东莞城皇城广场房地产项目开发经济测算(0915）

1、版版本本号号：3.0版经营管理部叶锋2005年3月21日修改项项目目名名称称: :皇皇城城广广场场所所属属公公司司：填填表表人人: :龚增彬制制作作日日期期：警警示示: :一一旦旦点点击击重重新新开开始始填填写写按按钮钮，那那么么所所有有已已填填数数据据都都将将被被清清空空，因因此此如如有有必必要要请请先先保保存存当当前前EXCELEXCEL表表重重新新开开始始填填写写( (清清空空所所有有表表格格) )东东莞莞金金地地2005年9月2日所所属属公公司司：制制作作日日期期：项项目目基基本本假假设设条条件件输输入入:(:(务务必必输输完完) )1 1、当当季季回回款款比比例例90%默默认认值值为

2、为:70%:70%2 2、剩剩余余物物业业比比例例设设定定5%默默认认值值为为:5%:5%3 3、剩剩余余物物业业折折价价比比例例70%默默认认值值为为:70%:70%4 4、营营业业税税率率5.60%默默认认值值为为:5.50%:5.50%5 5、贷贷款款利利率率5.58%默默认认值值为为:5.58%:5.58%6 6、营营业业费费用用比比率率3.50%默默认认值值为为:3%:3%7 7、管管理理费费用用比比率率2.50%默默认认值值为为:3%:3%8 8、所所得得税税率率33%默默认认值值为为:33%:33%9 9、是是否否存存在在土土地地增增值值税税是默默认认值值为为: :是是1010、

3、首首笔笔地地价价支支出出年年份份2005默默认认值值为为:2005:2005下下一一步步填填写写默默认认值值皇皇城城广广场场概概要要填表人:一一、项项目目性性质质及及操操作作模模式式1 1、项项目目开开发发性性质质( (请请在在下下方方单单元元格格内内选选择择) )土地二级开发备备注注：2 2、项项目目操操作作模模式式( (请请在在下下方方单单元元格格内内选选择择) )100%控股备备注注：二二、项项目目地地块块规规划划指指标标总占地面积(M2)77,159 规划容积率总建筑面积(M2)248,879绿化率%计容积率建筑面积(M2)208,637建筑密度%可售面积(M2)204,337特特别别

4、备备注注：三三、项项目目地地价价支支付付方方式式及及节节奏奏1 1、土土地地获获取取方方式式( (请请在在下下方方单单元元格格内内选选择择) )招拍挂方式备备注注：2 2、地地价价( (与与成成本本目目标标模模板板统统一一) )项项目目(万元)200520051Q1Q2Q2Q1、土地出让金295002、土地转让费03、拆迁补偿费04、红线外市政工程费05、其他费用0合 计2950000四四、项项目目规规划划要要点点销销售售部部分分( (含含住住宅宅及及商商业业) )建筑面积(M2)可售率%可售面积(M2)中高层（22层）28428100%28428高层（24层）157909100%157909

5、广场商业街北端一层商铺1800100%1800东端市政广场一层商业3600100%3600东端市政广场二层商业2800100%2800体育路沿路一层商铺4500100%4500体育路沿路二层商铺4300100%4300西侧小区人行入口一层商铺1000100%1000合计204,337/NA/NA204,337地下车库(个)1,0591,059地上车位(个)200200公公建建及及配配套套部部分分建筑面积(M2)幼儿园2500会所1500物业管理用房300项项目目(万元)人防面积8904非人防地下室面积31338合计44542五五、项项目目分分期期情情况况错错误误提提示示: :无无错错误误项目1

6、期2期3期一、建筑面积(M2、占地面积(M3)4629530864三、可售面积(M2)11920885129中高层（22层）28,4280高层（24层）79,18078729广场商业街北端一层商铺01,800东端市政广场一层商业3,600东端市政广场二层商业2,800体育路沿路一层商铺2,2002,300体育路沿路二层商铺2,0002,300西侧小区人行入口一层商铺1,000000三、均价55685568545054500 0中高层（22层）44004450高层（24层）44504550广场商业街北端一层商铺1800018500东端市政广场一层商业2250023000

7、东端市政广场二层商业85008800体育路沿路一层商铺2250023000体育路沿路二层商铺80008500西侧小区人行入口一层商铺1600000分分物物业业类类型型均均价价均价中高层（22层）44004400高层（24层）45004500广场商业街北端一层商铺1850018500东端市政广场一层商业2250022500东端市政广场二层商业85008500体育路沿路一层商铺2275622756体育路沿路二层商铺82678267西侧小区人行入口一层商铺16000160000.00#DIV/0!#DIV/0!0.00#DIV/0!#DIV/0!下下一一步步2.7049.0%22.0%2006200

8、6皇皇城城广广场场概概要要 规划容积率绿化率%建筑密度%200520053Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q295000295000000产品比例%平均成本(元)销售均价(元) 单位面积毛利率% 销售总额(亿)14%4400100%12320695277%4450100%6921546241%18500100%328005002%22500100%797850001%8500100%234430002%22756100%1008659702%8267100%350148790%16000100%157600000%#DIV/0!00%#DIV/0!0/NA/NA/NA/NA/NA/

9、NA/NA/NA110303092552950004期5期6期7期8期9期0 00 00 00 00 00 0无无错错误误下下一一步步20072007200820081Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q0000000010期24887907715902043370284280157909018000360002800045000430001000000000 0增长幅度假设无无错错误误开发性质1土地二级开发2土地一级开发3土地一级转二级开发4其它形式(见备注)操作模式100%控股超过50%绝对控股控股小于或等于50%其它形式(见备注)土地获取方式协议转让土地入股合作

10、开发招拍挂方式其它方式2009200920102010201120111Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q0000000002012201220132013土地一级转二级开发其它形式(见备注)201120112Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q0000000002014201420152015201320133Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q000000000201520154Q4Q0项项目目施施工工、销销售售进进度度计计划划明明细细表表期数面积200520051Q2Q第1期施工进度占

11、项目比例15264715264761%0%0%销售进度中高层（22层）2842828428高层（24层）7918079180广场商业街北端一层商铺0 0东端市政广场一层商业36003600东端市政广场二层商业28002800体育路沿路一层商铺22002200体育路沿路二层商铺20002000西侧小区人行入口一层商铺100010000.000 00.000 0地下车库100%地上车位100%第2期施工进度占项目比例962329623239%0%0%销售进度中高层（22层）0 0高层（24层）7872978729广场商业街北端一层商铺18001800东端市政广场一层商业0 0东端市政广场二层商业0

12、 0体育路沿路一层商铺23002300体育路沿路二层商铺23002300西侧小区人行入口一层商铺0 00.000 00.000 00第3期施工进度占项目比例0 00%0%0%销售进度中高层（22层）0 0高层（24层）0 0广场商业街北端一层商铺0 0东端市政广场一层商业0 0东端市政广场二层商业0 0体育路沿路一层商铺0 0体育路沿路二层商铺0 0西侧小区人行入口一层商铺0 00.000 00.000 0地下车库地上车位第2期销售进度第4期施工进度占项目比例0 00%0%0%销售进度中高层（22层）0 0高层（24层）0 0广场商业街北端一层商铺0 0东端市政广场一层商业0 0东端市政广场二

13、层商业0 0体育路沿路一层商铺0 0体育路沿路二层商铺0 0西侧小区人行入口一层商铺0 00.000 00.000 0地下车库地上车位第5期施工进度占项目比例0 00%0%0%销售进度中高层（22层）0 0高层（24层）0 0广场商业街北端一层商铺0 0东端市政广场一层商业0 0东端市政广场二层商业0 0体育路沿路一层商铺0 0体育路沿路二层商铺0 0西侧小区人行入口一层商铺0 00.000 00.000 0地下车库地上车位第6期施工进度占项目比例0 00%0%0%销售进度中高层（22层）0 0高层（24层）0 0广场商业街北端一层商铺0 0东端市政广场一层商业0 0东端市政广场二层商业0 0

14、体育路沿路一层商铺0 0体育路沿路二层商铺0 0西侧小区人行入口一层商铺0 00.000 00.000 0地下车库地上车位第5期销售进度第7期施工进度占项目比例0 00%0%0%销售进度中高层（22层）0 0高层（24层）0 0广场商业街北端一层商铺0 0东端市政广场一层商业0 0东端市政广场二层商业0 0体育路沿路一层商铺0 0体育路沿路二层商铺0 0西侧小区人行入口一层商铺0 00.000 00.000 0地下车库地上车位第8期施工进度占项目比例0 00%0%0%销售进度中高层（22层）0 0高层（24层）0 0广场商业街北端一层商铺0 0东端市政广场一层商业0 0东端市政广场二层商业0

15、0体育路沿路一层商铺0 0体育路沿路二层商铺0 0西侧小区人行入口一层商铺0 00.000 00.000 0地下车库地上车位第9期施工进度占项目比例0 00%0%0%销售进度中高层（22层）0 0高层（24层）0 0广场商业街北端一层商铺0 0东端市政广场一层商业0 0东端市政广场二层商业0 0体育路沿路一层商铺0 0体育路沿路二层商铺0 0西侧小区人行入口一层商铺0 00.000 00.000 0地下车库地上车位第8期销售进度第10期施工进度占项目比例0 00%0%0%销售进度中高层（22层）0 0高层（24层）0 0广场商业街北端一层商铺0 0东端市政广场一层商业0 0东端市政广场二层商业

16、0 0体育路沿路一层商铺0 0体育路沿路二层商铺0 0西侧小区人行入口一层商铺0 00.000 00.000 0地下车库地上车位销售面积10020030040050060070080090010001100200300400500600700800900100021002003004005006007008009001000100销售合同额合计001002003004005006007008009001000建安支出合计00分物业类型100%销售合同额1002003004005006007008009001000剩余物业1002003004005006007008009001000003982

17、工程进度比例10%0%20%0%30%0%40%0%50%0%60%0%70%0%80%0%90%0%100%0%sum0%0%前期费用进度0%0%2004新开工面积0竣工面积0销售面积0结转面积0剩余物业处理面积01100200300400500600700800900100021002003004005006007008009001000销售面积1002003004005006007008009001000100%销售面积合计00剩余物业处理面积102030405060708090100下下一一步步销售面积20062006200720073Q4Q1Q2Q3Q4Q1Q2Q3Q6%12%13%

18、13%14%0%0%0%0%5%10%11%11%12%30%30%30%30%25%25%25%25%25%25%015264700006%10%0%0%0%0%0%0%0%5%9%200520050000000%0%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0%0%0%0000

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22、%4%5%20052006152647962320152647092403.46064091.5600000000085288528000000023754237540000000000000000090000000000700000000005500000000050000000000250000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000085288528000000023754237540000000000000

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24、12%13%13%24%15%0%0%25%25%20%25%5%25%25%20%25%5%40%30%25%5%2007200740%30%25%5%40%30%25%5%40%30%25%5%962320096232061190.30%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0000000%0%0%0%0%0%0%0%0%0%0000710

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40、000000000201520152Q3Q4Q1Q2Q3Q4Q100%0%0%0%0%0%0%0%100%100%100%100%100%100%100%100%0%0%11000000100%0%0%0%0%0%0%0%100%100%100%201420140%0%100%100%100%0%0%0000000%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%000000000%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%000000000%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%000000000%0%0%0%0%0

41、%0%0%0%0%0%0%0%0%0%0%0%0%000000000%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%000000000%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%000000000%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%000000000%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%000%0%000000000000000000000000000000000000000000000000000000000000000000000000000000000440000000004

42、450000000018000000000022500000000085000000000225000000000800000000001600000000000000000000000000000000003582200000003330000000000000000000000005290000000019550000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000

43、000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%20140248,8790248,87

44、90204,3370204,337010,2170000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000201300000000000000000000000000000000000000000000000000000000000000000002005200520062006合计01Q2Q3Q4Q1Q2

45、Q3Q地下车库1059地上车位200售售价价设设定定( (万万元元) )地下车库9999999地上车位合合同同额额0000000年年度度合合同同额额00地下车库0000000地上车位0000000回回款款额额0000000年年度度回回款款额额00地下车库0000000地上车位00000000年年度度结结转转额额00地下车库地上车位下下一一步步20072007200820084Q1Q2Q3Q4Q1Q2Q3Q4Q8%8%8%8%8%9101010101010101000008478478478478478473,3890000847847847847847000000000000076284784

46、78478477623,38900007628478478478470000000007623,389200620060002009200920102010201120111Q2Q3Q4Q1Q2Q3Q4Q1Q10%50%1001,059000000001,059001,059000000000000000001,03810600000001,144001,03810600000000000000001,1440020122012201320132Q3Q4Q1Q2Q3Q4Q1Q2Q0000000000000000000000000000000000000000000000000000000000

47、002011201100020142014201520153Q4Q5Q6Q7Q8Q9Q10Q11Q00000000000000000000000000000000000000000000000000000000000002013201300012Q100%0%05,2955,295052950005,2955,29505,295005,2950020152015000成成本本科科目目支支出出细细项项及及进进度度每期工程当期支付85%成成本本科科目目合计200520051Q2Q一一、土土地地成成本本2950000二二、前前期期费费用用2578257800三三、建建安安工工程程成成本本429690

48、03-13-1基基础础设设施施费费177817783-23-2环环境境196319633-33-3配配套套设设施施969196913-43-4建建筑筑单单体体成成本本282863-4-1基础工程费3-4-2单体土建工程费3-4-3单体安装工程费3-4-4土建专业分包工程费用3-4-5安装专业分包工程费3-4-6其他3-53-5不不可可预预见见费费1252四四、开开发发间间接接费费8647004-1工程保险费04-2公共设施配套基金31984-3城市建设基金41454-4教育设施配套费4664-5现场驻地办公费用4-6资本化利息4-7物业管理基金837五五、营营业业费费用用407400六六、公公

49、司司管管理理费费291000七七、财财务务费费用用(3853)00完完成成查查看看结结果果每期工程竣工后支付15%前期费用的50%在施工前2个季度支付完，其余的随工程进度支付20062006200720073Q4Q1Q2Q3Q4Q1Q029500000000064564540818700001344268829120000015990159900000002005200500000000(206)(416)(425)(439)(479)(531)20082008200920092Q3Q4Q1Q2Q3Q4Q1Q0000000011313633317864641197537604548111035

50、930211821183954249202301599002308029101599207220732302368374296165868176293813461212007200730644041958444927224787(503)(380)(294)(180)000020102010201120112Q3Q4Q1Q2Q3Q4Q1Q0000000000000000000000000000000014900000002009200910600000000000000020122012201320132Q3Q4Q1Q2Q3Q4Q1Q000000000000000000000000000000

51、000000000020112011000000000000000020142014201520152Q3Q4Q1Q2Q3Q4Q1Q00000000000000000000000000000000000000002013201300000000000000002Q3Q4Q000000000000000020152015000000项项目目经经济济指指标标概概要要核核心心指指标标：贴贴现现率率：15%IRR16.26%net profit of total investment9.74%内部收益率%总投资净利润率NPV727NPVR0.72%净现值净现值率peak value of cash f

52、low36541profit margin of land-value33.56%资金峰值地价利润率项目整体及分年度的销售净利率年份项目整体200420052006200720082009销售利润率8.50%0.00%0.00%8.78%8.61%6.32%0.00%参参考考指指标标：单位土地面积利润率12.83%单位可售面积利润率4.84%项目毛利率30.78%资金峰值/项目总投资35.95%项目整体盈亏平衡点分析图1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q

53、 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q20052006200720082009201020112012201320142015(50000)(40000)(30000)(20000)(10000)0 10000 20000 年份季度累计净现流2010201120120.00%0.00%0.00%项项目目经经济济指指标标概概要要9.74%0.72%33.56%4.84%35.95%项目整体盈亏平衡点分析图1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q

54、 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q20052006200720082009201020112012201320142015(50000)(40000)(30000)(20000)(10000)0 10000 20000 年份季度累计净现流项目整体盈亏平衡点分析图1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q

55、4Q20052006200720082009201020112012201320142015(50000)(40000)(30000)(20000)(10000)0 10000 20000 年份季度累计净现流 项项目目现现金金流流量量表表设定当季回款比例90%下季回款比例10%各类剩余物业的年年份份/季季度度合合计计/折折现现20052005序序号号项项目目1Q2Q3Q4Q1现现金金流流入入11640900001.1 销销售售收收入入11242700001.2 处处理理剩剩余余物物业业收收入入398200001.3 出出租租净净收收入入折折现现01.4 税税前前特特殊殊补补贴贴01.5 税税后

56、后特特殊殊补补贴贴02现现金金流流出出102655000295002.1 土土地地成成本本29500000295002.2 前前期期费费用用257800002.3 建建安安工工程程成成本本4296900002.4 开开发发间间接接费费864600002.5 营营业业费费用用407400002.6 公公司司管管理理费费291000002.7 营营业业税税651900002.8 土土地地增增值值税税58200002.10 所所得得税税48760%3净净现现金金流流量量13753000(29500)4累累积积净净现现金金流流量量000(29500)5财财务务费费用用(3853)000(206)6内内

57、部部收收益益率率16.26%含含财财务务费费用用的的IRR11.36%7NPVNPV7273.56%8季季度度资资金金峰峰值值(39541)年年度度资资金金峰峰值值(36541)营业税率5.60%营业费用比例3.50%贷款利率5.58%管理费用比例2.50%000(29500)000(29500)000(29706)5%集中在销售最后一期按当期均价70%处理20062006200720071Q2Q3Q4Q1Q2Q3Q4Q0000012246175891675300000122461758916753000000006456451384436830005354704317008000000006

58、456454081871131363330013442688291237604548111030001599002301599000004296165860000030644041900000686985938000006188840%1945(645)(645)(1384)(4368)(3000)689210546(255)(30145)(30789)(32173)(36541)(39541)(32649)(22103)(22358)(416)(425)(439)(479)(531)(503)(380)(294)(645)(645)(1384)(4368)(3000)695310634177

59、4(30145)(30789)(32173)(36541)(39541)(32588)(21954)(20180)(1061)(1070)(1824)(4847)(3530)638910165(549) 项项目目现现金金流流量量表表20082008200920091Q2Q3Q4Q1Q2Q3Q4Q23354179731087898883470425800233541797310878988834702760000000398200893443575806793158975150269000000001786464119750005930211821183954249200000230802910

60、00081762938134612114900584449272247871060013081006609554194238001179054491721002662269144201361650711957(2427)37430(269)(7938)5678107491270610279140221402213753(180)0000000145371370651254668(2409)376400(5643)8063131891785715447192111921119211142401361650711957(2427)37430(269) 项项目目现现金金流流量量表表201020102