房地产定价模拟(花园洋房)

1、凯旋城（住宅）价格模拟编制：广大地产机构日期： 2016年 12 月 11一、模拟方式根据项目价格策略的制定仍从定量、定性二个方面综合的综合考量，定量、定性考量 仍按 2016 年12月9日由伊莱特设计单位所提供的 1-2 号地块总规划图（方案 1）所确定 的指标实施，模拟方式如下：1、考察什邡市场洋房竞品盛世豪庭的数据，通过类比价值算术平均法 +有效需求成本 加价法 确定洋房均价。2、在具体单位定价模拟过程中，使用 加权点数定价法 ，根据面积、朝向视野、楼栋 别、楼层差等得出结论。朝向差价：南北座向较贵，东西座向较便宜楼层差价 : 一、三、四楼较贵，二、五、六、七较便宜。视野差价：视野较佳，

2、景观较佳为贵，面临墙巷或采光较暗者，即使同一栋楼，同一 楼层，也较便宜 .二、产品分类及基准均价1、现金流产品：基准均价3600元/ rf左右2、中端产品：基准均价3700元/ rf左右3、高端产品：基准均价3900 元 /rf 左右具体测算如下：1、现金流产品测算现金流产品1栋朝向差0100面积(tf)总价（元）均价（兀/ tf）楼层差楼层项目01021007F面积160160320单价36003700总价576000592000206F面积112.72112.72225.44单价35203620总价396774408046804821405F面积112.72112.72225.44单价35

3、403640总价399029410301809330304F面积112.72112.72225.44单价35303630总价397902409174807075303F面积112.72112.72225.44单价35303630总价39790240917480707502F面积112.72112.72225.44单价35003600总价3945204057928003121801F面积112.72112.72225.44单价36803780总价414810426082840891花园面积70701672.643610单价10001000总价7000070000140000现金流产品销售基价35

4、50面积(tf)总价（元）均价（兀/ tf）2、3栋朝向差0100楼层差楼层项目01021007F面积160160320单价36003700总价576000592000206F面积112.72112.72225.44单价35703670总价402410413682816093405F面积112.72112.72225.44单价35903690总价404665415937820602304F面积112.72112.72225.44单价35803680总价403538414810818347303F面积112.72112.72225.44单价35803680总价403538414810818347

5、02F面积112.72112.72225.44单价35503650总价4001564114288115841801F面积112.72112.72225.44单价37303830总价420446431718852163花园面积70701672.643650单价10001000总价7000070000140000现金流产品销售基价3450面积(tf)总价（元）均价（兀/ tf）2、3栋朝向差0100楼层差楼层项目01021007F面积160160320单价36003700总价576000592000206F面积112.72112.72225.44单价34703570总价39113840241079

6、3549405F面积112.72112.72225.44单价34903590总价393393404665798058304F面积112.72112.72225.44单价34803580总价392266403538795803303F面积112.72112.72225.44单价34803580总价39226640353879580302F面积112.72112.72225.44单价34503550总价3888844001567890401801F面积112.72112.72225.44单价36303730总价409174420446829619花园面积70701672.643569单价10001

7、000总价7000070000140000现金流产品小结面积（tf）总价（元）均价（元/ mJ6690.563610总价数量（套）比例40万以下1018%40-45 万3054%45-50 万611%50万-55万24%55万-60万814%562、中端产品测算销售基价3600面积(tf)总价（元）均价（元/ tf）1栋朝向差50150500楼层差楼层项目010203041007F面积170170170170680单价3750375037503700总价637500637500637500629000206F面积123.32123.32123.32123.32493.28单价367036703

8、6703620总价452584452584452584446418405F面积123.32123.32123.32123.32493.28单价3690369036903640总价455051455051455051448885304F面积123.32123.32123.32123.32493.28单价3680368036803630总价453818453818453818447652303F面积123.32123.32123.32123.32493.28单价3680368036803630总价45381845381845381844765202F面积123.32123.32123.32123.

9、32493.28单价3650365036503600总价4501184501184501184439521801F面积123.32123.32123.32123.32493.28单价3830383038303780总价472316472316472316466150花园面积929292923639.68单价1000100010001000总价92000920009200092000368000销售基价36503面积(tf)总价 （元）均价（元/ tf）1栋朝向差5050500楼层差楼层项目010203041007F面积170170170170680单价3800380038003750总价646

10、000646000646000637500206F面积123.32123.32123.32123.32493.28单价3720372037203670总价458750458750458750452584405F面积123.32123.32123.32123.32493.28单价3740374037403690总价461217461217461217455051304F面积123.32123.32123.32123.32493.28单价3730373037303680总价459984459984459984453818303F面积123.32123.32123.32123.32493.28单价3

11、730373037303680总价45998445998445998445381802F面积123.32123.32123.32123.32493.28单价3700370037003650总价4562844562844562844501181801F面积123.32123.32123.32123.32493.28单价3880388038803830总价478482478482478482472316花园面积929292923639.683743单价1000100010001000总价92000920009200092000368000销售基价35501面积(tf)总价 （元）均价（元/ tf）

12、1栋朝向差5050500楼层差楼层项目010203041007F面积170170170170680单价3700370037003650总价629000629000629000620500206F面积123.32123.32123.32123.32493.28单价3620362036203570总价446418446418446418440252405F面积123.32123.32123.32123.32493.28单价3640364036403590总价448885448885448885442719304F面积123.32123.32123.32123.32493.28单价363036303

13、6303580总价447652447652447652441486303F面积123.32123.32123.32123.32493.28单价3630363036303580总价44765244765244765244148602F面积123.32123.32123.32123.32493.28单价3600360036003550总价4439524439524439524377861801F面积123.32123.32123.32123.32493.28单价3780378037803730总价466150466150466150459984花园面积929292923639.683647单价10

14、00100010001000总价92000920009200092000368000中段产品小结面积总价均价1091943730总价数量比例35万一40万040-50 万6071.4%50万-55万00%55万-60万1214.3%60-65 万1214.3%65-70 万00%70万以上00%843、咼端产品测算高端产品销售基价3820面积*2 (tf)总价 （元）均价（元/ tf）1栋朝向差050楼层差楼层项目01021007F面积180180360单价39203970总价705600714600206F面积136.23136.23272.46单价38403890总价52312352993

15、5405F面积136.23136.23272.46单价38603910总价525848532659304F面积136.23136.23272.46单价38503900总价524486531297303F面积136.23136.23272.46单价38503900总价52448653129702F面积136.23136.23272.46单价38203870总价5203995272101801F面积136.23136.23272.46单价40004050总价544920551732花园面积1011013989.523904单价10001000总价101000101000202000咼端产品销售基价

16、3870面积*5总价均价（元(tf)（元）/ tf)1栋朝向差050楼层差楼层项目01021007F面积180180360单价39704020总价714600723600206F面积136.23136.23272.46单价38903940总价529935536746405F面积136.23136.23272.46单价39103960总价532659539471304F面积136.23136.23272.46单价39003950总价531297538109303F面积136.23136.23272.46单价39003950总价53129753810902F面积136.23136.23272.46

17、单价38703920总价527210.1534021.61801F面积136.23136.23272.46单价40504100总价551732558543花园面积1011013989.523954单价10001000总价101000101000202000高端产品销售基价3770面积*5 (tf)总价 （元）均价（元/ tf）1栋朝向差050楼层差楼层项目01021007F面积180180360单价38703920总价696600705600206F面积136.23136.23272.46单价37903840总价516312523123405F面积136.23136.23272.46单价38103860总价519036525848304F面积136.23136.23272.46单价38003850总价517674524486303F面积136.23136.23272.46单价38