13【成本】【测算】项目拓展运营综合测算表模板(2) 免费地产江湖书院

1、*投资集团项目拓展运营综合测算表模板,【目录】,使用指引,1、,说明,测算模板概述,2、,项目基本情况,使用指引,3、,项目开发假定条件,使用指引,4、,项目成本假定条件,使用指引,5、,可比项目成本信息,使用指引,6、,项目销售假定条件,使用指引,7、,融资计划,使用指引,8、,静态投资分析,使用指引,9、,土地增值税计算表,使用指引,10、,现金流量表,使用指引,11、,持有型物业现金流量表,使用指引,12、,敏感性分析,使用指引,13、,复地集团项目开发周期表,使用指引,一、项目概况,土地性质,占地面积,763838平方米,容积率,2.9,总建面,2829484平方米,住宅、商业,地上建

2、面,2241484平方米,地上可售建面,2233484平方米,出租面积,二、地价及支付进度,总地价款（万元）,净用地单价（万元/亩）,按计容面积楼面地价（元/平方米）,土地出让金/可入帐土地成本,153442 ,133.9 ,684.5554106,土地转让费,0,0,0,拆迁补偿费,0,0,0,其它土地费用（含契税、拍卖佣金等）,0 ,0.0 ,0,股权收购溢价,0 ,0.0 ,0,合计,153442 ,133.9 ,685,预计支付时间（季度）,付款金额,占比,2013Q1,14256,9.3%,2014Q1,13200,8.6%,2013Q3,23889.6,15.6%,2014Q3,2

3、2120,14.4%,2014Q3,30753,20.0%,2015Q3,28475,18.6%,2013Q4,10773,7.0%,合计,153442,100%,三、开发进度,项目分期,物业类型,地上面积,开工时间,开盘时间,建议开盘时间,竣工交付时间,一期,389200平方米,2013Q2,2013Q4,2015Q3,二期,579812平方米,2014Q3,2015Q2,2016Q4,三期,613472平方米,2016Q1,2016Q3,2018Q2,四期,407000平方米,2013Q2,2014Q2,2015Q4,五期,252000平方米,2013Q2,2014Q2,2016Q3,六期

4、,0平方米,0,0,2015Q3,七期,0平方米,0,2014Q3,2015Q3,八期,0平方米,0,0,2015Q3,九期,0平方米,0,0,2015Q3,十期,0平方米,0,0,2015Q3,四、市场售价及趋势,产品类型,建筑面积(平米),现价(元/平米),起始售价(元/平米),年涨幅(%),整盘均价(元/平米),五、项目投资主要经济技术指标,(),拿地方式,土地总投资（万元）,153442,总建筑面积（平方米）,2829484,可售面积（平方米）,2601484,楼面地价承受上限（元/m2）,每亩地价（万元/亩）(不含契税),133.9 ,年内土地款支付（万元）, 自有资金IRR,-32

5、.13%,融资IRR,#NUM!,销售净利润率,2%,multiple, 0.42 ,我方股权比例,我方投资利润率,2%,我方资金占用峰值(万元), 340,397 ,资金峰值出现时点,六、成本效益分析,项目,总额（万元）,单方成本（按可售面积，元/平方米）,土地成本,153442,687,前期费,54053,242,基础设施费,119078,533,主体建筑工程费,697174,3121,主体安装工程费,59441,266,公共配套设施费,229520,1028,开发间接费,34778,156,不可预见费,34778,156,资本化财务费用,11876,53,开发成本合计,1394139,6

6、242,管理费用,0,0,销售费用,59416,266,营业税,91600,410,土地增值税,59122,265,销售收入,1650444,7390,税前利润,46259,207,所得税,11565,52,税后利润,34695,155, 股权收购溢价,0,0,说明：该股权收购溢价换算成资产价格：,销售毛利率,10.6%,原始土地单价0万元/亩,投资利润率,2.4%,七、敏感性分析,二维变量变动分析,融资IRR对于销售价格和土地价格的敏感性分析,销售价格变动,0,75%,80%,85%,90%,95%,100%,105%,110%,115%,120%,125%,0,土地价格,167万元/亩,#

7、NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.73%,-43.41%,-41.54%,-39.77%,-38.05%,-36.38%,0,0,177万元/亩,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.62%,-42.48%,-40.83%,-39.21%,-37.63%,-36.07%,0,0,178万元/亩,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.72%,-42.40%,-40.76%,-39.16%,-37.59%,-36.05%,0,0,179万元/亩,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-

8、45.81%,-42.32%,-40.70%,-39.11%,-37.55%,-36.02%,0,0,180万元/亩,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.91%,-42.25%,-40.64%,-39.06%,-37.52%,-35.99%,0,0,181万元/亩,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.01%,-42.17%,-40.57%,-39.01%,-37.48%,-35.96%,0,0,182万元/亩,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.10%,-42.09%,-40.51%,-38.97%

9、,-37.44%,-35.93%,0,0,183万元/亩,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.20%,-42.02%,-40.45%,-38.92%,-37.41%,-35.91%,0,0,184万元/亩,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.30%,-41.98%,-40.40%,-38.87%,-37.37%,-35.88%,0,0,185万元/亩,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.39%,-42.04%,-40.34%,-38.83%,-37.33%,-35.85%,0,0,186万元/亩,#

10、NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.49%,-42.09%,-40.28%,-38.78%,-37.30%,-35.83%,0,扣除股权收购溢价后净利润对于股权收购溢价和土地价格的敏感性分析,土地价格(万元/亩),股权收购溢价(万元/亩),0,0,0,0,0,0,0,0,0,0,0,0, 100.00 , 110.00 , 120.00 , 130.00 , 140.00 , 150.00 , 160.00 , 170.00 , 180.00 , 190.00 , 200.00 ,土地价格,167万元/亩, -110,072.74 , -121,529.74 ,

11、-132,986.74 , -144,443.74 , -155,900.74 , -167,357.74 , -178,814.74 , -190,271.74 , -201,728.74 , -213,185.74 , -224,642.74 ,0,177万元/亩, -119,631.08 , -131,088.08 , -142,545.08 , -154,002.08 , -165,459.08 , -176,916.08 , -188,373.08 , -199,830.08 , -211,287.08 , -222,744.08 , -234,201.08 ,0,178万元/亩,

12、-120,736.82 , -132,193.82 , -143,650.82 , -155,107.82 , -166,564.82 , -178,021.82 , -189,478.82 , -200,935.82 , -212,392.82 , -223,849.82 , -235,306.82 ,0,179万元/亩, -121,842.57 , -133,299.57 , -144,756.57 , -156,213.57 , -167,670.57 , -179,127.57 , -190,584.57 , -202,041.57 , -213,498.57 , -224,955.5

13、7 , -236,412.57 ,0,180万元/亩, -122,948.31 , -134,405.31 , -145,862.31 , -157,319.31 , -168,776.31 , -180,233.31 , -191,690.31 , -203,147.31 , -214,604.31 , -226,061.31 , -237,518.31 ,0,181万元/亩, -124,054.05 , -135,511.05 , -146,968.05 , -158,425.05 , -169,882.05 , -181,339.05 , -192,796.05 , -204,253.0

14、5 , -215,710.05 , -227,167.05 , -238,624.05 ,0,182万元/亩, -125,159.79 , -136,616.79 , -148,073.79 , -159,530.79 , -170,987.79 , -182,444.79 , -193,901.79 , -205,358.79 , -216,815.79 , -228,272.79 , -239,729.79 ,0,183万元/亩, -126,265.54 , -137,722.54 , -149,179.54 , -160,636.54 , -172,093.54 , -183,550.5

15、4 , -195,007.54 , -206,464.54 , -217,921.54 , -229,378.54 , -240,835.54 ,0,184万元/亩, -127,371.28 , -138,828.28 , -150,285.28 , -161,742.28 , -173,199.28 , -184,656.28 , -196,113.28 , -207,570.28 , -219,027.28 , -230,484.28 , -241,941.28 ,185万元/亩, -128,477.02 , -139,934.02 , -151,391.02 , -162,848.02

16、, -174,305.02 , -185,762.02 , -197,219.02 , -208,676.02 , -220,133.02 , -231,590.02 , -243,047.02 ,186万元/亩, -129,582.77 , -141,039.77 , -152,496.77 , -163,953.77 , -175,410.77 , -186,867.77 , -198,324.77 , -209,781.77 , -221,238.77 , -232,695.77 , -244,152.77 ,0,投资利润率对于销售价格和土地价格的敏感性分析,销售价格变动,0,0,0,0

17、,0,0,0,0,0,0,0,75%,80%,85%,90%,95%,100%,105%,110%,115%,120%,125%,0,土地价格,167万元/亩,-4.65%,-3.63%,-2.61%,-1.60%,-0.59%,0.30%,0.87%,1.41%,1.95%,2.49%,3.03%,0,0,177万元/亩,-5.35%,-4.34%,-3.33%,-2.32%,-1.32%,-0.33%,0.35%,0.88%,1.42%,1.95%,2.49%,0,0,178万元/亩,-5.42%,-4.41%,-3.40%,-2.39%,-1.39%,-0.41%,0.29%,0.83%

18、,1.37%,1.90%,2.44%,0,0,179万元/亩,-5.49%,-4.48%,-3.47%,-2.46%,-1.47%,-0.48%,0.24%,0.78%,1.31%,1.85%,2.38%,0,0,180万元/亩,-5.56%,-4.55%,-3.54%,-2.53%,-1.54%,-0.55%,0.19%,0.73%,1.26%,1.80%,2.33%,0,0,181万元/亩,-5.63%,-4.62%,-3.61%,-2.61%,-1.61%,-0.63%,0.14%,0.67%,1.21%,1.74%,2.28%,0,0,182万元/亩,-5.70%,-4.69%,-3.

19、68%,-2.68%,-1.68%,-0.70%,0.09%,0.62%,1.16%,1.69%,2.22%,0,0,183万元/亩,-5.76%,-4.76%,-3.75%,-2.75%,-1.75%,-0.77%,0.04%,0.57%,1.10%,1.64%,2.17%,0,0,184万元/亩,-5.83%,-4.83%,-3.82%,-2.82%,-1.82%,-0.84%,-0.02%,0.52%,1.05%,1.59%,2.12%,0,0,185万元/亩,-5.90%,-4.90%,-3.89%,-2.89%,-1.90%,-0.91%,-0.09%,0.47%,1.00%,1.5

20、3%,2.07%,0,0,186万元/亩,-5.97%,-4.97%,-3.96%,-2.96%,-1.97%,-0.99%,-0.16%,0.42%,0.95%,1.48%,2.01%,0,0,融资Multiple对于销售价格和土地价格的敏感性分析,销售价格变动,0,0,0,0,0,0,0,0,0,0,0,75%,80%,85%,90%,95%,100%,105%,110%,115%,120%,125%,0,土地价格,167万元/亩, 0.27 , 0.30 , 0.33 , 0.36 , 0.39 , 0.41 , 0.43 , 0.44 , 0.46 , 0.47 , 0.49 ,0,0,177万元/亩, 0.27 , 0.29 , 0.32 , 0.35 , 0.38 , 0.41 , 0.43 , 0.44 , 0.46 , 0.47 , 0.49 ,0,0,178万元/亩, 0.27 , 0.29 , 0.32 , 0.35 , 0.38 , 0.41 , 0.43 , 0.44 , 0.46 , 0.47 , 0.49 ,0,0,179万元/亩, 0.27 , 0.