5【成本】6-鳳凰地塊開發(fā)成本測算

1、二、開發(fā)成本（估算）,建筑面積暫按：5200 平方造價暫按：1500,建安成本：780萬元 開發(fā)成本：4363.31萬元,序號,項目內(nèi)容,樓面單價,總款（萬元）,備注,（元/平米）,一,土地費用,1,土地出讓金,5769.23 ,3000.000 ,2,財務成本,30.00 ,15.600 ,（160000萬+5000萬）1.5%,3,契稅,57.90 ,30.108 ,4,印花稅,0.75 ,0.390 ,建安成本0.5,5,領證費用,0.03 ,0.013 ,6,服務費,2.38 ,1.238 ,新增,小計,5860.29 ,3047.349 ,二,前期費用,1,政府相關費用,基礎設施費,

2、新墻體材料基金,10.00 ,5.200 ,10元/（可退）,散裝水泥,1.00 ,0.520 ,氡氣檢測,0.50 ,0.260 ,城建檔案費,0.00 ,0.000 ,一萬元以下忽略不計,人防異地建設費,30.00 ,15.600 ,暫按315萬，由于新舊文件人防比例不同，會有增減。,圖審費,3.50 ,1.820 ,建安成本的2.54%（可下調(diào)）,環(huán)評費,0.48 ,0.248 ,節(jié)能評估費,0.00 ,0.000 ,規(guī)劃驗放線費,0.48 ,0.250 ,一個點800元,規(guī)劃咨詢費,1.00 ,0.520 ,規(guī)劃報審服務費,1.00 ,0.520 ,質(zhì)監(jiān)費,2.00 ,1.040 ,已

3、取消收費項目，但會以其他方式收取,抗震評估費,1.00 ,0.520 ,需做地震安全評價工作報告。,城建配套費,70.00 ,36.400 ,防雷設計審核費,1.10 ,0.572 ,1500元/套,排污費,12.00 ,6.240 ,建筑面積0.7+降水井20000,招投標代理費,2.13 ,1.108 ,建安成本的1.5,消防設施費,70.00 ,36.400 ,設施安裝,消防方案報審,1.00 ,0.520 ,招標交易費,1.70 ,0.884 ,建安成本的1.2,日照分析,0.40 ,0.208 ,地形圖(1:500),0.15 ,0.078 ,燈光夜景效果圖,0.48 ,0.250

4、,兩金,39.70 ,20.644 ,建安成本的2.8%,文物勘探,1.72 ,0.894 ,占地面積30023*6元,考古費,有文物時進行,農(nóng)民工資保證金,28.36 ,14.747 ,建安成本的2%（可退，但不全退，約能退1.5%），可退21元/平米,可行性研究報告,0.48 ,0.248 ,水、電管網(wǎng)設計,2.00 ,1.040 ,渣土費,6.00 ,3.120 ,小區(qū)占地面積6元/平米,測繪費,1.08 ,0.562 ,房產(chǎn)初始登記費,0.000 ,含公告費,房產(chǎn)交易服務費,3.00 ,1.560 ,代交、有不動產(chǎn)發(fā)票,房價審核費,12.00 ,6.240 ,總建筑面積*3000元*4

5、,地名設置費,0.00 ,0.000 ,房產(chǎn)測繪費,1.36 ,0.707 ,土地分宗費用,0.28 ,0.146 ,小計,305.89 ,159.065 ,2,設計費用,規(guī)劃及方案設計費,1.91 ,0.993 ,擴初設計費,0.00 ,0.000 ,施工圖設計費,25.00 ,13.000 ,25元/平米,園林景觀設計費,1.91 ,0.993 ,占地面積,其它設計費用,2.00 ,1.040 ,控規(guī)圖,小計,30.82 ,16.026 ,3,檢測費,地基氡濃度檢測,0.00 ,0.000 ,地勘費,1.00 ,0.520 ,整體占地面積225樁長,沉降觀測,0.00 ,0.000 ,空氣

6、檢測,0.80 ,0.416 ,電氣檢測,0.50 ,0.260 ,含電阻檢測,消防檢測,0.20 ,0.104 ,小計,2.50 ,1.300 ,4,三通一平,臨時道路,10.00 ,5.200 ,總面積,臨時用水,1.50 ,0.780 ,總面積,臨時用電,6.67 ,3.468 ,場地平整,0.50 ,0.260 ,占地面積,小計,18.67 ,9.708 ,5,臨時設施,圍墻,1.90 ,0.988 ,攤入總建筑面積320長105000,臨時辦公室,0.95 ,0.494 ,320200105000,小計,2.85 ,1.482 ,三,建安工程,1,基礎工程,樁基工程,70.00 ,3

7、6.400 ,樁基檢測,1.00 ,0.520 ,土石方工程,38.10 ,19.812 ,攤入建筑面積,護壁,12.50 ,6.500 ,攤入建筑面積、漿、網(wǎng)、錨固、導管,地下室,128.70 ,66.924 ,地下車庫,221.00 ,114.920 ,降水,4.00 ,2.080 ,小計,475.30 ,247.156 ,2,結構及初裝工程,砌體工程,8.77,4.560 ,土建工程,12.96 ,6.739 ,框剪結構,防水工程,4.50 ,2.340 ,防水面積50,其它,0.00 ,0.000 ,小計,26.23 ,13.640 ,3,門窗工程,鋁合金門窗工程,70.00 ,36.

8、400 ,高科型材,鋁合金隔柵,0.00 ,0.000 ,分戶門及安裝,15.00 ,7.800 ,1500元/戶,防火門及安裝,4.00 ,2.080 ,人防門及安裝,2.00 ,1.040 ,攤入建筑面積，含人防隔斷墻,車庫自動門及安裝,18.90 ,9.828 ,按0.7個車位攤入總面積,其它,0.00 ,0.000 , ,小計,109.90 ,57.148 ,4,外墻工程,外墻涂料及施工,40.00 ,20.800 ,外墻面磚及施工,60.00 ,31.200 ,外墻石材工程,15.92 ,8.278 ,干掛,裝飾構件工程,8.00 ,4.160 ,重沿、柱頭、斗拱,玻璃幕墻,0.00

9、 ,0.000 ,其它,0.00 ,0.000 ,局部文化墻,小計,123.92 ,64.438 ,5,保溫工程,外墻保溫,80.00 ,41.600 ,含外墻涂料,屋面保溫,60.00 ,31.200 ,其它,0.00 ,0.000 ,小計,140.00 ,72.800 ,6,公共部位普通裝修,門廳部位,3.00 ,1.560 ,主入口攤入建筑面積+單元入戶,公共樓梯間,8.00 ,4.160 ,其它,0.00 ,0.000 ,小計,11.00 ,5.720 ,7,其它建筑分包工程,欄桿、空調(diào)圍欄,8.00 ,4.160 ,150元/三個空調(diào)/戶,屋面瓦工程,0.00 ,0.000 ,鋼結構

10、工程,0.00 ,0.000 ,指示牌及安裝,5.00 ,2.600 ,含垃圾分類設施攤入總面積,信報箱工程,1.00 ,0.520 ,其它,0.00 ,0.000 ,小計,14.00 ,7.280 ,8,主體安裝工程,室內(nèi)水電,119.00 ,61.880 ,按85%計算,電梯及安裝,0.000 ,按85%計算,室內(nèi)消防、通風,35.00 ,18.200 ,按85%計算噴淋120元/,空調(diào)系統(tǒng),2.14 ,1.113 ,安裝地下室攤入總建筑面積,地暖系統(tǒng),0.000 ,新風系統(tǒng),20.00 ,10.400 ,陽光、萬象、鴻景,監(jiān)控系統(tǒng),20.00 ,10.400 ,與戶數(shù)有關（1043戶）含

11、黑白可視對講,智能化系統(tǒng),13.00 ,6.760 ,其它,0.000 ,小計,209.14 ,108.753 ,9,住宅精裝修工程,精裝修設備材料,0.00 ,0.000 ,精裝修工程施工,0.00 ,0.000 ,四,室外總平,0.000 ,1,紅線內(nèi)市政工程,0.000 ,供電系統(tǒng),70.00 ,36.400 ,給水系統(tǒng),20.00 ,10.400 ,含加壓泵站,排水系統(tǒng),20.00 ,10.400 ,化糞池,5.00 ,2.600 ,燃氣系統(tǒng),0.000 ,公司代收，提供配套設施費（2800元/戶）,消防系統(tǒng),7.50 ,3.900 ,人防系統(tǒng),14.00 ,7.280 ,總建筑面積的

12、3.5%,有線電視系統(tǒng),1.00 ,0.520 ,電話系統(tǒng),1.00 ,0.520 ,交通標識施工,0.80 ,0.416 ,紅線內(nèi)道路,13.40 ,6.968 ,圍墻,6.00 ,3.120 ,含大門,市政土建工程,2.00 ,1.040 ,停車臺2000元/個*100個,煤氣調(diào)壓站、水泵房,4.00 ,2.080 ,小計,164.70 ,85.644 ,2,智能化系統(tǒng)工程,對講系統(tǒng),20.00 ,10.400 ,含黑白視頻、公用天線3元/,含110聯(lián)動報警,周界,0.46 ,0.239 ,監(jiān)控,1.43 ,0.744 ,電子巡更,2.29 ,1.191 ,停車管理,4.00 ,2.080

13、 ,架空車位，2.8萬/車位，含報警系統(tǒng),背景音樂,0.00 ,0.000 ,其它,0.00 ,0.000 ,小計,28.18 ,14.654 ,3,室外景觀工程,綠化工程,15.00 ,7.800 ,硬質(zhì)景觀工程,18.00 ,9.360 ,攤入建筑面積,建筑小品,10.00 ,5.200 ,健身器材及安裝,4.00 ,2.080 ,最多4.5元/康體設施,水景設備及安裝,10.00 ,5.200 ,最高可達6000000,室外照明系統(tǒng),12.00 ,6.240 ,含智能調(diào)光系統(tǒng)普通，泛光照明,游泳池設備,0.00 ,0.000 ,小計,69.00 ,35.880 ,五,公共設施配套工程,會

14、所,15.00 ,7.800 ,幼兒園,0.000 ,投入210萬可回收,物業(yè)用房,0.43 ,0.224 公廁,0.90 ,0.468 ,60700105000,垃圾筒,0.15 ,0.078 ,其它（廉租房）,41.86 ,21.767 ,3100平米1418105000,小計,58.34 ,30.337 ,六,售樓處、樣板房,售樓處工程,1.90 ,0.988 ,200平米*450元+10萬,售樓處裝修工程,0.46 ,0.239 ,外裝修160元/平米，內(nèi)精裝修70元/平米,售樓處空調(diào)系統(tǒng),0.20 ,0.104 ,樣板房工程,0.00 ,0.000 ,樣板房

15、裝修工程,2.00 ,1.040 ,2套，一大一小，共200平方,樣板房空調(diào)系統(tǒng),0.20 ,0.104 ,2套，一大一小，共200平方,其它,0.00 ,0.000 ,小計,4.76 ,2.475 ,七,開發(fā)間接費用,施工監(jiān)理費,8.00 ,4.160 ,8元/,工程造價咨詢費,2.13 ,1.108 ,建安成本的1.5,工程類人工辦公費,0.00 ,0.000 ,小計,10.13 ,5.268 ,八,工程不可預見費,工程不可預見費,28.60 ,14.872 ,總造價的3%,災害調(diào)整設計方案,10.00 ,5.200 ,災害造成工程損失,0.00 ,0.000 ,小計,38.60 ,20.

16、072 ,九,銷售費用,營銷代理費用,54.00 ,28.080 ,45001050001.2%,廣告、宣傳費用,67.50 ,35.100 ,45001050001.5%,沙盤、樣本等,3.00 ,1.560 ,本公司人員,6.75 ,3.510 ,45001050001.5,小計,131.25 ,68.250 ,十,管理費用,開發(fā)管理費用,45.00 ,23.400 ,45001050001%,期間管理費用,4.77 ,2.480 ,管理類稅金,0.00 ,0.000 ,其它,0.00 ,0.000 ,小計,49.77 ,25.880 ,十一,財務費用,成本利息,95.24 ,49.525 ,總投資的5%總建筑面積,融資費用,0.00 ,0.000 ,5%,合同公證費,1.00 ,0.520 ,保險費,0.000 ,0.2%-0.4%,小計,96.24 ,50.045 ,十二,稅費,土地增值稅,45.00 ,23.400 ,銷售收入47250元*1%,營業(yè)稅,225.00 ,117.000 ,銷售收入