廣西福景花園投資研究及融資運作方案

1、福景集團福景花園項目投資估算及資金籌措運作方案【第十二部分 福景花園投資可行性研究報告及融資方案】廣西福景投資集團有限公司投資開發(fā)中心編制2005年10月福景花園項目總介項目編號：福景花園 2005198號項目名稱：福景花園 總投資：66302.17萬元 樓面造價：2169.13元/總占地面積：126,000 建筑面積：305,712建筑密度：29.2% 容積率：2.30 綠化率：30%建設(shè)單位：廣西福景投資集團有限公司項目負責(zé)人：福景集團總經(jīng)理編制單位：廣西福景投資集團有限公司投資開發(fā)中心編制負責(zé)人：投資開發(fā)中心、總經(jīng)理 編制審核人：投資開發(fā)中心、副總經(jīng)理編制人：投資開發(fā)中心、經(jīng)理、首席投資

2、師 編制日期：2005-10-9福景花園項目總成本表編碼工程項目（費用）名稱造價或費用(萬元)樓面造價(元/M2)百分比(%)1開發(fā)建設(shè)成本54070.081768.9581.56%1.1 一、土地取得費14938.02488.7122.54%1.2 二、勘察、設(shè)計前期工程費用4439.32145.246.7%1.3 三、建安工程建設(shè)費29760.06973.6344.89%1.4 四、室外配套工程費771.3425.231.17%1.5 五、管理費1546.6950.602.34%1.6 六、開發(fā)期稅費41.881.370.07%1.7 七、不可預(yù)見費2572.7784.173.89%2經(jīng)營

3、資金5848.01191.328.83%3經(jīng)營稅金及附加5409.41176.978.16%4土地增值稅974.6731.891.48%5項目總投資66302.172169.13100%5.1 開發(fā)產(chǎn)品成本54070.081768.9581.56%5.2 經(jīng)營成本12232.10400.1818.45%福景花園項目成本計算表編碼工程項目（費用）名稱計量單位工程量單價或費率造價或費用(萬元)樓面造價(元/M2)百分比(%)1.一、土地取得費14938.02488.7122.54%1-1-1土地拍賣價款項1.00145000000.0014500.00474.3821.87%1-2-1土地契稅元、

4、%145000000.003.00435.0014.230.66%1-3-6土地初始登記費（10001平方米以上）平方米120890.000.253.020.100.01%1-4-1土地證工本費項1.0010.000.000.000.01%2.二、勘察、設(shè)計前期工程費用4439.32145.246.7%2-1-1地質(zhì)勘察費平方米120890.0055.00664.9021.751.01%2-2-1建筑設(shè)計費平方米305662.0015.00458.4915.000.7%2-3-1-1城市維護建設(shè)費（一類住宅）平方米232002.0060.001392.0145.542.1%2-3-1-2城市維

5、護建設(shè)費（一類商業(yè)）平方米58400.0072.00420.4813.760.64%2-4-1新型建材發(fā)展基金平方米305662.008.00244.538.000.37%2-5-1散裝水泥專項資金平方米305662.002.0061.132.000.1%2-6-1消防建設(shè)費平方米305662.003.0091.703.000.14%2-7-1測量、放樣、排污費平方米120890.003.0036.271.190.06%2-8-1監(jiān)理費平方米305662.0016.00489.0616.000.74%2-9-1質(zhì)量監(jiān)督、安全保險費平方米305662.0019.00580.7619.000.88

6、%3.三、建安工程建設(shè)費29760.06973.6344.89%3-1-1樁基礎(chǔ)工程平方米305662.0060.001833.9760.002.77%3-2-1土建工程平方米305662.00850.0025981.27850.0039.19%3-3-1室內(nèi)供電、供水等線路等線路安裝平方米305662.0035.001069.8235.001.62%3-4-1電梯工程項25.00350000.00875.0028.631.32%4.四、室外配套工程費771.3425.231.17%4-1-1道路工程費平方米5000.00100.0050.001.640.08%4-2-1室外供水管網(wǎng)工程費米5

7、000.00500.00250.008.180.38%4-3-1室外排污管網(wǎng)工程費米6000.00400.00240.007.850.37%4-4-1綠化工程工程費平方米36267.0050.00181.345.930.28%4-5-1圍墻建設(shè)費米3000.00100.0030.000.980.05%4-6-1路燈工程費項1.00200000.0020.000.650.04%ZJF直接費(1.+2.+3.+4.+5.共5項的和)51455.431683.4177.61%5.五、管理費1546.6950.602.34%管理費元、%515562576.883.001546.6950.602.34%

8、6.六、開發(fā)期稅費41.881.370.07%6-1-1建筑面積測量費平方米305662.000.8024.450.800.04%6-2-1登記費平方米290402.000.6017.420.570.03%7.七、不可預(yù)見費2572.7784.173.89%不可預(yù)見費元、%514554295.815.002572.7784.173.89%JJF間接費(6.+7.+8.+9.+10.+11.共6項的和)2614.6585.543.95%ZZJ開發(fā)建設(shè)成本(直接費+間接費)54070.081768.9581.56%福景花園項目銷售成本計算表編碼工程項目（費用）名稱計量單位工程量單價或費率造價或費用

9、(萬元)樓面造價(元/M2)百分比(%)1.廣告費元、%974669000.003.002924.0195.664.42%2.策劃費用元、%974669000.003.002924.0195.664.42%3.營業(yè)稅及附加元、%974669000.005.555409.41176.978.16%合計11257.43368.3016.98% 匯總1:經(jīng)營資金5848.01191.328.83% 匯總2:經(jīng)營稅金及附加5409.41176.978.16%福景花園項目銷售收入表序號樓層、單元或樓房名稱計量單位單價建筑面積(M2)項目套數(shù)銷售收入(萬元)1.多層住宅元/2700177904803.30

10、2.高層住宅元/300021421264263.603.商業(yè)元/80003050024400.004.停車場元/套800005004000.00合計97466.90福景花園項目銷售收入與經(jīng)營稅金及附加表序號項目名稱合計(萬元)第1年第2年第3年第4年第5年1銷售收入97466.909546.6919693.3824366.7333913.429946.692經(jīng)營稅金及稅金附加5409.41529.841092.981352.351882.19552.042.1 營業(yè)稅4873.35477.33984.671218.341695.67497.332.2 城市維護建設(shè)稅341.1333.4168.

11、9385.28118.7034.812.3 教育費附加194.9319.0939.3948.7367.8319.89福景花園項目投資總計劃表序號工程項目（費用）名稱成本(萬元)合計(萬元)第1年第2年第3年第4年第5年1開發(fā)建設(shè)成本54070.0854070.0826315.896938.556938.556938.556938.551.1 一、土地取得費14938.0214938.0214938.021.2 二、勘察、設(shè)計前期工程費用4439.324439.324439.321.3 三、建安工程建設(shè)費29760.0629760.065952.015952.015952.015952.0159

12、52.011.4 四、室外配套工程費771.34771.34154.27154.27154.27154.27154.271.5 五、管理費1546.691546.69309.34309.34309.34309.34309.341.6 六、開發(fā)期稅費41.8841.888.388.388.388.388.381.7 七、不可預(yù)見費2572.772572.77514.55514.55514.55514.55514.552經(jīng)營資金5848.015848.011462.001169.601169.601169.60877.203經(jīng)營稅金及附加5409.415409.41540.941081.88135

13、2.351622.82811.414土地增值稅974.6795.47196.93243.67339.1399.475項目總投資66302.1766302.1728414.319386.979704.1710070.118726.635.1 開發(fā)產(chǎn)品成本54070.0854070.0826315.896938.556938.556938.556938.555.2 經(jīng)營成本12232.1012232.102098.412448.422765.623131.561788.08福景花園項目開發(fā)建設(shè)投資計劃表序號工程項目（費用）名稱成本(萬元)合計(萬元)第1年第2年第3年第4年第5年1.一、土地取得費

14、14938.0214938.0214938.021-1-1土地拍賣價款14500.0014500.0014500.001-2-1土地契稅435.00435.00435.001-3-6土地初始登記費（10001平方米以上）3.023.023.021-4-1土地證工本費0.000.000.002.二、勘察、設(shè)計前期工程費用4439.324439.324439.322-1-1地質(zhì)勘察費664.90664.90664.902-2-1建筑設(shè)計費458.49458.49458.492-3-1-1城市維護建設(shè)費（一類住宅）1392.011392.011392.012-3-1-2城市維護建設(shè)費（一類商業(yè)）42

15、0.48420.48420.482-4-1新型建材發(fā)展基金244.53244.53244.532-5-1散裝水泥專項資金61.1361.1361.132-6-1消防建設(shè)費91.7091.7091.702-7-1測量、放樣、排污費36.2736.2736.272-8-1監(jiān)理費489.06489.06489.062-9-1質(zhì)量監(jiān)督、安全保險費580.76580.76580.763.三、建安工程建設(shè)費29760.0629760.065952.015952.015952.015952.015952.013-1-1樁基礎(chǔ)工程1833.971833.97366.79366.79366.79366.7936

16、6.793-2-1土建工程25981.2725981.275196.255196.255196.255196.255196.253-3-1室內(nèi)供電、供水等線路等線路安裝1069.821069.82213.96213.96213.96213.96213.963-4-1電梯工程875.00875.00175.00175.00175.00175.00175.004.四、室外配套工程費771.34771.34154.27154.27154.27154.27154.274-1-1道路工程費50.0050.0010.0010.0010.0010.0010.004-2-1室外供水管網(wǎng)工程費250.00250

17、.0050.0050.0050.0050.0050.004-3-1室外排污管網(wǎng)工程費240.00240.0048.0048.0048.0048.0048.004-4-1綠化工程工程費181.34181.3436.2736.2736.2736.2736.274-5-1圍墻建設(shè)費30.0030.006.006.006.006.006.004-6-1路燈工程費20.0020.004.004.004.004.004.00ZJF直接費51455.4351455.4325792.966415.626415.626415.626415.625.五、管理費1546.691546.69309.34309.343

18、09.34309.34309.345-1-1管理費1546.691546.69309.34309.34309.34309.34309.346.六、開發(fā)期稅費41.8841.888.388.388.388.388.386-1-1建筑面積測量費24.4524.454.894.894.894.894.896-2-1登記費17.4217.423.483.483.483.483.487.七、不可預(yù)見費2572.772572.77514.55514.55514.55514.55514.557-1-1不可預(yù)見費2572.772572.77514.55514.55514.55514.55514.55JJF間接

19、費2614.652614.65522.93522.93522.93522.93522.93ZZJ開發(fā)建設(shè)成本54070.0854070.0826315.896938.556938.556938.556938.55福景花園項目銷售投資計劃表序號工程項目（費用）名稱成本(萬元)合計(萬元)第1年第2年第3年第4年第5年1.廣告費2924.012924.01731.00584.80584.80584.80438.602.策劃費用2924.012924.01731.00584.80584.80584.80438.603.營業(yè)稅及附加5409.415409.41540.941081.881352.351

20、622.82811.41合計11257.4311257.432002.942251.492521.962792.431688.61 匯總1:經(jīng)營資金5848.015848.011462.001169.601169.601169.60877.20 匯總2:經(jīng)營稅金及附加5409.415409.41540.941081.881352.351622.82811.41福景花園項目分期投資計劃表序號工程項目（費用）名稱成本(萬元)合計(萬元)第1期第2期第3期1開發(fā)建設(shè)成本54070.0854070.0826315.896938.5520815.641.1 一、土地取得費14938.0214938.02

21、14938.021.2 二、勘察、設(shè)計前期工程費用4439.324439.324439.321.3 三、建安工程建設(shè)費29760.0629760.065952.015952.0117856.041.4 四、室外配套工程費771.34771.34154.27154.27462.801.5 五、管理費1546.691546.69309.34309.34928.011.6 六、開發(fā)期稅費41.8841.888.388.3825.131.7 七、不可預(yù)見費2572.772572.77514.55514.551543.662經(jīng)營資金5848.015848.011462.001169.603216.413

22、經(jīng)營稅金及附加5409.415409.41540.941081.883786.594土地增值稅974.67974.6795.47196.93682.275項目總投資66302.1766302.1728414.319386.9728500.905.1 開發(fā)產(chǎn)品成本54070.0854070.0826315.896938.5520815.645.2 經(jīng)營成本12232.1012232.102098.412448.427685.27福景花園項目投資分類表序號工程項目（費用）名稱成本(萬元)合計(萬元)商業(yè)多層住宅高層住宅停車場1開發(fā)建設(shè)成本54070.0854070.085395.303146.96

23、37893.034935.371.1 一、土地取得費14938.0214938.021490.57869.4210468.771363.501.2 二、勘察、設(shè)計前期工程費用4439.324439.32442.97258.383111.14405.211.3 三、建安工程建設(shè)費29760.0629760.062969.561732.0820856.252716.421.4 四、室外配套工程費771.34771.3476.9744.89540.5670.411.5 五、管理費1546.691546.69154.3390.021083.94141.181.6 六、開發(fā)期稅費41.8841.884.

24、182.4429.353.821.7 七、不可預(yù)見費2572.772572.77256.72149.741803.03234.842經(jīng)營資金5848.015848.01583.53340.364098.37533.793經(jīng)營稅金及附加5409.415409.41539.77314.843790.99493.764土地增值稅974.67974.6797.2656.73683.0688.975項目總投資66302.1766302.176615.863858.8946465.456051.885.1 開發(fā)產(chǎn)品成本54070.0854070.085395.303146.9637893.034935.3

25、75.3 經(jīng)營成本12232.1012232.101220.56711.938572.421116.51福景花園項目資金籌措計劃表序號項目名稱成本(萬元)合計(萬元)第1年第2年第3年第4年第5年1投資計劃66302.1766302.1728414.319386.979704.1710070.118726.632資金籌措計劃66302.1728414.319386.979704.1710070.118726.632.1 資本金23205.7623205.762.2 銷售收入43096.415208.549386.979704.1710070.118726.63福景花園項目損益表序號項目名稱合計

26、(萬元)第1年第2年第3年第4年第5年1經(jīng)營收入97466.909546.6919693.3824366.7333913.429946.691.1 銷售收入97466.909546.6919693.3824366.7333913.429946.692開發(fā)建設(shè)成本54070.085296.0610924.9713517.5218813.585517.962.1 商品房分?jǐn)偨?jīng)營成本54070.085296.0610924.9713517.5218813.585517.963經(jīng)營資金5848.011462.001169.601169.601169.60877.206經(jīng)營稅金及附加5409.41540

27、.941081.881352.351622.82811.418土地增值稅974.6795.47196.93243.67339.1399.479利潤總額31164.732152.226319.998083.5811968.282640.6510所得稅10284.36710.232085.602667.583949.53871.4111稅后利潤20880.371441.994234.405416.008018.751769.2411.1 盈余公積金2088.04144.20423.44541.60801.87176.9211.2 公益金2088.04144.20423.44541.60801.87

28、176.9211.3 應(yīng)付利潤16704.291153.593387.524332.806415.001415.39稅前全投資投資利潤率（%）47.00稅后全投資投資利潤率（%）31.49稅前資本金投資利潤率（%）134.30稅后資本金投資利潤率（%）89.98福景花園項目全投資現(xiàn)金流量表序號項目名稱合計(萬元)第1年第2年第3年第4年第5年1現(xiàn)金流入97466.909546.6919693.3824366.7333913.429946.691.1 銷售收入97466.909546.6919693.3824366.7333913.429946.692現(xiàn)金流出76586.5329124.5411

29、472.5612371.7514019.649598.042.1 開發(fā)建設(shè)投資(不含利息)54070.0826315.896938.556938.556938.556938.552.2 經(jīng)營資金5848.011462.001169.601169.601169.60877.202.5 經(jīng)營稅金及附加5409.41540.941081.881352.351622.82811.412.6 土地增值稅974.6795.47196.93243.67339.1399.472.7 所得稅10284.36710.232085.602667.583949.53871.413凈現(xiàn)金流量(稅前)31164.73-1

30、8867.6210306.4114662.5623843.311220.064累計凈現(xiàn)金流量(稅前)31164.73-18867.62-8561.206101.3529944.6631164.735折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅前)11908.32-15723.017157.238485.2811498.51490.326累計折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅前)11908.32-15723.01-8565.78-80.5111418.0011908.327凈現(xiàn)金流量(稅后)20880.37-19577.858220.8211994.9719893.78348.658累計凈現(xiàn)金流量(稅后)

31、20880.37-19577.85-11357.03637.9420531.7220880.379折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅后)6069.51-16314.875708.906941.549593.84140.1110累計折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅后)6069.51-16314.87-10605.97-3664.445929.406069.51稅前財務(wù)內(nèi)部收益率(%)57.10財務(wù)凈現(xiàn)值(Ic=20%)11908.32靜態(tài)回收期(年)2.58動態(tài)回收期(年)3.01稅后財務(wù)內(nèi)部收益率(%)39.20財務(wù)凈現(xiàn)值(Ic=20%)6069.51靜態(tài)回收期(年)2.95動態(tài)回收期(年)

32、3.38福景花園項目資本金現(xiàn)金流量表序號項目名稱合計(萬元)第1年第2年第3年第4年第5年1現(xiàn)金流入97466.909546.6919693.3824366.7333913.429946.691.1 銷售收入97466.909546.6919693.3824366.7333913.429946.692現(xiàn)金流出76586.5329124.5411472.5612371.7514019.649598.042.1 開發(fā)建設(shè)投資(不含利息)54070.0826315.896938.556938.556938.556938.552.2 經(jīng)營資金5848.011462.001169.601169.6011

33、69.60877.202.5 經(jīng)營稅金及附加5409.41540.941081.881352.351622.82811.412.6 土地增值稅974.6795.47196.93243.67339.1399.472.7 所得稅10284.36710.232085.602667.583949.53871.413凈現(xiàn)金流量(稅前)31164.73-18867.6210306.4114662.5623843.311220.064累計凈現(xiàn)金流量(稅前)31164.73-18867.62-8561.206101.3529944.6631164.735折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅前)11908.32-

34、15723.017157.238485.2811498.51490.326累計折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅前)11908.32-15723.01-8565.78-80.5111418.0011908.327凈現(xiàn)金流量(稅后)20880.37-19577.858220.8211994.9719893.78348.658累計凈現(xiàn)金流量(稅后)20880.37-19577.85-11357.03637.9420531.7220880.379折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅后)6069.51-16314.875708.906941.549593.84140.1110累計折現(xiàn)凈現(xiàn)金流量(Ic=2

35、0%)(稅后)6069.51-16314.87-10605.97-3664.445929.406069.51稅前財務(wù)內(nèi)部收益率(%)57.10財務(wù)凈現(xiàn)值(Ic=20%)11908.32靜態(tài)回收期(年)2.58動態(tài)回收期(年)3.01稅后財務(wù)內(nèi)部收益率(%)39.20財務(wù)凈現(xiàn)值(Ic=20%)6069.51靜態(tài)回收期(年)2.95動態(tài)回收期(年)3.38福景花園項目資本來源與應(yīng)用表序號項目名稱合計(萬元)第1年第2年第3年第4年第5年1資金來源120672.6632752.4519693.3824366.7333913.429946.691.1 銷售收入97466.909546.6919693.

36、3824366.7333913.429946.691.3 自有資金23205.7623205.762資金運用93290.8330278.1314860.0816704.5520434.6411013.432.1 開發(fā)建設(shè)投資(不含利息)54070.0826315.896938.556938.556938.556938.552.2 經(jīng)營資金5848.011462.001169.601169.601169.60877.202.3 經(jīng)營稅金及附加5409.41540.941081.881352.351622.82811.412.4 土地增值稅974.6795.47196.93243.67339.13

37、99.472.5 所得稅10284.36710.232085.602667.583949.53871.412.6 應(yīng)付利潤16704.291153.593387.524332.806415.001415.393盈余資金27381.832474.324833.307662.1713478.78-1066.744累計盈余資金27381.832474.327307.6214969.7928448.5727381.83福景花園項目資產(chǎn)負債表序號項目名稱資產(chǎn)負債(萬元)備注1資產(chǎn)97466.901.1 流動資金97466.901.1.1 應(yīng)收帳款97466.902.1 流動負債總額76586.532.1

38、.1 應(yīng)付賬款76586.53負債小計76586.532.3 所有者權(quán)益25293.802.3.1 資本金23205.762.3.3 盈余公積金2088.041. 資產(chǎn)負債率(%)78.582. 流動比率(%)1.273. 速動比率(%)1.27福景花園項目損益表（投資分類）序號工程項目（費用）名稱合計(萬元)商業(yè)多層住宅高層住宅停車場其它1經(jīng)營收入97466.9024400.004803.3064263.604000.001.1 銷售收入97466.9024400.004803.3064263.604000.002項目成本66302.176615.863858.8946465.456051.

39、883310.102.1 開發(fā)建設(shè)成本54070.085395.303146.9637893.034935.372699.422.2 經(jīng)營資金5848.01583.53340.364098.37533.79291.962.3 經(jīng)營稅金及附加5409.41539.77314.843790.99493.76270.062.4 土地增值稅974.6797.2656.73683.0688.9748.663利潤總額31164.7317784.14944.4117798.15-2051.88-3310.10福景花園項目多方案經(jīng)濟分析表序號項目名稱計量單位基本方案方案1方案2方案3方案4方案5方案61土地拍

40、賣價款萬元14500.0014500.0014600.0014700.0014800.0014900.0015000.001.1 土地拍賣單價元/M21199.001199.001208.001216.001224.001233.001241.001.2 土地拍賣單價萬元/畝79.9679.9680.5181.0781.6282.1782.721.3 土地拍賣價款占比例%21.8721.8721.9822.1022.2122.3222.442項目總成本萬元66299.0066299.0066410.0066522.0066633.0066745.0066856.003資金籌措萬元66299.0

41、066299.0066410.0066522.0066633.0066745.0066856.003.1 資本金萬元23205.0023205.0023244.0023283.0023322.0023361.0023400.003.2 銷售收入萬元43094.0043094.0043167.0043239.0043312.0043384.0043457.004經(jīng)營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.0097467.004.1 銷售收入萬元97467.0097467.0097467.0097467.0097467.0097467.

42、0097467.005利潤總額萬元31168.0031168.0031057.0030945.0030834.0030722.0030611.006所得稅萬元10285.4410285.4410248.6810211.8910175.0910138.3010101.517稅后利潤萬元20882.5620882.5620807.9320733.2320658.5220583.8220509.12稅前全投資財務(wù)內(nèi)部收益率%57.1057.1056.6056.2055.8055.3054.90全投資財務(wù)凈現(xiàn)值(Ic=20%)萬元11910.0011910.0011819.0011729.0011638.0011547.0011456.00全投資靜態(tài)回收期年2.582.582.592.602.612.612.62全投資動態(tài)回收期年3.013.013.013.023.033.043.05全投資投資利潤率%47.0147.0146.7646.5246.2746.0345.79稅后全投資財務(wù)內(nèi)部收益率%39.2039.2038.9038.6038.3038.0037.70全投資財務(wù)凈現(xiàn)值(Ic=20%)萬元6071.006071.006001.005931.005862.005792.005722.00全投資靜態(tài)回收期年2.952.952.952.962.972.982.98全投資動態(tài)回