錦繡家園項目開發(fā)可行性分析報告

1、錦繡家園項目開發(fā)可行性分析報告項目編號：錦繡估字2004198號項目名稱：錦繡家園總造價：77785378.64元 樓面造價：1578.82元/M2土地面積：22127M2 建筑面積：49268.1M2建筑密度：30% 容積率：3 綠化率：30%建設單位：錦繡家園房地產開發(fā)有限責任公司項目負責人：李富華編制單位：錦繡家園房地產開發(fā)有限責任公司編制負責人：李富華 編制審核人：黃永春編制人：歐陽白雪 編制日期：2004-9-12目錄 一、項目概況1 1、項目名稱 2、開發(fā)地點 3、項目性質 4、項目規(guī)模 5、投資方式 6、項目建設單位 7、項目使用功能設置 8、項目的實施 二、編制說明1 三、錦銹

2、家園成本計算表2 四、錦銹家園面積和銷售收入表5 五、錦銹家園經濟分析表6 六、錦繡家園敏感性分析表7 一、項目概況 1、項目名稱：錦繡家園 2、開發(fā)地點：錦繡家園路 3、項目性質：集商貿、餐飲、娛樂、旅宿、辦公于一體的綜合小區(qū) 4、項目規(guī)模： （1）占地面積：總占地面積22127平方米（折合33.19畝） （2）住宅總套數(shù)：621套 （3）總建筑面積：49268.1 平方米 其中：單車庫1197.1平方米 商業(yè)鋪面8474平方米 住宅38397平方米 公建1200平方米 （4）估算總造價：7778.54萬元，綜合單方造價為1578.82元/平方米 5、投資方式：自籌資金 6、項目建設單位：錦

3、繡家園房地產開發(fā)有限責任公司 7、項目使用功能設置 （1）1、2、3號樓地層為商業(yè)鋪面 （2）1、2、3號樓二樓為餐廳及娛樂性用房 （3）1、2、3號樓三、四樓為旅宿及辦公用房 8、項目的實施 項目于2004年底開工，逐步開發(fā)，計劃在2008年底全部建成投入使用。 二、編制說明 1、部分項目造價為概算數(shù)據(jù)。 2、按均衡投入來計算建設期利息（計算本金為直接費）。 三、錦銹家園成本計算表 四、錦銹家園面積和銷售收入表 五、錦銹家園經濟分析表 六、錦繡家園敏感性分析表錦繡家園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(元)樓面造價(元/M2)百分比(%)計算公式或說明1.一

4、、征地、拆遷補償費0011983995243.2415.41%1-1-1征地費（拍賣價）畝33.1935000011616500235.7814.94%按實際發(fā)生1-1-1土地契稅元、%1161650033484957.070.45%1-1-1土地登記公證費筆119000190000.390.03%2.二、斟察、設計和前期費007423139.9150.679.55%2-1-1地形圖測繪費平方米221270.143097.780.060.01%按土地面積0.14元/平方米2-1-2總體規(guī)劃設計費（定點費）平方米221272442540.90.06%土地面積2元/平方米2-2-1地質勘察費米12

5、0055660001.340.09%按鉆深55元/米2-2-2建筑設計費平方米49268.110492681100.64%按10元/平方米（建筑面積）2-3-1城市市政建設配套費（一級地段）平方米48068.1753605107.573.174.64%按75元/平方米（建筑面積）2-4-1規(guī)劃管理費元、26437455379312.371.610.11%土建造價的32-6-1放線費點60326195600.40.03%放線點326元/點2-11-1招標費元、26437455126437.460.540.04%按土建工程造價的1計算2-13-1監(jiān)理費元、26437455252874.911.07

6、0.07%按土建工程造價的2計算2-14-1預結算審計費元、26437455379312.371.610.11%按土建工程造價的3計算2-15-1消防配套費平方米48068.13144204.32.930.19%按3元/平方米計算（非營業(yè)公共配套免）2-16-1施工合同鑒證費元、26437455126437.460.540.04%按土建工程造價的1計算2-17-1噪音費月501600800001.620.11%1600元/月.幢2-18-1建設項目環(huán)境影響評價收費元、26437455379312.371.610.11%按土建工程造價的3計算2-19-1避雷安裝檢測費支485526400.050

7、.01%檢測避雷針55元/支2-20-1防洪堤工程建設管理費平方米48068.13144204.32.930.19%按竣工面積3元/平方米計算2-21-1人防管理費平方米49268.110492681100.64%按建筑面積10元/平方米計算2-22-1防空地下室易地建設費平方米2000800160000032.482.06%按地層面積800元/平方米計算2-24-1工地管理費項105000500001.010.07%按5000元/項2-26-2墻改費（民用）平方米49268.14.6226633.264.60.3%民用建筑4.6元/平方米2-27-1建筑方案評審費平方米49268.10.29

8、853.620.20.02%0.2元/平方米2-29-1白蟻預防費平方米49268.1298536.220.13%按3元/平方米(建筑面積)3.三、建筑安裝工程費0034065243.5691.4343.8%3-1-1樁工程平方米48068.150240340548.783.09%按概算造價3-1-3土建工程平方米48068.155026437455536.633.99%按概算造價3-2-1室內供水供電、線路安裝工程平方米49268.1351724383.5352.22%按概算造價3-2-2電梯安裝工程項10350000350000071.044.5%按概算造價4.四、（小區(qū)）配套建設費005

9、848500118.717.52%4-1-1道路工程平方米10000100100000020.31.29%按概算造價4-1-2室外排污排水工程米5004102050004.160.27%按概算造價4-2-1圍墻工程項11000001000002.030.13%按概算造價4-3-1室外供電安裝工程項190000090000018.271.16%按概算造價4-4-1綠化工程平方米6600603960008.040.51%按概算造價4-5-1路燈安裝工程盞50350175000.360.03%按概算造價4-8-1供配電增容費（貼費）千瓦3000750225000045.672.9%按750元/千瓦4

10、-13-1公共配套設施費（托兒所）平方米120070084000017.051.08%按概算造價4-13-4公共配套設施費（文化活動站）平方米60700420000.850.06%按概算造價4-13-7公共配套設施費（居委會）平方米60700420000.850.06%按概算造價4-13-11公共配套設施費（單車棚）平方米60700420000.850.06%按概算造價4-13-12公共配套設施費（垃圾中轉站）平方米20700140000.280.02%按概算造價ZJF直接費0059320878.41204.0476.27%1.+2.+3.+4.共4項的和5.五、管理費001930430.79

11、39.182.49%5-1-1建設管理費（1.65%）元、%59320878.41.65978794.4919.871.26%直接費的1.65%5-2-1銷售管理費元、%951636301951636.319.321.23%6.六、稅費007180768.05145.759.24%6-2-1營業(yè)稅及附加（5.5%）元、%951636305.55233999.65106.246.73%按出售房屋總價款的5.5%6-2-2帶征所得稅元、%951636301.51427454.4528.971.84%6-2-3印花稅元、95163630195163.631.930.13%銷售額的16-5-1建筑面積

12、測量費平方米49268.11.783755.771.70.11%6-4-3房屋竣工總登記費元、760200001760201.540.1%按評估價的16-5-1教育附加費元、%264374551264374.555.370.34%按土建造價的1%計算7.七、利息007573675.05153.729.74%7-1-1利息（按年利率均衡投入）元、%59320878.45.857573675.05153.729.74%按直接費，年利率5.85%計算8.八、不可預見費001779626.3536.122.29%8-1-1不可預見費（按直接費計）元、%59320878.431779626.3536.1

13、22.29%JJF間接費0018464500.24374.7823.74%5.+6.+7.+8.共4項的和ZZJ總造價0077785378.641578.82100%錦繡家園面積和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)可售面積(M2)項目套數(shù)可售套數(shù)銷售收入(元)銷售模式備注1住宅元/1350383973839762162151835950按建筑面積2商鋪元/5000847484740042370000按建筑面積3單車庫元/8001197.11197.100957680按建筑面積4公共建筑元/012000000按建筑面積合計0000095163630錦繡家園經濟分析表序

14、號方案名稱地價(萬元/畝)土地費(萬元)項目成本(萬元)土地費比例(%)銷售收入(萬元)利潤(萬元)回報率(%)備注1方案一20663.87176.449.25%9516.362339.9232.61%2方案二25829.757377.1411.25%9516.362139.2229.00%3方案三30995.77577.8413.14%9516.361938.5225.58%4方案四351161.657778.5414.93%9516.361737.8222.34%5方案五401327.67979.2416.64%9516.361537.1219.26%6方案六451493.558179.9

15、418.26%9516.361336.4216.34%7方案七501659.58380.6419.80%9516.361135.7213.55%8方案八551825.458581.3421.27%9516.36935.0210.90%9方案九601991.48782.0422.68%9516.36734.328.36%10方案十652157.358982.7424.02%9516.36533.625.94%11方案十一702323.39183.4425.30%9516.36332.923.63%12方案十二752489.259384.1326.53%9516.36132.231.41%13方案

16、十三802655.29584.8327.70%9516.36-68.47-0.71%14方案十四852821.159785.5328.83%9516.36-269.17-2.75%15方案十五902987.19986.2329.91%9516.36-469.87-4.71%錦繡家園敏感性分析表方案名稱項目名稱基本數(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9變化10方案一00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)20221818232317242

17、41624土地費(萬元)663.8730.18597.42597.42763.37763.37564.23796.56796.56531.04796.56項目成本(萬元)7176.447894.086458.86458.88252.918252.916099.978611.738611.735741.158611.73銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)2339.922573.922105.924009.22690.9-1641988.942807.9-

18、522.821871.94-998.64投資回報率(%)32.6132.6132.6162.0732.61-1.9932.6132.61-6.0732.61-11.6銷售利潤率(%)24.5924.5924.5938.324.59-2.0324.5924.59-6.4624.59-13.12方案二00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)2527.522.522.528.7528.7521.2530302030土地費(萬元)829.75912.72746.

19、78746.78954.21954.21705.29995.7995.7663.8995.7項目成本(萬元)7377.148114.856639.436639.438483.718483.716270.578852.578852.575901.718852.57銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)2139.222353.151925.293828.572460.1-394.81818.342567.06-763.661711.38-1239.48投資回報

20、率(%)29292957.6629-4.652929-8.6329-14銷售利潤率(%)22.4822.4822.4836.5722.48-4.8822.4822.48-9.4422.48-16.28方案三00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)3033272734.534.525.536362436土地費(萬元)995.71095.27896.13896.131145.061145.06846.341194.841194.84796.561194.84

21、項目成本(萬元)7577.848335.626820.066820.068714.528714.526441.169093.419093.416062.279093.41銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)1938.522132.381744.663647.942229.29-625.611647.752326.22-1004.51550.82-1480.32投資回報率(%)25.5825.5825.5853.4925.58-7.1825.5825.58

22、-11.0525.58-16.28銷售利潤率(%)20.3720.3720.3734.8520.37-7.7320.3720.37-12.4220.37-19.44方案四00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)3538.531.531.540.2540.2529.7542422842土地費(萬元)1161.651277.821045.491045.491335.91335.9987.41393.981393.98929.321393.98項目成本(萬元)

23、7778.548556.397000.697000.698945.328945.326611.769334.259334.256222.839334.25銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)1737.821911.611564.033467.311998.49-856.411477.152085.38-1245.341390.26-1721.16投資回報率(%)22.3422.3422.3449.5322.34-9.5722.3422.34-13.342

24、2.34-18.44銷售利潤率(%)18.2618.2618.2633.1218.26-10.5918.2618.26-15.418.26-22.61方案五00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)4044363646463448483248土地費(萬元)1327.61460.361194.841194.841526.741526.741128.461593.121593.121062.081593.12項目成本(萬元)7979.248777.167181

25、.327181.329176.139176.136782.359575.099575.096383.399575.09銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)1537.121690.841383.43286.681767.68-1087.221306.561844.54-1486.181229.7-1962投資回報率(%)19.2619.2619.2645.7719.26-11.8519.2619.26-15.5219.26-20.49銷售利潤率(%)16.

26、1516.1516.1531.416.15-13.4416.1516.15-18.3716.15-25.77方案六00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)4549.540.540.551.7551.7538.2554543654土地費(萬元)1493.551642.91344.21344.21717.581717.581269.521792.261792.261194.841792.26項目成本(萬元)8179.948997.937361.957361.

27、959406.939406.936952.959815.939815.936543.959815.93銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)1336.421470.071202.773106.051536.88-1318.021135.961603.7-1727.021069.14-2202.84投資回報率(%)16.3416.3416.3442.1916.34-14.0116.3416.34-17.5916.34-22.44銷售利潤率(%)14.0414

28、.0414.0429.6714.04-16.2914.0414.04-21.3514.04-28.93方案七00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)5055454557.557.542.560604060土地費(萬元)1659.51825.451493.551493.551908.421908.421410.581991.41991.41327.61991.4項目成本(萬元)8380.649218.77542.587542.589637.749637.7

29、47123.5410056.7710056.776704.5110056.77銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)1135.721249.31022.142925.421306.07-1548.83965.371362.86-1967.86908.58-2443.68投資回報率(%)13.5513.5513.5538.7913.55-16.0713.5513.55-19.5713.55-24.3銷售利潤率(%)11.9311.9311.9327.9511

30、.93-19.1511.9311.93-24.3311.93-32.1方案八00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)5560.549.549.563.2563.2546.7566664466土地費(萬元)1825.4520081642.91642.92099.272099.271551.632190.542190.541460.362190.54項目成本(萬元)8581.349439.477723.217723.219868.549868.547294.

31、1410297.6110297.616865.0710297.61銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)935.021028.53841.512744.791075.27-1779.63794.771122.02-2208.7748.02-2684.52投資回報率(%)10.910.910.935.5410.9-18.0310.910.9-21.4510.9-26.07銷售利潤率(%)9.839.839.8326.229.83-229.839.83-27.

32、319.83-35.26方案九00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)6066545469695172724872土地費(萬元)1991.42190.541792.261792.262290.112290.111692.692389.682389.681593.122389.68項目成本(萬元)8782.049660.247903.847903.8410099.3510099.357464.7310538.4510538.457025.6310538.4

33、5銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)734.32807.76660.882564.16844.46-2010.44624.18881.18-2449.54587.46-2925.36投資回報率(%)8.368.368.3632.448.36-19.918.368.36-23.248.36-27.76銷售利潤率(%)7.727.727.7224.57.72-24.857.727.72-30.287.72-38.43方案十00000000000投資變化比例

34、(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)6571.558.558.574.7574.7555.2578785278土地費(萬元)2157.352373.081941.621941.622480.952480.951833.752588.822588.821725.882588.82項目成本(萬元)8982.749881.018084.478084.4710330.1510330.157635.3310779.2910779.297186.1910779.29銷售收入(萬元)9516.36

35、104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)533.62586.99480.252383.53613.66-2241.24453.58640.34-2690.38426.9-3166.2投資回報率(%)5.945.945.9429.485.94-21.75.945.94-24.965.94-29.37銷售利潤率(%)5.615.615.6122.775.61-27.715.615.61-33.265.61-41.59方案十一00000000000投資變化比例(%)010-10-101515-

36、152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)7077636380.580.559.584845684土地費(萬元)2323.32555.632090.972090.972671.82671.81974.82787.962787.961858.642787.96項目成本(萬元)9183.4410101.788265.18265.110560.9610560.967805.9211020.1311020.137346.7511020.13銷售收入(萬元)9516.36104688564.721046810943.818088.9

37、18088.9111419.638088.917613.097613.09利潤(萬元)332.92366.22299.622202.9382.85-2472.05282.99399.5-2931.22266.34-3407.04投資回報率(%)3.633.633.6326.653.63-23.413.633.63-26.63.63-30.92銷售利潤率(%)3.53.53.521.043.5-30.563.53.5-36.243.5-44.75方案十二00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-15

38、20-15-20-20地價(萬元/畝)7582.567.567.586.2586.2563.7590906090土地費(萬元)2489.252738.182240.332240.332862.642862.642115.862987.12987.11991.42987.1項目成本(萬元)9384.1310322.548445.728445.7210791.7510791.757976.5111260.9611260.967507.311260.96銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.

39、097613.09利潤(萬元)132.23145.461192022.28152.06-2702.84112.4158.67-3172.05105.79-3647.87投資回報率(%)1.411.411.4123.941.41-25.051.411.41-28.171.41-32.39銷售利潤率(%)1.391.391.3919.321.39-33.411.391.39-39.211.39-47.92方案十三00000000000投資變化比例(%)010-10-101515-152020-2020銷售收入變化比例(%)010-101015-15-1520-15-20-20地價(萬元/畝)808

40、8727292926896966496土地費(萬元)2655.22920.722389.682389.683053.483053.482256.923186.243186.242124.163186.24項目成本(萬元)9584.8310543.318626.358626.3511022.5511022.558147.1111501.811501.87667.8611501.8銷售收入(萬元)9516.36104688564.721046810943.818088.918088.9111419.638088.917613.097613.09利潤(萬元)-68.47-75.31-61.631841.65-78.74-2933.64-58.2-82.17-3412.89-54.77-3888.71投資回報