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，景观较佳

2、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 / 左右2、中端产品：基准均价3700 元 / 左右3、高端产品：基准均价3900 元 / 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 （）总价 （元）均价 （元/ ）楼层差楼层项目01021007F面积160160320单价36003700总价5760005920001168000206F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70701672.6460375043610单价10001000总价70000700001400006177

4、504现金流产品销售基价3550面积 （）总价 （元）均价 （元/ ）2、 3 栋朝向差0100楼层差楼层项目01021007F面积160160320单价36003700总价5760005920001168000206F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358036

5、80总价40353841481081834702F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70701672.6461051363650单价10001000总价70000700001400006245136现金流产品销售基价3450面积 （）总价 （元）均价 （元/ ）2、 3 栋朝向差0100楼层差楼层项目01021007F面积160160320单价36003700总价5760005920001168000206F面积

6、112.72112.72225.44单价34703570总价391138402410793549405F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

7、409174420446829619花园面积70701672.6459698723569单价10001000总价70000700001400006109872现金流产品小结面积（）总价（元）均价（元/ ）6690.56247129213610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360050面积 （）总价（元）均价 （元 /）1栋朝向差50500楼层差楼层项目010203041007F面积170170170170680单价3750375037503700总价637

8、5006375006375006290002541500206F面积123.32123.32123.32123.32493.28单价3670367036703620总价4525844525844525844464181804172405F面积123.32123.32123.32123.32493.28单价3690369036903640总价4550514550514550514488851814037304F面积123.32123.32123.32123.32493.28单价3680368036803630总价4538184538184538184476521809104303F面积123.3

9、2123.32123.32123.32493.28单价3680368036803630总价453818453818453818447652180910402F面积123.32123.32123.32123.32493.28单价3650365036503600总价45011845011845011844395217943061801F面积123.32123.32123.32123.32493.28单价3830383038303780总价4723164723164723164661501883096花园面积929292923639.6813455320单价1000100010001000总价920

10、0092000920009200036800013823320销售基价36503面积 （）总价 （元）均价 （元 /）1栋朝向差5050500楼层差楼层项目010203041007F面积170170170170680单价3800380038003750总价6460006460006460006375002575500206F面积123.32123.32123.32123.32493.28单价3720372037203670总价4587504587504587504525841828836405F面积123.32123.32123.32123.32493.28单价3740374037403690

11、总价4612174612174612174550511838701304F面积123.32123.32123.32123.32493.28单价3730373037303680总价4599844599844599844538181833768303F面积123.32123.32123.32123.32493.28单价3730373037303680总价459984459984459984453818183376802F面积123.32123.32123.32123.32493.28单价3700370037003650总价45628445628445628445011818189701801F面积

12、123.32123.32123.32123.32493.28单价3880388038803830总价4784824784824784824723161907760花园面积929292923639.68136410383743单价1000100010001000总价9200092000920009200036800014009038销售基价35501面积 （）总价 （元）均价 （元 / ）1栋朝向差5050500楼层差楼层项目010203041007F面积170170170170680单价3700370037003650总价6290006290006290006205002507500206F面

13、积123.32123.32123.32123.32493.28单价3620362036203570总价4464184464184464184402521779508405F面积123.32123.32123.32123.32493.28单价3640364036403590总价4488854488854488854427191789373304F面积123.32123.32123.32123.32493.28单价3630363036303580总价4476524476524476524414861784440303F面积123.32123.32123.32123.32493.28单价363036

14、3036303580总价447652447652447652441486178444002F面积123.32123.32123.32123.32493.28单价3600360036003550总价44395244395244395243778617696421801F面积123.32123.32123.32123.32493.28单价3780378037803730总价4661504661504661504599841858432花园面积929292923639.68132733363647单价1000100010001000总价92000920009200092000368000136411

15、16中段产品小结面积总价均价10919414734743730总价数量比例35 万 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 、高端产品测算高端产品销售基价3820面积 *2（）总价 （元）均价 （元 / ）1栋朝向差050楼层差楼层项目01021007F面积180180360单价39203970总价7056007146001420200206F面积136.23136.23272.46单价38403890总价5231235299351053058405F面积136.

16、23136.23272.46单价38603910总价5258485326591058507304F面积136.23136.23272.46单价38503900总价5244865312971055783303F面积136.23136.23272.46单价38503900总价524486531297105578302F面积136.23136.23272.46单价38203870总价52039952721010476091801F面积136.23136.23272.46单价40004050总价5449205517321096652花园面积1011013989.52155751803904单价1000

17、1000总价10100010100020200015777180高端产品销售基价3870面积 *5总价均价 （元（）（元）/ )1栋朝向差050楼层差楼层项目01021007F面积180180360单价39704020总价7146007236001438200206F面积136.23136.23272.46单价38903940总价5299355367461066681405F面积136.23136.23272.46单价39103960总价5326595394711072130304F面积136.23136.23272.46单价39003950总价5312975381091069406303F面

18、积136.23136.23272.46单价39003950总价531297538109106940602F面积136.23136.23272.46单价38703920总价527210.1534021.610612321801F面积136.23136.23272.46单价40504100总价5517325585431110275花园面积1011013989.52157745623954单价10001000总价10100010100020200015976562高端产品销售基价3770面积 *5（）总价 （元）均价 （元 / ）1栋朝向差050楼层差楼层项目01021007F面积180180360单价38703920总价6966007056001402200206F面积136.23136.23272.46单价37903840总价5163125231231039435405F面积136.23136.23272.46单价38103860总价5190365258481044884304F面积136.23136.23272.46单价38003850总价5176745244861042160303F面积136.23136.23272.46单价38003850总价517674524486104216002F