某楼盘项目开发可行性分析报告

1、锦绣家园园项目开开发可行行性分析析报告项目编号号：锦绣绣估字200041198号号项目名称称：锦绣绣家园总造价：7777853378.64元元 楼面面造价：15778.882元/M2土地面积积：2221277M2 建筑面面积：4492668.11M2建筑密度度：300% 容积积率：33 绿化率率：300%建设单位位：锦绣绣家园房房地产开开发有限限责任公公司项目负责责人：李李富华编制单位位：锦绣绣家园房房地产开开发有限限责任公公司编制负责责人：李李富华 编制审审核人：黄永春春编制人：欧阳白白雪 编编制日期期：20004-9-112目录 一、项项目概况况1 1、项项目名称称 2、开开发地点点 3、

2、项项目性质质 4、项项目规模模 5、投投资方式式 6、项项目建设设单位 7、项项目使用用功能设设置 8、项项目的实实施 二、编编制说明明1 三、锦锦锈家园园成本计计算表2 四、锦锦锈家园园面积和和销售收收入表5 五、锦锦锈家园园经济分分析表6 六、锦锦绣家园园敏感性性分析表表7 一、项项目概况况 1、项项目名称称：锦绣绣家园 2、开开发地点点：锦绣绣家园路路 3、项项目性质质：集商商贸、餐餐饮、娱娱乐、旅旅宿、办办公于一一体的综综合小区区 4、项项目规模模： （1）占占地面积积：总占占地面积积221127平平方米（折合333.119亩） （2）住住宅总套套数：6621套套 （3）总总建筑面面积

3、：4492668.11 平方方米 其中中：单车车库11197.1平方方米 商业业铺面884744平方米米 住宅宅383397平平方米 公建建12000平方方米 （4）估估算总造造价：777788.544万元，综合单单方造价价为15578.82元元/平方方米 5、投投资方式式：自筹筹资金 6、项项目建设设单位：锦绣家家园房地地产开发发有限责责任公司司 7、项项目使用用功能设设置 （1）11、2、3号楼楼地层为为商业铺铺面 （2）11、2、3号楼楼二楼为为餐厅及及娱乐性性用房 （3）11、2、3号楼楼三、四四楼为旅旅宿及办办公用房房 8、项项目的实实施 项目于于20004年底底开工，逐步开开发，计

4、计划在220088年底全全部建成成投入使使用。 二、编编制说明明 1、部部分项目目造价为为概算数数据。 2、按按均衡投投入来计计算建设设期利息息（计算算本金为为直接费费）。 三、锦锦锈家园园成本计计算表 四、锦锦锈家园园面积和和销售收收入表 五、锦锦锈家园园经济分分析表 六、锦锦绣家园园敏感性性分析表表锦绣家园园成本计计算表编码工程项目目（费用用）名称称计量单位位工程量单价或费费率造价或费费用(元元)楼面造价价(元/M2)百分比(%)计算公式式或说明明1.一、征地地、拆迁迁补偿费费001198839995243.2415.441%1-1-1征地费（拍卖价价）亩33.11935000001161

5、165000235.7814.994%按实际发发生1-1-1土地契税税元、%1161165000334844957.0770.455%1-1-1土地登记记公证费费笔11900001900000.3990.033%2.二、斟察察、设计计和前期期费00742331399.9150.679.555%2-1-1地形图测测绘费平方米2212270.14430977.7880.0660.011%按土地面面积0.14元元/平方方米2-1-2总体规划划设计费费（定点点费）平方米22122724425540.90.066%土地面积积2元/平方米米2-2-1地质勘察察费米12000556600001.3440.0

6、99%按钻深555元/米2-2-2建筑设计计费平方米492668.11104926681100.644%按10元元/平方方米（建建筑面积积）2-3-1城市市政政建设配配套费（一级地地段）平方米480668.1175360551077.573.1174.644%按75元元/平方方米（建建筑面积积）2-4-1规划管理理费元、26433745553793112.3371.6110.111%土建造价价的32-6-1放线费点603261956600.40.033%放线点3326元元/点2-111-1招标费元、26433745551264337.4460.5440.044%按土建工工程造价价的1计算2-1

7、33-1监理费元、26433745552528774.9911.0770.077%按土建工工程造价价的2计算2-144-1预结算审审计费元、26433745553793112.3371.6110.111%按土建工工程造价价的3计算2-155-1消防配套套费平方米480668.1131442204.32.9330.199%按3元/平方米米计算（非营业业公共配配套免）2-166-1施工合同同鉴证费费元、26433745551264337.4460.5440.044%按土建工工程造价价的1计算2-177-1噪音费月50160008000001.6220.111%16000元/月月.幢2-188-1建

8、设项目目环境影影响评价价收费元、26433745553793112.3371.6110.111%按土建工工程造价价的3计算2-199-1避雷安装装检测费费支4855264000.0550.011%检测避雷雷针555元/支支2-200-1防洪堤工工程建设设管理费费平方米480668.1131442204.32.9330.199%按竣工面面积3元元/平方方米计算算2-211-1人防管理理费平方米492668.11104926681100.644%按建筑面面积100元/平平方米计计算2-222-1防空地下下室易地地建设费费平方米2000080016000000032.4482.066%按地层面面积8

9、000元/平方米米计算2-244-1工地管理理费项10500005000001.0110.077%按50000元/项2-266-2墙改费（民用）平方米492668.114.62266633.264.60.3%民用建筑筑4.66元/平平方米2-277-1建筑方案案评审费费平方米492668.110.298533.6220.20.022%0.2元元/平方方米2-299-1白蚁预防防费平方米492668.112985336.2220.133%按3元/平方米米(建筑筑面积)3.三、建筑筑安装工工程费003406652443.55691.4343.88%3-1-1桩工程平方米480668.1150240

10、33405548.7783.099%按概算造造价3-1-3土建工程程平方米480668.115502643374555536.633.999%按概算造造价3-2-1室内供水水供电、线路安安装工程程平方米492668.1135172443833.5352.222%按概算造造价3-2-2电梯安装装工程项10350000035000000071.0044.5%按概算造造价4.四、（小小区）配配套建设设费00584885000118.717.522%4-1-1道路工程程平方米10000010010000000020.331.299%按概算造造价4-1-2室外排污污排水工工程米5004102050000

11、4.1660.277%按概算造造价4-2-1围墙工程程项1100000010000002.0330.133%按概算造造价4-3-1室外供电电安装工工程项19000000900000018.2271.166%按概算造造价4-4-1绿化工程程平方米660006039600008.0440.511%按概算造造价4-5-1路灯安装装工程盏503501750000.3660.033%按概算造造价4-8-1供配电增增容费（贴费）千瓦3000075022500000045.6672.9%按7500元/千千瓦4-133-1公共配套套设施费费（托儿儿所）平方米12000700840000017.0051.088

12、%按概算造造价4-133-4公共配套套设施费费（文化化活动站站）平方米607004200000.8550.066%按概算造造价4-133-7公共配套套设施费费（居委委会）平方米607004200000.8550.066%按概算造造价4-133-111公共配套套设施费费（单车车棚）平方米607004200000.8550.066%按概算造造价4-133-122公共配套套设施费费（垃圾圾中转站站）平方米207001400000.2880.022%按概算造造价ZJF直接费005932208778.4412044.04476.227%1.+22.+33.+44.共44项的和和5.五、管理理费00193

13、004300.79939.1182.499%5-1-1建设管理理费（11.655%）元、%5932208778.441.6559787794.4919.8871.266%直接费的的1.665%5-2-1销售管理理费元、%951663633019516636.319.3321.233%6.六、税费费00718007688.055145.759.244%6-2-1营业税及及附加（5.55%）元、%95166363305.5523339999.655106.246.733%按出售房房屋总价价款的55.5%6-2-2带征所得得税元、%95166363301.5142774544.45528.9971.

14、844%6-2-3印花税元、95166363301951663.6631.9330.133%销售额的的16-5-1建筑面积积测量费费平方米492668.111.7837555.7771.70.111%6-4-3房屋竣工工总登记记费元、760220000017602201.5440.1%按评估价价的16-5-1教育附加加费元、%264337455512643374.555.3770.344%按土建造造价的11%计算算7.七、利息息00757336755.055153.729.744%7-1-1利息（按按年利率率均衡投投入）元、%5932208778.445.855757336755.055153

15、.729.744%按直接费费，年利利率5.85%计算8.八、不可可预见费费00177996266.35536.1122.299%8-1-1不可预见见费（按按直接费费计）元、%5932208778.443177996266.35536.1122.299%JJF间接费001846645000.224374.7823.774%5.+66.+77.+88.共44项的和和ZZJ总造价007778853778.66415788.822100%锦绣家园园面积和和销售收收入表序号楼层、单单元或楼楼房名称称计量单位位单价建筑面积积(M22)可售面积积(M22)项目套数数可售套数数销售收入入(元)销售模式式备注1

16、住宅元/135003839973839976216215183359550按建筑面面积2商铺元/500008474484744004237700000按建筑面面积3单车库元/80011977.111977.1009576680按建筑面面积4公共建筑筑元/0120000000按建筑面面积合计000009516636330锦绣家园园经济分分析表序号方案名称称地价(万万元/亩亩)土地费(万元)项目成本本(万元元)土地费比比例(%)销售收入入(万元元)利润(万万元)回报率(%)备注1方案一20663.871766.4449.255%95166.36623399.92232.661%2方案二25829.

17、7573777.14411.225%95166.36621399.22229.000%3方案三30995.775777.84413.114%95166.36619388.52225.558%4方案四3511611.65577788.54414.993%95166.36617377.82222.334%5方案五4013277.679799.24416.664%95166.36615377.12219.226%6方案六4514933.55581799.94418.226%95166.36613366.42216.334%7方案七5016599.583800.64419.880%95166.3661

18、1355.72213.555%8方案八5518255.45585811.34421.227%95166.366935.0210.990%9方案九6019911.487822.04422.668%95166.366734.328.366%10方案十6521577.35589822.74424.002%95166.366533.625.944%11方案十一一7023233.391833.44425.330%95166.366332.923.633%12方案十二二7524899.25593844.13326.553%95166.366132.231.411%13方案十三三8026555.295844

19、.83327.770%95166.366-68.47-0.771%14方案十四四8528211.15597855.53328.883%95166.366-2699.177-2.775%15方案十五五9029877.199866.23329.991%95166.366-4699.877-4.771%锦绣家园园敏感性性分析表表方案名称称项目名称称基本数变化1变化2变化3变化4变化5变化6变化7变化8变化9变化100方案一00000000000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万

20、万元/亩亩)2022181823231724241624土地费(万元)663.8730.18597.42597.42763.37763.37564.23796.56796.56531.04796.56项目成本本(万元元)71766.44478944.08864588.864588.882522.91182522.91160999.97786111.73386111.73357411.15586111.733销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09

21、976133.099利润(万万元)23399.92225733.92221055.92240099.226900.9-164419888.94428077.9-5222.82218711.944-9988.644投资回报报率(%)32.66132.66132.66162.00732.661-1.99932.66132.661-6.00732.661-11.6销售利润润率(%)24.55924.55924.55938.3324.559-2.00324.55924.559-6.44624.559-13.12方案二00000000000投资变化化比例(%)010-10-101515-152020-2

22、020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)2527.5522.5522.5528.77528.77521.22530302030土地费(万元)829.75912.72746.78746.78954.21954.21705.29995.7995.7663.8995.7项目成本本(万元元)73777.14481144.85566399.43366399.43384833.71184833.71162700.57788522.57788522.57759011.71188522.577销售收入入(万元元)95166.3661046688

23、5644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利润(万万元)21399.22223533.15519255.29938288.57724600.1-3944.818188.34425677.066-7633.66617111.388-12339.448投资回报报率(%)29292957.66629-4.6652929-8.66329-14销售利润润率(%)22.44822.44822.44836.55722.448-4.88822.44822.448-9.44422.448-16.2

24、8方案三00000000000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)3033272734.5534.5525.5536362436土地费(万元)995.710955.277896.13896.1311455.06611455.066846.3411944.84411944.844796.5611944.844项目成本本(万元元)75777.84483355.62268200.06668200.06687144.52287144.52264411.16690933.

25、41190933.41160622.27790933.411销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利润(万万元)19388.52221322.38817444.66636477.94422299.299-6255.61116477.75523266.222-10004.5515500.822-14880.332投资回报报率(%)25.55825.55825.55853.44925.558-7.11825.55825.558-

26、11.0525.558-16.28销售利润润率(%)20.33720.33720.33734.88520.337-7.77320.33720.337-12.4220.337-19.44方案四00000000000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)3538.5531.5531.5540.22540.22529.77542422842土地费(万元)11611.65512777.82210455.49910455.49913355.913355.9987.41393

27、3.98813933.988929.3213933.988项目成本本(万元元)77788.54485566.39970000.69970000.69989455.32289455.32266111.76693344.25593344.25562222.83393344.255销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利润(万万元)17377.82219111.61115644.03334677.31119988.499-8566

28、.41114777.15520855.388-12445.33413900.266-17221.116投资回报报率(%)22.33422.33422.33449.55322.334-9.55722.33422.334-13.3422.334-18.44销售利润润率(%)18.22618.22618.22633.11218.226-10.5918.22618.226-15.418.226-22.61方案五00000000000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)4

29、044363646463448483248土地费(万元)13277.614600.36611944.84411944.84415266.74415266.74411288.46615933.12215933.12210622.08815933.122项目成本本(万元元)79799.24487777.16671811.32271811.32291766.13391766.13367822.35595755.09995755.09963833.39995755.099销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.9

30、11114119.66380888.91176133.09976133.099利润(万万元)15377.12216900.84413833.432866.68817677.688-10887.22213066.56618444.544-14886.11812299.7-19662投资回报报率(%)19.22619.22619.22645.77719.226-11.8519.22619.226-15.5219.226-20.49销售利润润率(%)16.11516.11516.11531.4416.115-13.4416.11516.115-18.3716.115-25.77方案六00000000

31、000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)4549.5540.5540.5551.77551.77538.22554543654土地费(万元)14933.55516422.913444.213444.217177.58817177.58812699.52217922.26617922.26611944.84417922.266项目成本本(万元元)81799.94489977.93373611.95573611.95594066.93394066.93369522

32、.95598155.93398155.93365433.95598155.933销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利润(万万元)13366.42214700.07712022.77731066.05515366.888-13118.00211355.96616033.7-17227.00210699.144-22002.884投资回报报率(%)16.33416.33416.33442.11916.334-14.0116.

33、33416.334-17.5916.334-22.44销售利润润率(%)14.00414.00414.00429.66714.004-16.2914.00414.004-21.3514.004-28.93方案七00000000000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)5055454557.5557.5542.5560604060土地费(万元)16599.518255.45514933.55514933.55519088.42219088.42214100.588

34、19911.419911.413277.619911.4项目成本本(万元元)83800.64492188.775422.58875422.58896377.74496377.74471233.544100556.777100556.77767044.511100556.777销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利润(万万元)11355.72212499.310222.14429255.42213066.077-15448.

35、883965.3713622.866-19667.886908.58-24443.668投资回报报率(%)13.55513.55513.55538.77913.555-16.0713.55513.555-19.5713.555-24.3销售利润润率(%)11.99311.99311.99327.99511.993-19.1511.99311.993-24.3311.993-32.1方案八00000000000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)5560.5549

36、.5549.5563.22563.22546.77566664466土地费(万元)18255.4552008816422.916422.920999.27720999.27715511.63321900.54421900.54414600.36621900.544项目成本本(万元元)85811.34494399.47777233.21177233.21198688.54498688.54472944.144102997.661102997.66168655.077102997.661销售收入入(万元元)95166.36610466885644.722104668109443.88180888.

37、91180888.911114119.66380888.91176133.09976133.099利润(万万元)935.0210288.533841.5127444.79910755.277-17779.663794.7711222.022-22008.77748.02-26884.552投资回报报率(%)10.9910.9910.9935.55410.99-18.0310.9910.99-21.4510.99-26.07销售利润润率(%)9.8339.8339.83326.2229.833-229.8339.833-27.319.833-35.26方案九00000000000投资变化化比例(

38、%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)6066545469695172724872土地费(万元)19911.421900.54417922.26617922.26622900.11122900.11116922.69923899.68823899.68815933.12223899.688项目成本本(万元元)87822.04496600.24479033.84479033.844100999.335100999.33574644.733105338.445105338.44570

39、255.633105338.445销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利润(万万元)734.32807.76660.8825644.166844.46-20110.444624.18881.18-24449.554587.46-29225.336投资回报报率(%)8.3668.3668.36632.4448.366-19.918.3668.366-23.248.366-27.76销售利润润率(%)7.7227.7227.7

40、2224.557.722-24.857.7227.722-30.287.722-38.43方案十00000000000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)6571.5558.5558.5574.77574.77555.22578785278土地费(万元)21577.35523733.08819411.62219411.62224800.95524800.95518333.75525888.82225888.82217255.88825888.822项目成本本(万

41、元元)89822.74498811.01180844.47780844.477103330.115103330.11576355.333107779.229107779.22971866.199107779.229销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利润(万万元)533.62586.99480.2523833.533613.66-22441.224453.58640.34-26990.338426.9-31666.22投资

42、回报报率(%)5.9445.9445.94429.4485.944-21.75.9445.944-24.965.944-29.37销售利润润率(%)5.6115.6115.61122.7775.611-27.715.6115.611-33.265.611-41.59方案十一一00000000000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)7077636380.5580.5559.5584845684土地费(万元)23233.325555.63320900.977209

43、00.97726711.826711.819744.827877.96627877.96618588.64427877.966项目成本本(万元元)91833.444101001.77882655.182655.1105660.996105660.99678055.922110220.113110220.11373466.755110220.113销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利润(万万元)332.92366.2229

44、9.6222022.9382.85-24772.005282.99399.5-29331.222266.34-34007.004投资回报报率(%)3.6333.6333.63326.6653.633-23.413.6333.633-26.63.633-30.92销售利润润率(%)3.53.53.521.0043.5-30.563.53.5-36.243.5-44.75方案十二二00000000000投资变化化比例(%)010-10-101515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)7582.5567.5567

45、.5586.22586.22563.77590906090土地费(万元)24899.25527388.18822400.33322400.33328622.64428622.64421155.86629877.129877.119911.429877.1项目成本本(万元元)93844.133103222.55484455.72284455.722107991.775107991.77579766.511112660.996112660.99675077.3112660.996销售收入入(万元元)95166.36610466885644.722104668109443.88180888.9118

46、0888.911114119.66380888.91176133.09976133.099利润(万万元)132.23145.4611920222.288152.06-27002.884112.4158.67-31772.005105.79-36447.887投资回报报率(%)1.4111.4111.41123.9941.411-25.051.4111.411-28.171.411-32.39销售利润润率(%)1.3991.3991.39919.3321.399-33.411.3991.399-39.211.399-47.92方案十三三00000000000投资变化化比例(%)010-10-10

47、1515-152020-2020销售收入入变化比比例(%)010-101015-15-1520-15-20-20地价(万万元/亩亩)8088727292926896966496土地费(万元)26555.229200.72223899.68823899.68830533.48830533.48822566.92231866.24431866.24421244.16631866.244项目成本本(万元元)95844.833105443.33186266.35586266.355110222.555110222.55581477.111115001.88115001.8876677.866115001.88销售收入入(万元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利润(万万元)-68.47-75.31-61.6318411.655-78.74-29333.664-58.2-82.17-34112.889-54.77-38888.771投资回报报率