寫字樓建設(shè)成本參數(shù)一覽

1、寫字樓建設(shè)成本參數(shù)一覽寫字樓建筑面積一覽1土地成本（含土地出讓金）5,500元1占地面積13,270平方米2容積率5.52建安造價寫字樓5,000元3可建設(shè)建筑面積72,985平方米地下室3,000元3基礎(chǔ)和配套設(shè)施費（小市政）400元4地上可經(jīng)營部分面積90,000平方米4專業(yè)顧問費5%建安造價5地下可經(jīng)營部分面積3,000平方米5其他2%建安造價6總經(jīng)營面積93,000平方米6管理費3%1-5項合計7地下非經(jīng)營部分面積30,000平方米7不可預見費5%1-5項合計8地下總建筑面積33,000平方米8物業(yè)開辦管理費1%建安造價9項目總建筑面積123,000平方米9年增長率2%寫字樓出租狀況參

2、數(shù)1寫字樓出租面積91,000平方米2寫字樓租金水平240美圓/平方米.年3寫字樓租金年增長率1%4配套設(shè)施出租面積9000平方米5配套設(shè)施租金水平240美圓/平方米.年6出租傭金比例8%租金收入7管理費2%租金收入8寫字樓租金年增長率2%9租約長度3年10到期續(xù)約比例33%停車位出租狀況12停車位700個13停車位出租比例0.914停車位租金960美圓/個.年項目總投資額單位：元0123200320042005合計0建設(shè)周期50%50%100%1土地成本511,500,000-土地成本小計511,500,000511,500,0002建安造價-地上部分-地下部分-建安造價小計277,500,

3、000283,050,000560,550,0003基礎(chǔ)和配套設(shè)施（小市政）18,600,00018,972,00037,572,0004專業(yè)顧問費13,875,00014,152,50028,027,5005其他5,550,0005,661,00011,211,0003-5小計76,810,500-1-5小計511,500,000315,525,000321,835,5001,148,860,5006開發(fā)管理費15,345,0009,465,7509,655,06534,465,8157物業(yè)開辦管理費-2,775,0002,830,5005,605,5008小可預見費25,575,00015

4、,776,25016,091,77557,443,025總計552,420,000343,542,000350,412,8401,246,374,840租約分析參數(shù)012345678910111213年份20032004200520062007200820092010201120122013201420152016寫字樓部分出租狀況租金USD/Y240244.80249.70254.69259.78264.98270.28275.68281.20286.82292.56298.41304.38310.47維持現(xiàn)有租約比例0%25%75%90%15%75%90%15%75%90%15%75%新租

5、戶比例25%50%15%0%50%10%0%50%10%0%50%10%續(xù)約租戶比例0%0%0%0%25%5%0%25%5%0%25%5%寫字樓出租率25%75%90%90%90%90%90%90%90%90%90%90%配套設(shè)施出租狀況租金240244.80249.70254.69259.78264.98270.28275.68281.20286.82292.56298.41304.38310.47維持現(xiàn)有租約比例0%60%90%30%60%90%30%60%90%30%60%新租戶比例60%30%0%40%20%0%40%20%0%40%20%續(xù)約租戶比例0%0%0%20%10%0%20%

6、10%0%20%10%配套設(shè)施出租率60%90%90%90%90%90%90%90%90%90%90%0200312004項目投資及經(jīng)營期現(xiàn)金92012102013112014122015220053200642007單位：千元52008620097201082011租金收入寫字樓潛在租金收入23,176.7823,640.3224,113.1224,595.3925,087.2925,589.0426,100.8226,622.8427,155.2927,698.4028,252.37空置率17,382.595,910.082,411.312,459.542,508.732,558.902,

7、610.082,662.282,715.532,769.842,825.24有效租金收入-17,730.2421,701.8122,135.8522,578.5723,030.1423,490.7423,960.5524,439.7724,928.5625,427.13配套設(shè)施潛在租金收入2,225.452,247.702,270.182,292.882,315.812,338.972,362.362,385.982,409.842,433.942,458.28空置率2,225.45899.08227.02229.29231.58233.90236.24238.60240.98243.3924

8、5.83有效租金收入-1,348.622,043.162,063.602,084.232,105.072,126.122,147.392,168.862,190.552,212.45租金收入小計-19,078.8623,744.9824,199.4424,662.8025,135.2125,616.8626,107.9426,608.6227,119.1127,639.59停車位出租收入504.00604.80604.80604.80604.80604.80604.80604.80604.80604.80其他;攵入總計-19,58324,35024,80425,26825,74026,2222

9、6,71327,21327,72428,244運營費用租金傭金483985301-1,045213-1,109226-1,177管理及營銷費用177355434443452461470479489499509房地產(chǎn)稅2,3502,9222,9773,0323,0893,1473,2063,2663,3273,389營業(yè)稅及附加1,0771,3391,3641,3901,4161,4421,4691,4971,5251,553運營費用總計6604,7674,9974,7835,9195,1785,0596,2635,4775,3506,628凈運營收入USD-66014,81619,35320,02119,34920,56221,16320,45021,73622,37421,616凈運營收入RMB-5,479122,975160,631166,173160,596170,662175,653169,731180,409185,701179,412建設(shè)期投資轉(zhuǎn)賣收益-552,420-343,542-350,4131,445