福州市好景花园土地竞拍可行性分析报告商业计划可行性报告

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福州市好景花园土地竞拍可行性分析报告项目编号：侠客行估字[2004]88号项目名称：福州市好景花园土地竞拍总造价：344798612.91元楼面造价：1638.04元/M2土地面积：41032.87M2建筑面积：210495M2建筑密度：30%容积率：3.6绿化率：35%建设单位：侠客行置业有限责任公司项目负责人：侠客行编制单位：侠客行置业有限责任公司编制负责人：侠客行编制审核人：侠客行编制人：侠客行编制日期：04-7-3 目录一、技术经济指标………………………………………………………………………………………………………………………………1二、可行性分析…………………………………………………………………………………………………………………………………1三、福州市好景花园土地竞拍成本计算表……………………………………………………………………………………………………2四、福州市好景花园土地竞拍面积和销售收入表……………………………………………………………………………………………3五、福州市好景花园土地竞拍经济分析表……………………………………………………………………………………………………4六、福州市好景花园土地竞拍敏感性分析表…………………………………………………………………………………………………5 一、技术经济指标：1、用地面积：55832m22、容积率：3.63、可建面积：200995m2其中：住宅面积：184763m2商店面积沿街商店面积：6916m2*2层=13832m2小区内商店面积：1200m2*2层=2400m2另外可建车位：地下室面积9500m2（车库450个）4、绿化率：35%5、密度：30%以内（本方案按30%计算）二、可行性分析本可行性测算方案，销售收入为100%，因此在本地块投标中应考虑该因素。建议按80%的销售率为底限，同时结合房地产业的经验，本项目的最理想的总地价款在9638万元以内。附：福州市好景花园土地竞拍成本计算表福州市好景花园土地竞拍面积和销售收入表福州市好景花园土地竞拍经济分析表福州市好景花园土地竞拍敏感性分析表侠客行置业有限责任公司二00四年九月十二日 福州市好景花园土地竞拍可行性报告成本计算表编码工程项目（费用）名称计量单位工程量单价或费率造价或费用(元)楼面造价(元/M2)百分比(%)计算公式或说明1.一、征地、拆迁、前期费0054710890259.9215.87%1-1-1征地补偿费项15000000050000000237.5414.51%按实际发生1-2-1设计费平方米21049518378891018.001.1%18元/平方米1-3-1建筑招投标费项110000100000.050.01%1-4-1建筑核放样费项150000500000.240.02%1-5-1施工许可证项120000200000.100.01%1-6-1消防审核费平方米21049548419804.000.25%2.二、建安造价00191948968911.8955.67%2-1-1土建及安装费用平方米210495650136821750650.0039.69%2-1-2地下室部份建安费用平方米0120000.000%2-2-1小区道路配套费平方米210495701473465070.004.28%2-3-1电梯费用部702500001750000083.145.08%2-4-1工程监理费项1150000015000007.130.44%2-5-1工程监督费元、%1559400000.223430681.630.1%2-6-1小区配水电费用等平方米21049510021049500100.006.11%5.三、其他税费0098138754.91466.2328.47%3-1-1营业税等元、%5344361508.545427072.75215.8113.18%3-2-1广告费项15000000500000023.751.46%3-3-1销售管理费用元、%53443615015344361.525.391.55% 3-3-1建设管理费用元、%24665985824933197.1623.441.44%3-4-1利息费用元、%2466598585.630034327.76142.688.72%8-1-1不可预见费元、%24665985837399795.7435.152.15%zzj总成本00344798612.911638.04100.01%0000.000%0000.000% 福州市好景花园土地竞拍可行性报告销售收入表序号楼层、单元或楼房名称计量单位单价建筑面积(M2)可售面积(M2)项目套数可售套数销售收入(元)销售模式备注1住宅元/㎡2050184763000378764150按建筑面积2沿街店面一层元/㎡13000691600089908000按建筑面积3沿街店面二层元/㎡4000691600027664000按建筑面积4小区店面一层元/㎡10000120000012000000按建筑面积5小区店面二层元/㎡300012000003600000按建筑面积6车库元/套5000095000450022500000按项目套数合计00000534436150 福州市好景花园土地竞拍可行性报告租赁收入表序号楼层、单元或楼房名称计量单位单价建筑面积(M2)可租面积(M2)项目套数可租套数租赁收入(元)租赁模式备注000000合计000000 福州市好景花园土地竞拍可行性报告投资计划表序号项目名称成本（元）合计（元）第1年第2年第3年第4年1一、征地、拆迁、前期费547108905471089013677722.513677722.513677722.513677722.52二、建安造价191948968191948968479872424798724247987242479872423三、其他税费98138754.9198138754.9224534688.7324534688.7324534688.7324534688.73合计344798612.91344798612.9286199653.2386199653.2386199653.2386199653.23 福州市好景花园土地竞拍可行性报告资金筹措计划表序号项目名称成本（元）合计（元）第1年第2年第3年第4年1投资计划344798612.91344798612.9286199653.2386199653.2386199653.2386199653.232资金筹措计划0344798612.9286199653.2386199653.2386199653.2386199653.232.1自有资金120679514.52120679514.5230169878.6330169878.6330169878.6330169878.632.2借款0224119098.456029774.656029774.656029774.656029774.62.21向银行贷款0224119098.456029774.656029774.656029774.656029774.6 福州市好景花园土地竞拍可行性报告全投资现金流量表序号项目名称成本（元）合计（元）第1年第2年第3年第4年1现金流入0534436149.990178145383.33178145383.33178145383.331.1销售收入0534436149.990178145383.33178145383.33178145383.331.2租赁收入0000001.3其它收入0000002现金流出0344798612.9286199653.2386199653.2386199653.2386199653.232.1开发投资、经营0344798612.9286199653.2386199653.2386199653.2386199653.232.2其它支出000000净现金流量0189637537.07-86199653.2391945730.191945730.191945730.1累计净现金流量00-86199653.235746076.8797691806.97189637537.07 福州市好景花园土地竞拍可行性报告资本金现金流量表序号项目名称成本（元）合计（元）第1年第2年第3年第4年1现金流入0534436149.990178145383.33178145383.33178145383.331.1销售收入0534436149.990178145383.33178145383.33178145383.331.2租赁收入0000001.3其它收入0000002现金流出0120679514.5230169878.6330169878.6330169878.6330169878.632.1开发投资、经营0120679514.5230169878.6330169878.6330169878.6330169878.632.2其它支出000000净现金流量0413756635.47-30169878.63147975504.7147975504.7147975504.7累计净现金流量00-30169878.63117805626.07265781130.77413756635.47 福州市好景花园土地竞拍可行性报告多方案经济分析表序号项目名称计量单位基本方案方案1方案2方案3方案4方案5方案6方案7方案8方案9方案10方案11方案12方案13方案14方案15方案16方案17方案181土地拍卖价款万元500050006000700080009000100001100012000130001400015000160001700018000190002000021000220001.1土地拍卖单价元/M212191219146217061950219324372681292431683412365638994143438746304874511853621.2土地拍卖单价元/亩81236181236197483311373051299777146225016247221787194194966621121382274611243708325995552762027292449930869713249444341191635743881.3土地拍卖价款占比例%14.514.516.8319.0121.0622.9824.7926.528.1129.6431.0932.4733.7835.0236.2137.3438.4239.4540.442项目总成本万元344803448035652368233799539167403394151042682438544502646198473694854149713508855205653228544003资金筹措万元344803448035652368233799539167403394151042682438544502646198473694854149713508855205653228544003.1资本金万元120681206812478128881329813708141191452914939153491575916169165791698917399178101822018630190403.2借款万元22412224122317423935246972545826220269822774328505292673002830790315523231333075338373459835360453444534445344453444534445344453444534445344453444534445344453444534445344453444534445344453444 经营总收入万元4.1销售收入万元534445344453444534445344453444534445344453444534445344453444534445344453444534445344453444534444.2租赁收入万元00000000000000000005利润总额万元18964189641779216620154481427713105119331076195908418724660744903373125591387216-9566所得税万元6258625858715485509847114325393835513165277823912005161812318444587107税后利润万元127061270611921111361035095658780799572106425564048554070328525001715929144-9568全投资财务内部收益率%91.591.583.876.5569.663.0556.7550.754539.4534.1528.9523.9519.114.49.755.20.8-3.69资本金财务内部收益率%488.1488.1468.55450.2433416.8401.55387.1373.45360.55348.3336.65325.55315304.9295.3286.05277.25268.810全投资财务净现值(Ic=30%)万元6214621455804945431036763041240717721138503-132-766-1401-2035-2670-3305-3939-457411资本金财务净现值(Ic=30%)万元18352183521812917907176851746317241170191679716575163531613115908156861546415242150201479814576 12全投资回收期年1.941.9422.072.142.222.32.42.492.62.722.842.983.143.313.53.713.95013资本金回收期年1.21.21.211.221.231.241.251.261.271.271.281.291.31.311.321.331.341.351.3614投资利润率%555549.9145.1340.6636.4532.4928.7525.2121.8718.715.6912.8210.17.55.032.660.4-1.7615资本金利润率%157.14157.14142.59128.96116.17104.1592.8282.1472.0462.4853.4244.8136.6428.8621.4414.377.611.16-5.02福州市好景花园土地竞拍可行性报告敏感性分析表序号项目名称基本数变化1变化2变化3变化4变化5 计量单位0000001土地拍卖价款万元5000500050005000500050001.1土地拍卖单价元/M21219121912191219121912191.2土地拍卖单价元/亩8123618123618123618123618123618123611.3土地拍卖价款占比例%14.513.7514.2915.0214.5713.772项目总成本万元3448036363349973328934318363033资金筹措万元3448036363349973328934318363033.1资本金万元1206812727122491165112011127063.2借款万元2241223636227482163822307235974经营总收入万元5344447030545125184056116507714.1销售收入万元5344447030545125184056116507714.2租赁收入万元0000005利润总额万元1896410668195161855121797144696所得税万元6258352064406122719347757税后利润万元12706714713076124291460496948全投资财务内部收益率%91.551.792.6592.6104.1568.49资本金财务内部收益率%488.1389.4491490.9520.75429.910全投资财务净现值(Ic=30%)万元621422086432611275463983 11资本金财务净现值(Ic=30%)万元18352150081875117831196271676212全投资回收期年1.942.381.931.931.852.1613资本金回收期年1.21.251.21.21.191.2314投资利润率%5529.3455.7655.7363.5239.8615资本金利润率%157.1483.82159.33159.22181.47113.87基准(期望)收益率%030303030301土地拍卖价款临界点万元08486151441464016900112831.1土地拍卖单价元/M20206836913568411927501.2土地拍卖单价元/亩0137869624604702378583274576518331821.3土地拍卖价款占比例%020.9832.332.8435.0225.842项目总成本万元040447468834458548262436653资金筹措万元040447468834458548262436653.1资本金万元014157164091560516892152833.2借款万元026291304742898031370283824经营总收入万元047030545125184056116507714.1销售收入万元047030545125184056116507714.2租赁收入万元0000005利润总额万元0658376297255785471066所得税万元0217225182394259223457税后利润万元0441151124861526247618全投资财务内部收益率%030303030309资本金财务内部收益率%0429.9429.9429.9429.9429.9 10全投资财务净现值(Ic=30%)万元0-4-5-5-5-511资本金财务净现值(Ic=30%)万元0167621676216762167621676212全投资回收期年02.822.822.822.822.8213资本金回收期年01.231.231.231.231.2314投资利润率%016.2816.2716.2716.2716.2715资本金利润率%046.546.546.546.4946.5福州市好景花园土地竞拍可行性报告概率分布情况表变化因素项目名称计量单位基本数变化1变化2变化3变化4变化5 投资投资变化比例(%)0122-5-2100投资变化概率00.20.20.20.20.20销售销售收入变化比例(%)0-122-35-50销售收入变化概率00.20.20.20.20.20福州市好景花园土地竞拍可行性报告概率分析情况表方案名称序号项目名称计量单位数值备注基本方案(期望值)0 1土地拍卖价款万元50001.1土地拍卖单价元/M212191.2土地拍卖单价元/亩8123611.3土地拍卖价款占比例%14.262项目总成本万元350543资金筹措万元350543.1资本金万元122693.2借款万元227854经营总收入万元520544.1销售收入万元520544.2租赁收入万元05利润总额万元170006所得税万元56107税后利润万元113908全投资财务内部收益率%81.659资本金财务内部收益率%463.110全投资财务净现值(Ic=30%)万元525611资本金财务净现值(Ic=30%)万元1759612全投资回收期年2.0213资本金回收期年1.2114投资利润率%48.515资本金利润率%138.56土地拍卖最高限价方案0 土地拍卖价款临界点万元13291财务内部收益率期望值%29.8财务内部收益率大于基准(期望)收益率的概率%60财务内部收益率小于0的概率%0