年成都某综合小区项目整体策划和可行性报告

****花园项目开发可行性分析报告项目编号：******估字[20066]008号项目名称：*****花园总造价：6433547511.09元楼面造价：1352..07元/M2土地面积：222127M22建筑面积：475977.1M2建筑密度：300%容积率：3绿化率：30%建设单位：*****房地产开发发有限责任公公司项目负责人：***编制单位：*****房地产开发发有限责任公公司编制负责人：***编制审核人人：编制人：编制日期：2006--9-27目录一、项项目概况……………………11、项项目名称2、开开发地点3、项项目性质4、项项目规模5、投投资方式6、项项目建设单位位7、项项目使用功能能设置8、项项目的实施二、编编制说明……………………1三、***花园成本计计算表………………………3四、***花园销售收收入表………………………6五、***花园投资计计划表………………………7六、***花园金筹措措计划表…………………10七、***花园土地拍拍卖多方案经经济分析表…………………11八、***花园敏感性性分析表……………………14九、***花园概率分分布情况表…………………20十、***花园概率分分析情况表…………………21一、项目概况况1、项项目名称：**花园2、开开发地点：华华阳南沿线3、项项目性质：集集商贸、餐饮饮、娱乐、旅旅宿、办公于于一体的综合合小区4、项项目规模：（1）占占地面积：总总占地面积22127平方米（折折合33.19亩）（2）住住宅总套数：：621套（3）总总建筑面积：：475977.1平方米其中：单车车库1197..1平方米商业铺面2000平方米住宅43200平方米公建1200平方米（4）估估算总造价：：7778..54万元，综合合单方造价为为1578..82元/平方米5、投投资方式：自自筹资金6、项项目建设单位位：****房地产开发发有限责任公公司7、项项目使用功能能设置（1）11、2、3号楼地层为为商业铺面（2）11、2、3号楼二楼为为餐厅及娱乐乐性用房（3）11、2、3号楼三、四四楼为旅宿及及办公用房8、项项目的实施项目于于2006年底开工，逐逐步开发，计计划在2008年底全部建建成投入使用用。二、编编制说明1、部部分项目造价价为概算数据据。2、按按均衡投入来来计算建设期期利息（计算算本金为直接接费）。三、***花园成本计计算表四、***花园销售收收入表五、***花园投资计计划表六、***花园资金筹筹措计划表七、***花园土地拍拍卖多方案经经济分析表八、***花园敏感性性分析表九、***花园概率分分布情况表十、***花园概率分分析情况表****花园成成本计算表编码工程项目（费用用）名名称计量单位工程量单价或费率造价或费用(元元))楼面造价(元//MM2)百分比(%)计算公式或说明明1.一、征地、拆迁迁补补偿费001198399955251.7818.63%1-1-1征地费（拍卖价价）亩33.193500001161650000244.0618.06%按实际发生1-1-1土地契税元、%116165000033484957.320.55%1-1-1土地登记公证费费笔119000190000.40.03%2.二、斟察、设计计和和前期费0038441588..0480.765.98%2-1-1地形图测绘费平方米221270.143097.7880.070.01%按土地面积0..114元/平方米2-1-2总体规划设计费费（定定点费）平方米221272442540.930.07%土地面积2元//平平方米2-2-1地质勘察费米120055660001.390.11%按钻深55元//米米2-2-2建筑设计费平方米47597.118380776..8880.6%按10元/平方方米（建筑面面积积）2-3-2城市市政建设配配套套费（二级级地地段）平方米46397.114520878699..543.873.25%按45元/平方方米（建筑面面积积）2-4-1规划管理费元、‰2643745555379312.33771.670.13%土建造价的3‰‰2-6-1放线费点60326195600.410.04%放线点326元元//点2-11-1招标费元、‰2643745555126437.44660.560.05%按土建工程造价价的的1‰计算2-13-1监理费元、‰2643745555252874.99111.110.09%按土建工程造价价的的2‰计算2-14-1预结算审计费元、‰2643745555379312.33771.670.13%按土建工程造价价的的3‰计算2-15-1消防配套费平方米46397.113139191..332.920.22%按3元/平方米米计算（非营营营业公共配配套套免）2-16-1施工合同鉴证费费元、‰2643745555126437.44660.560.05%按土建工程造价价的的1‰计算2-17-1噪音费月501600800001.680.13%1600元/月月..幢2-18-1建设项目环境影影响响评价收费费元、‰2643745555379312.33771.670.13%按土建工程造价价的的3‰计算2-19-1避雷安装检测费费支485526400.060.01%检测避雷针555元元/支2-20-1防洪堤工程建设设管管理费平方米46397.11146397.110.970.08%按竣工面积3元元//平方米计算算2-21-1人防管理费平方米47597.1110475971100.74%按建筑面积100元元/平方米计算算2-24-1工地管理费项105000500001.050.08%按5000元//项2-27-1建筑方案评审费费平方米47597.110.29519.4220.20.02%0.2元/平方方米米2-29-1白蚁预防费平方米47597.11295194.2220.15%按3元/平方米米(建筑面积积)3.三、建筑安装工工程程费002718430033.5571.1342.25%3-1-1桩工程平方米46397.11502319855548.743.61%按概算造价3-1-3土建工程平方米46397.115002319855500487.3936.05%按概算造价3-2-1室内供水供电、线线路安装工程程平方米47597.113516658988..5352.59%按概算造价4.四、（小区）配配套套建设费0056665000119.058.81%4-1-1道路工程平方米100001001000000021.011.56%按概算造价4-1-2室外排污排水工工程程米5003101550003.260.25%按概算造价4-2-1围墙工程项11000001000002.10.16%按概算造价4-3-1室外供电安装工工程程项190000090000018.911.4%按概算造价4-4-1绿化工程平方米6600603960008.320.62%按概算造价4-5-1路灯安装工程盏50350175000.370.03%按概算造价4-8-1供配电增容费（贴贴费）千瓦30007502250000047.273.5%按750元/千千瓦4-13-1公共配套设施费费（托托儿所）平方米120060072000015.131.12%按概算造价4-13-4公共配套设施费费（文文化活动站站）平方米60600360000.760.06%按概算造价4-13-7公共配套设施费费（居居委会）平方米60600360000.760.06%按概算造价4-13-111公共配套设施费费（单单车棚）平方米60700420000.880.07%按概算造价4-13-122公共配套设施费费（垃垃圾中转站站）平方米20700140000.290.03%按概算造价ZJF直接费004867895566.541022.73375.65%1.+2.+33..+4.共4项的和5.五、管理费0016397366..6834.452.55%5-1-1建设管理费（11..65%）元、%4867895566.541.65803202..77816.881.25%直接费的1.6655%5-2-1销售管理费元、%83653399001836533..9917.581.3%6.六、税费0063607000..31133.649.89%6-2-1营业税及附加（55.5%）元、%83653399005.546009366..4596.667.15%按出售房屋总价价款款的5.5%6-2-2带征所得税元、%83653399001.512548000..8526.361.95%6-2-3印花税元、‰8365339900183653.33991.760.13%销售额的1‰6-5-1建筑面积测量费费平方米47597.111.780915.00771.70.13%6-4-3房屋竣工总登记记费费元、‰76020000001760201.60.12%按评估价的1‰‰6-5-1教育附加费元、%26437455551264374..5555.550.42%按土建造价的11%%计算7.七、利息0062149888..86130.579.66%7-1-1利息（按年利率率均均衡投入）元、%4867895566.545.8562149888..86130.579.66%按直接费，年利利率率5.85%计算8.八、不可预见费费0014603688..730.682.27%8-1-1不可预见费（按按直直接费计）元、%4867895566.54314603688..730.682.27%JJF间接费001567579944.55329.3424.36%5.+6.+77..+8.共4项的和ZZJ总造价006435475511.091352.077100%00000%****花园销销售收入表序号楼层、单元或楼楼房房名称计量单位单价建筑面积(M22))可售面积(M22))项目套数可售套数销售收入(元))销售模式备注1住宅元/㎡168043200432006216217257600000按建筑面积2商铺元/㎡500020002000001000000000按建筑面积3单车库元/㎡9001197.11197.10010773900按建筑面积4公共建筑元/㎡012000000按建筑面积合计000008365339900****花园投投资计划表(略)****花园资资金筹措计划划表(略)****花园多多方案经济分分析表序号方案名称地价(万元/亩亩)土地费(万元))项目成本(万元元))土地费比例(%%))销售收入(万元元))利润(万元)投资利润率(%%))备注1方案一20663.85833.38811.38%8365.3442531.96643.40%2方案二25829.756034.08813.75%8365.3442331.26638.63%3方案三30995.76234.78815.97%8365.3442130.56634.17%4方案四351161.6556435.48818.05%8365.3441929.86629.99%5方案五401327.66636.17720.01%8365.3441729.17726.06%6方案六451493.5556836.87721.85%8365.3441528.47722.36%7方案七501659.57037.57723.58%8365.3441327.77718.87%8方案八551825.4557238.27725.22%8365.3441127.07715.57%9方案九601991.47438.97726.77%8365.344926.3712.45%10方案十652157.3557639.67728.24%8365.344725.679.50%11方案十一702323.37840.37729.63%8365.344524.976.70%12方案十二752489.2558041.07730.96%8365.344324.274.03%13方案十三802655.28241.77732.22%8365.344123.571.50%14方案十四852821.1558442.47733.42%8365.344-77.13-0.91%15方案十五902987.18643.17734.56%8365.344-277.833-3.21%****花园敏敏感性分析表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投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)2020202020202020202020土地费(万元))663.8663.8663.8663.8663.8663.8663.8663.8663.8663.8663.8项目成本(万元元))5833.3886416.7225250.0445250.0446708.3996708.3994958.3777000.0667000.0664666.77000.066销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)2531.9662785.1552278.7773951.8332911.755402.152152.1773038.355110.482025.577-307.799投资利润率(%%))43.443.443.475.2743.45.9943.443.41.5843.4-4.4销售利润率(%%))30.2730.2730.2742.9530.275.6630.2730.271.5530.27-4.6方案二00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)2525252525252525252525土地费(万元))829.75829.75829.75829.75829.75829.75829.75829.75829.75829.75829.75项目成本(万元元))6034.0886637.4995430.6775430.6776939.1996939.1995128.9777240.97240.94827.2667240.9销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)2331.2662564.3882098.1443771.22680.955171.351981.5772797.511-130.3661865.011-548.633投资利润率(%%))38.6338.6338.6469.4438.632.4738.6338.63-1.838.63-7.58销售利润率(%%))27.8727.8727.8740.9827.872.4127.8727.87-1.8327.87-8.2方案三00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)3030303030303030303030土地费(万元))995.7995.7995.7995.7995.7995.7995.7995.7995.7995.7995.7项目成本(万元元))6234.7886858.2665611.35611.3717071705299.5667481.7447481.7444987.8227481.744销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)2130.5662343.6111917.5113590.5772450.144-59.461810.9882556.677-371.21704.455-789.477投资利润率(%%))34.1734.1734.1763.9934.17-0.8334.1734.17-4.9634.17-10.55销售利润率(%%))25.4725.4725.4739.0225.47-0.8425.4725.47-5.2225.47-11.8方案四00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)3535353535353535353535土地费(万元))1161.6551161.6551161.6551161.6551161.6551161.6551161.6551161.6551161.6551161.6551161.655项目成本(万元元))6435.4887079.0335791.9335791.9337400.87400.85470.1667722.5887722.5885148.3887722.588销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)1929.8662122.8441736.8883409.9442219.344-290.2661640.3882315.833-612.0441543.899-1030.3311投资利润率(%%))29.9929.9929.9958.8729.99-3.9229.9929.99-7.9329.99-13.34销售利润率(%%))23.0723.0723.0737.0623.07-4.0823.0723.07-8.6123.07-15.4方案五00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)4040404040404040404040土地费(万元))1327.61327.61327.61327.61327.61327.61327.61327.61327.61327.61327.6项目成本(万元元))6636.1777299.7995972.5555972.5557631.67631.65640.7447963.47963.45308.9447963.4销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)1729.1771902.0881556.2663229.3221988.544-521.0661469.82075.011-852.8661383.333-1271.1133投资利润率(%%))26.0626.0626.0654.0726.06-6.8326.0626.06-10.7126.06-15.96销售利润率(%%))20.6720.6720.6735.0920.67-7.3320.6720.67-11.9920.67-18.99方案六00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)4545454545454545454545土地费(万元))1493.5551493.5551493.5551493.5551493.5551493.5551493.5551493.5551493.5551493.5551493.555项目成本(万元元))6836.8777520.5666153.1886153.1887862.47862.45811.3448204.2448204.2445469.58204.244销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)1528.4771681.3111375.6333048.6991757.744-751.8661299.21834.177-1093.771222.777-1511.9977投资利润率(%%))22.3622.3622.3649.5522.36-9.5622.3622.36-13.3322.36-18.43销售利润率(%%))18.2718.2718.2733.1318.27-10.5718.2718.27-15.3818.27-22.59方案七00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)5050505050505050505050土地费(万元))1659.51659.51659.51659.51659.51659.51659.51659.51659.51659.51659.5项目成本(万元元))7037.5777741.3336333.8116333.8118093.2118093.2115981.9338445.0888445.0885630.0668445.088销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)1327.7771460.54411952868.0661526.933-982.6771128.6111593.333-1334.55441062.211-1752.8811投资利润率(%%))18.8718.8718.8745.2818.87-12.1418.8718.87-15.818.87-20.76销售利润率(%%))15.8715.8715.8731.1715.87-13.8215.8715.87-18.7715.87-26.19方案八00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)5555555555555555555555土地费(万元))1825.4551825.4551825.4551825.4551825.4551825.4551825.4551825.4551825.4551825.4551825.455项目成本(万元元))7238.2777962.16514.4446514.4448324.0118324.0116152.5338685.9228685.9225790.6228685.922销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)1127.0771239.7771014.3772687.4331296.133-1213.4477958.011352.499-1575.3388901.65-1993.6655投资利润率(%%))15.5715.5715.5741.2515.57-14.5815.5715.57-18.1415.57-22.95销售利润率(%%))13.4713.4713.4729.2113.47-17.0713.4713.47-22.1613.47-29.79方案九00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)6060606060606060606060土地费(万元))1991.41991.41991.41991.41991.41991.41991.41991.41991.41991.41991.4项目成本(万元元))7438.9778182.8776695.0776695.0778554.8228554.8226323.1228926.7668926.7665951.1888926.766销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)926.371019833.742506.81065.322-1444.2288787.421111.655-1816.2222741.09-2234.4499投资利润率(%%))12.4512.4512.4537.4412.45-16.8812.4512.45-20.3512.45-25.03销售利润率(%%))11.0711.0711.0727.2411.07-20.3111.0711.07-25.5411.07-33.39方案十00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)6565656565656565656565土地费(万元))2157.3552157.3552157.3552157.3552157.3552157.3552157.3552157.3552157.3552157.3552157.355项目成本(万元元))7639.6778403.6446875.76875.78785.6228785.6226493.7229167.69167.66111.7449167.6销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)725.67798.23653.112326.177834.52-1675.0088616.82870.81-2057.0066580.53-2475.3333投资利润率(%%))9.59.59.533.839.5-19.079.59.5-22.449.5-27销售利润率(%%))8.678.678.6725.288.67-23.568.678.67-28.938.67-36.99方案十一00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)7070707070707070707070土地费(万元))2323.32323.32323.32323.32323.32323.32323.32323.32323.32323.32323.3项目成本(万元元))7840.3778624.4117056.3337056.3339016.4339016.4336664.3119408.4449408.4446272.39408.444销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)524.97577.46472.482145.544603.71-1905.8899446.23629.97-2297.99419.97-2716.1177投资利润率(%%))6.76.76.730.416.7-21.146.76.7-24.426.7-28.87销售利润率(%%))6.286.286.2823.326.28-26.86.286.28-32.326.28-40.59方案十二00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)7575757575757575757575土地费(万元))2489.2552489.2552489.2552489.2552489.2552489.2552489.2552489.2552489.2552489.2552489.255项目成本(万元元))8041.0778845.1887236.9667236.9669247.2339247.2336834.9119649.2889649.2886432.8669649.288销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)324.27356.69291.851964.911372.91-2136.6699275.63389.13-2538.7744259.41-2957.0011投资利润率(%%))4.034.034.0327.154.03-23.114.034.03-26.314.03-30.64销售利润率(%%))3.883.883.8821.353.88-30.053.883.88-35.73.88-44.19方案十三00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)8080808080808080808080土地费(万元))2655.22655.22655.22655.22655.22655.22655.22655.22655.22655.22655.2项目成本(万元元))8241.7779065.9557417.5997417.5999478.0449478.0447005.59890.1229890.1226593.4229890.122销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)123.57135.92111.221784.288142.1-2367.55105.04148.29-2779.558898.85-3197.8855投资利润率(%%))1.51.51.524.051.5-24.981.51.5-28.11.5-32.33销售利润率(%%))1.481.481.4819.391.48-33.31.481.48-39.091.48-47.78方案十四00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)8585858585858585858585土地费(万元))2821.1552821.1552821.1552821.1552821.1552821.1552821.1552821.1552821.1552821.1552821.155项目成本(万元元))8442.4779286.7227598.2227598.2229708.8449708.8447176.110130.996610130.99666753.98810130.9966销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)-77.13-84.85-69.411603.655-88.7-2598.33-65.56-92.55-3020.4422-61.71-3438.6699投资利润率(%%))-0.91-0.91-0.9121.11-0.91-26.76-0.91-0.91-29.81-0.91-33.94销售利润率(%%))-0.92-0.92-0.9217.43-0.92-36.54-0.92-0.92-42.48-0.92-51.38方案十五00000000000投资变化比例((%%)010-10-101515-152020-2020销售收入变化比比例例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)9090909090909090909090土地费(万元))2987.12987.12987.12987.12987.12987.12987.12987.12987.12987.12987.1项目成本(万元元))8643.1779507.4997778.8557778.8559939.6559939.6557346.69910371.8810371.886914.54410371.88销售收入(万元元))8365.3449201.8777528.8119201.8779620.1447110.5447110.54410038.44117110.5446692.2776692.277利润(万元)-277.833-305.622-250.0441423.022-319.511-2829.1111-236.155-333.399-