某樓盤項目開發(fā)可行性分析報告

1、錦繡家園園項目開開發(fā)可行行性分析析報告項目編號號：錦繡繡估字200041198號號項目名稱稱：錦繡繡家園總造價：7777853378.64元元 樓面面造價：15778.882元/M2土地面積積：2221277M2 建筑面面積：4492668.11M2建筑密度度：300% 容積積率：33 綠化率率：300%建設單位位：錦繡繡家園房房地產(chǎn)開開發(fā)有限限責任公公司項目負責責人：李李富華編制單位位：錦繡繡家園房房地產(chǎn)開開發(fā)有限限責任公公司編制負責責人：李李富華 編制審審核人：黃永春春編制人：歐陽白白雪 編編制日期期：20004-9-112目錄 一、項項目概況況1 1、項項目名稱稱 2、開開發(fā)地點點 3、

2、項項目性質(zhì)質(zhì) 4、項項目規(guī)模模 5、投投資方式式 6、項項目建設設單位 7、項項目使用用功能設設置 8、項項目的實實施 二、編編制說明明1 三、錦錦銹家園園成本計計算表2 四、錦錦銹家園園面積和和銷售收收入表5 五、錦錦銹家園園經(jīng)濟分分析表6 六、錦錦繡家園園敏感性性分析表表7 一、項項目概況況 1、項項目名稱稱：錦繡繡家園 2、開開發(fā)地點點：錦繡繡家園路路 3、項項目性質(zhì)質(zhì)：集商商貿(mào)、餐餐飲、娛娛樂、旅旅宿、辦辦公于一一體的綜綜合小區(qū)區(qū) 4、項項目規(guī)模模： （1）占占地面積積：總占占地面積積221127平平方米（折合333.119畝） （2）住住宅總套套數(shù)：6621套套 （3）總總建筑面面積

3、：4492668.11 平方方米 其中中：單車車庫11197.1平方方米 商業(yè)業(yè)鋪面884744平方米米 住宅宅383397平平方米 公建建12000平方方米 （4）估估算總造造價：777788.544萬元，綜合單單方造價價為15578.82元元/平方方米 5、投投資方式式：自籌籌資金 6、項項目建設設單位：錦繡家家園房地地產(chǎn)開發(fā)發(fā)有限責責任公司司 7、項項目使用用功能設設置 （1）11、2、3號樓樓地層為為商業(yè)鋪鋪面 （2）11、2、3號樓樓二樓為為餐廳及及娛樂性性用房 （3）11、2、3號樓樓三、四四樓為旅旅宿及辦辦公用房房 8、項項目的實實施 項目于于20004年底底開工，逐步開開發(fā)，計

4、計劃在220088年底全全部建成成投入使使用。 二、編編制說明明 1、部部分項目目造價為為概算數(shù)數(shù)據(jù)。 2、按按均衡投投入來計計算建設設期利息息（計算算本金為為直接費費）。 三、錦錦銹家園園成本計計算表 四、錦錦銹家園園面積和和銷售收收入表 五、錦錦銹家園園經(jīng)濟分分析表 六、錦錦繡家園園敏感性性分析表表錦繡家園園成本計計算表編碼工程項目目（費用用）名稱稱計量單位位工程量單價或費費率造價或費費用(元元)樓面造價價(元/M2)百分比(%)計算公式式或說明明1.一、征地地、拆遷遷補償費費001198839995243.2415.441%1-1-1征地費（拍賣價價）畝33.11935000001161

5、165000235.7814.994%按實際發(fā)發(fā)生1-1-1土地契稅稅元、%1161165000334844957.0770.455%1-1-1土地登記記公證費費筆11900001900000.3990.033%2.二、斟察察、設計計和前期期費00742331399.9150.679.555%2-1-1地形圖測測繪費平方米2212270.14430977.7880.0660.011%按土地面面積0.14元元/平方方米2-1-2總體規(guī)劃劃設計費費（定點點費）平方米22122724425540.90.066%土地面積積2元/平方米米2-2-1地質(zhì)勘察察費米12000556600001.3440.0

6、99%按鉆深555元/米2-2-2建筑設計計費平方米492668.11104926681100.644%按10元元/平方方米（建建筑面積積）2-3-1城市市政政建設配配套費（一級地地段）平方米480668.1175360551077.573.1174.644%按75元元/平方方米（建建筑面積積）2-4-1規(guī)劃管理理費元、26433745553793112.3371.6110.111%土建造價價的32-6-1放線費點603261956600.40.033%放線點3326元元/點2-111-1招標費元、26433745551264337.4460.5440.044%按土建工工程造價價的1計算2-1

7、33-1監(jiān)理費元、26433745552528774.9911.0770.077%按土建工工程造價價的2計算2-144-1預結(jié)算審審計費元、26433745553793112.3371.6110.111%按土建工工程造價價的3計算2-155-1消防配套套費平方米480668.1131442204.32.9330.199%按3元/平方米米計算（非營業(yè)業(yè)公共配配套免）2-166-1施工合同同鑒證費費元、26433745551264337.4460.5440.044%按土建工工程造價價的1計算2-177-1噪音費月50160008000001.6220.111%16000元/月月.幢2-188-1建

8、設項目目環(huán)境影影響評價價收費元、26433745553793112.3371.6110.111%按土建工工程造價價的3計算2-199-1避雷安裝裝檢測費費支4855264000.0550.011%檢測避雷雷針555元/支支2-200-1防洪堤工工程建設設管理費費平方米480668.1131442204.32.9330.199%按竣工面面積3元元/平方方米計算算2-211-1人防管理理費平方米492668.11104926681100.644%按建筑面面積100元/平平方米計計算2-222-1防空地下下室易地地建設費費平方米2000080016000000032.4482.066%按地層面面積8

9、000元/平方米米計算2-244-1工地管理理費項10500005000001.0110.077%按50000元/項2-266-2墻改費（民用）平方米492668.114.62266633.264.60.3%民用建筑筑4.66元/平平方米2-277-1建筑方案案評審費費平方米492668.110.298533.6220.20.022%0.2元元/平方方米2-299-1白蟻預防防費平方米492668.112985336.2220.133%按3元/平方米米(建筑筑面積)3.三、建筑筑安裝工工程費003406652443.55691.4343.88%3-1-1樁工程平方米480668.1150240

10、33405548.7783.099%按概算造造價3-1-3土建工程程平方米480668.115502643374555536.633.999%按概算造造價3-2-1室內(nèi)供水水供電、線路安安裝工程程平方米492668.1135172443833.5352.222%按概算造造價3-2-2電梯安裝裝工程項10350000035000000071.0044.5%按概算造造價4.四、（小小區(qū)）配配套建設設費00584885000118.717.522%4-1-1道路工程程平方米10000010010000000020.331.299%按概算造造價4-1-2室外排污污排水工工程米5004102050000

11、4.1660.277%按概算造造價4-2-1圍墻工程程項1100000010000002.0330.133%按概算造造價4-3-1室外供電電安裝工工程項19000000900000018.2271.166%按概算造造價4-4-1綠化工程程平方米660006039600008.0440.511%按概算造造價4-5-1路燈安裝裝工程盞503501750000.3660.033%按概算造造價4-8-1供配電增增容費（貼費）千瓦3000075022500000045.6672.9%按7500元/千千瓦4-133-1公共配套套設施費費（托兒兒所）平方米12000700840000017.0051.088

12、%按概算造造價4-133-4公共配套套設施費費（文化化活動站站）平方米607004200000.8550.066%按概算造造價4-133-7公共配套套設施費費（居委委會）平方米607004200000.8550.066%按概算造造價4-133-111公共配套套設施費費（單車車棚）平方米607004200000.8550.066%按概算造造價4-133-122公共配套套設施費費（垃圾圾中轉(zhuǎn)站站）平方米207001400000.2880.022%按概算造造價ZJF直接費005932208778.4412044.04476.227%1.+22.+33.+44.共44項的和和5.五、管理理費00193

13、004300.79939.1182.499%5-1-1建設管理理費（11.655%）元、%5932208778.441.6559787794.4919.8871.266%直接費的的1.665%5-2-1銷售管理理費元、%951663633019516636.319.3321.233%6.六、稅費費00718007688.055145.759.244%6-2-1營業(yè)稅及及附加（5.55%）元、%95166363305.5523339999.655106.246.733%按出售房房屋總價價款的55.5%6-2-2帶征所得得稅元、%95166363301.5142774544.45528.9971.

14、844%6-2-3印花稅元、95166363301951663.6631.9330.133%銷售額的的16-5-1建筑面積積測量費費平方米492668.111.7837555.7771.70.111%6-4-3房屋竣工工總登記記費元、760220000017602201.5440.1%按評估價價的16-5-1教育附加加費元、%264337455512643374.555.3770.344%按土建造造價的11%計算算7.七、利息息00757336755.055153.729.744%7-1-1利息（按按年利率率均衡投投入）元、%5932208778.445.855757336755.055153

15、.729.744%按直接費費，年利利率5.85%計算8.八、不可可預見費費00177996266.35536.1122.299%8-1-1不可預見見費（按按直接費費計）元、%5932208778.443177996266.35536.1122.299%JJF間接費001846645000.224374.7823.774%5.+66.+77.+88.共44項的和和ZZJ總造價007778853778.66415788.822100%錦繡家園園面積和和銷售收收入表序號樓層、單單元或樓樓房名稱稱計量單位位單價建筑面積積(M22)可售面積積(M22)項目套數(shù)數(shù)可售套數(shù)數(shù)銷售收入入(元)銷售模式式備注1

16、住宅元/135003839973839976216215183359550按建筑面面積2商鋪元/500008474484744004237700000按建筑面面積3單車庫元/80011977.111977.1009576680按建筑面面積4公共建筑筑元/0120000000按建筑面面積合計000009516636330錦繡家園園經(jīng)濟分分析表序號方案名稱稱地價(萬萬元/畝畝)土地費(萬元)項目成本本(萬元元)土地費比比例(%)銷售收入入(萬元元)利潤(萬萬元)回報率(%)備注1方案一20663.871766.4449.255%95166.36623399.92232.661%2方案二25829.

17、7573777.14411.225%95166.36621399.22229.000%3方案三30995.775777.84413.114%95166.36619388.52225.558%4方案四3511611.65577788.54414.993%95166.36617377.82222.334%5方案五4013277.679799.24416.664%95166.36615377.12219.226%6方案六4514933.55581799.94418.226%95166.36613366.42216.334%7方案七5016599.583800.64419.880%95166.3661

18、1355.72213.555%8方案八5518255.45585811.34421.227%95166.366935.0210.990%9方案九6019911.487822.04422.668%95166.366734.328.366%10方案十6521577.35589822.74424.002%95166.366533.625.944%11方案十一一7023233.391833.44425.330%95166.366332.923.633%12方案十二二7524899.25593844.13326.553%95166.366132.231.411%13方案十三三8026555.295844

19、.83327.770%95166.366-68.47-0.771%14方案十四四8528211.15597855.53328.883%95166.366-2699.177-2.775%15方案十五五9029877.199866.23329.991%95166.366-4699.877-4.771%錦繡家園園敏感性性分析表表方案名稱稱項目名稱稱基本數(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100方案一00000000000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬

20、萬元/畝畝)2022181823231724241624土地費(萬元)663.8730.18597.42597.42763.37763.37564.23796.56796.56531.04796.56項目成本本(萬元元)71766.44478944.08864588.864588.882522.91182522.91160999.97786111.73386111.73357411.15586111.733銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09

21、976133.099利潤(萬萬元)23399.92225733.92221055.92240099.226900.9-164419888.94428077.9-5222.82218711.944-9988.644投資回報報率(%)32.66132.66132.66162.00732.661-1.99932.66132.661-6.00732.661-11.6銷售利潤潤率(%)24.55924.55924.55938.3324.559-2.00324.55924.559-6.44624.559-13.12方案二00000000000投資變化化比例(%)010-10-101515-152020-2

22、020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)2527.5522.5522.5528.77528.77521.22530302030土地費(萬元)829.75912.72746.78746.78954.21954.21705.29995.7995.7663.8995.7項目成本本(萬元元)73777.14481144.85566399.43366399.43384833.71184833.71162700.57788522.57788522.57759011.71188522.577銷售收入入(萬元元)95166.3661046688

23、5644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)21399.22223533.15519255.29938288.57724600.1-3944.818188.34425677.066-7633.66617111.388-12339.448投資回報報率(%)29292957.66629-4.6652929-8.66329-14銷售利潤潤率(%)22.44822.44822.44836.55722.448-4.88822.44822.448-9.44422.448-16.2

24、8方案三00000000000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)3033272734.5534.5525.5536362436土地費(萬元)995.710955.277896.13896.1311455.06611455.066846.3411944.84411944.844796.5611944.844項目成本本(萬元元)75777.84483355.62268200.06668200.06687144.52287144.52264411.16690933.

25、41190933.41160622.27790933.411銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)19388.52221322.38817444.66636477.94422299.299-6255.61116477.75523266.222-10004.5515500.822-14880.332投資回報報率(%)25.55825.55825.55853.44925.558-7.11825.55825.558-

26、11.0525.558-16.28銷售利潤潤率(%)20.33720.33720.33734.88520.337-7.77320.33720.337-12.4220.337-19.44方案四00000000000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)3538.5531.5531.5540.22540.22529.77542422842土地費(萬元)11611.65512777.82210455.49910455.49913355.913355.9987.41393

27、3.98813933.988929.3213933.988項目成本本(萬元元)77788.54485566.39970000.69970000.69989455.32289455.32266111.76693344.25593344.25562222.83393344.255銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)17377.82219111.61115644.03334677.31119988.499-8566

28、.41114777.15520855.388-12445.33413900.266-17221.116投資回報報率(%)22.33422.33422.33449.55322.334-9.55722.33422.334-13.3422.334-18.44銷售利潤潤率(%)18.22618.22618.22633.11218.226-10.5918.22618.226-15.418.226-22.61方案五00000000000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)4

29、044363646463448483248土地費(萬元)13277.614600.36611944.84411944.84415266.74415266.74411288.46615933.12215933.12210622.08815933.122項目成本本(萬元元)79799.24487777.16671811.32271811.32291766.13391766.13367822.35595755.09995755.09963833.39995755.099銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.9

30、11114119.66380888.91176133.09976133.099利潤(萬萬元)15377.12216900.84413833.432866.68817677.688-10887.22213066.56618444.544-14886.11812299.7-19662投資回報報率(%)19.22619.22619.22645.77719.226-11.8519.22619.226-15.5219.226-20.49銷售利潤潤率(%)16.11516.11516.11531.4416.115-13.4416.11516.115-18.3716.115-25.77方案六00000000

31、000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)4549.5540.5540.5551.77551.77538.22554543654土地費(萬元)14933.55516422.913444.213444.217177.58817177.58812699.52217922.26617922.26611944.84417922.266項目成本本(萬元元)81799.94489977.93373611.95573611.95594066.93394066.93369522

32、.95598155.93398155.93365433.95598155.933銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)13366.42214700.07712022.77731066.05515366.888-13118.00211355.96616033.7-17227.00210699.144-22002.884投資回報報率(%)16.33416.33416.33442.11916.334-14.0116.

33、33416.334-17.5916.334-22.44銷售利潤潤率(%)14.00414.00414.00429.66714.004-16.2914.00414.004-21.3514.004-28.93方案七00000000000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)5055454557.5557.5542.5560604060土地費(萬元)16599.518255.45514933.55514933.55519088.42219088.42214100.588

34、19911.419911.413277.619911.4項目成本本(萬元元)83800.64492188.775422.58875422.58896377.74496377.74471233.544100556.777100556.77767044.511100556.777銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)11355.72212499.310222.14429255.42213066.077-15448.

35、883965.3713622.866-19667.886908.58-24443.668投資回報報率(%)13.55513.55513.55538.77913.555-16.0713.55513.555-19.5713.555-24.3銷售利潤潤率(%)11.99311.99311.99327.99511.993-19.1511.99311.993-24.3311.993-32.1方案八00000000000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)5560.5549

36、.5549.5563.22563.22546.77566664466土地費(萬元)18255.4552008816422.916422.920999.27720999.27715511.63321900.54421900.54414600.36621900.544項目成本本(萬元元)85811.34494399.47777233.21177233.21198688.54498688.54472944.144102997.661102997.66168655.077102997.661銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.

37、91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)935.0210288.533841.5127444.79910755.277-17779.663794.7711222.022-22008.77748.02-26884.552投資回報報率(%)10.9910.9910.9935.55410.99-18.0310.9910.99-21.4510.99-26.07銷售利潤潤率(%)9.8339.8339.83326.2229.833-229.8339.833-27.319.833-35.26方案九00000000000投資變化化比例(

38、%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)6066545469695172724872土地費(萬元)19911.421900.54417922.26617922.26622900.11122900.11116922.69923899.68823899.68815933.12223899.688項目成本本(萬元元)87822.04496600.24479033.84479033.844100999.335100999.33574644.733105338.445105338.44570

39、255.633105338.445銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)734.32807.76660.8825644.166844.46-20110.444624.18881.18-24449.554587.46-29225.336投資回報報率(%)8.3668.3668.36632.4448.366-19.918.3668.366-23.248.366-27.76銷售利潤潤率(%)7.7227.7227.7

40、2224.557.722-24.857.7227.722-30.287.722-38.43方案十00000000000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)6571.5558.5558.5574.77574.77555.22578785278土地費(萬元)21577.35523733.08819411.62219411.62224800.95524800.95518333.75525888.82225888.82217255.88825888.822項目成本本(萬

41、元元)89822.74498811.01180844.47780844.477103330.115103330.11576355.333107779.229107779.22971866.199107779.229銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)533.62586.99480.2523833.533613.66-22441.224453.58640.34-26990.338426.9-31666.22投資

42、回報報率(%)5.9445.9445.94429.4485.944-21.75.9445.944-24.965.944-29.37銷售利潤潤率(%)5.6115.6115.61122.7775.611-27.715.6115.611-33.265.611-41.59方案十一一00000000000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)7077636380.5580.5559.5584845684土地費(萬元)23233.325555.63320900.977209

43、00.97726711.826711.819744.827877.96627877.96618588.64427877.966項目成本本(萬元元)91833.444101001.77882655.182655.1105660.996105660.99678055.922110220.113110220.11373466.755110220.113銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)332.92366.2229

44、9.6222022.9382.85-24772.005282.99399.5-29331.222266.34-34007.004投資回報報率(%)3.6333.6333.63326.6653.633-23.413.6333.633-26.63.633-30.92銷售利潤潤率(%)3.53.53.521.0043.5-30.563.53.5-36.243.5-44.75方案十二二00000000000投資變化化比例(%)010-10-101515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)7582.5567.5567

45、.5586.22586.22563.77590906090土地費(萬元)24899.25527388.18822400.33322400.33328622.64428622.64421155.86629877.129877.119911.429877.1項目成本本(萬元元)93844.133103222.55484455.72284455.722107991.775107991.77579766.511112660.996112660.99675077.3112660.996銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.9118

46、0888.911114119.66380888.91176133.09976133.099利潤(萬萬元)132.23145.4611920222.288152.06-27002.884112.4158.67-31772.005105.79-36447.887投資回報報率(%)1.4111.4111.41123.9941.411-25.051.4111.411-28.171.411-32.39銷售利潤潤率(%)1.3991.3991.39919.3321.399-33.411.3991.399-39.211.399-47.92方案十三三00000000000投資變化化比例(%)010-10-10

47、1515-152020-2020銷售收入入變化比比例(%)010-101015-15-1520-15-20-20地價(萬萬元/畝畝)8088727292926896966496土地費(萬元)26555.229200.72223899.68823899.68830533.48830533.48822566.92231866.24431866.24421244.16631866.244項目成本本(萬元元)95844.833105443.33186266.35586266.355110222.555110222.55581477.111115001.88115001.8876677.866115001.88銷售收入入(萬元元)95166.36610466885644.722104668109443.88180888.91180888.911114119.66380888.91176133.09976133.099利潤(萬萬元)-68.47-75.31-61.6318411.655-78.74-29333.664-58.2-82.17-34112.889-54.77-38888.771投資回報報率