某楼盘项目开发可行性分析报告

1、锦绣家园项目开发可行性分析报告项目编号：锦绣估字2004198号项目名称：锦绣家家园总造价：77778853778.664元 楼面造造价：115788.822元/MM2土地面积：221127MM2 建建筑面积积：4992688.1MM2建筑密度：30% 容积率率：3 绿绿化率：30%建设单位：锦绣家家园房地地产开发发有限责责任公司司项目负责人人：李富富华编制单位：锦绣家家园房地地产开发发有限责责任公司司编制负责人人：李富富华 编编制审核核人：黄黄永春编制人：欧欧阳白雪雪 编制制日期：20004-99-122目录 一一、项目目概况1 11、项目目名称 22、开发发地点 33、项目目性质 44、项

2、目目规模 55、投资资方式 66、项目目建设单单位 77、项目目使用功功能设置置 88、项目目的实施施 二二、编制制说明1 三三、锦锈锈家园成成本计算算表2 四四、锦锈锈家园面面积和销销售收入入表5 五五、锦锈锈家园经经济分析析表6 六六、锦绣绣家园敏敏感性分分析表7 一一、项目目概况 11、项目目名称：锦绣家家园 22、开发发地点：锦绣家家园路 33、项目目性质：集商贸贸、餐饮饮、娱乐乐、旅宿宿、办公公于一体体的综合合小区 44、项目目规模： （11）占地地面积：总占地地面积2221227平方方米（折折合333.199亩） （22）住宅宅总套数数：6221套 （33）总建建筑面积积：4992

3、688.1 平方米米 其中：单车库库11997.11平方米米 商业铺铺面84474平平方米 住宅3383997平方方米 公建112000平方米米 （44）估算算总造价价：77778.54万万元，综综合单方方造价为为15778.882元/平方米米 55、投资资方式：自筹资资金 66、项目目建设单单位：锦锦绣家园园房地产产开发有有限责任任公司 77、项目目使用功功能设置置 （11）1、22、3号号楼地层层为商业业铺面 （22）1、22、3号号楼二楼楼为餐厅厅及娱乐乐性用房房 （33）1、22、3号号楼三、四四楼为旅旅宿及办办公用房房 88、项目目的实施施 项项目于220044年底开开工，逐逐步开发

4、发，计划划在20008年年底全部部建成投投入使用用。 二二、编制制说明 11、部分分项目造造价为概概算数据据。 22、按均均衡投入入来计算算建设期期利息（计计算本金金为直接接费）。 三三、锦锈锈家园成成本计算算表 四四、锦锈锈家园面面积和销销售收入入表 五五、锦锈锈家园经经济分析析表 六六、锦绣绣家园敏敏感性分分析表锦绣家园成成本计算算表编码工程项目（费费用）名名称计量单位工程量单价或费率率造价或费用用(元)楼面造价(元/MM2)百分比(%)计算公式或或说明1.一、征地、拆拆迁补偿偿费001198339955243.22415.411%1-1-11征地费（拍拍卖价）亩33.1993500000

5、1161665000235.77814.944%按实际发生生1-1-11土地契税元、%1161665000334849957.070.45%1-1-11土地登记公公证费笔11900001900000.390.03%2.二、斟察、设设计和前前期费0074231139.9150.6679.55%2-1-11地形图测绘绘费平方米2212770.143097.780.060.01%按土地面积积0.114元/平方米米2-1-22总体规划设设计费（定定点费）平方米22127724425440.90.06%土地面积22元/平平方米2-2-11地质勘察费费米1200556600001.340.09%按钻深55

6、5元/米米2-2-22建筑设计费费平方米492688.1104926881100.64%按10元/平方米米（建筑筑面积）2-3-11城市市政建建设配套套费（一一级地段段）平方米480688573.1774.64%按75元/平方米米（建筑筑面积）2-4-11规划管理费费元、26437745553793122.3771.610.11%土建造价的的32-6-11放线费点603261956000.40.03%放线点3226元/点2-11-1招标费元、26437745551264377.4660.540.04%按土建工程程造价的的1计算2-13-1监理费元、2643774555

7、2528744.9111.070.07%按土建工程程造价的的2计算2-14-1预结算审计计费元、26437745553793122.3771.610.11%按土建工程程造价的的3计算2-15-1消防配套费费平方米480688.131442004.332.930.19%按3元/平平方米计计算（非非营业公公共配套套免）2-16-1施工合同鉴鉴证费元、26437745551264377.4660.540.04%按土建工程程造价的的1计算2-17-1噪音费月5016008000001.620.11%1600元元/月.幢2-18-1建设项目环环境影响响评价收收费元、26437745553793122.3

8、771.610.11%按土建工程程造价的的3计算2-19-1避雷安装检检测费支485526400.050.01%检测避雷针针55元元/支2-20-1防洪堤工程程建设管管理费平方米480688.131442004.332.930.19%按竣工面积积3元/平方米米计算2-21-1人防管理费费平方米492688.1104926881100.64%按建筑面积积10元元/平方方米计算算2-22-1防空地下室室易地建建设费平方米20008001600000032.4882.06%按地层面积积8000元/平平方米计计算2-24-1工地管理费费项1050005000001.010.07%按50000元/项项2

9、-26-2墙改费（民民用）平方米492688.14.62266333.2264.60.3%民用建筑44.6元元/平方方米2-27-1建筑方案评评审费平方米492688.10.29853.620.20.02%0.2元/平方米米2-29-1白蚁预防费费平方米492688.12985366.220.13%按3元/平平方米(建筑面面积)3.三、建筑安安装工程程费003406552433.5691.44343.8%3-1-11桩工程平方米480688.1502403440548.7883.09%按概算造价价3-1-33土建工程平方米480688.15502643774555536.6633.999%按概

10、算造价价3-2-11室内供水供供电、线线路安装装工程平方米4926885352.22%按概算造价价3-2-22电梯安装工工程项1035000003500000071.0444.5%按概算造价价4.四、（小区区）配套套建设费费0058485500118.7717.52%4-1-11道路工程平方米1000001001000000020.31.29%按概算造价价4-1-22室外排污排排水工程程米50041020500004.160.27%按概算造价价4-2-11围墙工程项1100000010000002.030.13%按概算造价价4-3-11室外供电安安装工程程项19000

11、000900000018.2771.16%按概算造价价4-4-11绿化工程平方米66006039600008.040.51%按概算造价价4-5-11路灯安装工工程盏503501750000.360.03%按概算造价价4-8-11供配电增容容费（贴贴费）千瓦30007502250000045.6772.9%按750元元/千瓦瓦4-13-1公共配套设设施费（托托儿所）平方米1200700840000017.0551.08%按概算造价价4-13-4公共配套设设施费（文文化活动动站）平方米607004200000.850.06%按概算造价价4-13-7公共配套设设施费（居居委会）平方米60700420

12、0000.850.06%按概算造价价4-13-11公共配套设设施费（单单车棚）平方米607004200000.850.06%按概算造价价4-13-12公共配套设设施费（垃垃圾中转转站）平方米207001400000.280.02%按概算造价价ZJF直接费005932008788.41204.0476.277%1.+2.+3.+4.共4项项的和5.五、管理费费0019304430.7939.1882.49%5-1-11建设管理费费（1.65%）元、%5932008788.41.659787994.44919.8771.26%直接费的11.655%5-2-11销售管理费费元、%9516336300

13、19516336.3319.3221.23%6.六、税费0071807768.05145.7759.24%6-2-11营业税及附附加（55.5%）元、%95163363005.552339999.65106.2246.73%按出售房屋屋总价款款的5.5%6-2-22带征所得税税元、%95163363001.514274454.4528.9771.84%6-2-33印花税元、95163363001951633.6331.930.13%销售额的116-5-11建筑面积测测量费平方米492688.11.7837555.7771.70.11%6-4-33房屋竣工总总登记费费元、760200000017

14、602001.540.1%按评估价的的16-5-11教育附加费费元、%264377455512643774.5555.370.34%按土建造价价的1%计算7.七、利息0075736675.05153.7729.74%7-1-11利息（按年年利率均均衡投入入）元、%5932008788.45.8575736675.05153.7729.74%按直接费，年年利率55.855%计算算8.八、不可预预见费0017796626.3536.1222.29%8-1-11不可预见费费（按直直接费计计）元、%5932008788.4317796626.3536.1222.29%JJF间接费00184644500

15、0.244374.77823.744%5.+6.+7.+8.共4项项的和ZZJ总造价007778553788.6441578.82100%锦绣家园面面积和销销售收入入表序号楼层、单元元或楼房房名称计量单位单价建筑面积(M2)可售面积(M2)项目套数可售套数销售收入(元)销售模式备注1住宅元/13503839773839776216215183559500按建筑面积积2商铺元/500084748474004237000000按建筑面积积3单车库元/8001197.11197.1009576880按建筑面积积4公共建筑元/012000000按建筑面积积合计000009516336300锦绣家园经经

16、济分析析表序号方案名称地价(万元元/亩)土地费(万万元)项目成本(万元)土地费比例例(%)销售收入(万元)利润(万元元)回报率(%)备注1方案一20663.887176.449.25%9516.362339.9232.611%2方案二25829.7757377.1411.255%9516.362139.2229.000%3方案三30995.777577.8413.144%9516.361938.5225.588%4方案四351161.657778.5414.933%9516.361737.8222.344%5方案五401327.67979.2416.644%9516.361537.1219.2

17、66%6方案六451493.558179.9418.266%9516.361336.4216.344%7方案七501659.58380.6419.800%9516.361135.7213.555%8方案八551825.458581.3421.277%9516.36935.00210.900%9方案九601991.48782.0422.688%9516.36734.3328.36%10方案十652157.358982.7424.022%9516.36533.6625.94%11方案十一702323.39183.4425.300%9516.36332.9923.63%12方案十二752489.25

18、9384.1326.533%9516.36132.2231.41%13方案十三802655.29584.8327.700%9516.36-68.447-0.711%14方案十四852821.159785.5328.833%9516.36-269.17-2.755%15方案十五902987.19986.2329.911%9516.36-469.87-4.711%锦绣家园敏敏感性分分析表方案名称项目名称基本数变化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10方案一00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010

19、-101015-15-1520-15-20-20地价(万元元/亩)2022181823231724241624土地费(万万元)663.88730.118597.442597.442763.337763.337564.223796.556796.556531.004796.556项目成本(万元)7176.447894.086458.86458.88252.918252.916099.978611.738611.735741.158611.73销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338088.91761

20、3.097613.09利润(万元元)2339.922573.922105.924009.22690.9-1641988.942807.9-522.821871.94-998.64投资回报率率(%)32.61132.61132.61162.07732.611-1.99932.61132.611-6.07732.611-11.66销售利润率率(%)24.59924.59924.59938.324.599-2.03324.59924.599-6.46624.599-13.112方案二00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)

21、010-101015-15-1520-15-20-20地价(万元元/亩)2527.522.522.528.75528.75521.25530302030土地费(万万元)829.775912.772746.778746.778954.221954.221705.229995.77995.77663.88995.77项目成本(万元)7377.148114.856639.436639.438483.718483.716270.578852.578852.575901.718852.57销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91

22、114199.6338088.917613.097613.09利润(万元元)2139.222353.151925.293828.572460.1-394.81818.342567.06-763.661711.38-12399.488投资回报率率(%)29292957.66629-4.6552929-8.63329-14销售利润率率(%)22.48822.48822.48836.57722.488-4.88822.48822.488-9.44422.488-16.228方案三00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)01

23、0-101015-15-1520-15-20-20地价(万元元/亩)3033272734.534.525.536362436土地费(万万元)995.771095.27896.113896.1131145.061145.06846.3341194.841194.84796.5561194.84项目成本(万元)7577.848335.626820.066820.068714.528714.526441.169093.419093.416062.279093.41销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338

24、088.917613.097613.09利润(万元元)1938.522132.381744.663647.942229.29-625.611647.752326.22-10044.51550.82-14800.322投资回报率率(%)25.58825.58825.58853.49925.588-7.18825.58825.588-11.00525.588-16.228销售利润率率(%)20.37720.37720.37734.85520.377-7.73320.37720.377-12.44220.377-19.444方案四00000000000投资变化比比例(%)010-10-101515-

25、152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)3538.531.531.540.25540.25529.75542422842土地费(万万元)1161.651277.821045.491045.491335.91335.9987.441393.981393.98929.3321393.98项目成本(万元)7778.548556.397000.697000.698945.328945.326611.769334.259334.256222.839334.25销售收入(万元)9516.361046888564.7210468

26、8109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)1737.821911.611564.033467.311998.49-856.411477.152085.38-12455.3441390.26-17211.166投资回报率率(%)22.34422.34422.34449.53322.344-9.57722.34422.344-13.33422.344-18.444销售利润率率(%)18.26618.26618.26633.12218.266-10.55918.26618.266-15.4418.266-22.661

27、方案五00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)4044363646463448483248土地费(万万元)1327.61460.361194.841194.841526.741526.741128.461593.121593.121062.081593.12项目成本(万元)7979.248777.167181.327181.329176.139176.136782.359575.099575.096383.399575.09销售收入(万元)951

28、6.361046888564.72104688109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)1537.121690.841383.43286.681767.68-10877.2221306.561844.54-14866.1881229.7-19622投资回报率率(%)19.26619.26619.26645.77719.266-11.88519.26619.266-15.55219.266-20.449销售利润率率(%)16.15516.15516.15531.416.155-13.44416.15516.155-

29、18.33716.155-25.777方案六00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)4549.540.540.551.75551.75538.25554543654土地费(万万元)1493.551642.91344.21344.21717.581717.581269.521792.261792.261194.841792.26项目成本(万元)8179.948997.937361.957361.959406.939406.936952.959815

30、.939815.936543.959815.93销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)1336.421470.071202.773106.051536.88-13188.0221135.961603.7-17277.0221069.14-22022.844投资回报率率(%)16.34416.34416.34442.19916.344-14.00116.34416.344-17.55916.344-22.444销售利润率率(%)14.04414

31、.04414.04429.67714.044-16.22914.04414.044-21.33514.044-28.993方案七00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)5055454557.557.542.560604060土地费(万万元)1659.51825.451493.551493.551908.421908.421410.581991.41991.41327.61991.4项目成本(万元)8380.649218.77542.587542.

32、589637.749637.747123.54100566.777100566.7776704.51100566.777销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)1135.721249.31022.142925.421306.07-15488.833965.3371362.86-19677.866908.558-24433.688投资回报率率(%)13.55513.55513.55538.79913.555-16.00713.55513.555-

33、19.55713.555-24.33销售利润率率(%)11.93311.93311.93327.95511.933-19.11511.93311.933-24.33311.933-32.11方案八00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)5560.549.549.563.25563.25546.75566664466土地费(万万元)1825.4520081642.91642.92099.272099.271551.632190.542190.541

34、460.362190.54项目成本(万元)8581.349439.477723.217723.219868.549868.547294.14102977.611102977.6116865.07102977.611销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)935.0021028.53841.5512744.791075.27-17799.633794.7771122.02-22088.7748.002-26844.522投资回报率率(%)10.9

35、10.910.935.54410.9-18.00310.910.9-21.44510.9-26.007销售利润率率(%)9.839.839.8326.2229.83-229.839.83-27.3319.83-35.226方案九00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)6066545469695172724872土地费(万万元)1991.42190.541792.261792.262290.112290.111692.692389.682389.6

36、81593.122389.68项目成本(万元)8782.049660.247903.847903.84100999.355100999.3557464.73105388.455105388.4557025.63105388.455销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)734.332807.776660.8882564.16844.446-20100.444624.118881.118-24499.544587.446-29255.366投资回

37、报率率(%)8.368.368.3632.4448.36-19.9918.368.36-23.2248.36-27.776销售利润率率(%)7.727.727.7224.57.72-24.8857.727.72-30.2287.72-38.443方案十00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)6571.558.558.574.75574.75555.25578785278土地费(万万元)2157.352373.081941.621941.62248

38、0.952480.951833.752588.822588.821725.882588.82项目成本(万元)8982.749881.018084.478084.47103300.155103300.1557635.33107799.299107799.2997186.19107799.299销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)533.662586.999480.2252383.53613.666-22411.244453.558640.33

39、4-26900.388426.99-31666.2投资回报率率(%)5.945.945.9429.4885.94-21.775.945.94-24.9965.94-29.337销售利润率率(%)5.615.615.6122.7775.61-27.7715.615.61-33.2265.61-41.559方案十一00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)7077636380.580.559.584845684土地费(万万元)2323.32555.63

40、2090.972090.972671.82671.81974.82787.962787.961858.642787.96项目成本(万元)9183.44101011.7888265.18265.1105600.966105600.9667805.92110200.133110200.1337346.75110200.133销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)332.992366.222299.6622202.9382.885-24722.05

41、5282.999399.55-29311.222266.334-34077.044投资回报率率(%)3.633.633.6326.6553.63-23.4413.633.63-26.663.63-30.992销售利润率率(%)3.53.53.521.0443.5-30.5563.53.5-36.2243.5-44.775方案十二00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)7582.567.567.586.25586.25563.75590906090

42、土地费(万万元)2489.252738.182240.332240.332862.642862.642115.862987.12987.11991.42987.1项目成本(万元)9384.13103222.5448445.728445.72107911.755107911.7557976.51112600.966112600.9667507.3112600.966销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)132.223145.4461192022

43、.28152.006-27022.844112.44158.667-31722.055105.779-36477.877投资回报率率(%)1.411.411.4123.9441.41-25.0051.411.41-28.1171.41-32.339销售利润率率(%)1.391.391.3919.3221.39-33.4411.391.39-39.2211.39-47.992方案十三00000000000投资变化比比例(%)010-10-101515-152020-2020销售收入变变化比例例(%)010-101015-15-1520-15-20-20地价(万元元/亩)8088727292926

44、896966496土地费(万万元)2655.22920.722389.682389.683053.483053.482256.923186.243186.242124.163186.24项目成本(万元)9584.83105433.3118626.358626.35110222.555110222.5558147.11115011.8115011.87667.86115011.8销售收入(万元)9516.361046888564.72104688109433.8118088.918088.91114199.6338088.917613.097613.09利润(万元元)-68.447-75.331-61.6631841.65-78.774-29333.644-58.22-82.117-34122.899-54.777-38888.711投资回报率