好景花園土地競拍可行性實施方案

1、好景花園土地競拍可行性分析報告項目編號：俠客行估字200488號項目名稱：某市好景花園土地競拍總造價：344975209.41元樓面造價：1638.88元/M2土地面積：41033M2建筑面積：210495M2建筑密度：30% 容積率：3.6綠化率：35%建設(shè)單位：俠客行置業(yè)有限責(zé)任公司項目負責(zé)人：俠客行編制單位：俠客行置業(yè)有限責(zé)任公司編制負責(zé)人：俠客行編制審核人：俠客行編制人：俠客行編制日期：2004-7-3目錄一、技術(shù)經(jīng)濟指標1二、可行性分析1三、某 市 好 景 花 園 土 地 競 拍 成 本 計 算表 2四、某市好景花園土地競拍面積和銷售收入表 3五、某 市好 景 花 園 土 地 競拍經(jīng)

2、 濟分析表 4六、某市好景花園 土地 競拍 敏感性分析表 5、技術(shù)經(jīng)濟指標:1 、用地面積：55832m22 、容積率：3.63 、可建面積：200995m2其中：住宅面積：184763m2商店面積沿街商店面積：6916m2*2層=13832 m2小區(qū)商店面積：1200 m2*2層=2400 m2另外可建車位：地下室面積9500 m2 （車庫450個）4 、綠化率：35%5 、密 度：30%以 （本方案按 30%計算）二、可行性分析本可行性測算方案，銷售收入為100%因此在本地塊投標中應(yīng)考慮該因素。建議按80%勺銷售率為底限，同時結(jié)合房地產(chǎn)業(yè)的經(jīng)驗，本項目的最理想的地價在150萬元以。附：某市

3、好景花園土地競拍成本計算表某市好景花園土地競拍面積和銷售收入表某市好景花園土地競拍經(jīng)濟分析表某市好景花園土地競拍敏感性分析表俠客行置業(yè)有限責(zé)任公司二00四年九月十二日某市好景花園土地競拍可行性報告成本計算表工程項目（費用）名稱計量單位工程量單價或費率造價或費用（元）樓面造 價（元/M2）百分比（%）計算公式或說明一、征地、拆遷、前期費0066259890314.7819.21%征地補償費畝61.549100000061549000292.4017.85%按實際發(fā)生設(shè)計費平方米21049518378891018.001.1%18元/平方米建筑招投標費項110000100000.050.01%建筑

4、核放樣費項150000500000.240.02%施工許可證項120000200000.100.01%消防審核費平方米21049548419804.000.25%二、建安造價00191948968911.8955.65%土建及安裝費用平方米210495650136821750650.0039.67%地下室部份建安費用平方米0120000.000%小區(qū)道路配套費平方米210495701473465070.004.28%電梯費用部702500001750000083.145.08%工稈監(jiān)理費項1150000015000007.130.44%工稈監(jiān)督費元、%1559400000.223430681.

5、630.1%小區(qū)配水電費用等平方米21049510021049500100.006.11%三、其他稅費0086766351.41412.2025.16%營業(yè)稅等元、%5344361508.545427072.75215.8113.17%嚴曲 丿 告費項15000000500000023.751.45%銷售管理費用元、%53443615015344361.525.391.55%建設(shè)管理費用元、%26276985825255397.1624.971.53%利息費用元、%1040600000.81997952094.925.8%不可預(yù)見費項15760000576000027.361.67%總成本00

6、344975209.411638.88100.01%0000.000%0000.000%某市好景花園土地競拍可行性報告銷售收入表樓層、單元或樓房名稱計量單位單價建筑面積(M2)可售面積(M2)項目套數(shù)可售套數(shù)銷售收入(元)銷售模式住宅元/ m22050184763000378764150按建筑面積沿街店面一層元/ m213000691600089908000按建筑面積沿街店面二層元/ m24000691600027664000按建筑面積小區(qū)店面一層元/ m210000120000012000000按建筑面積小區(qū)店面二層元/ m2300012000003600000按建筑面積車庫元/套50000

7、95000450022500000按項目套 數(shù)合計00000534436150某市好景花園土地競拍可行性報告投資計劃表序號項目名稱成本（元）合計（元）第1年第2年第3年1.、征 地、拆 遷、 前期費66259890662598902208663022086630220866302.、建安造價191948968191948967.9963982989.3363982989.3363982989.335.三、其他稅費86766351.4186766351.4228922117.1428922117.1428922117.14合計344975209.41344975209.41114991736.4

8、7114991736.47114991736.47某市好景花園土地競拍可行性報告資金籌措計劃表序號項 目 名 稱成本（元）合計（元）第1年第2年第3年1.投 資 計 劃344975209.41344975209.41114991736.47114991736.47114991736.472.資 金 籌 措 計 劃000002.1自 有 資00000金2.2借款000002.21向 銀 行 貸 款00000某市好景花園土地競拍可行性報告多方案經(jīng)濟分析表方案名稱地價（萬元/畝）土地費（萬元）項目成本（力兀）土地費比例（%）銷售收入（萬元）利潤（萬元）投資利潤率（%）備注方案11006154.934

9、497.5217.84%53443.6218946.154.92%方案21207385.8835728.520.67%53443.6217715.1249.58%方案31408616.8636959.4823.31%53443.6216484.1444.60%方案41509232.3537574.9724.57%53443.6215868.6542.23%方案518011078.8239421.4428.10%53443.6214022.1835.57%方案620012309.840652.4230.28%53443.6212791.231.46%方案722013540.7841883.432

10、.33%53443.6211560.2227.60%方案824014771.7643114.3834.26%53443.6210329.2423.96%方案926016002.7444345.3636.09%53443.629098.2620.52%方案1028017233.7245576.3437.81%53443.627867.2817.26%方案1130018464.746807.3239.45%53443.626636.314.18%方案1232019695.6848038.341.00%53443.625405.3211.25%方案1334020926.6649269.2842.47

11、%53443.624174.348.47%方案1436022157.6450500.2643.88%53443.622943.365.83%方案1538023388.6251731.2445.21%53443.621712.383.31%方案1640024619.652962.2246.49%53443.62481.40.91%方案1742025850.5854193.247.70%53443.62-749.58-1.38%某市好景花園土地競拍可行性報告敏感性分析表項目名稱基本數(shù)變化1變化2變化3變化4變化5變化6變化7變化8變化90000000000投資變化比例（）0510152051015

12、2015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）100100100100100100100100100100土地費（萬元）6154.96154.96154.96154.96154.96154.96154.96154.96154.96154.9項目成本（萬元）34497.5236222.437947.2739672.1541397.0236222.437947.2739672.1541397.0239672.15銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099

13、.2645427.0848099.26利潤（萬元）18946.114549.0410151.995754.931357.8811876.8612824.178427.114030.068427.11投資利潤率（%）54.9240.1726.7514.513.2832.7933.7921.249.7421.24銷售利潤率（%）35.4528.6621.1112.673.1824.6925.2617.528.8717.520000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）12012012

14、0120120120120120120120土地費（萬元）7385.887385.887385.887385.887385.887385.887385.887385.887385.887385.88項目成本（萬元）35728.537514.9339301.3541087.7742874.237514.9339301.3541087.7742874.241087.77銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）17715.1213256.518797.91

15、4339.31-119.310584.3311470.097011.492552.887011.49投資利潤率（%）49.5835.3422.3910.56-0.2828.2129.1817.065.9517.06銷售利潤率（%）33.1526.1118.299.55-0.2822.0122.5914.585.6214.580000000000投資變化比例（%）05101520510152015銷售收入變化比例0-5-10-15-20-10-5-10-15-10(%)地價（萬兀/畝）140140140140140140140140140140土地費（萬元）8616.868616.868616.

16、868616.868616.868616.868616.868616.868616.868616.86項目成本（萬元）36959.4838807.4540655.4342503.444351.3838807.4540655.4342503.444351.3842503.4銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）16484.1411963.997443.832923.68-1596.489291.8110116.015595.861075.75595.

17、86投資利潤率（%）44.630.8318.316.88-3.623.9424.8813.172.4313.17銷售利潤率（%）30.8423.5615.486.44-3.7319.3219.9211.632.3711.630000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）150150150150150150150150150150土地費（萬元）9232.359232.359232.359232.359232.359232.359232.359232.359232.359232.35

18、項目成本（萬元）37574.9739453.7241332.4743211.2245089.9639453.7241332.4743211.2245089.9643211.22銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）15868.6511317.726766.792215.86-2335.068645.549438.974888.04337.124888.04投資利潤率（%）42.2328.6916.375.13-5.1821.9122.8411.31

19、0.7511.31銷售利潤率（%）29.6922.2914.074.88-5.4617.9718.5910.160.7410.160000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）180180180180180180180180180180土地費（萬元）11078.8211078.8211078.8211078.8211078.8211078.8211078.8211078.8211078.8211078.82項目成本（萬元）39421.4441392.5143363.5845334

20、.6647305.7341392.5143363.5845334.6647305.7345334.66銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）14022.189378.934735.6892.42-4550.836706.757407.862764.6-1878.652764.6投資利潤率（%）35.5722.6610.920.2-9.6216.217.086.1-3.976.1銷售利潤率（%）26.2418.479.850.2-10.6413.94

21、14.595.75-4.145.750000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）200200200200200200200200200200土地費（萬元）12309.812309.812309.812309.812309.812309.812309.812309.812309.812309.8項目成本（萬元）40652.4242685.0444717.6646750.2848782.942685.0444717.6646750.2848782.946750.28銷售收入（萬元）

22、53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）12791.28086.43381.6-1323.2-60285414.226053.781348.98-3355.821348.98投資利潤率（%）31.4618.947.56-2.83-12.3612.6813.542.89-6.882.89銷售利潤率（%）23.9315.937.03-2.91-14.111.2611.922.8-7.392.80000000000投資變化比例（%）05101520510152015銷售收

23、入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）220220220220220220220220220220土地費（萬元）13540.7813540.7813540.7813540.7813540.7813540.7813540.7813540.7813540.7813540.78項目成本（萬元）41883.443977.5746071.7448165.9150260.0843977.5746071.7448165.9150260.0848165.91銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2

24、650771.4448099.2645427.0848099.26利潤（萬元）11560.226793.872027.52-2738.83-7505.184121.694699.7-66.65-4833-66.65投資利潤率（%）27.615.454.4-5.69-14.939.3710.2-0.14-9.62-0.14銷售利潤率（%）21.6313.384.22-6.03-17.558.579.26-0.14-10.64-0.140000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）2

25、40240240240240240240240240240土地費（萬元）14771.7614771.7614771.7614771.7614771.7614771.7614771.7614771.7614771.7614771.76項目成本（萬元）43114.3845270.147425.8249581.5451737.2645270.147425.8249581.5451737.2649581.54銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）10329

26、.245501.34673.44-4154.46-8982.362829.163345.62-1482.28-6310.18-1482.28投資利潤率（%）23.9612.151.42-8.38-17.366.257.05-2.99-12.2-2.99銷售利潤率（%）19.3310.841.4-9.15-21.015.886.59-3.08-13.89-3.080000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）260260260260260260260260260260土地費（萬元）

27、16002.7416002.7416002.7416002.7416002.7416002.7416002.7416002.7416002.7416002.74項目成本（萬元）44345.3646562.6348779.950997.1653214.4346562.6348779.950997.1653214.4350997.16銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）9098.264208.81-680.64-5570.08-10459.53153

28、6.631991.54-2897.9-7787.35-2897.9投資利潤率(%)20.529.04-1.4-10.92-19.663.34.08-5.68-14.63-5.68銷售利潤率(%)17.028.29-1.42-12.26-24.463.193.92-6.02-17.14-6.020000000000投資變化比例(%)05101520510152015銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10地價(萬兀/畝)280280280280280280280280280280土地費(萬元)17233.7217233.7217233.7217233.72172

29、33.7217233.7217233.7217233.7217233.7217233.72項目成本(萬元)45576.3447855.1650133.9752412.7954691.6147855.1650133.9752412.7954691.6152412.79銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤(萬元)7867.282916.28-2034.71-6985.71-11936.71244.1637.47-4313.53-9264.53-4313.53

30、投資利潤率(%)17.266.09-4.06-13.33-21.830.511.27-8.23-16.94-8.23銷售利潤率(%)14.725.74-4.23-15.38-27.920.511.26-8.97-20.39-8.970000000000投資變化比例(%)05101520510152015銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10地價(萬兀/畝)300300300300300300300300300300土地費(萬元)18464.718464.718464.718464.718464.718464.718464.718464.718464.7184

31、64.7項目成本(萬元)46807.3249147.6951488.0553828.4256168.7849147.6951488.0553828.4256168.7853828.42銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤(萬元)6636.31623.75-3388.79-8401.34-13413.88-1048.43-716.61-5729.16-10741.7-5729.16投資利潤率(%)14.183.3-6.58-15.61-23.88-2.13

32、-1.39-10.64-19.12-10.64銷售利潤率(%)12.423.2-7.05-18.49-31.37-2.18-1.41-11.91-23.65-11.910000000000投資變化比例（）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）320320320320320320320320320320土地費（萬元）19695.6819695.6819695.6819695.6819695.6819695.6819695.6819695.6819695.6819695.68項目成本（萬元）48038.35044

33、0.2252842.1355244.0457645.9650440.2252842.1355244.0457645.9655244.04銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）5405.32331.22-4742.87-9816.96-14891.06-2340.96-2070.69-7144.78-12218.88-7144.78投資利潤率（%）11.250.66-8.98-17.77-25.83-4.64-3.92-12.93-21.2-12.9

34、3銷售利潤率（%）10.110.65-9.86-21.61-34.83-4.87-4.08-14.85-26.9-14.850000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）340340340340340340340340340340土地費（萬元）20926.6620926.6620926.6620926.6620926.6620926.6620926.6620926.6620926.6620926.66項目成本（萬元）49269.2851732.7454196.2156659.67

35、59123.1451732.7454196.2156659.6759123.1456659.67銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）4174.34-961.3-6096.95-11232.59-16368.24-3633.48-3424.77-8560.41-13696.06-8560.41投資利潤率（%）8.47-1.86-11.25-19.82-27.68-7.02-6.32-15.11-23.17-15.11銷售利潤率（%）7.81-1.8

36、9-12.68-24.73-38.28-7.55-6.75-17.8-30.15-17.80000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）360360360360360360360360360360土地費（萬元）22157.6422157.6422157.6422157.6422157.6422157.6422157.6422157.6422157.6422157.64項目成本（萬元）50500.2653025.2755550.2958075.360600.3153025.2755

37、550.2958075.360600.3158075.3銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）2943.36-2253.83-7451.03-12648.22-17845.41-4926.01-4778.85-9976.04-15173.23-9976.04投資利潤率（%）5.83-4.25-13.41-21.78-29.45-9.29-8.6-17.18-25.04-17.18銷售利潤率（%）5.51-4.44-15.49-27.84-41.74

38、-10.24-9.41-20.74-33.4-20.740000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）380380380380380380380380380380土地費（萬元）23388.6223388.6223388.6223388.6223388.6223388.6223388.6223388.6223388.6223388.62項目成本（萬元）51731.2454317.856904.3659490.9362077.4954317.856904.3659490.936207

39、7.4959490.93銷售收入（萬元）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）1712.38-3546.36-8805.1-14063.85-19322.59-6218.54-6132.92-11391.67-16650.41-11391.67投資利潤率（%）3.31-6.53-15.47-23.64-31.13-11.45-10.78-19.15-26.82-19.15銷售利潤率（%）3.2-6.98-18.31-30.96-45.19-12.93-12.08-

40、23.68-36.65-23.680000000000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀400400400400400400400400400400/畝）土地費（萬元）24619.624619.624619.624619.624619.624619.624619.624619.624619.624619.6項目成本（萬元）52962.2255610.3358258.4460906.5563554.6655610.3358258.4460906.5563554.6660906.55銷售收入（萬元

41、）53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.26利潤（萬元）481.4-4838.89-10159.18-15479.47-20799.76-7511.07-7487-12807.29-18127.58-12807.29投資利潤率（%）0.91-8.7-17.44-25.42-32.73-13.51-12.85-21.03-28.52-21.03銷售利潤率（%）0.9-9.53-21.12-34.08-48.65-15.62-14.75-26.63-39.9-26.630000000

42、000投資變化比例（%）05101520510152015銷售收入變化比例（%）0-5-10-15-20-10-5-10-15-10地價（萬兀/畝）420420420420420420420420420420土地費（萬元）25850.5825850.5825850.5825850.5825850.5825850.5825850.5825850.5825850.5825850.58項目成本（萬元）54193.256902.8659612.5262322.1865031.8456902.8659612.5262322.1865031.8462322.18銷售收入（萬元）53443.6250771.44480