凤凰地块开发成本测算

二、开发成本（估算）,,,,,,,,,,,,

建筑面积暂按：5200平方造价暂按：1500,,,,,,,,,,,,

建安成本：780万元开发成本：4363.31万元,,,,,,,,,,,,

序号,项目内容,楼面单价,总款（万元）,备注,,,,,,,,

,,（元/平米）,,,,,,,,,,

一,土地费用,,,,,,,,,,,

1,土地出让金,5769.23,3000.000,,,,,,,,,

2,财务成本,30.00,15.600,（160000万+5000万）×1.5%,,,,,,,,

3,契税,57.90,30.108,,,,,,,,,

4,印花税,0.75,0.390,建安成本×0.5‰,,,,,,,,

5,领证费用,0.03,0.013,,,,,,,,,

6,服务费,2.38,1.238,新增,,,,,,,,

,小计,5860.29,3047.349,,,,,,,,,

二,前期费用,,,,,,,,,,,

1,政府相关费用,,,,,,,,,,,

⑴,基础设施费,,,,,,,,,,,

⑵,新墙体材料基金,10.00,5.200,10元/㎡（可退）,,,,,,,,

⑶,散装水泥,1.00,0.520,,,,,,,,,

⑷,氡气检测,0.50,0.260,,,,,,,,,

⑸,城建档案费,0.00,0.000,一万元以下忽略不计,,,,,,,,

⑹,人防异地建设费,30.00,15.600,暂按315万，由于新旧文件人防比例不同，会有增减。,,,,,,,,

⑺,图审费,3.50,1.820,建安成本的2.54%（可下调）,,,,,,,,

⑻,环评费,0.48,0.248,,,,,,,,,

⑼,节能评估费,0.00,0.000,,,,,,,,,

⑽,规划验放线费,0.48,0.250,一个点800元,,,,,,,,

⑾,规划咨询费,1.00,0.520,,,,,,,,,

⑿,规划报审服务费,1.00,0.520,,,,,,,,,

⒀,质监费,2.00,1.040,已取消收费项目，但会以其他方式收取,,,,,,,,

⒁,抗震评估费,1.00,0.520,需做地震安全评价工作报告。,,,,,,,,

⒂,城建配套费,70.00,36.400,,,,,,,,,

⒃,防雷设计审核费,1.10,0.572,1500元/套,,,,,,,,

⒄,排污费,12.00,6.240,建筑面积×0.7+降水井×20000,,,,,,,,

⒅,招投标代理费,2.13,1.108,建安成本的1.5‰,,,,,,,,

⒆,消防设施费,70.00,36.400,设施安装,,,,,,,,

⒇,消防方案报审,1.00,0.520,,,,,,,,,

,招标交易费,1.70,0.884,建安成本的1.2‰,,,,,,,,

,日照分析,0.40,0.208,,,,,,,,,

,地形图(1:500),0.15,0.078,,,,,,,,,

,灯光夜景效果图,0.48,0.250,,,,,,,,,

,两金,39.70,20.644,建安成本的2.8%,,,,,,,,

,文物勘探,1.72,0.894,占地面积30023*6元,,,,,,,,

,考古费,,,有文物时进行,,,,,,,,

,农民工资保证金,28.36,14.747,建安成本的2%（可退，但不全退，约能退1.5%），可退21元/平米,,,,,,,,

,可行性研究报告,0.48,0.248,,,,,,,,,

,水、电管网设计,2.00,1.040,,,,,,,,,

,渣土费,6.00,3.120,小区占地面积6元/平米,,,,,,,,

,测绘费,1.08,0.562,,,,,,,,,

,房产初始登记费,,0.000,含公告费,,,,,,,,

,房产交易服务费,3.00,1.560,代交、有不动产发票,,,,,,,,

,房价审核费,12.00,6.240,总建筑面积*3000元*4‰,,,,,,,,

,地名设置费,0.00,0.000,,,,,,,,,

,房产测绘费,1.36,0.707,,,,,,,,,

,土地分宗费用,0.28,0.146,,,,,,,,,

,小计,305.89,159.065,,,,,,,,,

2,设计费用,,,,,,,,,,,

⑴,规划及方案设计费,1.91,0.993,,,,,,,,,

⑵,扩初设计费,0.00,0.000,,,,,,,,,

⑶,施工图设计费,25.00,13.000,25元/平米,,,,,,,,

⑷,园林景观设计费,1.91,0.993,占地面积,,,,,,,,

⑸,其它设计费用,2.00,1.040,控规图,,,,,,,,

,小计,30.82,16.026,,,,,,,,,

3,检测费,,,,,,,,,,,

⑴,地基氡浓度检测,0.00,0.000,,,,,,,,,

⑵,地勘费,1.00,0.520,整体占地面积÷225×桩长,,,,,,,,

⑶,沉降观测,0.00,0.000,,,,,,,,,

⑷,空气检测,0.80,0.416,,,,,,,,,

⑸,电气检测,0.50,0.260,含电阻检测,,,,,,,,

⑹,消防检测,0.20,0.104,,,,,,,,,

,小计,2.50,1.300,,,,,,,,,

4,三通一平,,,,,,,,,,,

⑴,临时道路,10.00,5.200,总面积,,,,,,,,

⑵,临时用水,1.50,0.780,总面积,,,,,,,,

⑶,临时用电,6.67,3.468,,,,,,,,,

⑷,场地平整,0.50,0.260,占地面积,,,,,,,,

,小计,18.67,9.708,,,,,,,,,

5,临时设施,,,,,,,,,,,

⑴,围墙,1.90,0.988,摊入总建筑面积320×长÷105000,,,,,,,,

⑵,临时办公室,0.95,0.494,320×200÷105000,,,,,,,,

,小计,2.85,1.482,,,,,,,,,

三,建安工程,,,,,,,,,,,

1,基础工程,,,,,,,,,,,

⑴,桩基工程,70.00,36.400,,,,,,,,,

⑵,桩基检测,1.00,0.520,,,,,,,,,

⑶,土石方工程,38.10,19.812,摊入建筑面积,,,,,,,,

⑷,护壁,12.50,6.500,摊入建筑面积、浆、网、锚固、导管,,,,,,,,

⑸,地下室,128.70,66.924,,,,,,,,,

⑹,地下车库,221.00,114.920,,,,,,,,,

⑺,降水,4.00,2.080,,,,,,,,,

,小计,475.30,247.156,,,,,,,,,

2,结构及初装工程,,,,,,,,,,,

⑴,砌体工程,8.77,4.560,,,,,,,,,

⑵,土建工程,12.96,6.739,框剪结构,,,,,,,,

⑶,防水工程,4.50,2.340,防水面积×50,,,,,,,,

⑷,其它,0.00,0.000,,,,,,,,,

,小计,26.23,13.640,,,,,,,,,

3,门窗工程,,,,,,,,,,,

⑴,铝合金门窗工程,70.00,36.400,高科型材,,,,,,,,

⑵,铝合金隔栅,0.00,0.000,,,,,,,,,

⑶,分户门及安装,15.00,7.800,1500元/户,,,,,,,,

⑷,防火门及安装,4.00,2.080,,,,,,,,,

⑸,人防门及安装,2.00,1.040,摊入建筑面积，含人防隔断墙,,,,,,,,

⑹,车库自动门及安装,18.90,9.828,按0.7个车位摊入总面积,,,,,,,,

⑺,其它,0.00,0.000,,,,,,,,,

,小计,109.90,57.148,,,,,,,,,

4,外墙工程,,,,,,,,,,,

⑴,外墙涂料及施工,40.00,20.800,,,,,,,,,

⑵,外墙面砖及施工,60.00,31.200,,,,,,,,,

⑶,外墙石材工程,15.92,8.278,干挂,,,,,,,,

⑷,装饰构件工程,8.00,4.160,重沿、柱头、斗拱,,,,,,,,

⑸,玻璃幕墙,0.00,0.000,,,,,,,,,

⑹,其它,0.00,0.000,局部文化墙,,,,,,,,

,小计,123.92,64.438,,,,,,,,,

5,保温工程,,,,,,,,,,,

⑴,外墙保温,80.00,41.600,含外墙涂料,,,,,,,,

⑵,屋面保温,60.00,31.200,,,,,,,,,

⑶,其它,0.00,0.000,,,,,,,,,

,小计,140.00,72.800,,,,,,,,,

6,公共部位普通装修,,,,,,,,,,,

⑴,门厅部位,3.00,1.560,主入口摊入建筑面积+单元入户,,,,,,,,

⑵,公共楼梯间,8.00,4.160,,,,,,,,,

⑶,其它,0.00,0.000,,,,,,,,,

,小计,11.00,5.720,,,,,,,,,

7,其它建筑分包工程,,,,,,,,,,,

⑴,栏杆、空调围栏,8.00,4.160,150元/㎡三个空调/户,,,,,,,,

⑵,屋面瓦工程,0.00,0.000,,,,,,,,,

⑶,钢结构工程,0.00,0.000,,,,,,,,,

⑷,指示牌及安装,5.00,2.600,含垃圾分类设施摊入总面积,,,,,,,,

⑸,信报箱工程,1.00,0.520,,,,,,,,,

⑹,其它,0.00,0.000,,,,,,,,,

,小计,14.00,7.280,,,,,,,,,

8,主体安装工程,,,,,,,,,,,

⑴,室内水电,119.00,61.880,按85%计算,,,,,,,,

⑵,电梯及安装,,0.000,按85%计算,,,,,,,,

⑶,室内消防、通风,35.00,18.200,按85%计算喷淋120元/㎡,,,,,,,,

⑷,空调系统,2.14,1.113,安装地下室摊入总建筑面积,,,,,,,,

⑸,地暖系统,,0.000,,,,,,,,,

⑹,新风系统,20.00,10.400,阳光、万象、鸿景,,,,,,,,

⑺,监控系统,20.00,10.400,与户数有关（1043户）含黑白可视对讲,,,,,,,,

⑻,智能化系统,13.00,6.760,,,,,,,,,

⑼,其它,,0.000,,,,,,,,,

,小计,209.14,108.753,,,,,,,,,

9,住宅精装修工程,,,,,,,,,,,

⑴,精装修设备材料,0.00,0.000,,,,,,,,,

⑵,精装修工程施工,0.00,0.000,,,,,,,,,

四,室外总平,,0.000,,,,,,,,,

1,红线内市政工程,,0.000,,,,,,,,,

⑴,供电系统,70.00,36.400,,,,,,,,,

⑵,给水系统,20.00,10.400,含加压泵站,,,,,,,,

⑶,排水系统,20.00,10.400,,,,,,,,,

⑷,化粪池,5.00,2.600,,,,,,,,,

⑸,燃气系统,,0.000,公司代收，提供配套设施费（2800元/户）,,,,,,,,

⑹,消防系统,7.50,3.900,,,,,,,,,

⑺,人防系统,14.00,7.280,总建筑面积的3.5%,,,,,,,,

⑻,有线电视系统,1.00,0.520,,,,,,,,,

⑼,电话系统,1.00,0.520,,,,,,,,,

⑽,交通标识施工,0.80,0.416,,,,,,,,,

⑾,红线内道路,13.40,6.968,,,,,,,,,

⑿,围墙,6.00,3.120,含大门,,,,,,,,

⒀,市政土建工程,2.00,1.040,停车台2000元/个*100个,,,,,,,,

⒁,煤气调压站、水泵房,4.00,2.080,,,,,,,,,

,小计,164.70,85.644,,,,,,,,,

2,智能化系统工程,,,,,,,,,,,

⑴,对讲系统,20.00,10.400,"含黑白视频、公用天线3元/㎡,含110联动报警",,,,,,,,

⑵,周界,0.46,0.239,,,,,,,,,

⑶,监控,1.43,0.744,,,,,,,,,

⑷,电子巡更,2.29,1.191,,,,,,,,,

⑸,停车管理,4.00,2.080,架空车位，2.8万/车位，含报警系统,,,,,,,,

⑹,背景音乐,0.00,0.000,,,,,,,,,

⑺,其它,0.00,0.000,,,,,,,,,

,小计,28.18,14.654,,,,,,,,,

3,室外景观工程,,,,,,,,,,,

⑴,绿化工程,15.00,7.800,,,,,,,,,

⑵,硬质景观工程,18.00,9.360,摊入建筑面积,,,,,,,,

⑶,建筑小品,10.00,5.200,,,,,,,,,

⑷,健身器材及安装,4.00,2.080,最多4.5元/㎡康体设施,,,,,,,,

⑸,水景设备及安装,10.00,5.200,最高可达6000000,,,,,,,,

⑹,室外照明系统,12.00,6.240,含智能调光系统普通，泛光照明,,,,,,,,

⑺,游泳池设备,0.00,0.000,,,,,,,,,

,小计,69.00,35.880,,,,,,,,,

五,公共设施配套工程,,,,,,,,,,,

⑴,会所,15.00,7.800,,,,,,,,,

⑵,幼儿园,,0.000,投入210万可回收,,,,,,,,

⑶,物业用房,0.43,0.224,1418×105000×3‰,,,,,,,,

⑷,公厕,0.90,0.468,60×700÷105000,,,,,,,,

⑸,垃圾筒,0.15,0.078,,,,,,,,,

⑹,其它（廉租房）,41.86,21.767,3100平米×1418÷105000,,,,,,,,

,小计,58.34,30.337,,,,,,,,,

六,售楼处、样板房,,,,,,,,,,,

⑴,售楼处工程,1.90,0.988,200平米*450元+10万,,,,,,,,

⑵,售楼处装修工程,0.46,0.239,外装修160元/平米，内精装修70元/平米,,,,,,,,

⑶,售楼处空调系统,0.20,0.104,,,,,,,,,

⑷,样板房工程,0.00,0.000,,,,,,,,,

⑸,样板房装修工程,2.00,1.040,2套，一大一小，共200平方,,,,,,,,

⑹,样板房空调系统,0.20,0.104,2套，一大一小，共200平方,,,,,,,,

⑺,其它,0.00,0.000,,,,,,,,,

,小计,4.76,2.475,,,,,,,,,

七,开发间接费用,,,,,,,,,,,

⑴,施工监理费,8.00,4.160,8元/㎡,,,,,,,,

⑵,工程造价咨询费,2.13,1.108,建安成本的1.5‰,,,,,,,,

⑶,工程类人工办公费,0.00,0.000,,,,,,,,,

,小计,10.13,5.268,,,,,,,,,

八,工程不可预见费,,,,,,,,,,,

⑴,工程不可预见费,28.60,14.872,总造价的3%,,,,,,,,

⑵,灾害调整设计方案,10.00,5.200,,,,,,,,,

⑶,灾害造成工程损失,0.00,0.000,,,,,,,,,

,小计,38.60,20.072,,,,,,,,,

九,销售费用,,,,,,,,,,,

⑴,营销代理费用,54.00,28.080,4500×105000×1.2%,,,,,,,,

⑵,广告、宣传费用,67.50,35.100,4500×105000×1.5%,,,,,,,,

⑶,沙盘、样本等,3.00,1.560,,,,,,,,,

⑷,本公司人员,6.75,3.510,4500×105000×1.5‰,,,,,,,,

,小计,131.25,68.250,,,,,,,,,

十,管理费用,,,,,,,,,,,

⑴,开发管理费用,45.00,2