=\u00a0\u00bb0&Prime; override_padding=\u00a0\u00bbyes\u00a0\u00bb h_padding=\u00a0\u00bb2&Prime; top_padding=\u00a0\u00bb4&Prime; bottom_padding=\u00a0\u00bb4&Prime; back_color=\u00a0\u00bbcolor-jevc\u00a0\u00bb overlay_alpha=\u00a0\u00bb50&Prime; gutter_size=\u00a0\u00bb3&Prime; column_width_percent=\u00a0\u00bb100&Prime; shift_y=\u00a0\u00bb0&Prime; z_index=\u00a0\u00bb0&Prime;][vc_column column_width_percent=\u00a0\u00bb80&Prime; position_vertical=\u00a0\u00bbmiddle\u00a0\u00bb 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