How is the cadastral value of a land plot determined: formula and calculation procedure

2024 Author: Howard Calhoun | [email protected]. Last modified: 2023-12-17 10:16

Understanding what the cadastral value of a land plot is is not so difficult. This is the price that is fixed in the State Real Estate Cadastre (GKN). The cost is set on the basis of information received as a result of the relevant activities. The cadastral value mainly depends on the individual characteristics of the plot of land, in particular on its location, area, purpose, category, as well as the market price. Learn more about how the cadastral value of a land plot is determined from the article.

Why is a cadastral valuation carried out

The procedure includes a number of activities aimed at determining the appropriate price. Its necessity is explained by the following reasons:

• Correct calculation of the tax fee for the land.
• Serves as a guideline for transactions with real estate objects (with the correct definition of the maximumclose to the market price).
• Confirms ownership of a piece of land. Thus, not only possession and use, but also the disposal of land is possible. For example, it can be sold, mortgaged or inherited.
• Allows you to avoid conflicts and, accordingly, litigation.

Legislative Framework

Census and cadastre in terms of real estate are handled by Rosreestr specialists. The main normative acts related to the topic under consideration are:

• Law "On Cadastral Activities" No. 221-FZ.
• Law “On state. registration of real estate” No. 218-FZ.
• Law "On appraisal activities in Russia" No. 135-FZ.
• Government Decree "On the rules for conducting a cadastral valuation" No. 316.
• Law "On State Cadastral Valuation" No. 237-FZ.

Redemption value and cadastral value: differences

Having learned what the cadastral value of a land plot is, now you need to understand the concept of a redemption price. In this case, we are talking about a parameter that is determined specifically for the process of transferring ownership of a leased area. In simpler terms, redemption means the price at which a property was bought that previously belonged to another person.

Such real estate can belong not only to individuals, but also to the state, as well as the municipality. It is often referred to as "the value of a piece of land at cadastral value". This is explained by the fact that the value is calculated based on the cadastral value.

At the same time, these concepts should not be confused, since the buyout price is static, that is, unchanged, despite the changing real estate prices. However, the establishment of the cadastral value of a land plot is reviewed only once in the time interval from 3 to 5 years after the inventory. In addition, the initiator of the revaluation may also be the owner of the land.

The cheapest thing is to buy land that has been owned for 25 years, and in the case of the construction of capital structures on it. Then only 20% of the cadastre price will have to be paid for municipal land, and only 25% for state land.

Cadastre register

It is understood as a part of the State Property Committee, which stores information about the price according to the cadastre of land plots, obtained as a result of appraisal activities. After they are carried out, the land plot is revalued (this can also be carried out at the initiative of the owner). More accurate information is also indicated in the register, where each land plot has its own unique cadastral number. This also includes the changing prices offered by the market at the moment, which are set after the inventory.

Determination of the price of municipal land

Estimation can be ordered by local governments (districts, cities, towns). How is the cadastral value of a land plot determined for a municipality? Gradecarried out on the basis of available market prices. At the same time, data on the assignment of land plots are taken into account.

Land owned by the municipality can be used for the purpose of building a private house, as well as horticulture and horticulture, for garages or for the construction of an apartment building. At the same time, the standards established by the Land Code, the Town Planning Code and contained in other legal acts are taken into account.

The public cadastral value of a property at an address owned by a municipality is estimated as follows:

1. Preparatory stage. It consists of collecting and processing the necessary information, namely, regulatory information and data on market trends in the near future. In addition, data are collected on the settlement, the ecological state, climate information is being clarified, and land classification is being carried out.
2. Zoning the territory. Within its boundaries, a residential zone is allocated (for building private and multi-apartment buildings); production (to accommodate industrial buildings, warehouses and other similar facilities); public and business (with he althcare facilities, consumer services, scientific, cultural and other institutions); transport and engineering infrastructure (for objects and communications of transport and communications); agricultural (with gardens, pastures, kitchen gardens and buildings); recreational (for recreation, forest parks, beaches).
3. The formula for calculating the cadastral value of a land plot is used. Undeveloped land is valued using static price analysis,which the market offers, as well as the costs of developing the corresponding areas. The cost per unit area of a parcel of land that is occupied by structures is calculated using the infrastructure replacement cost method.
4. Zoning according to cadastral value.
5. The final stage. At this stage, the final processing of the information obtained as a result of the cadastral valuation is carried out, as well as their entry into the Rosreestr.

After the procedure is completed, the cadastral value of the land in the appraisal zone is determined. It is equal to the market value of a unit area of an allotment located in a territory with the same characteristics.

Determining the price of public land

A feature of the process of how the cadastral value of a land plot is determined, in this case, is the use of different coefficients (both lowering and increasing). They depend on:

• Locations of allotments.
• His market price.
• The level of development of communication systems.
• Transport accessibility.
• The level of suitability for use in accordance with the intended purpose.
• Presence of residential or non-residential structures.

Since the market value in different territories, even with the same characteristics, is different, the cadastral price is also different. However, the difference can be significant.

Determining the price of land in settlements

In general, the price is determined in the same way as the cadastr althe value of the land, if it belongs to the municipality. But there are a number of features that are inherent in settlements.

So, they are very attentive to the clarification of the boundaries of the plots, as well as the division of the territory into zones according to their purpose. The objectives of the evaluation are:

• Formation of the taxable base of land belonging to the settlement.
• Drafting an updated zoning scheme by territory and economic indicators.
• Rent approval.
• Setting the price at which a property is sold or rented long term.
• Compiling a more accurate amount of compensation to persons from whom land is confiscated for municipal needs.
• An objective determination of the most promising development areas for various developments.

Determining the price of a suburban area

To obtain objective data, in this case, the following features should be taken into account:

• Location of the land plot on the cadastral plan (in a remote area is estimated cheaper than the same, but located near the city with the appropriate infrastructure).
• Square.
• Communications (electricity, gas, plumbing, sewage).
• Lot category.
• Ecological state of the territory.
• If the market price is known, then the cadastral price is set at the same amount.

Determining the price of a plot withwoodland

The peculiarity of how the cadastral value of a land plot with forests is calculated is that in each case the price is determined for a specific area:

• Within Russian regions.
• Within the leshoz zone.
• Within the forestry territories that are occupied by forests.

The cost of areas located in the forest zone is calculated taking into account the capitalization of the corresponding amount of income from rent per year paid for the use of areas for economic activity. The calculation takes into account the parameters of timber harvesting.

Calculation and approval

In order to correctly calculate the price according to the inventory, you should take into account different parameters. What affects the cadastral value of land? The most significant of them are correction factors. Their use nullifies the factors influencing price formation. For example, if there are structures on the site that are considered dilapidated, or the territory is subject to flooding due to floods, then a coefficient that reduces the cadastral value is used. There are situations when, on the contrary, a multiplying factor is applied.

It also matters the specific indicator of the price of the cadastre. The specific size is calculated based on an area equal to one square meter. This indicator is set every quarter. The cadastral value of the property at the location address is determined as follows:

1. Factors that affect cost are recognized.
2. The standard is takenthe site that best suits the properties.
3. A subgroup of reference plots with similar characteristics is created.
4. Data is collected for each subgroup and then analyzed.
5. Then, statistical data is modeled and the factors affecting the market value are determined.
6. Calculate unit cost.

Based on the data obtained, it is possible to calculate the price according to the cadastre of all plots of land. It turns out that the size of the price according to the cadastre is influenced by such indicators as the area, classification of land by purpose and the market price of the object.

No later than twenty working days after the completion of the report, the customer accepts an act on the approval of the price according to the cadastre. This document becomes valid from the moment of promulgation in an official way. It is accepted by a state agency, municipality or executive authorities.

Formula for calculation

The calculation is made by applying the following formula:

Lot area(Linear function + Transaction format function)Coefficient.

The linear function has exceptional parameters of the life of the settlement and its livability, and the transaction format function implies a local component. Thus, in order to calculate the cost according to the cadastre, you need to know certain parameters of the land plot, as well as have special knowledge.

This amount is calculated by appraisers who use state valuation methods for calculating the value of a plot of land,formed and approved by the Ministry of Economic Development of the Russian Federation.

Change in cadastral value

In addition to how the cadastral value of multifunctional land plots is determined, it is necessary to take into account the frequency of revaluation. This procedure is carried out once in the interval from three to five years. The new value is set based on the results of the audit. It may decrease or increase. As a rule, the latter option occurs most often.

Many land owners are faced with a situation in which the cadastral value increases. Because of this, you have to pay more taxes. Thus, a sharp increase took place at the end of 2016, when the corresponding prices increased many times over.

But this does not mean that it has become more profitable to sell land. Its quality remained at the same level, and many sites by this time were far from being in the best condition. Therefore, not all people are ready to buy land in order to pay huge taxes. In addition, this revaluation was carried out in absentia. The site data were entered into the technical plan for cadastral registration in such a way that as a result, land plots of the same area, but significantly different in different parameters, began to cost the same.

In mid-2016, a moratorium was introduced, according to which the cadastre price was frozen for three years. During this period, the cost that was relevant from the beginning of the year, but not earlier than 2014, was in effect.

About the same time, the law “On the State Cadastralassessment” No. 237-FZ, in which nothing was mentioned about the moratorium. In this regard, experts could not agree on whether a “freeze” should be applied or not. As a result, the courts had to consider a lot of disputes on this issue.

Determination by TIN

Knowing only the TIN number (taxpayer identification number), it is impossible to obtain the required information about the value of the land owned by a particular citizen. These services may be offered by sites with a dubious reputation. However, you should not trust them, as such resources are fraudulent.

Conclusion

The price of a plot of land according to the cadastre is an estimated value, which is obtained as a result of the assessment of a property by the state and is enshrined in the State Real Estate Cadastre. The existing method, showing how the cadastral value of a land plot is calculated, includes taking into account the main characteristics. This value is equal to the market price at the time of the valuation. The price according to the cadastre of different categories of land is determined taking into account the relevant features. The value is reviewed at least once every five years, but not more than once every three years.

Since 2016, the law “On State Cadastral Valuation” has come into force. All assessment tasks are assigned to state structures.