14【成本】万科拿地测算表格

1、项目财务现金流量表（资本金现金流量表）,序号,项目,合计,一,投资年限,1,2,3,4,5,6,7,8,9,10,11,12,13,14二,现金流入,72130.11 ,7300.00 ,13853.81 ,11659.47 ,13557.53 ,25759.30 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 1,销售流入,54230.11 ,0.00 ,3253.81 ,11659.47 ,13557.53 ,25759.30 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.0

2、0 2,经营流入,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 3,处置收入,0.00 ,0.00 ,0.00 ,0.00 4,融资流入,17900.00 ,7300.00 ,10600.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 三,现金流出,65176.78 ,24461.60 ,13836.89 ,11623.42 ,11532.42 ,3722.46

3、,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 1.1,开发成本,33634.65 ,23489.83 ,10144.82 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 1.2,开发费用,8268.99 ,971.77 ,3080.99 ,2259.58 ,1468.58 ,488.07 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 1.3,运营费用,0.00 ,0.00 ,0

4、.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 1.4,营业税及附加,715.84 ,0.00 ,143.17 ,178.96 ,178.96 ,214.75 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 1.5,土地增值税,2339.52 ,0.00 ,467.90 ,584.88 ,584.88 ,701.86 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 1.6,

5、处置成本,0.00 ,0.00 ,0.00 ,0.00 2,偿还本金,17900.00 ,0.00 ,8600.00 ,9300.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 3,所得税,2317.78 ,0.00 ,0.00 ,0.00 ,0.00 ,2317.78 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 四,税后净现金流量,6953.33 ,(17161.60),16.92 ,36.06 ,2025.11 ,22036.85 ,0.00 ,0.

6、00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,累计税后净现金流量,6953.33 ,(17161.60),(17144.68),(17108.62),(15083.51),6953.33 ,6953.33 ,6953.33 ,6953.33 ,6953.33 ,6953.33 ,6953.33 ,6953.33 ,6953.33 ,6953.33 五,折现系数,7%,1.00 ,0.93 ,0.87 ,0.82 ,0.76 ,0.71 ,0.67 ,0.62 ,0.58 ,0.54 ,0.51 ,0.48 ,0.44 ,0.41 ,税后净现值,13

7、50.60 ,(17161.60),15.81 ,31.49 ,1653.09 ,16811.80 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,0.00 ,税后累计净现值,1350.60 ,(17161.60),(17145.79),(17114.29),(15461.20),1350.60 ,1350.60 ,1350.60 ,1350.60 ,1350.60 ,1350.60 ,1350.60 ,1350.60 ,1350.60 ,1350.60 六,财务内部收益率,2%,财务净现值,1350.60 , ,静态投资回收期 年,4.68

8、,累计净现金流等于或大于项目总投的那一年,动态投资回收期 年,4.92 ,累计净现值等于或大于项目总投的那一年,备注说明：资本金现金流量表中包含融资的流入及流出。,敏感性分析,-20%,-15%,-10%,-5%,0%,5%,10%,15%,20%,销售产品售价（元）,水岸家园,14400,15300,16200,17100,18000,18900,19800,20700,21600,-,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,销售收入(万元）,43384 ,46096 ,48807 ,51

9、519 ,54230 ,56942 ,59653 ,62365 ,65076 ,自持产品租金（元）,-,0,0,0,0,0,0,0,0,0,-,0,0,0,0,0,0,0,0,0,自持收入（万元）,0 ,0 ,0 ,0 ,0 ,0 ,0 ,0 ,0 ,处置收入（万元）,0 ,0 ,0 ,0 ,0 ,0 ,0 ,0 ,0 ,总收入（万元）,43384 ,46096 ,48807 ,51519 ,54230 ,56942 ,59653 ,62365 ,65076 ,土地单价（万/亩）,349 ,371 ,393 ,415 ,437 ,458 ,480 ,502 ,524 ,土地总价（万元）,129

10、39 ,13747 ,14556 ,15365 ,16173 ,16982 ,17791 ,18599 ,19408 ,前期费用（万元）,1660 ,1660 ,1660 ,1660 ,1660 ,1660 ,1660 ,1660 ,1660 ,工程费用（万元）,15049 ,15049 ,15049 ,15049 ,15049 ,15801 ,16554 ,17306 ,18059 ,非工程类物资（万元）,0,0,0,0,0,0,0,0,0,预备费用,752 ,752 ,752 ,752 ,752 ,790 ,828 ,865 ,903 ,开发成本总额,17461 ,17461 ,17461

11、 ,17461 ,17461 ,18251 ,19042 ,19832 ,20622 ,销售费用,1302 ,1383 ,1464 ,1546 ,1627 ,1708 ,1790 ,1871 ,1952 ,管理费用,501 ,501 ,501 ,501 ,501 ,524 ,546 ,569 ,592 ,财务费用(建设期）,3871 ,3710 ,3549 ,3387 ,3226 ,3065 ,2903 ,2742 ,2581 ,开发费用总额,5674 ,5594 ,5514 ,5434 ,5354 ,5297 ,5240 ,5182 ,5125 ,投资总额,36074 ,36803 ,375

12、32 ,38260 ,38989 ,40530 ,42072 ,43613 ,45154 ,土地增值税,1872 ,1989 ,2106 ,2223 ,2340 ,2456 ,2573 ,2690 ,2807 ,税金及附加,573 ,608 ,644 ,680 ,716 ,752 ,787 ,823 ,859 ,财务费用(经营期）,3498 ,3352 ,3206 ,3060 ,2915 ,2769 ,2623 ,2477 ,2332 ,经营成本,0 ,0 ,0 ,0 ,0 ,0 ,0 ,0 ,0 ,处置成本,0 ,0 ,0 ,0 ,0 ,0 ,0 ,0 ,0 ,税金及其它,5942 ,5949 ,5956 ,5963 ,5970 ,5977 ,5984 ,5991 ,5998 ,税前利润,1368 ,3344 ,5320 ,7295 ,9271 ,10434 ,11597 ,12761