房地产开发估价及经济实例

锦绣家园项目开发可行性分析报告项目编号：锦绣绣估字[20044]198号项目名称：锦绣绣家园总造价：7777853788.64元楼面造价：1578..82元/M2土地面积：222127M22建筑面积：492688.1M2建筑密度：300%容积率：3绿化率：30%建设单位：锦绣绣家园房地产产开发有限责责任公司项目负责人：编制单位：锦绣绣家园房地产产开发有限责责任公司编制负责人：编制审核人人：编制人：编制日期：2004--9-12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、锦锦锈家园成本本计算表…………………………2四、锦锦锈家园面积积和销售收入入表…………………5五、锦锦锈家园经济济分析表…………………………6六、锦锦绣家园敏感感性分析表………………………7一、项项目概况1、项项目名称：锦锦绣家园2、开开发地点：锦锦绣家园路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：：492688.1平方米其中：单车车库1197..1平方米商业铺面8474平方米住宅38397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：锦绣家园园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2004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、锦锦锈家园成本本计算表四、锦锦锈家园面积积和销售收入入表五、锦锦锈家园经济济分析表六、锦锦绣家园敏感感性分析表锦绣家园成本计计算表编码工程项目（费用用）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//M2)百分比(%)计算公式或说明明1.一、征地、拆迁迁补偿费00119839995243.2415.41%1-1-1征地费（拍卖价价）亩33.19350000116165000235.7814.94%按实际发生1-1-1土地契税元、%11616500033484957.070.45%1-1-1土地登记公证费费笔119000190000.390.03%2.二、斟察、设计计和前期费0074231399.9150.679.55%2-1-1地形图测绘费平方米221270.143097.7880.060.01%按土地面积0..14元/平方米2-1-2总体规划设计费费（定点费）平方米221272442540.90.06%土地面积2元//平方米2-2-1地质勘察费米120055660001.340.09%按钻深55元//米2-2-2建筑设计费平方米49268.1110492681100.64%按10元/平方方米（建筑面面积）2-3-1城市市政建设配配套费（一级级地段）平方米48068.117536051077.573.174.64%按75元/平方方米（建筑面面积）2-4-1规划管理费元、‰264374555379312.3371.610.11%土建造价的3‰‰2-6-1放线费点60326195600.40.03%放线点326元元/点2-11-1招标费元、‰264374555126437.4460.540.04%按土建工程造价价的1‰计算2-13-1监理费元、‰264374555252874.9911.070.07%按土建工程造价价的2‰计算2-14-1预结算审计费元、‰264374555379312.3371.610.11%按土建工程造价价的3‰计算2-15-1消防配套费平方米48068.113144204..32.930.19%按3元/平方米米计算（非营营业公共配套套免）2-16-1施工合同鉴证费费元、‰264374555126437.4460.540.04%按土建工程造价价的1‰计算2-17-1噪音费月501600800001.620.11%1600元/月月.幢2-18-1建设项目环境影影响评价收费费元、‰264374555379312.3371.610.11%按土建工程造价价的3‰计算2-19-1避雷安装检测费费支485526400.050.01%检测避雷针555元/支2-20-1防洪堤工程建设设管理费平方米48068.113144204..32.930.19%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49268.1110492681100.64%按建筑面积100元/平方米计算算2-22-1防空地下室易地地建设费平方米20008001600000032.482.06%按地层面积8000元/平方米计算算2-24-1工地管理费项105000500001.010.07%按5000元//项2-26-2墙改费（民用）平方米49268.114.6226633..264.60.3%民用建筑4.66元/平方米2-27-1建筑方案评审费费平方米49268.110.29853.6220.20.02%0.2元/平方方米2-29-1白蚁预防费平方米49268.11298536.2220.13%按3元/平方米米(建筑面积)3.三、建筑安装工工程费00340652443.5691.4343.8%3-1-1桩工程平方米48068.11502403405548.783.09%按概算造价3-1-3土建工程平方米48068.11550264374555536.633.99%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49268.113517243833.5352.22%按概算造价3-2-2电梯安装工程项103500003500000071.044.5%按概算造价4.四、（小区）配配套建设费0058485000118.717.52%4-1-1道路工程平方米100001001000000020.31.29%按概算造价4-1-2室外排污排水工工程米5004102050004.160.27%按概算造价4-2-1围墙工程项11000001000002.030.13%按概算造价4-3-1室外供电安装工工程项190000090000018.271.16%按概算造价4-4-1绿化工程平方米6600603960008.040.51%按概算造价4-5-1路灯安装工程盏50350175000.360.03%按概算造价4-8-1供配电增容费（贴贴费）千瓦30007502250000045.672.9%按750元/千千瓦4-13-1公共配套设施费费（托儿所）平方米120070084000017.051.08%按概算造价4-13-4公共配套设施费费（文化活动动站）平方米60700420000.850.06%按概算造价4-13-7公共配套设施费费（居委会）平方米60700420000.850.06%按概算造价4-13-111公共配套设施费费（单车棚）平方米60700420000.850.06%按概算造价4-13-122公共配套设施费费（垃圾中转转站）平方米20700140000.280.02%按概算造价ZJF直接费00593208778.41204.04476.27%1.+2.+33.+4.共4项的和5.五、管理费0019304300.7939.182.49%5-1-1建设管理费（11.65%）元、%593208778.41.65978794..4919.871.26%直接费的1.665%5-2-1销售管理费元、%9516363301951636..319.321.23%6.六、税费0071807688.05145.759.24%6-2-1营业税及附加（5.5%）元、%9516363305.552339999.65106.246.73%按出售房屋总价价款的5.5%6-2-2带征所得税元、%9516363301.514274544.4528.971.84%6-2-3印花税元、‰951636330195163.6631.930.13%销售额的1‰6-5-1建筑面积测量费费平方米49268.111.783755.7771.70.11%6-4-3房屋竣工总登记记费元、‰7602000001760201.540.1%按评估价的1‰‰6-5-1教育附加费元、%2643745551264374..555.370.34%按土建造价的11%计算7.七、利息0075736755.05153.729.74%7-1-1利息（按年利率率均衡投入）元、%593208778.45.8575736755.05153.729.74%按直接费，年利利率5.85%计算8.八、不可预见费费0017796266.3536.122.29%8-1-1不可预见费（按按直接费计）元、%593208778.4317796266.3536.122.29%JJF间接费00184645000.24374.7823.74%5.+6.+77.+8.共4项的和ZZJ总造价00777853778.641578.822100%锦绣家园面积和和销售收入表表序号楼层、单元或楼楼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/㎡13503839738397621621518359550按建筑面积2商铺元/㎡50008474847400423700000按建筑面积3单车库元/㎡8001197.11197.100957680按建筑面积4公共建筑元/㎡012000000按建筑面积合计00000951636330锦绣家园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)回报率(%)备注1方案一20663.87176.4449.25%9516.3662339.92232.61%2方案二25829.757377.14411.25%9516.3662139.22229.00%3方案三30995.77577.84413.14%9516.3661938.52225.58%4方案四351161.6557778.54414.93%9516.3661737.82222.34%5方案五401327.67979.24416.64%9516.3661537.12219.26%6方案六451493.5558179.94418.26%9516.3661336.42216.34%7方案七501659.58380.64419.80%9516.3661135.72213.55%8方案八551825.4558581.34421.27%9516.366935.0210.90%9方案九601991.48782.04422.68%9516.366734.328.36%10方案十652157.3558982.74424.02%9516.366533.625.94%11方案十一702323.39183.44425.30%9516.366332.923.63%12方案十二752489.2559384.13326.53%9516.366132.231.41%13方案十三802655.29584.83327.70%9516.366-68.47-0.71%14方案十四852821.1559785.53328.83%9516.366-269.177-2.75%15方案十五902987.19986.23329.91%9516.366-469.877-4.71%锦绣家园敏感性性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投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(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(万元元)7176.4447894.0886458.86458.88252.9118252.9116099.9778611.7338611.7335741.1558611.733销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)2339.9222573.9222105.9224009.22690.9-1641988.9442807.9-522.8221871.944-998.644投资回报率(%%)32.6132.6132.6162.0732.61-1.9932.6132.61-6.0732.61-11.6销售利润率(%%)24.5924.5924.5938.324.59-2.0324.5924.59-6.4624.59-13.12方案二00000000000投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)2527.522.522.528.7528.7521.2530302030土地费(万元))829.75912.72746.78746.78954.21954.21705.29995.7995.7663.8995.7项目成本(万元元)7377.1448114.8556639.4336639.4338483.7118483.7116270.5778852.5778852.5775901.7118852.577销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)2139.2222353.1551925.2993828.5772460.1-394.81818.3442567.066-763.6661711.388-1239.448投资回报率(%%)29292957.6629-4.652929-8.6329-14销售利润率(%%)22.4822.4822.4836.5722.48-4.8822.4822.48-9.4422.48-16.28方案三00000000000投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)3033272734.534.525.536362436土地费(万元))995.71095.277896.13896.131145.0661145.066846.341194.8441194.844796.561194.844项目成本(万元元)7577.8448335.6226820.0666820.0668714.5228714.5226441.1669093.4119093.4116062.2779093.411销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)1938.5222132.3881744.6663647.9442229.299-625.6111647.7552326.222-1004.551550.822-1480.332投资回报率(%%)25.5825.5825.5853.4925.58-7.1825.5825.58-11.0525.58-16.28销售利润率(%%)20.3720.3720.3734.8520.37-7.7320.3720.37-12.4220.37-19.44方案四00000000000投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)3538.531.531.540.2540.2529.7542422842土地费(万元))1161.6551277.8221045.4991045.4991335.91335.9987.41393.9881393.988929.321393.988项目成本(万元元)7778.5448556.3997000.6997000.6998945.3228945.3226611.7669334.2559334.2556222.8339334.255销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)1737.8221911.6111564.0333467.3111998.499-856.4111477.1552085.388-1245.3341390.266-1721.116投资回报率(%%)22.3422.3422.3449.5322.34-9.5722.3422.34-13.3422.34-18.44销售利润率(%%)18.2618.2618.2633.1218.26-10.5918.2618.26-15.418.26-22.61方案五00000000000投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)4044363646463448483248土地费(万元))1327.61460.3661194.8441194.8441526.7441526.7441128.4661593.1221593.1221062.0881593.122项目成本(万元元)7979.2448777.1667181.3227181.3229176.1339176.1336782.3559575.0999575.0996383.3999575.099销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)1537.1221690.8441383.43286.6881767.688-1087.2221306.5661844.544-1486.1181229.7-1962投资回报率(%%)19.2619.2619.2645.7719.26-11.8519.2619.26-15.5219.26-20.49销售利润率(%%)16.1516.1516.1531.416.15-13.4416.1516.15-18.3716.15-25.77方案六00000000000投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)4549.540.540.551.7551.7538.2554543654土地费(万元))1493.5551642.91344.21344.21717.5881717.5881269.5221792.2661792.2661194.8441792.266项目成本(万元元)8179.9448997.9337361.9557361.9559406.9339406.9336952.9559815.9339815.9336543.9559815.933销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)1336.4221470.0771202.7773106.0551536.888-1318.0021135.9661603.7-1727.0021069.144-2202.884投资回报率(%%)16.3416.3416.3442.1916.34-14.0116.3416.34-17.5916.34-22.44销售利润率(%%)14.0414.0414.0429.6714.04-16.2914.0414.04-21.3514.04-28.93方案七00000000000投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)5055454557.557.542.560604060土地费(万元))1659.51825.4551493.5551493.5551908.4221908.4221410.5881991.41991.41327.61991.4项目成本(万元元)8380.6449218.77542.5887542.5889637.7449637.7447123.54410056.77710056.7776704.51110056.777销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)1135.7221249.31022.1442925.4221306.077-1548.883965.371362.866-1967.886908.58-2443.668投资回报率(%%)13.5513.5513.5538.7913.55-16.0713.5513.55-19.5713.55-24.3销售利润率(%%)11.9311.9311.9327.9511.93-19.1511.9311.93-24.3311.93-32.1方案八00000000000投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)5560.549.549.563.2563.2546.7566664466土地费(万元))1825.45520081642.91642.92099.2772099.2771551.6332190.5442190.5441460.3662190.544项目成本(万元元)8581.3449439.4777723.2117723.2119868.5449868.5447294.14410297.66110297.6616865.07710297.661销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)935.021028.533841.512744.7991075.277-1779.663794.771122.022-2208.77748.02-2684.552投资回报率(%%)10.910.910.935.5410.9-18.0310.910.9-21.4510.9-26.07销售利润率(%%)9.839.839.8326.229.83-229.839.83-27.319.83-35.26方案九00000000000投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)6066545469695172724872土地费(万元))1991.42190.5441792.2661792.2662290.1112290.1111692.6992389.6882389.6881593.1222389.688项目成本(万元元)8782.0449660.2447903.8447903.84410099.33510099.3357464.73310538.44510538.4457025.63310538.445销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)734.32807.76660.882564.166844.46-2010.444624.18881.18-2449.554587.46-2925.336投资回报率(%%)8.368.368.3632.448.36-19.918.368.36-23.248.36-27.76销售利润率(%%)7.727.727.7224.57.72-24.857.727.72-30.287.72-38.43方案十00000000000投资变化比例((%)010-10-101515-152020-2020销售收入变化比比例(%)010-101015-15-1520-15-20-20地价(万元/亩亩)6571.558.558.574.7574.7555.2578785278土地费(万元))2157.3552373.0881941.6221941.6222480.9552480.9551833.7552588.8222588.8221725.8882588.822项目成本(万元元)8982.7449881.0118084.4778084.47710330.11510330.1157635.33310779.22910779.2297186.19910779.229销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)533.62586.99480.252383.533613.66-2241.224453.58640.34-2690.338426.9-3166.22投资回报率(%%)5.945.945.9429.485.94-21.75.945.94-24.965.94-29.37销售利润率(%%)5.615.615.6122.775.61-27.715.615.61-33.265.61-41.59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(%)010-101015-15-1520-15-20-20地价(万元/亩亩)7077636380.580.559.584845684土地费(万元))2323.32555.6332090.9772090.9772671.82671.81974.82787.9662787.9661858.6442787.966项目成本(万元元)9183.44410101.7788265.18265.110560.99610560.9967805.92211020.11311020.1137346.75511020.113销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)332.92366.22299.622202.9382.85-2472.005282.99399.5-2931.222266.34-3407.004投资回报率(%%)3.633.633.6326.653.63-23.413.633.63-26.63.63-30.92销售利润率(%%)3.53.53.521.043.5-30.563.53.5-36.243.5-44.75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(%)010-101015-15-1520-15-20-20地价(万元/亩亩)7582.567.567.586.2586.2563.7590906090土地费(万元))2489.2552738.1882240.3332240.3332862.6442862.6442115.8662987.12987.11991.42987.1项目成本(万元元)9384.13310322.5548445.7228445.72210791.77510791.7757976.51111260.99611260.9967507.311260.996销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)132.23145.461192022.288152.06-2702.884112.4158.67-3172.005105.79-3647.887投资回报率(%%)1.411.411.4123.941.41-25.051.411.41-28.171.41-32.39销售利润率(%%)1.391.391.3919.321.39-33.411.391.39-39.211.39-47.92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(%)010-101015-15-1520-15-20-20地价(万元/亩亩)8088727292926896966496土地费(万元))2655.22920.7222389.6882389.6883053.4883053.4882256.9223186.2443186.2442124.1663186.244项目成本(万元元)9584.83310543.3318626.3558626.35511022.55511022.5558147.11111501.8811501.887667.86611501.88销售收入(万元元)9516.366104688564.7221046810943.8818088.9118088.91111419.6638088.9117613.0997613.099利润(万元)-68.47-75.31-61.631841.655-78