{"id":391,"date":"2022-11-16T11:20:01","date_gmt":"2022-11-16T10:20:01","guid":{"rendered":"https:\/\/parkingya.lawebdetuvida.com\/como-valorar-un-aparcamiento-publico-en-explotacion\/"},"modified":"2024-09-18T12:35:17","modified_gmt":"2024-09-18T10:35:17","slug":"como-valorar-un-aparcamiento-publico-en-explotacion","status":"publish","type":"post","link":"https:\/\/www.parkingya.es\/blog\/como-valorar-un-aparcamiento-publico-en-explotacion\/","title":{"rendered":"C\u00f3mo valorar un aparcamiento p\u00fablico en explotaci\u00f3n"},"content":{"rendered":"\n<p>Seg\u00fan la Ley se considera <strong>aparcamiento p\u00fablico aqu\u00e9l que se explota mercantilmente como un negocio.<\/strong> Este negocio consiste en la cesi\u00f3n temporal de espacios de aparcamiento a veh\u00edculos a motor cambio de un precio.<\/p>\n\n\n\n<p>Como cualquier inmueble el aparcamiento es un activo con un valor. Este valor depende de la situaci\u00f3n del ciclo econ\u00f3mico y del negocio que genera el parking. Por lo tanto, <strong>un aparcamiento no tiene una valoraci\u00f3n fija<\/strong> y constante.<\/p>\n\n\n\n<p><strong>Toda valoraci\u00f3n tiene un car\u00e1cter relativo<\/strong> pues se basa en la interpretaci\u00f3n personal de quien lo valora. Por lo normal la propiedad del aparcamiento tiene a valorarlo en exceso, por encima de su precio real. En el extremo contrario la persona interesada en comprar el parking tiene a infravalorarlo con un precio inferior al de mercado.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>La valoraci\u00f3n de parking p\u00fablico en explotaci\u00f3n es din\u00e1mica y fluctuante y depende del ciclo econ\u00f3mico y de la explotaci\u00f3n del negocio que genera el aparcamiento<\/p>\n<\/blockquote>\n\n\n\n<p>Por eso es muy importante saber c\u00f3mo valorar un aparcamiento p\u00fablico en explotaci\u00f3n para obtener el <strong>Valor \u00d3ptimo del activo inmobiliario<\/strong>. Lo aconsejable es que un profesional con experiencia inmobiliaria y especializado en el mercado del parking sea quien determine la valoraci\u00f3n con <strong>rigor t\u00e9cnico, objetividad y transparencia<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Tipo de valoraciones que puede tener un parking p\u00fablico en explotaci\u00f3n<\/h2>\n\n\n\n<p><strong>El Valor de Inversi\u00f3n<\/strong> es el que considera un inversor que deber\u00eda tener el aparcamiento para cumplir con sus objetivos de rentabilidad. Este es un valor subjetivo<\/p>\n\n\n\n<p><strong>El Valor de Afecci\u00f3n<\/strong> es que estima el propietario y es tambi\u00e9n totalmente subjetivo<\/p>\n\n\n\n<p><strong>El Valor de Fondo de Comercio<\/strong> integra la rentabilidad econ\u00f3mica que produce el aparcamiento p\u00fablico en explotaci\u00f3n (incluye mano de obra, los equipamientos, la gesti\u00f3n empresarial que se est\u00e1 realizando, etc.) Ser\u00eda el equivalente a un traspaso de negocio.<\/p>\n\n\n\n<p><strong>El Valor de Liquidaci\u00f3n<\/strong> es un precio a la baja que el propietario del parking se ver\u00eda obligado a aceptar como consecuencia de sus necesidades econ\u00f3micas y de tiempo.<\/p>\n\n\n\n<p><strong>El Valor Castral<\/strong> se determina con una determinada t\u00e9cnica de valoraci\u00f3n que realiza la administraci\u00f3n para calcular el Impuesto de Bienes Inmuebles (IBI)<\/p>\n\n\n\n<p><strong>El Valor Urban\u00edstico<\/strong> lo otorga la legislaci\u00f3n vigente a efectos expropiatorios<\/p>\n\n\n\n<p><strong>El Valor de Mercado<\/strong> es el precio m\u00e1s probable que un comprador potencial, conocedor del inmueble, de la oferta y de la demanda, estar\u00eda dispuesto a pagar libremente, en un momento determinado. Esta es la valoraci\u00f3n que mejor determina el valor del parking.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>El objetivo de la Valoraci\u00f3n de un aparcamiento p\u00fablico en explotaci\u00f3n es la obtenci\u00f3n del Valor de Mercado pues es la que mejor determina el valor del activo.<\/p>\n<\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\">Para calcular el valor de mercado hay tres enfoques que deben considerarse:<\/h2>\n\n\n\n<p><strong>El Enfoque de Mercado<\/strong> que nos indicaci\u00f3n el valor mediante la comparaci\u00f3n del aparcamiento con otros activos id\u00e9nticos o similares, que sean comparables y se hayan vendido recientemente. A partir del precio al que se han vendido estos parkings comparables se puede determinar el valor aproximado de nuestro aparcamiento. Este enfoque es dif\u00edcil de ejecutar porque el mercado de los aparcamientos p\u00fablicos es muy limitado y no se dispone de muestras para comparar.<\/p>\n\n\n\n<p><strong>El Enfoque de Ingresos<\/strong> nos da una indicaci\u00f3n del valor a partir de la generaci\u00f3n de ingresos del aparcamiento en explotaci\u00f3n. Con este enfoque se &nbsp;convierten los Flujos Futuros de efectivo a un solo Valor Presente. Para poder aplicarse debemos contar con proyecciones razonables sobre la cantidad y tiempo de los futuros ingresos.<\/p>\n\n\n\n<p><strong>El Enfoque de Costos<\/strong> nos aproxima el valor del parking utilizando el principio econ\u00f3mico de que un comprador no pagar\u00e1 m\u00e1s por un activo que el costo que representar\u00eda obtener un activo de igual utilidad, sea mediante compra o construy\u00e9ndolo desde cero.<\/p>\n\n\n\n<p>Como podemos observar, <strong>debido a la falta de un mercado fluido de venta de aparcamientos p\u00fablicos<\/strong> que nos pueda ayudar a determinar el precio de nuestro parking, necesitamos saber <strong>aplicar los tres enfoques<\/strong> para poder llegar a una valoraci\u00f3n profesional del precio del aparcamiento. Esto requiere de mucha experiencia y profesionalidad si no queremos caer en valoraciones subjetivas que no tienen nada que ver con el Valor de Mercado de nuestro parking.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Due Diligence de Activos Inmobiliarios<\/h2>\n\n\n\n<p><strong>La \u201cDue Diligence\u201d es un proceso de investigaci\u00f3n, an\u00e1lisis y evaluaci\u00f3n exhaustiva<\/strong> que se realiza antes de la adquisici\u00f3n de una Sociedad o de un Activo para conocer su situaci\u00f3n financiera y evitar riesgos.<\/p>\n\n\n\n<p>La revisi\u00f3n integral del negocio es una pr\u00e1ctica recomendable que realizan los compradores antes adquirir el parking. Es una Auditoria que les permite saber de antemano qu\u00e9 es lo que van a comprar y cu\u00e1l es realmente su valor.<\/p>\n\n\n\n<p>Gracias a este informe van a <strong>detectar con antelaci\u00f3n posibles riesgos fiscales, financieros o &nbsp;t\u00e9cnicos.<\/strong> Valorar y comprobar si la operaci\u00f3n de compra es realmente interesante. <strong>Evaluar el grado veracidad y fiabilidad de las garant\u00edas otorgadas<\/strong>. Determinar las posibles correcciones del precio convenido, as\u00ed como las cl\u00e1usulas de resoluci\u00f3n del negocio.<\/p>\n\n\n\n<p>Es en definitiva <strong>una opini\u00f3n independiente y detallada del negocio<\/strong> que realizan los compradores antes de adquirir un bien con un coste significativo, como ser\u00eda el caso de un parking p\u00fablico en explotaci\u00f3n.<\/p>\n\n\n\n<p>No todos los aparcamientos p\u00fablicos precisan una Due Dilligence exhaustiva pues en muchas ocasiones se trata de aparcamientos peque\u00f1os cerrados con un negocio de alquiler de plazas mensuales. En estos casos la auditor\u00eda es m\u00e1s sencilla.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Los riesgos de una valoraci\u00f3n por el propietario<\/h3>\n\n\n\n<p>Como vimos antes <strong>los propietarios suelen tener la tentaci\u00f3n de valorar ellos su aparcamiento<\/strong>, es lo que se llama Valor de Afecci\u00f3n. Es un valor subjetivo y pocas veces se corresponde con la realidad del mercado.<\/p>\n\n\n\n<p>El propietario de un aparcamiento es la \u00fanica persona que decide cu\u00e1ndo, c\u00f3mo y a qu\u00e9 precio vender su activo, pero debe ser consciente de que <strong>una sobreestimaci\u00f3n del precio tiene consecuencias negativas a la hora de la venta<\/strong>: es muy dif\u00edcil encontrar un comprador si el precio ofrecido es superior al del mercado.<\/p>\n\n\n\n<p>La consecuencia de excederse en el precio es que el producto se quema en el mercado y deja de parecer atractivo. Cuando posteriormente se quiere corregir el precio los posibles compradores muestran desconfianza y hacen ofertas muy a la baja. El peligro&nbsp;de no hacer una valoraci\u00f3n correcta desde el inicio es que se corre el peligro de tener que acabar vendiendo a un precio inferior al de mercado.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Conf\u00ede la valoraci\u00f3n de un parking entero en explotaci\u00f3n a un especialista en el sector<\/h2>\n\n\n\n<p>Un aparcamiento p\u00fablico en explotaci\u00f3n, ya sea en rotaci\u00f3n o con abonados que pagan un alquiler mensual, es un inmueble singular y <strong>su  valoraci\u00f3n es dif\u00edcil por el poco n\u00famero de ventas similares disponibles para comparar. <\/strong>Si no domina las t\u00e9cnicas de valoraci\u00f3n debe consultar a un agente inmobiliario experto&nbsp;para que realice una visita y estudie el inmueble y la documentaci\u00f3n necesaria&nbsp;para poder hacer una valoraci\u00f3n de mercado.<\/p>\n\n\n\n<p>La mejor garant\u00eda para una correcta valoraci\u00f3n es confiar en un <a href=\"https:\/\/www.parkingya.es\/vender-garaje-parking-entero\" target=\"_blank\" rel=\"noreferrer noopener\">especialista del sector<\/a> que conozca las condiciones, circunstancias del inmueble en el contexto de su ciudad y en el momento preciso del ciclo econ\u00f3mico.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<figure class=\"wp-block-image size-full\"><img fetchpriority=\"high\" decoding=\"async\" width=\"500\" height=\"175\" src=\"https:\/\/www.parkingya.es\/blog\/wp-content\/uploads\/2023\/09\/ParkingYa-01-1024x358-1-e1726655462575.jpg\" alt=\"\" class=\"wp-image-773\"\/><\/figure>\n\n\n<script>\nvar gform;gform||(document.addEventListener(\"gform_main_scripts_loaded\",function(){gform.scriptsLoaded=!0}),document.addEventListener(\"gform\/theme\/scripts_loaded\",function(){gform.themeScriptsLoaded=!0}),window.addEventListener(\"DOMContentLoaded\",function(){gform.domLoaded=!0}),gform={domLoaded:!1,scriptsLoaded:!1,themeScriptsLoaded:!1,isFormEditor:()=>\"function\"==typeof 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var(--gf-field-img-choice-check-ind-icon-size-md);--gf-field-pg-steps-number-color: rgba(17, 35, 55, 0.8);}<\/style>\n                        <div class='gform_heading'>\n                            <h2 class=\"gform_title\">\u00bfEs propietario de un aparcamiento y quiere conocer el valor de su negocio?<\/h2>\n                            <p class='gform_description'><\/p>\n                        <\/div><form method='post' enctype='multipart\/form-data'  id='gform_1'  action='\/blog\/wp-json\/wp\/v2\/posts\/391' data-formid='1' novalidate>\n                        <div class='gform-body gform_body'><div id='gform_fields_1' class='gform_fields top_label form_sublabel_above description_below validation_below'><div id=\"field_1_26\" class=\"gfield gfield--type-honeypot gform_validation_container field_sublabel_above gfield--has-description field_description_below field_validation_below gfield_visibility_visible\"  ><label class='gfield_label gform-field-label' for='input_1_26'>LinkedIn<\/label><div class='ginput_container'><input name='input_26' id='input_1_26' type='text' value='' autocomplete='new-password'\/><\/div><div class='gfield_description' id='gfield_description_1_26'>Este campo es un campo de validaci\u00f3n y debe quedar sin cambios.<\/div><\/div><div id=\"field_1_15\" class=\"gfield gfield--type-section gfield--input-type-section gsection field_sublabel_above gfield--no-description field_description_below field_validation_below gfield_visibility_visible\"  ><h3 class=\"gsection_title\"><\/h3><\/div><div id=\"field_1_25\" class=\"gfield gfield--type-section gfield--input-type-section gsection field_sublabel_above gfield--has-description field_description_below field_validation_below gfield_visibility_visible\"  ><h3 class=\"gsection_title\">Reciba una valoraci\u00f3n profesional del valor del valor de su aparcamiento en venta o alquiler de forma gratuita y confidencial<\/h3><div class='gsection_description' id='gfield_description_1_25'>Con 25 a\u00f1os de experiencia ParkingYa es la compa\u00f1\u00eda l\u00edder en Espa\u00f1a en procesos de compra, venta y traspaso de negocios de aparcamiento\n<\/div><\/div><fieldset id=\"field_1_23\" class=\"gfield gfield--type-name gfield--input-type-name gfield--width-full gfield_contains_required field_sublabel_above gfield--no-description field_description_below field_validation_below gfield_visibility_visible\"  ><legend class='gfield_label gform-field-label gfield_label_before_complex' >Nombre<span class=\"gfield_required\"><span class=\"gfield_required gfield_required_text\">(Obligatorio)<\/span><\/span><\/legend><div class='ginput_complex ginput_container ginput_container--name no_prefix has_first_name no_middle_name has_last_name no_suffix gf_name_has_2 ginput_container_name gform-grid-row' id='input_1_23'>\n                            \n                            <span id='input_1_23_3_container' class='name_first gform-grid-col gform-grid-col--size-auto' >\n                                                    <label for='input_1_23_3' class='gform-field-label gform-field-label--type-sub '>Nombre<\/label>\n                                                    <input type='text' name='input_23.3' id='input_1_23_3' value=''   aria-required='true'     \/>\n                                                <\/span>\n                            \n                            <span id='input_1_23_6_container' class='name_last gform-grid-col gform-grid-col--size-auto' >\n                                                            <label for='input_1_23_6' class='gform-field-label gform-field-label--type-sub '>Apellidos<\/label>\n                                                            <input type='text' name='input_23.6' id='input_1_23_6' value=''   aria-required='true'     \/>\n                                                        <\/span>\n                            \n                        <\/div><\/fieldset><fieldset id=\"field_1_4\" class=\"gfield gfield--type-address gfield--input-type-address gfield--width-full field_sublabel_above gfield--no-description field_description_below field_validation_below gfield_visibility_visible\"  ><legend class='gfield_label gform-field-label gfield_label_before_complex' >\u00bfEn qu\u00e9 poblaci\u00f3n est\u00e1 su Aparcamiento?<\/legend>    \n                    <div class='ginput_complex ginput_container has_street ginput_container_address gform-grid-row' id='input_1_4' >\n                         <span class='ginput_full address_line_1 ginput_address_line_1 gform-grid-col' id='input_1_4_1_container' >\n                                        <label for='input_1_4_1' id='input_1_4_1_label' class='gform-field-label gform-field-label--type-sub '>Poblaci\u00f3n<\/label>\n                                        <input type='text' name='input_4.1' id='input_1_4_1' value=''    aria-required='false'   autocomplete=\"address-line1\" \/>\n                                   <\/span><input type='hidden' class='gform_hidden' name='input_4.4' id='input_1_4_4' value=''\/><input type='hidden' class='gform_hidden' name='input_4.6' id='input_1_4_6' value='' \/>\n                    <div class='gf_clear gf_clear_complex'><\/div>\n                <\/div><\/fieldset><div id=\"field_1_20\" class=\"gfield gfield--type-textarea gfield--input-type-textarea gfield--width-full field_sublabel_above gfield--has-description field_description_below field_validation_below gfield_visibility_visible\"  ><label class='gfield_label gform-field-label' for='input_1_20'>Observaciones<\/label><div class='ginput_container ginput_container_textarea'><textarea name='input_20' id='input_1_20' class='textarea large'  aria-describedby=\"gfield_description_1_20\"    aria-invalid=\"false\"   rows='10' cols='50'><\/textarea><\/div><div class='gfield_description' id='gfield_description_1_20'>Si quiere indicar alg\u00fan detalle aproveche este espacio: Tama\u00f1o, tipo de explotaci\u00f3n, ubicaci\u00f3n, lo que considere oportuno\n\n<\/div><\/div><div id=\"field_1_10\" class=\"gfield gfield--type-section gfield--input-type-section gsection field_sublabel_above gfield--no-description field_description_below field_validation_below gfield_visibility_visible\"  ><h3 class=\"gsection_title\">\u00bfC\u00f3mo podemos contactar?<\/h3><\/div><fieldset id=\"field_1_2\" class=\"gfield gfield--type-email gfield--input-type-email gfield_contains_required field_sublabel_above gfield--no-description field_description_below field_validation_below gfield_visibility_visible\"  ><legend class='gfield_label gform-field-label gfield_label_before_complex' >Su direcci\u00f3n de correo electr\u00f3nico<span class=\"gfield_required\"><span class=\"gfield_required gfield_required_text\">(Obligatorio)<\/span><\/span><\/legend><div class='ginput_complex ginput_container ginput_container_email gform-grid-row' id='input_1_2_container'>\n                                <span id='input_1_2_1_container' class='ginput_left gform-grid-col gform-grid-col--size-auto'>\n                                    <label for='input_1_2' class='gform-field-label gform-field-label--type-sub '>Email<\/label>\n                                    <input class='' type='email' name='input_2' id='input_1_2' value=''    aria-required=\"true\" aria-invalid=\"false\"  autocomplete=\"email\"\/>\n                                <\/span>\n                                <span id='input_1_2_2_container' class='ginput_right gform-grid-col gform-grid-col--size-auto'>\n                                    <label for='input_1_2_2' class='gform-field-label gform-field-label--type-sub '>Confirme Email<\/label>\n                                    <input class='' type='email' name='input_2_2' id='input_1_2_2' value=''    aria-required=\"true\" aria-invalid=\"false\"  autocomplete=\"email\"\/>\n                                <\/span>\n                                <div class='gf_clear gf_clear_complex'><\/div>\n                            <\/div><\/fieldset><div id=\"field_1_5\" class=\"gfield gfield--type-phone gfield--input-type-phone field_sublabel_above gfield--no-description field_description_below field_validation_below gfield_visibility_visible\"  ><label class='gfield_label gform-field-label' for='input_1_5'>Su tel\u00e9fono<\/label><div class='ginput_container ginput_container_phone'><input name='input_5' id='input_1_5' type='tel' value='' class='medium'    aria-invalid=\"false\"  autocomplete=\"tel\" \/><\/div><\/div><fieldset id=\"field_1_21\" class=\"gfield gfield--type-consent gfield--type-choice gfield--input-type-consent gfield--width-full field_sublabel_above gfield--has-description field_description_below field_validation_below gfield_visibility_visible\"  ><legend class='gfield_label gform-field-label gfield_label_before_complex' >Consentimiento<\/legend><div class='ginput_container ginput_container_consent'><input name='input_21.1' id='input_1_21_1' type='checkbox' value='1'  aria-describedby=\"gfield_consent_description_1_21\"  aria-invalid=\"false\"   \/> <label class=\"gform-field-label gform-field-label--type-inline gfield_consent_label\" for='input_1_21_1' >\u00abHe le\u00eddo y acepto la <a href=\"\/politica-privacidad\">Pol\u00edtica de Privacidad<\/a>\u00ab<\/label><input type='hidden' name='input_21.2' value='&quot;He le\u00eddo y acepto la &lt;a href=&quot;\/politica-privacidad&quot;&gt;Pol\u00edtica de Privacidad&lt;\/a&gt;&quot;' class='gform_hidden' \/><input type='hidden' name='input_21.3' value='1' class='gform_hidden' \/><\/div><div class='gfield_description gfield_consent_description' id='gfield_consent_description_1_21' tabindex='0'>ParkingYA se compromete a proteger y respetar tu privacidad, y solo usaremos tu informaci\u00f3n personal para proporcionar el servicio que nos solicita. 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