{"id":3068,"date":"2021-03-10T07:37:36","date_gmt":"2021-03-10T07:37:36","guid":{"rendered":"https:\/\/balteiro.com\/70_el-valor-de-la-valoracion-y-la-valoracion-del-valor\/"},"modified":"2021-03-10T07:37:36","modified_gmt":"2021-03-10T07:37:36","slug":"70_el-valor-de-la-valoracion-y-la-valoracion-del-valor","status":"publish","type":"post","link":"https:\/\/balteiro.com\/pt-pt\/70_el-valor-de-la-valoracion-y-la-valoracion-del-valor\/","title":{"rendered":"El valor de la valoraci\u00f3n y la valoraci\u00f3n del valor"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\"><strong><em>&#8220;Two is not equal to three, not even for the largest value of two&#8221;<\/em><\/strong> (An\u00f3nimo)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Resulta descorazonador que m\u00e1s de dos a\u00f1os despu\u00e9s de haber publicado una <a href=\"http:\/\/www.balteiro.com\/es\/node\/246\" target=\"_blank\" rel=\"noreferrer noopener\">entrada<\/a> donde me refer\u00eda a problemas graves relacionados con la valoraci\u00f3n en predios no urbanos, no s\u00f3lo no se han solventado dichos problemas, sino que, por el contrario, algunos de ellos se han agudizado.&nbsp;Aunque para el gran p\u00fablico puede parecer un aspecto desconocido, marginal o nimio, lo cierto es que la realizaci\u00f3n de valoraciones en los suelos r\u00fasticos presenta una indudable importancia si pensamos en la cantidad de fines asociados con estos informes: judiciales (por ejemplo, expropiaciones), acuerdos de compra venta, garant\u00edas hipotecarias, herencias, etc. Estos informes son una competencia que poseen, en principio, los egresados en Ingenier\u00edas Agron\u00f3micas y Forestales. De hecho, en las oposiciones a estos Cuerpos de la Administraci\u00f3n es com\u00fan encontrar en el temario alg\u00fan tema directamente vinculado con esta disciplina. No disponer de estad\u00edsticas sobre el n\u00famero de informes de valoraci\u00f3n que se realizan anualmente en Espa\u00f1a y el valor de todas las fincas analizadas no justifica que se relegue o se minimice su importancia.<\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img fetchpriority=\"high\" decoding=\"async\" width=\"1024\" height=\"768\" src=\"http:\/\/balteiro.vl24666.dinaserver.com\/wp-content\/uploads\/2023\/06\/DSC01535-1024x768.jpg\" alt=\"\" class=\"wp-image-1062\" srcset=\"https:\/\/balteiro.com\/wp-content\/uploads\/2023\/06\/DSC01535-1024x768.jpg 1024w, https:\/\/balteiro.com\/wp-content\/uploads\/2023\/06\/DSC01535-300x225.jpg 300w, https:\/\/balteiro.com\/wp-content\/uploads\/2023\/06\/DSC01535-768x576.jpg 768w, https:\/\/balteiro.com\/wp-content\/uploads\/2023\/06\/DSC01535.jpg 1200w\" sizes=\"(max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">Llegados a este punto, es el t\u00e9cnico cualificado el que debe desplegar su bagaje de conocimientos, experiencia y talento para enfocar de manera adecuada cada informe, de acuerdo con los requerimientos del solicitante. Sin embargo, esta forma de actuar, que puede ser com\u00fan a otras muchas profesiones, se encuentra coartada desde un punto de vista legal. As\u00ed, la normativa en vigor (<a href=\"https:\/\/www.boe.es\/buscar\/act.php?id=BOE-A-2011-17629\" target=\"_blank\" rel=\"noreferrer noopener\">RD 1492\/2011<\/a>) excluye expl\u00edcitamente la aplicaci\u00f3n de m\u00e9todos sint\u00e9ticos (llamado \u201cm\u00e9todo de comparaci\u00f3n\u201d en el citado RD) para la realizaci\u00f3n de estas valoraciones. Es decir, a diferencia de lo que ocurre en otros pa\u00edses, aqu\u00ed la normativa obliga a no considerar una metodolog\u00eda que, entre otras ventajas, es la \u00fanica que puede proporcionar un valor de mercado. En efecto, a diferencia de los m\u00e9todos sint\u00e9ticos, los m\u00e9todos basados en la actualizaci\u00f3n de las rentas futuras proporcionan un valor a cada predio, pero \u00e9ste no tiene porque ser de mercado salvo que, prodigiosamente, la tasa de descuento empleada permita esta coincidencia.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Por poner un s\u00edmil f\u00e1cil de comprender, esta situaci\u00f3n ser\u00eda equivalente a que a un abogado se le prohibiera utilizar un determinado tipo de contrato, o a que un arquitecto no pudiera emplear, por ley, una determinada t\u00e9cnica constructiva o que a un ingeniero agr\u00f3nomo se le prohibiera firmar proyectos donde, por ejemplo, aparecieran cultivos en espaldera para algunos frutales, etc. Casi diez a\u00f1os despu\u00e9s de la publicaci\u00f3n de esta norma, no es que esta se haya consolidado como un mal menor, si no que los sucesivos cambios (por ejemplo, el c\u00e1lculo de la tasa de descuento), bien sea por parte del Ministerio correspondiente, o por diversas sentencias judiciales que han modificado aspectos cruciales de la norma (anulaci\u00f3n del Anexo 1, no topar el factor global de localizaci\u00f3n al doble, etc.), la han dejado encogida y, hasta cierto punto inservible en la actualidad. Es por ello por lo que urge de una vez un nuevo marco legislativo que arregle estos sucesivos desaciertos, por mucho que se esperen algunos cambios puntuales.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Adem\u00e1s, la situaci\u00f3n macroecon\u00f3mica obliga a actuar con una cierta celeridad. Voy a introducir un ejemplo sencillo para ilustrar este hecho. Seg\u00fan el citado RD, cuando se trata de valorar una finca que no se est\u00e9 explotando y no resulte factible dicha explotaci\u00f3n, habr\u00eda que calcular la renta te\u00f3rica (RT) asociada a dicha finca como la tercera parte de una renta real m\u00ednima de la tierra establecida a partir de distintas estad\u00edsticas. Vamos a suponer que esa renta anual RT son 100\u20ac\/ha. Si aplicamos la f\u00f3rmula para obtener un valor de capitalizaci\u00f3n suponiendo una renta anual y perpetua (Valor=RT\/tasa de descuento), teniendo en cuenta que la tasa de descuento a emplear ser\u00eda el promedio de la rentabilidad de las obligaciones del estado en los tres a\u00f1os anteriores al de la valoraci\u00f3n, al hacer los c\u00e1lculos para el a\u00f1o 2018 el resultado ser\u00eda que esa finca tendr\u00eda un valor de 3.628\u20ac\/ha. Si repiti\u00e9ramos la valoraci\u00f3n con la misma renta 3 a\u00f1os despu\u00e9s (marzo de 2021), el valor ascender\u00eda a 6.263\u20ac\/ha. \u00bfAlguien se puede creer que esa finca haya incrementado su valor un 72,7% en tres a\u00f1os sin presentar ning\u00fan tipo de explotaci\u00f3n?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Este ejemplo ilustra el sinsentido de persistir con esta norma. Si se argument\u00f3 en su momento que era necesario para prevenir de ciertas \u201csubjetividades\u201d detectadas en la aplicaci\u00f3n de m\u00e9todos sint\u00e9ticos, este argumento se cae por su propio peso comprobando la calidad de la norma actual y el tiempo transcurrido desde entonces. Me refiero a lo siguiente: en estos diez a\u00f1os el Ministerio ha podido hacerse con un ingente conjunto de datos y sacar conclusiones y orientaciones basadas en la realidad emp\u00edrica. Para ello podr\u00edan haber acudido, por ejemplo, a los Registros de la Propiedad, algo inaccesible, seg\u00fan mi propia experiencia, a los investigadores. Pero, adem\u00e1s, se supone que las Administraciones disponen de todas las hojas de aprecio asociadas a los expedientes de expropiaci\u00f3n forzosa y en ellas aparecen datos reales de valoraciones de fincas r\u00fasticas. Es decir, la Administraci\u00f3n tiene a su alcance un arsenal de datos de gran valor que le puede guiar a la hora de establecer una normativa m\u00e1s precisa, que no coarte la aplicaci\u00f3n de cualquier m\u00e9todo que proponga el t\u00e9cnico, y que consiga su objetivo final: que la valoraci\u00f3n realizada se acerque lo m\u00e1s posible al valor de mercado de la finca.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>&#8220;Two is not equal to three, not even for the largest value of two&#8221; (An\u00f3nimo) Resulta descorazonador que m\u00e1s de dos a\u00f1os despu\u00e9s de haber publicado una entrada donde me refer\u00eda a problemas graves relacionados con la valoraci\u00f3n en predios no urbanos, no s\u00f3lo no se han solventado dichos problemas, sino que, por el contrario, [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":1064,"comment_status":"open","ping_status":"closed","sticky":false,"template":"elementor_theme","format":"standard","meta":{"_editorskit_title_hidden":false,"_editorskit_reading_time":0,"_editorskit_is_block_options_detached":false,"_editorskit_block_options_position":"{}","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":""},"categories":[56],"tags":[],"class_list":["post-3068","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-valoracion-pt-pt"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.0 - 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