{"id":1712,"date":"2015-02-05T08:41:00","date_gmt":"2015-02-05T08:41:00","guid":{"rendered":""},"modified":"2022-08-08T09:35:04","modified_gmt":"2022-08-08T09:35:04","slug":"metodos-para-valorar-un-solar-y-un","status":"publish","type":"post","link":"https:\/\/prayde.com\/empresa\/metodos-para-valorar-un-solar-y-un\/","title":{"rendered":"M\u00c9TODOS PARA VALORAR UN SOLAR Y UN TERRENO URBANIZABLE"},"content":{"rendered":"


\n<\/p>\n

<\/p>\n

\nLa norma ECO 805\/2003, se\u00f1ala expresamente que uno de los m\u00e9todos
\naplicables para valorar un solar es el M\u00e9todo Residual Est\u00e1tico.<\/b><\/span><\/div>\n
\n<\/p>\n
\n<\/a><\/div>\n<\/div>\n
\nPero tambi\u00e9n podemos utilizar el M\u00e9todo de Comparaci\u00f3n,<\/b> menos utilizado en las epocas en que hay pocas transacciones que puedan utilizarse como referencias para el c\u00e1lculo
\npor este ultimo m\u00e9todo de valoraci\u00f3n<\/span><\/div>\n
\n<\/div>\n
\nPara el caso de un terreno urbanizable el M\u00e9todo m\u00e1s apropiado es el
\nM\u00e9todo Residual Din\u00e1mico<\/b> ya que en estos casos la aplicaci\u00f3n de m\u00e9todos de
\ncomparaci\u00f3n es mucho menos frecuente por la aton\u00eda del propio mercado.<\/span><\/div>\n
\n<\/div>\n
\nFundamentalmente los dos m\u00e9todos de Valoraci\u00f3n Residual de Inmuebles
\nson:<\/span><\/div>\n
\n<\/div>\n
\na)                 
\n<\/span><\/span><\/span>M\u00e9todo Est\u00e1tico<\/span><\/b>, que obtiene el valor del inmueble por diferencia
\nentre los ingresos esperados y los costes estrictamente necesarios para su construcci\u00f3n
\nm\u00e1s un cierto beneficio del promotor calculado en porcentaje sobre ventas.<\/span><\/div>\n
\n<\/div>\n
\nb)                 
\n<\/span><\/span><\/span>M\u00e9todo Din\u00e1mico, <\/span><\/b>que tiene en cuenta la previsi\u00f3n de cobros y pagos que
\nse producen durante la construcci\u00f3n, actualizados a un cierto tipo de
\ndescuento.<\/span><\/div>\n
\n<\/div>\n
\nLa
\ndiferencia entre ambos m\u00e9todos en el caso de terrenos calificados
\nurban\u00edsticamente es que:<\/span><\/b><\/div>\n
\n<\/div>\n
\n. El Est\u00e1tico solo es aplicable a solares<\/span><\/b><\/div>\n
\n– El din\u00e1mico se aplica tambi\u00e9n a terrenos
\nurbanizables.<\/span><\/b><\/div>\n
\n<\/div>\n
\nSiguiendo la
\ndefinici\u00f3n de los m\u00e9todos residuales, en el caso del M\u00e9todo Residual din\u00e1mico,
\n\u00e9ste obtiene el valor de un suelo, estimando los flujos de caja, cobros y
\npagos, y hallando el valor del suelo como actualizaci\u00f3n de dichos flujos de
\ncaja a un determinado tipo de inter\u00e9s, de acuerdo con el art\u00edculo 34 de la Orden
\nECO 805\/2003<\/a><\/span><\/b>, <\/span>de 27 de marzo, que entr\u00f3 en vigor el 9 de
\noctubre de 2003<\/span><\/div>\n
\n<\/div>\n
\nEn aplicaci\u00f3n de
\ndicha normativa hay ciertos criterios que deben aclararse en relaci\u00f3n a  <\/span>diversos aspectos pr\u00e1cticos de su aplicaci\u00f3n
\ncomo son la naturaleza de los flujos de caja (constantes o corrientes) y las
\nconsecuencias que implica la elecci\u00f3n de unos u otros en la aplicaci\u00f3n de la
\ntasa de actualizaci\u00f3n, la consideraci\u00f3n como pago de los costes de
\ncomercializaci\u00f3n y, no solo de ellos, sino de todos sus costes asociados y, por
\n\u00faltimo la consideraci\u00f3n o no, de los gastos financieros y del impuesto de
\nsociedades.<\/span><\/div>\n
\n<\/div>\n
\nDe la definici\u00f3n del
\nM\u00e9todo Residual Din\u00e1mico se desprende que el tasador tiene que definir sus
\nmejores estimaciones para:<\/b><\/span><\/div>\n

<\/p>\n

<\/b><\/p>\n

\n\u2022           <\/span>Los flujos de caja
\nesperados de la promoci\u00f3n (cobros y pagos)<\/span><\/b><\/div>\n

<\/p>\n

<\/b><\/p>\n

\n\u2022           <\/span>El tipo de
\nactualizaci\u00f3n aplicado a esos flujos<\/span><\/b><\/div>\n
\n<\/div>\n
\nY, aplicando a ambos conceptos la mecanica de calculo establecida, debemos recordar tres
\nconsecuencias <\/b>importantes que afectan<\/b>, l\u00f3gicamente, al valor del suelo<\/b>:<\/span><\/div>\n
\n<\/div>\n
\n\u2022                    
\n<\/b><\/span><\/span><\/span>Sera
\nsuperior cuanto m\u00e1s se adelanten los cobros<\/b> o se retrasen los pagos.<\/span><\/div>\n
\n\u2022                    
\n<\/span><\/span><\/span>Sera
\ninferior cuanto mas se atrasen los cobros (evidentemente no es l\u00f3gico
\nconsiderar un adelanto de pagos sobre las fechas de su devengo)<\/span><\/div>\n
\n\u2022                    
\n<\/b><\/span><\/span><\/span>Sera
\ninferior cuanta m\u00e1s peque\u00f1a sea la tasa de actualizaci\u00f3n<\/b> considerada y superior
\nen caso contrario.<\/span><\/div>\n
\n<\/div>\n
\nLuego ya podemos se\u00f1alar dos  <\/span>diferencias fundamentales del M\u00e9todo Din\u00e1mico
\nfrente al Est\u00e1tico<\/b>, que son las siguientes:    
\n<\/span><\/span><\/div>\n
\nLa consideraci\u00f3n del tiempo<\/span><\/b><\/div>\n

<\/p>\n

<\/b><\/p>\n

\nLa mayor libertad del tasador que adem\u00e1s de estimar
\nlos costes los tiene que proyectar en el tiempo<\/span><\/b><\/div>\n","protected":false},"excerpt":{"rendered":"

La norma ECO 805\/2003, se\u00f1ala expresamente que uno de los m\u00e9todos aplicables para valorar un solar es el M\u00e9todo Residual Est\u00e1tico. Pero tambi\u00e9n podemos utilizar el M\u00e9todo de Comparaci\u00f3n, menos\u2026 Continue leyendo<\/a><\/p>\n","protected":false},"author":3,"featured_media":0,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[23,37,33],"class_list":["post-1712","post","type-post","status-publish","format-standard","hentry","category-sin-categoria","tag-costes-y-riesgos","tag-financiacion","tag-opinion"],"yoast_head":"\nM\u00c9TODOS PARA VALORAR UN SOLAR Y UN TERRENO URBANIZABLE - Gestinmo<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/prayde.com\/empresa\/metodos-para-valorar-un-solar-y-un\/\" \/>\n<meta property=\"og:locale\" content=\"es_ES\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"M\u00c9TODOS PARA VALORAR UN SOLAR Y UN TERRENO URBANIZABLE - Gestinmo\" \/>\n<meta property=\"og:description\" content=\"La norma ECO 805\/2003, se\u00f1ala expresamente que uno de los m\u00e9todos aplicables para valorar un solar es el M\u00e9todo Residual Est\u00e1tico. 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