锦绣家园项目开发可行性分析报告.doc

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楼面造价：1578.82元/M2土地面积：22127M2 建筑面积：49268.1M2建筑密度：30% 容积率：3 绿化率：30%建设单位：锦绣家园房地产开发有限责任公司项目负责人：李富华编制单位：锦绣家园房地产开发有限责任公司编制负责人：李富华 编制审核人：黄永春编制人：欧阳白雪 编制日期：2004-9-12目录 一、项目概况1 1、项目名称 2、开发地点 3、项目性质 4、项目规模 5、投资方式 6、项目建设单位 7、项目使用功能设置 8、项目的实施 二、编制说明1 三、锦锈家园成本计算表2 四、锦锈家园面积和销售收入表5 五、锦锈家园经济分析表6 六、锦绣家园敏感性分析表7 一、项目概况 1、项目名称：锦绣家园 2、开发地点：锦绣家园路 3、项目性质：集商贸、餐饮、娱乐、旅宿、办公于一体的综合小区 4、项目规模： （1）占地面积：总占地面积22127平方米（折合33.19亩） （2）住宅总套数：621套 （3）总建筑面积：49268.1 平方米 其中：单车库1197.1平方米 商业铺面8474平方米 住宅38397平方米 公建1200平方米 （4）估算总造价：7778.54万元，综合单方造价为1578.82元/平方米 5、投资方式：自筹资金 6、项目建设单位：锦绣家园房地产开发有限责任公司 7、项目使用功能设置 （1）1、2、3号楼地层为商业铺面 （2）1、2、3号楼二楼为餐厅及娱乐性用房 （3）1、2、3号楼三、四楼为旅宿及办公用房 8、项目的实施 项目于2004年底开工，逐步开发，计划在2008年底全部建成投入使用。 二、编制说明 1、部分项目造价为概算数据。 2、按均衡投入来计算建设期利息（计算本金为直接费）。 三、锦锈家园成本计算表 四、锦锈家园面积和销售收入表 五、锦锈家园经济分析表 六、锦绣家园敏感性分析表锦绣家园成本计算表编码工程项目（费用）名称计量单位工程量单价或费率造价或费用(元)楼面造价(元/M2)百分比(%)计算公式或说明1.一、征地、拆迁补偿费0011983995243.2415.41%1-1-1征地费（拍卖价）亩33.1935000011616500235.7814.94%按实际发生1-1-1土地契税元、%1161650033484957.070.45%1-1-1土地登记公证费笔119000190000.390.03%2.二、斟察、设计和前期费007423139.9150.679.55%2-1-1地形图测绘费平方米221270.143097.780.060.01%按土地面积0.14元/平方米2-1-2总体规划设计费（定点费）平方米221272442540.90.06%土地面积2元/平方米2-2-1地质勘察费米120055660001.340.09%按钻深55元/米2-2-2建筑设计费平方米49268.110492681100.64%按10元/平方米（建筑面积）2-3-1城市市政建设配套费（一级地段）平方米48068.1753605107.573.174.64%按75元/平方米（建筑面积）2-4-1规划管理费元、26437455379312.371.610.11%土建造价的32-6-1放线费点60326195600.40.03%放线点326元/点2-11-1招标费元、26437455126437.460.540.04%按土建工程造价的1计算2-13-1监理费元、26437455252874.911.070.07%按土建工程造价的2计算2-14-1预结算审计费元、26437455379312.371.610.11%按土建工程造价的3计算2-15-1消防配套费平方米48068.13144204.32.930.19%按3元/平方米计算（非营业公共配套免）2-16-1施工合同鉴证费元、26437455126437.460.540.04%按土建工程造价的1计算2-17-1噪音费月501600800001.620.11%1600元/月.幢2-18-1建设项目环境影响评价收费元、26437455379312.371.610.11%按土建工程造价的3计算2-19-1避雷安装检测费支485526400.050.01%检测避雷针55元/支2-20-1防洪堤工程建设管理费平方米48068.13144204.32.930.19%按竣工面积3元/平方米计算2-21-1人防管理费平方米49268.110492681100.64%按建筑面积10元/平方米计算2-22-1防空地下室易地建设费平方米2000800160000032.482.06%按地层面积800元/平方米计算2-24-1工地管理费项105000500001.010.07%按5000元/项2-26-2墙改费（民用）平方米49268.14.6226633.264.60.3%民用建筑4.6元/平方米2-27-1建筑方案评审费平方米49268.10.29853.620.20.02%0.2元/平方米2-29-1白蚁预防费平方米49268.1298536.220.13%按3元/平方米(建筑面积)3.三、建筑安装工程费0034065243.5691.4343.8%3-1-1桩工程平方米48068.150240340548.783.09%按概算造价3-1-3土建工程平方米48068.155026437455536.633.99%按概算造价3-2-1室内供水供电、线路安装工程平方米49268.1351724383.5352.22%按概算造价3-2-2电梯安装工程项10350000350000071.044.5%按概算造价4.四、（小区）配套建设费005848500118.717.52%4-1-1道路工程平方米10000100100000020.31.29%按概算造价4-1-2室外排污排水工程米5004102050004.160.27%按概算造价4-2-1围墙工程项11000001000002.030.13%按概算造价4-3-1室外供电安装工程项190000090000018.271.16%按概算造价4-4-1绿化工程平方米6600603960008.040.51%按概算造价4-5-1路灯安装工程盏50350175000.360.03%按概算造价4-8-1供配电增容费（贴费）千瓦3000750225000045.672.9%按750元/千瓦4-13-1公共配套设施费（托儿所）平方米120070084000017.051.08%按概算造价4-13-4公共配套设施费（文化活动站）平方米60700420000.850.06%按概算造价4-13-7公共配套设施费（居委会）平方米60700420000.850.06%按概算造价4-13-11公共配套设施费（单车棚）平方米60700420000.850.06%按概算造价4-13-12公共配套设施费（垃圾中转站）平方米20700140000.280.02%按概算造价ZJF直接费0059320878.41204.0476.27%1.+2.+3.+4.共4项的和5.五、管理费001930430.7939.182.49%5-1-1建设管理费（1.65%）元、%59320878.41.65978794.4919.871.26%直接费的1.65%5-2-1销售管理费元、%951636301951636.319.321.23%6.六、税费007180768.05145.759.24%6-2-1营业税及附加（5.5%）元、%951636305.55233999.65106.246.73%按出售房屋总价款的5.5%6-2-2带征所得税元、%951636301.51427454.4528.971.84%6-2-3印花税元、95163630195163.631.930.13%销售额的16-5-1建筑面积测量费平方米49268.11.783755.771.70.11%6-4-3房屋竣工总登记费元、760200001760201.540.1%按评估价的16-5-1教育附加费元、%264374551264374.555.370.34%按土建造价的1%计算7.七、利息007573675.05153.729.74%7-1-1利息（按年利率均衡投入）元、%59320878.45.857573675.05153.729.74%按直接费，年利率5.85%计算8.八、不可预见费001779626.3536.122.29%8-1-1不可预见费（按直接费计）元、%59320878.431779626.3536.122.29%JJF间接费0018464500.24374.7823.74%5.+6.+7.+8.共4项的和ZZJ总造价0077785378.641578.82100%锦绣家园面积和销售收入表序号楼层、单元或楼房名称计量单位单价建筑面积(M2)可售面积(M2)项目套数可售套数销售收入(元)销售模式备注1住宅元/1350383973839762162151835950按建筑面积2商铺元/5000847484740042370000按建筑面积3单车库元/8001197.11197.100957680按建筑面积4公共建筑元/012000000按建筑面积合计0000095163630锦绣家园经济分析表序号方案名称地价(万元/亩)土地费(万元)项目成本(万元)土地费比例(%)销售收入(万元)利润(万元)回报率(%)备注1方案一20663.87176.449.25%9516.362339.9232.61%2方案二25829.757377.1411.25%9516.362139.2229.00%3方案三30995.77577.8413.14%9516.361938.5225.58%4方案四351161.657778.5414.93%9516.361737.8222.34%5方案五401327.67979.2416.64%9516.361537.1219.26%6方案六451493.558179.9418.26%9516.361336.4216.34%7方案七501659.58380.6419.80%9516.361135.7213.55%8方案八551825.458581.3421.27%9516.36935.0210.90%9方案九601991.48782.0422.68%9516.36734.328.36%10方案十652157.358982.7424.02%9516.36533.625.94%11方案十一702323.39183.4425.30%9516.36332.923.63%12方案十二752489.259384.1326.53%9516.36132.231.41%13方案十三802655.29584.8327.70%9516.36-68.47-0.71%14方案十四852821.159785.5328.83%9516.36-269.17-2.75%15方案十五902987.19986.2329.91%9516.36-469.87-4.71%锦绣家园敏感性分析表方案名称项目名称基本数变化1变化2变化3变化4变化5变化6变化7变化8变化9变化10方案一00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)2022181823231724241624土地费(万元)663.8730.18597.42597.42763.37763.37564.23796.56796.56531.04796.56项目成本(万元)7176.447894.086458.86458.88252.918252.916099.978611.738611.735741.158611.73销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)2339.922573.922105.924009.22690.9-1641988.942807.9-522.821871.94-998.64投资回报率(%)32.6132.6132.6162.0732.61-1.9932.6132.61-6.0732.61-11.6销售利润率(%)24.5924.5924.5938.324.59-2.0324.5924.59-6.4624.59-13.12方案二00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)2527.522.522.528.7528.7521.2530302030土地费(万元)829.75912.72746.78746.78954.21954.21705.29995.7995.7663.8995.7项目成本(万元)7377.148114.856639.436639.438483.718483.716270.578852.578852.575901.718852.57销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)2139.222353.151925.293828.572460.1-394.81818.342567.06-763.661711.38-1239.48投资回报率(%)29292957.6629-4.652929-8.6329-14销售利润率(%)22.4822.4822.4836.5722.48-4.8822.4822.48-9.4422.48-16.28方案三00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)3033272734.534.525.536362436土地费(万元)995.71095.27896.13896.131145.061145.06846.341194.841194.84796.561194.84项目成本(万元)7577.848335.626820.066820.068714.528714.526441.169093.419093.416062.279093.41销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)1938.522132.381744.663647.942229.29-625.611647.752326.22-1004.51550.82-1480.32投资回报率(%)25.5825.5825.5853.4925.58-7.1825.5825.58-11.0525.58-16.28销售利润率(%)20.3720.3720.3734.8520.37-7.7320.3720.37-12.4220.37-19.44方案四00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)3538.531.531.540.2540.2529.7542422842土地费(万元)1161.651277.821045.491045.491335.91335.9987.41393.981393.98929.321393.98项目成本(万元)7778.548556.397000.697000.698945.328945.326611.769334.259334.256222.839334.25销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)1737.821911.611564.033467.311998.49-856.411477.152085.38-1245.341390.26-1721.16投资回报率(%)22.3422.3422.3449.5322.34-9.5722.3422.34-13.3422.34-18.44销售利润率(%)18.2618.2618.2633.1218.26-10.5918.2618.26-15.418.26-22.61方案五00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)4044363646463448483248土地费(万元)1327.61460.361194.841194.841526.741526.741128.461593.121593.121062.081593.12项目成本(万元)7979.248777.167181.327181.329176.139176.136782.359575.099575.096383.399575.09销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)1537.121690.841383.43286.681767.68-1087.221306.561844.54-1486.181229.7-1962投资回报率(%)19.2619.2619.2645.7719.26-11.8519.2619.26-15.5219.26-20.49销售利润率(%)16.1516.1516.1531.416.15-13.4416.1516.15-18.3716.15-25.77方案六00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)4549.540.540.551.7551.7538.2554543654土地费(万元)1493.551642.91344.21344.21717.581717.581269.521792.261792.261194.841792.26项目成本(万元)8179.948997.937361.957361.959406.939406.936952.959815.939815.936543.959815.93销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)1336.421470.071202.773106.051536.88-1318.021135.961603.7-1727.021069.14-2202.84投资回报率(%)16.3416.3416.3442.1916.34-14.0116.3416.34-17.5916.34-22.44销售利润率(%)14.0414.0414.0429.6714.04-16.2914.0414.04-21.3514.04-28.93方案七00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)5055454557.557.542.560604060土地费(万元)1659.51825.451493.551493.551908.421908.421410.581991.41991.41327.61991.4项目成本(万元)8380.649218.77542.587542.589637.749637.747123.5410056.7710056.776704.5110056.77销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)1135.721249.31022.142925.421306.07-1548.83965.371362.86-1967.86908.58-2443.68投资回报率(%)13.5513.5513.5538.7913.55-16.0713.5513.55-19.5713.55-24.3销售利润率(%)11.9311.9311.9327.9511.93-19.1511.9311.93-24.3311.93-32.1方案八00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)5560.549.549.563.2563.2546.7566664466土地费(万元)1825.4520081642.91642.92099.272099.271551.632190.542190.541460.362190.54项目成本(万元)8581.349439.477723.217723.219868.549868.547294.1410297.6110297.616865.0710297.61销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)935.021028.53841.512744.791075.27-1779.63794.771122.02-2208.7748.02-2684.52投资回报率(%)10.910.910.935.5410.9-18.0310.910.9-21.4510.9-26.07销售利润率(%)9.839.839.8326.229.83-229.839.83-27.319.83-35.26方案九00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)6066545469695172724872土地费(万元)1991.42190.541792.261792.262290.112290.111692.692389.682389.681593.122389.68项目成本(万元)8782.049660.247903.847903.8410099.3510099.357464.7310538.4510538.457025.6310538.45销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)734.32807.76660.882564.16844.46-2010.44624.18881.18-2449.54587.46-2925.36投资回报率(%)8.368.368.3632.448.36-19.918.368.36-23.248.36-27.76销售利润率(%)7.727.727.7224.57.72-24.857.727.72-30.287.72-38.43方案十00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)6571.558.558.574.7574.7555.2578785278土地费(万元)2157.352373.081941.621941.622480.952480.951833.752588.822588.821725.882588.82项目成本(万元)8982.749881.018084.478084.4710330.1510330.157635.3310779.2910779.297186.1910779.29销售收入(万元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利润(万元)533.62586.99480.252383.53613.66-2241.24453.58640.34-2690.38426.9-3166.2投资回报率(%)5.945.945.9429.485.94-21.75.945.94-24.965.94-29.37销售利润率(%)5.615.615.6122.775.61-27.715.615.61-33.265.61-41.59方案十一00000000000投资变化比例(%)010-10-101515-152020-2020销售收入变化比例(%)010-101015-15-1520-15-20-20地价(万元/亩)7077636380.580.559.584845684土地费(万元)2323.32555.632090.972090.972671.82671.81974.82787.962787.961858.642787.96项目成本(万元)9183.4410101.788265.18265.110560.9610560.967805.9211020.1311020.137346.7511020.13销售收入(万元)9516.36104688564.721046810943.818