广西福景花园投资可行性研究报告

1、福景集团福景花园项目投资估算及资金筹措运作方案【第十二部分 福景花园投资可行性研究报告及融资方案】广西福景投资集团有限公司投资开发中心编制2005年10月福景花园项目总介项目编号：福景花园 2005198号项目名称：福景花园 总投资：66302.17万元 楼面造价：2169.13元/总占地面积：126,000 建筑面积：305,712建筑密度：29.2% 容积率：2.30 绿化率：30%建设单位：广西福景投资集团有限公司项目负责人：福景集团总经理编制单位：广西福景投资集团有限公司投资开发中心编制负责人：投资开发中心、总经理 编制审核人：投资开发中心、副总经理编制人：投资开发中心、经理、首席投资

2、师 编制日期：2005-10-9福景花园项目总成本表编码工程项目（费用）名称造价或费用(万元)楼面造价(元/M2)百分比(%)1开发建设成本54070.081768.9581.56%1.1 一、土地取得费14938.02488.7122.54%1.2 二、勘察、设计前期工程费用4439.32145.246.7%1.3 三、建安工程建设费29760.06973.6344.89%1.4 四、室外配套工程费771.3425.231.17%1.5 五、管理费1546.6950.602.34%1.6 六、开发期税费41.881.370.07%1.7 七、不可预见费2572.7784.173.89%2经营

3、资金5848.01191.328.83%3经营税金及附加5409.41176.978.16%4土地增值税974.6731.891.48%5项目总投资66302.172169.13100%5.1 开发产品成本54070.081768.9581.56%5.2 经营成本12232.10400.1818.45%福景花园项目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(万元)楼面造价(元/M2)百分比(%)1.一、土地取得费14938.02488.7122.54%1-1-1土地拍卖价款项1.00145000000.0014500.00474.3821.87%1-2-1土地契税元、

4、%145000000.003.00435.0014.230.66%1-3-6土地初始登记费（10001平方米以上）平方米120890.000.253.020.100.01%1-4-1土地证工本费项1.0010.000.000.000.01%2.二、勘察、设计前期工程费用4439.32145.246.7%2-1-1地质勘察费平方米120890.0055.00664.9021.751.01%2-2-1建筑设计费平方米305662.0015.00458.4915.000.7%2-3-1-1城市维护建设费（一类住宅）平方米232002.0060.001392.0145.542.1%2-3-1-2城市维

5、护建设费（一类商业）平方米58400.0072.00420.4813.760.64%2-4-1新型建材发展基金平方米305662.008.00244.538.000.37%2-5-1散装水泥专项资金平方米305662.002.0061.132.000.1%2-6-1消防建设费平方米305662.003.0091.703.000.14%2-7-1测量、放样、排污费平方米120890.003.0036.271.190.06%2-8-1监理费平方米305662.0016.00489.0616.000.74%2-9-1质量监督、安全保险费平方米305662.0019.00580.7619.000.88

6、%3.三、建安工程建设费29760.06973.6344.89%3-1-1桩基础工程平方米305662.0060.001833.9760.002.77%3-2-1土建工程平方米305662.00850.0025981.27850.0039.19%3-3-1室内供电、供水等线路等线路安装平方米305662.0035.001069.8235.001.62%3-4-1电梯工程项25.00350000.00875.0028.631.32%4.四、室外配套工程费771.3425.231.17%4-1-1道路工程费平方米5000.00100.0050.001.640.08%4-2-1室外供水管网工程费米5

7、000.00500.00250.008.180.38%4-3-1室外排污管网工程费米6000.00400.00240.007.850.37%4-4-1绿化工程工程费平方米36267.0050.00181.345.930.28%4-5-1围墙建设费米3000.00100.0030.000.980.05%4-6-1路灯工程费项1.00200000.0020.000.650.04%ZJF直接费(1.+2.+3.+4.+5.共5项的和)51455.431683.4177.61%5.五、管理费1546.6950.602.34%管理费元、%515562576.883.001546.6950.602.34%

8、6.六、开发期税费41.881.370.07%6-1-1建筑面积测量费平方米305662.000.8024.450.800.04%6-2-1登记费平方米290402.000.6017.420.570.03%7.七、不可预见费2572.7784.173.89%不可预见费元、%514554295.815.002572.7784.173.89%JJF间接费(6.+7.+8.+9.+10.+11.共6项的和)2614.6585.543.95%ZZJ开发建设成本(直接费+间接费)54070.081768.9581.56%福景花园项目销售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

9、(万元)楼面造价(元/M2)百分比(%)1.广告费元、%974669000.003.002924.0195.664.42%2.策划费用元、%974669000.003.002924.0195.664.42%3.营业税及附加元、%974669000.005.555409.41176.978.16%合计11257.43368.3016.98% 汇总1:经营资金5848.01191.328.83% 汇总2:经营税金及附加5409.41176.978.16%福景花园项目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)项目套数销售收入(万元)1.多层住宅元/2700177904803.30

10、2.高层住宅元/300021421264263.603.商业元/80003050024400.004.停车场元/套800005004000.00合计97466.90福景花园项目销售收入与经营税金及附加表序号项目名称合计(万元)第1年第2年第3年第4年第5年1销售收入97466.909546.6919693.3824366.7333913.429946.692经营税金及税金附加5409.41529.841092.981352.351882.19552.042.1 营业税4873.35477.33984.671218.341695.67497.332.2 城市维护建设税341.1333.4168.

11、9385.28118.7034.812.3 教育费附加194.9319.0939.3948.7367.8319.89福景花园项目投资总计划表序号工程项目（费用）名称成本(万元)合计(万元)第1年第2年第3年第4年第5年1开发建设成本54070.0854070.0826315.896938.556938.556938.556938.551.1 一、土地取得费14938.0214938.0214938.021.2 二、勘察、设计前期工程费用4439.324439.324439.321.3 三、建安工程建设费29760.0629760.065952.015952.015952.015952.0159

12、52.011.4 四、室外配套工程费771.34771.34154.27154.27154.27154.27154.271.5 五、管理费1546.691546.69309.34309.34309.34309.34309.341.6 六、开发期税费41.8841.888.388.388.388.388.381.7 七、不可预见费2572.772572.77514.55514.55514.55514.55514.552经营资金5848.015848.011462.001169.601169.601169.60877.203经营税金及附加5409.415409.41540.941081.88135

13、2.351622.82811.414土地增值税974.6795.47196.93243.67339.1399.475项目总投资66302.1766302.1728414.319386.979704.1710070.118726.635.1 开发产品成本54070.0854070.0826315.896938.556938.556938.556938.555.2 经营成本12232.1012232.102098.412448.422765.623131.561788.08福景花园项目开发建设投资计划表序号工程项目（费用）名称成本(万元)合计(万元)第1年第2年第3年第4年第5年1.一、土地取得费

14、14938.0214938.0214938.021-1-1土地拍卖价款14500.0014500.0014500.001-2-1土地契税435.00435.00435.001-3-6土地初始登记费（10001平方米以上）3.023.023.021-4-1土地证工本费0.000.000.002.二、勘察、设计前期工程费用4439.324439.324439.322-1-1地质勘察费664.90664.90664.902-2-1建筑设计费458.49458.49458.492-3-1-1城市维护建设费（一类住宅）1392.011392.011392.012-3-1-2城市维护建设费（一类商业）42

15、0.48420.48420.482-4-1新型建材发展基金244.53244.53244.532-5-1散装水泥专项资金61.1361.1361.132-6-1消防建设费91.7091.7091.702-7-1测量、放样、排污费36.2736.2736.272-8-1监理费489.06489.06489.062-9-1质量监督、安全保险费580.76580.76580.763.三、建安工程建设费29760.0629760.065952.015952.015952.015952.015952.013-1-1桩基础工程1833.971833.97366.79366.79366.79366.7936

16、6.793-2-1土建工程25981.2725981.275196.255196.255196.255196.255196.253-3-1室内供电、供水等线路等线路安装1069.821069.82213.96213.96213.96213.96213.963-4-1电梯工程875.00875.00175.00175.00175.00175.00175.004.四、室外配套工程费771.34771.34154.27154.27154.27154.27154.274-1-1道路工程费50.0050.0010.0010.0010.0010.0010.004-2-1室外供水管网工程费250.00250

17、.0050.0050.0050.0050.0050.004-3-1室外排污管网工程费240.00240.0048.0048.0048.0048.0048.004-4-1绿化工程工程费181.34181.3436.2736.2736.2736.2736.274-5-1围墙建设费30.0030.006.006.006.006.006.004-6-1路灯工程费20.0020.004.004.004.004.004.00ZJF直接费51455.4351455.4325792.966415.626415.626415.626415.625.五、管理费1546.691546.69309.34309.343

18、09.34309.34309.345-1-1管理费1546.691546.69309.34309.34309.34309.34309.346.六、开发期税费41.8841.888.388.388.388.388.386-1-1建筑面积测量费24.4524.454.894.894.894.894.896-2-1登记费17.4217.423.483.483.483.483.487.七、不可预见费2572.772572.77514.55514.55514.55514.55514.557-1-1不可预见费2572.772572.77514.55514.55514.55514.55514.55JJF间接

19、费2614.652614.65522.93522.93522.93522.93522.93ZZJ开发建设成本54070.0854070.0826315.896938.556938.556938.556938.55福景花园项目销售投资计划表序号工程项目（费用）名称成本(万元)合计(万元)第1年第2年第3年第4年第5年1.广告费2924.012924.01731.00584.80584.80584.80438.602.策划费用2924.012924.01731.00584.80584.80584.80438.603.营业税及附加5409.415409.41540.941081.881352.351

20、622.82811.41合计11257.4311257.432002.942251.492521.962792.431688.61 汇总1:经营资金5848.015848.011462.001169.601169.601169.60877.20 汇总2:经营税金及附加5409.415409.41540.941081.881352.351622.82811.41福景花园项目分期投资计划表序号工程项目（费用）名称成本(万元)合计(万元)第1期第2期第3期1开发建设成本54070.0854070.0826315.896938.5520815.641.1 一、土地取得费14938.0214938.02

21、14938.021.2 二、勘察、设计前期工程费用4439.324439.324439.321.3 三、建安工程建设费29760.0629760.065952.015952.0117856.041.4 四、室外配套工程费771.34771.34154.27154.27462.801.5 五、管理费1546.691546.69309.34309.34928.011.6 六、开发期税费41.8841.888.388.3825.131.7 七、不可预见费2572.772572.77514.55514.551543.662经营资金5848.015848.011462.001169.603216.413

22、经营税金及附加5409.415409.41540.941081.883786.594土地增值税974.67974.6795.47196.93682.275项目总投资66302.1766302.1728414.319386.9728500.905.1 开发产品成本54070.0854070.0826315.896938.5520815.645.2 经营成本12232.1012232.102098.412448.427685.27福景花园项目投资分类表序号工程项目（费用）名称成本(万元)合计(万元)商业多层住宅高层住宅停车场1开发建设成本54070.0854070.085395.303146.96

23、37893.034935.371.1 一、土地取得费14938.0214938.021490.57869.4210468.771363.501.2 二、勘察、设计前期工程费用4439.324439.32442.97258.383111.14405.211.3 三、建安工程建设费29760.0629760.062969.561732.0820856.252716.421.4 四、室外配套工程费771.34771.3476.9744.89540.5670.411.5 五、管理费1546.691546.69154.3390.021083.94141.181.6 六、开发期税费41.8841.884.

24、182.4429.353.821.7 七、不可预见费2572.772572.77256.72149.741803.03234.842经营资金5848.015848.01583.53340.364098.37533.793经营税金及附加5409.415409.41539.77314.843790.99493.764土地增值税974.67974.6797.2656.73683.0688.975项目总投资66302.1766302.176615.863858.8946465.456051.885.1 开发产品成本54070.0854070.085395.303146.9637893.034935.3

25、75.3 经营成本12232.1012232.101220.56711.938572.421116.51福景花园项目资金筹措计划表序号项目名称成本(万元)合计(万元)第1年第2年第3年第4年第5年1投资计划66302.1766302.1728414.319386.979704.1710070.118726.632资金筹措计划66302.1728414.319386.979704.1710070.118726.632.1 资本金23205.7623205.762.2 销售收入43096.415208.549386.979704.1710070.118726.63福景花园项目损益表序号项目名称合计

26、(万元)第1年第2年第3年第4年第5年1经营收入97466.909546.6919693.3824366.7333913.429946.691.1 销售收入97466.909546.6919693.3824366.7333913.429946.692开发建设成本54070.085296.0610924.9713517.5218813.585517.962.1 商品房分摊经营成本54070.085296.0610924.9713517.5218813.585517.963经营资金5848.011462.001169.601169.601169.60877.206经营税金及附加5409.41540

27、.941081.881352.351622.82811.418土地增值税974.6795.47196.93243.67339.1399.479利润总额31164.732152.226319.998083.5811968.282640.6510所得税10284.36710.232085.602667.583949.53871.4111税后利润20880.371441.994234.405416.008018.751769.2411.1 盈余公积金2088.04144.20423.44541.60801.87176.9211.2 公益金2088.04144.20423.44541.60801.87

28、176.9211.3 应付利润16704.291153.593387.524332.806415.001415.39税前全投资投资利润率（%）47.00税后全投资投资利润率（%）31.49税前资本金投资利润率（%）134.30税后资本金投资利润率（%）89.98福景花园项目全投资现金流量表序号项目名称合计(万元)第1年第2年第3年第4年第5年1现金流入97466.909546.6919693.3824366.7333913.429946.691.1 销售收入97466.909546.6919693.3824366.7333913.429946.692现金流出76586.5329124.5411

29、472.5612371.7514019.649598.042.1 开发建设投资(不含利息)54070.0826315.896938.556938.556938.556938.552.2 经营资金5848.011462.001169.601169.601169.60877.202.5 经营税金及附加5409.41540.941081.881352.351622.82811.412.6 土地增值税974.6795.47196.93243.67339.1399.472.7 所得税10284.36710.232085.602667.583949.53871.413净现金流量(税前)31164.73-1

30、8867.6210306.4114662.5623843.311220.064累计净现金流量(税前)31164.73-18867.62-8561.206101.3529944.6631164.735折现净现金流量(Ic=20%)(税前)11908.32-15723.017157.238485.2811498.51490.326累计折现净现金流量(Ic=20%)(税前)11908.32-15723.01-8565.78-80.5111418.0011908.327净现金流量(税后)20880.37-19577.858220.8211994.9719893.78348.658累计净现金流量(税后)

31、20880.37-19577.85-11357.03637.9420531.7220880.379折现净现金流量(Ic=20%)(税后)6069.51-16314.875708.906941.549593.84140.1110累计折现净现金流量(Ic=20%)(税后)6069.51-16314.87-10605.97-3664.445929.406069.51税前财务内部收益率(%)57.10财务净现值(Ic=20%)11908.32静态回收期(年)2.58动态回收期(年)3.01税后财务内部收益率(%)39.20财务净现值(Ic=20%)6069.51静态回收期(年)2.95动态回收期(年)

32、3.38福景花园项目资本金现金流量表序号项目名称合计(万元)第1年第2年第3年第4年第5年1现金流入97466.909546.6919693.3824366.7333913.429946.691.1 销售收入97466.909546.6919693.3824366.7333913.429946.692现金流出76586.5329124.5411472.5612371.7514019.649598.042.1 开发建设投资(不含利息)54070.0826315.896938.556938.556938.556938.552.2 经营资金5848.011462.001169.601169.6011

33、69.60877.202.5 经营税金及附加5409.41540.941081.881352.351622.82811.412.6 土地增值税974.6795.47196.93243.67339.1399.472.7 所得税10284.36710.232085.602667.583949.53871.413净现金流量(税前)31164.73-18867.6210306.4114662.5623843.311220.064累计净现金流量(税前)31164.73-18867.62-8561.206101.3529944.6631164.735折现净现金流量(Ic=20%)(税前)11908.32-

34、15723.017157.238485.2811498.51490.326累计折现净现金流量(Ic=20%)(税前)11908.32-15723.01-8565.78-80.5111418.0011908.327净现金流量(税后)20880.37-19577.858220.8211994.9719893.78348.658累计净现金流量(税后)20880.37-19577.85-11357.03637.9420531.7220880.379折现净现金流量(Ic=20%)(税后)6069.51-16314.875708.906941.549593.84140.1110累计折现净现金流量(Ic=2

35、0%)(税后)6069.51-16314.87-10605.97-3664.445929.406069.51税前财务内部收益率(%)57.10财务净现值(Ic=20%)11908.32静态回收期(年)2.58动态回收期(年)3.01税后财务内部收益率(%)39.20财务净现值(Ic=20%)6069.51静态回收期(年)2.95动态回收期(年)3.38福景花园项目资本来源与应用表序号项目名称合计(万元)第1年第2年第3年第4年第5年1资金来源120672.6632752.4519693.3824366.7333913.429946.691.1 销售收入97466.909546.6919693.

36、3824366.7333913.429946.691.3 自有资金23205.7623205.762资金运用93290.8330278.1314860.0816704.5520434.6411013.432.1 开发建设投资(不含利息)54070.0826315.896938.556938.556938.556938.552.2 经营资金5848.011462.001169.601169.601169.60877.202.3 经营税金及附加5409.41540.941081.881352.351622.82811.412.4 土地增值税974.6795.47196.93243.67339.13

37、99.472.5 所得税10284.36710.232085.602667.583949.53871.412.6 应付利润16704.291153.593387.524332.806415.001415.393盈余资金27381.832474.324833.307662.1713478.78-1066.744累计盈余资金27381.832474.327307.6214969.7928448.5727381.83福景花园项目资产负债表序号项目名称资产负债(万元)备注1资产97466.901.1 流动资金97466.901.1.1 应收帐款97466.902.1 流动负债总额76586.532.1

38、.1 应付账款76586.53负债小计76586.532.3 所有者权益25293.802.3.1 资本金23205.762.3.3 盈余公积金2088.041. 资产负债率(%)78.582. 流动比率(%)1.273. 速动比率(%)1.27福景花园项目损益表（投资分类）序号工程项目（费用）名称合计(万元)商业多层住宅高层住宅停车场其它1经营收入97466.9024400.004803.3064263.604000.001.1 销售收入97466.9024400.004803.3064263.604000.002项目成本66302.176615.863858.8946465.456051.

39、883310.102.1 开发建设成本54070.085395.303146.9637893.034935.372699.422.2 经营资金5848.01583.53340.364098.37533.79291.962.3 经营税金及附加5409.41539.77314.843790.99493.76270.062.4 土地增值税974.6797.2656.73683.0688.9748.663利润总额31164.7317784.14944.4117798.15-2051.88-3310.10福景花园项目多方案经济分析表序号项目名称计量单位基本方案方案1方案2方案3方案4方案5方案61土地拍

40、卖价款万元14500.0014500.0014600.0014700.0014800.0014900.0015000.001.1 土地拍卖单价元/M21199.001199.001208.001216.001224.001233.001241.001.2 土地拍卖单价万元/亩79.9679.9680.5181.0781.6282.1782.721.3 土地拍卖价款占比例%21.8721.8721.9822.1022.2122.3222.442项目总成本万元66299.0066299.0066410.0066522.0066633.0066745.0066856.003资金筹措万元66299.0

41、066299.0066410.0066522.0066633.0066745.0066856.003.1 资本金万元23205.0023205.0023244.0023283.0023322.0023361.0023400.003.2 销售收入万元43094.0043094.0043167.0043239.0043312.0043384.0043457.004经营总收入万元97467.0097467.0097467.0097467.0097467.0097467.0097467.004.1 销售收入万元97467.0097467.0097467.0097467.0097467.0097467.

42、0097467.005利润总额万元31168.0031168.0031057.0030945.0030834.0030722.0030611.006所得税万元10285.4410285.4410248.6810211.8910175.0910138.3010101.517税后利润万元20882.5620882.5620807.9320733.2320658.5220583.8220509.12税前全投资财务内部收益率%57.1057.1056.6056.2055.8055.3054.90全投资财务净现值(Ic=20%)万元11910.0011910.0011819.0011729.001163

43、8.0011547.0011456.00全投资静态回收期年2.582.582.592.602.612.612.62全投资动态回收期年3.013.013.013.023.033.043.05全投资投资利润率%47.0147.0146.7646.5246.2746.0345.79税后全投资财务内部收益率%39.2039.2038.9038.6038.3038.0037.70全投资财务净现值(Ic=20%)万元6071.006071.006001.005931.005862.005792.005722.00全投资静态回收期年2.952.952.952.962.972.982.98全投资动态回收期年3.383.383.393.403.403.413.42全投资投资利润率%31.5031.