Beyond Pure Valuations 超越纯粹估值

Good Afternoon, Friends.

朋友们，下午好。

In this paper, we shall be looking at how Property Valuers can play important roles in our society beyond the known ones of property valuations for taxation, or for mortgage, or for determining the asset values of properties held by publicly listed companies for their disclosure responsibilities.

在本文中，我们将研究房地产估价师如何在我们的社会中发挥重要作用，而不仅仅是已知的税收、抵押或确定上市公司持有的财产的资产价值以履行披露责任的财产估价。
本文将讨论估值师如何凭借他们的培训和经验帮助确定垂直城市的可行性，以及估值师如何为可持续发展的建设决策提供建议——这些发展可以最大限度地减少碳排放并提高能源效率。

The paper will discuss on how valuers, with their training and experience, can assist in determining the viability of vertical cities and how valuers can advise in the decision on the construction of sustainability developments - developments that can minimise carbon emission and be energy efficient.

The paper continues with notes on how valuation methods learned can be useful in our daily life.

Lastly, the paper suggests that Property Valuers should spare some time in educating the leaders of tomorrow.  

本文继续说明所学的估值方法如何在我们的日常生活中发挥作用。
最后，该论文建议房地产估价师应该抽出一些时间来教育未来的领导者。

We are already aware that Property Valuers can provide sound advice on the administration and use of land and this does include the efficient management of property assets.  They can also give expert evidence in any legal proceedings  on property matters.

我们已经知道，物业估价师可以就土地的管理和使用提供合理的建议，这确实包括物业资产的有效管理。他们还可以在任何有关财产事务的法律诉讼中提供专家证据。

TOPIC 1 (a) The Concept of Vertical Township

话题 1(a) 垂直乡镇的概念

The concept of vertical cities is a simple one. With the world’s population ballooning at a rapid rate, with the pandemic forcing us to work more at home, with climate change demanding that we need to think of our carbon footprints, it does make sense that we should start designing more mix-use vertical cities, to leave us more open spaces for farming, for industrial and for recreational uses.

垂直城市的概念很简单。随着世界人口迅速膨胀，大流行迫使我们更多地在家工作，气候变化要求我们考虑我们的碳足迹，我们应该开始设计更多的混合用途垂直城市确实是有道理的，为我们提供更多的开放空间用于农业、工业和娱乐用途。

Let us take a look at two vertical townships, one in Malaysia called “K L Gateway” and the other in Dublin Ireland called “Habistrata”.

让我们看看两个垂直乡镇，一个在马来西亚称为“KL Gateway”，另一个在爱尔兰都柏林称为“Habistrata”。

KL Gateway is a complex that include offices, apartments, shopping mall, supermarket, restaurants, and banks connected to the University Light Rail Transport (LRT) station by a bridge. This connection allows easy access by train to Kuala Lumpur Central (around ten minutes) and the Petronas Twin Towers (about twenty minute). The complex has also its own recreational facilities such as a large swimming pool, a gymnasium with sauna and steam rooms and several large green gardens.

KL Gateway 是一个综合体，包括办公室、公寓、购物中心、超市、餐厅和银行，通过一座桥与大学轻轨交通 (LRT) 站相连。此连接可让您轻松搭乘火车前往吉隆坡中环（约 10 分钟）和双子塔（约 20 分钟）。该综合体还拥有自己的娱乐设施，例如大型游泳池、带桑拿浴室和蒸汽浴室的健身房以及数个大型绿色花园。

The Habistrata in Ireland is still under construction with a total of 112 floors and 1,260 residential unit over 84 floors. Each residential floor measures 70 metres by 70 metres and consists of between fifteen to twenty units, interspaced with green parks. The total park area is around 38,000 square metres. There are other mixed-used floors in between the residential ones totalling 195,000 square metres. Floor 35 is designed for educational usage; Floor 47 is for retail shops; Floor 61 for the use of fitness centre and a swimming pool; Floor 61 for nursing home and assisted living; Floor 89 for medical centre and hospital; Floor 101 for use as municipal offices; and Floor 110 for museum and displays.

爱尔兰的 Habistrata 仍在建设中，共有 112 层和 84 层以上的 1,260 个住宅单元。每层住宅楼的尺寸为 70 米乘 70 米，由 15 到 20 个单元组成，中间有绿色公园。公园总面积约38,000平方米。住宅楼之间还有其他混合使用的楼层，总面积为 195,000 平方米。 35 层专为教育用途而设计； 47楼为零售店； 61层为健身中心和游泳池使用； 61层用于疗养院和辅助生活； 89层为医疗中心和医院； 101层用作市政办公室； 110 楼用于博物馆和展览。

Sydney’s CBD (Central Business District) has a five-level, 16,000 square metres of shopping centre built beneath a landscaped podium with a sky garden on the 29th level that has cantilevered heliostat reflectors. Additionally there is a total of 6,400 square metres of landscaped public park on the ground floor called Chippendale Green. This Green incorporates thirty-three heritage elements, including a prominent tiled archway, three renovated/preserved ancient pubs collectively known as the Brewery Yard Buildings.

悉尼的 CBD（中央商务区）有一个五层、16,000 平方米的购物中心，建在一个景观裙楼下，第 29 层有一个空中花园，上面有悬臂式定日镜反射器。此外，一楼共有 6,400 平方米的园景公园，名为 Chippendale Green。这个绿地融合了 33 个遗产元素，包括一个突出的瓷砖拱门、三个经过翻新/保存的古老酒吧，统称为啤酒厂建筑。

Singapore has vertical farming since the year 2013. The Sky Green in Singapore now produces fresh vegetables in high rise blocks for the local supermarkets. Vegetables do not travel well as they can be spoilt very quickly. Therefore the farming of vegetables in an urban setting makes sense as there is then a decrease in foot-miles of the product. As food travels the cost of food increases and this also burns a lot of carbon. Incorporating vertical farming as an additional use in vertical townships can result in a significant drop in the temperature of the air around the green buildings.

新加坡从 2013 年开始进行垂直农业。新加坡的 Sky Green 现在在高层建筑中为当地超市生产新鲜蔬菜。蔬菜不能很好地传播，因为它们很快就会变质。因此，在城市环境中种植蔬菜是有意义的，因为产品的英尺英里数会减少。随着食物的运输，食物的成本增加，这也会燃烧大量的碳。将垂直农业作为垂直乡镇的附加用途可能会导致绿色建筑周围的空气温度显着下降。

We can find details of these buildings in YouTube through the links below:

我们可以通过以下链接在 YouTube 上找到这些建筑物的详细信息：

https://youtu.be//41RylUOZwlg for Malaysia;

https://youtu.be//91-vKQqSd2I for Habistrata, Ireland;

Sydney’s mix-use building with vertical gardens, https://youtu.be/c6EA2JxLQes ; and even in Singapore, where the natural greenery meets up with a buildings, https://youtu.be/4w7lsydq8ks.

现在让我们停下来想一想。房地产估价师可以做些什么来使垂直城市成为现实？通常，房地产估价师和工料测量师并不站在房地产或基础设施开发理念的最前沿。他们支持建筑师、工程师和城市规划师，担任支持角色。我们，房地产估价师，现在可以对垂直城市进行一些研究，并成为城市规划师来领导未来的发展项目吗？作为房地产估价师，我们能否思考一下如何利用我们的技能来促进垂直城市的发展？我们现在需要思考，作为估值师，我们如何帮助垂直城镇开发的可行性？例如，我们能否克服容积率限制？

Now let us pause and think. What can Property Valuers do to make vertical cities a reality? Often, Property Valuers and Quantity Surveyors do not stand in the forefront of property or infrastructural development ideas. They stand behind architects, engineers and city planners in supportive roles. Can we, Property Valuers, now take up some research studies into vertical cities and become city planners to lead in future development projects? Can we, as Property Valuers, put some thoughts into how we can make use of our skills to enhance vertical city developments? We need to think now about how we, as valuers, can help in the viability of vertical township developments? Can we overcome plot ratio restrictions, for instance?

TOPIC 1(b): Sustainability in Vertical Townships.

话题 1(b)：垂直乡镇的可持续性。

随着世界人口的快速增长，传统和老龄化的城市设计开始难以支持依赖它们的每个人。这意味着规划者将重新规划未来的城市空间。

Together with vertical townships, we need to think about all those sustainability issues like air pollution, energy efficiency. Let us take a look at what is happening in the Chinese city of Xiangyang (also spelt as Xiangan) where a self-sufficient smart township is being constructed.

与垂直乡镇一起，我们需要考虑所有这些可持续性问题，例如空气污染、能源效率。让我们来看看正在建设自给自足的智慧小镇的中国城市襄阳（也称为翔安）正在发生什么。 从互联网上阅读更多关于这个主题的信息，看看现在中国（网络城市）、日本（编织城市）以及我们当今世界的许多其他地区正在发生什么。 https://youtu.be/T6mK-Ukr_ts

Read more on this topic from the internet and see what is happening now in China (Net City), in Japan (Woven City), and in many other areas of our present world.  https://youtu.be/T6mK-Ukr_ts

The Xiangan New City was created in the year 2017 to ease the traffic burden on the capital city of Beijing and other large cities nearby. It is located in the province of Hebei. This city has an award-winning, environmentally friendly design. Its mixed-use community can produce its own energy and food is there is a supply chain problem. The city is connected by fast electric train to other main cities like Beijing and Tianjing. The residential design incorporates the ‘work from home’ concept and efficient use of energy, having solar panels on roofing decks.

翔安新城成立于2017年，旨在缓解首都北京和周边其他大城市的交通负担。它位于河北省。这座城市拥有屡获殊荣的环保设计。它的混合用途社区可以生产自己的能源和食物，但存在供应链问题。这座城市通过快速电动火车与北京和天津等其他主要城市相连。住宅设计融合了“在家工作”的概念和能源的有效利用，在屋顶甲板上安装了太阳能电池板。

For a vertical township to be successful, it must not just meet the criteria of today, but must also be viable for living needs of people in the long run. The vertical buildings collectively forming a township must address the physical, social and commercial needs of the occupants. The aim of sustainability living within a vertical township is that all amenities should be within a walking distance of fifteen minutes. Public transaction, like electric trains and buses, would provide travel to other townships, when needed. Vertical farming is also a possibility. Elevator technology innovations are now available to enable banks of elevators to be operated somewhat “intelligently” when they are controlled by automated systems.

垂直乡镇要想成功，不仅要符合当今的标准，而且从长远来看还必须能够满足人们的生活需求。共同组成一个乡镇的垂直建筑必须满足居住者的物质、社会和商业需求。垂直城镇内可持续生活的目标是所有便利设施都应在 15 分钟的步行距离内。公共交易，如电动火车和公共汽车，将在需要时提供前往其他乡镇的旅行。垂直农业也是一种可能性。电梯技术创新现在可以使电梯组在由自动化系统控制时能够在某种程度上“智能”地运行。

There are seven principles of sustainability township development that we have to consider. These are:

我们必须考虑可持续城镇发展的七项原则。这些是：
(1) 我们需要尽可能地保护所有自然环境。这种保护必须扩大到包括所有文化遗产。

(1) We need to PRESERVE all natural environments as much as possible. Such preservation must be extended to include all sites of cultural heritage.

（2）我们需要建造更多的高层混合用途建筑，使具有自然生态和遗产地的土地能够被保留下来。 MIX 概念包括具有混合年龄组、混合收入水平家庭、混合种族群体的飞地，当然还有混合土地用途。

(2) We need to create more high-rise mixed use buildings so that land with natural ecologies and heritage sites can be left alone. The MIX concept includes enclaves with mixed-age groups, mixed income level families, mixed racial groups and of course mixed-land usages.

(3) We need to design interest walkable streets to encourage the population to walk, either up and down the same block or across blocks with the same garden like podium levels. WALK is an important in the ingredient in sustainable living as this can encourage social interactions amongst the residents.

（3）我们需要设计有趣的步行街道，以鼓励人们步行，无论是在同一个街区上上下下，还是在同一个花园的街区之间步行，就像裙楼一样。步行是可持续生活的重要组成部分，因为它可以鼓励居民之间的社交互动。

(4) We need to give priority to bicycle networks within auto-free streets and this BIKE system in turn lessen our overall carbon emissions.

(4) 我们需要优先考虑无车街道内的自行车网络，而这个 BIKE 系统反过来会减少我们的整体碳排放量。

(5) CONNECT is the next essential to be promoted for the encouragement of sustainability in vertical townships. The increase in the density of walkable road network by limiting on block sizes (for residential, commercial, educational and recreational usages) can result in the residents interacting with each other.

(5) CONNECT 是促进垂直乡镇可持续发展的下一个基本要素。通过限制街区大小（用于住宅、商业、教育和娱乐用途）来增加可步行道路网络的密度可以导致居民相互交流。

(6) There is a need to develop high-quality high-speed transit transportation system is also important in the travel among vertical local townships and between the entire city and the rest of the other cities within the country. These RIDEs must also be affordable to the public.

（6）需要发展高质量的高速过境运输系统，在垂直乡镇之间以及整个城市与全国其他城市之间的旅行中也很重要。这些 RIDE 也必须是公众负担得起的。

(7) The FOCUS on the matching of density and mix to transit capacity is the last of the requirements for a sustainable vertical township.

(7) 关注密度和混合与交通容量的匹配是可持续垂直城镇的最后一项要求。

TOPIC 2: Use of Property Valuation tools for everyday living

话题 2：在日常生活中使用物业评估工具

Recently, I have to sell a lot of surplus domestic items, like the piano, the laundry machine, the rice cooker, valuable Chinese brush paintings et cetera through the Facebook marketplaces.  

I find that I have to use the comparable market approach to determine my asking prices. At the same time, where a direct comparison is not possible, I got to find the price of an item new and use the depreciation cost method to set my asking price for that item. The same methods can be used for selling or buying a second hand car.

最近，我不得不通过 Facebook 市场出售很多剩余的国内物品，比如钢琴、洗衣机、电饭煲、名贵的国画等等。
我发现我必须使用可比市场方法来确定我的要价。同时，在无法直接比较的情况下，我必须找到一件新物品的价格，并使用折旧成本法来设定该物品的要价。同样的方法可用于出售或购买二手车。

In fact, there are many everyday experiences where we find that the use of Property Valuation methods useful. What can be the use of the residual method of valuation, or the income approach (including discounted cash flow analysis) in everyday living?www

事实上，我们在许多日常经验中发现使用财产评估方法很有用。剩余估值法或收入法（包括贴现现金流分析）在日常生活中有何用途？

The concept of depreciation as used by Property Valuers can be applied to the purchase, the sale or even the leasing of new and second hand cars.

物业估价师使用的折旧概念可应用于购买、出售甚至租赁新车和二手车。

In the case of items of equipment such as air conditioning, refrigerator or Smart Television, Property Valuers can use what they learned in the residual method of valuation to determine the salvage values of these assets where comparable transactions are not available.

对于空调、冰箱或智能电视等设备项目，在无法进行可比交易的情况下，物业估值师可以使用他们在剩余估值法中学到的知识来确定这些资产的残值。

Even in the design of boats, Property Valuers can use the Cost-in-Use techniques to assess which design offers the best value for money.

即使在船舶设计中，物业估价师也可以使用使用成本技术来评估哪种设计最物有所值。

TOPIC 3: Education for Sustainability

话题 3：可持续发展教育

In order to be useful to society, Property Valuers need to spend some of their time in education - both helping to educate those younger future leaders of tomorrow and additionally in educating themselves in new topics such as in Internet Technology, or Cryptocurrencies, or Artificial Intelligence.

为了对社会有用，房地产估价师需要花一些时间在教育上——既帮助教育那些年轻的未来领导者，又帮助自己学习互联网技术、加密货币或人工智能等新主题.

Here is a website - www.u-write-read.com where, together with some like-minded people, I have helped to train younger generations in various topics of interest. Take a good look at the webpages and I invite you to join me in this well worthwhile activity.

这是一个网站 - www.u-write-read.com，我与一些志同道合的人一起帮助培训了年轻一代的各种感兴趣的主题。好好看看网页，我邀请你和我一起参加这个非常有价值的活动。

Example: Here below is a webpage teaching adult students how to design a Word Code Puzzle for the younger generation.

示例：下面是一个网页，教成年学生如何为年轻一代设计字码拼图。

And, here is another webpage to tell adult students who George Yeo is and how he sees China in the China versus USA scenario.

而且，这里有另一个网页告诉成年学生 George Yeo 是谁以及他如何看待中国与美国的情景。

Finally, there is yet another TedTalk video about “Education for Sustainability” by Jaimie Cloud that I find useful and worthwhile to watch. https://youtu.be/X0zxvYwOvns Jaimie Cloud is passionate about inspiring young people to think about the world, their relationship to it, and their ability to influence it in an entirely new way. She shares new ideas to create conditions for life-long Education for Sustainability.

最后，我觉得 Jaimie Cloud 的另一个关于“可持续发展教育”的 TedTalk 视频很有用，值得一看。 https://youtu.be/X0zxvYwOvns Jaimie Cloud 热衷于激励年轻人思考世界、他们与世界的关系以及他们以全新方式影响世界的能力。她分享了为可持续发展终身教育创造条件的新想法。

Below is a note that a young girl, not quite ten years old, writes to her parents. So, she has defined “sustainability” as “… when people get what they want without trashing the world so that animals and other people can get what they want and need as well.”

下面是一个不到十岁的小女孩写给她父母的信。因此，她将“可持续性”定义为“……当人们在不破坏世界的情况下得到他们想要的东西，这样动物和其他人也能得到他们想要和需要的东西。”

Finally, let us hear what Albert Einstein has said: “We cannot solve a problem with the same mindset that created that problem.”

最后，让我们听听阿尔伯特·爱因斯坦说过的话：“我们无法以产生问题的相同心态来解决问题。”