自求平衡報(bào)告

棚戶區(qū)改造項(xiàng)目自求平衡報(bào)告一、項(xiàng)目參數(shù)設(shè)定1、項(xiàng)目基準(zhǔn)收益率設(shè)定為6%；2、項(xiàng)目計(jì)算期按25年考慮，其中建設(shè)期3年，還款期22年；3、該項(xiàng)目采用市場(chǎng)融資的方式，融資年限25年，銀行貸款利率按照5.15%計(jì)算；4、上解省財(cái)政費(fèi)用根據(jù)《000財(cái)政廳、000國土資源廳、人民銀行鄭州中心支行關(guān)于落實(shí)土地出讓金3%省統(tǒng)一管理使用規(guī)定的通知》（豫財(cái)辦綜〔2007〕44號(hào)），按照土地出讓收入的3%提??；5、國有土地收益基金根據(jù)《財(cái)政部國土資源部中國人民銀行關(guān)于印發(fā)<國有土地使用權(quán)出讓收支管理辦法>的通知》（財(cái)綜〔2006〕68號(hào)）和《000人民政府辦公廳關(guān)于轉(zhuǎn)發(fā)省財(cái)政廳國土資源廳000土地專項(xiàng)資金管理試行辦法的通知》（豫政辦〔2009〕38號(hào)）的規(guī)定，按照土地出讓收入2%提??；6、農(nóng)業(yè)土地開發(fā)資金按每平方米35元計(jì)?。?、廉租住房保障基金根據(jù)《關(guān)于印發(fā)廉租住房保障資金管理辦法的通知》（財(cái)綜〔2007〕64號(hào)）規(guī)定，按照土地出讓收入的3%提??；8、土地綜合整治成本包括征地和拆遷補(bǔ)償費(fèi)用、三通一平費(fèi)用；9、教育基金根據(jù)《財(cái)政部教育部關(guān)于從土地出讓收益中計(jì)提教育資金有關(guān)事項(xiàng)的通知》（財(cái)綜〔2011〕62號(hào)）以及《000財(cái)政廳教育廳關(guān)于貫徹從土地出讓收益中計(jì)提教育資金有關(guān)事項(xiàng)的通知》（豫財(cái)綜〔2011〕94號(hào)）的規(guī)定，按照土地出讓凈收益的10%提??；10、農(nóng)田水利建設(shè)資金根據(jù)《財(cái)政部水利部關(guān)于從土地出讓收益中計(jì)提農(nóng)田水利建設(shè)資金有關(guān)事項(xiàng)的通知》（財(cái)綜〔2011〕48號(hào)）以及《000財(cái)政廳水利廳關(guān)于貫徹從土地出讓收益中計(jì)提農(nóng)田水利建設(shè)資金有關(guān)事項(xiàng)的通知》（財(cái)綜〔2011〕48號(hào)）的規(guī)定，按照土地出讓凈收益的10%提取。二、評(píng)價(jià)方案的設(shè)定2015年111閆劉新區(qū)（華邑城）棚戶區(qū)改造項(xiàng)目貸款期限設(shè)定為25年，通過項(xiàng)目騰出用地面積532.3畝土地的出讓收入帶來經(jīng)濟(jì)效益，償還項(xiàng)目借款。按照上述運(yùn)營模式進(jìn)行經(jīng)濟(jì)測(cè)算，本方案稅后財(cái)務(wù)凈現(xiàn)值為大于0，稅后利潤為正值，還款期內(nèi)平均償債備付率大于110%，財(cái)務(wù)內(nèi)部收益率大于設(shè)定的基準(zhǔn)收益率。三、土地出讓計(jì)劃1、土地綜合整治與出讓計(jì)劃該項(xiàng)目為原地安置。通過對(duì)項(xiàng)目征收范圍內(nèi)涉及的800畝土地進(jìn)行綜合治理后，騰出土地532.3畝出讓（出讓地塊詳見表1-1），出讓收入用于該項(xiàng)目借款償還，計(jì)算期第4年開始出讓，計(jì)算期第25年出讓完畢（出讓計(jì)劃詳見附表1）。表1-1還款地塊明細(xì)表序號(hào)地塊控規(guī)編號(hào)土地邊界四至規(guī)劃用途面積（畝）出讓凈地面積（畝）土地原有性質(zhì)是否在拆遷范圍內(nèi)是否轉(zhuǎn)為建設(shè)用地備注1A-05北至三環(huán)路

南至大成路

西至昌盛路

東至地稅局二類居住用地109.2109.2居住用地是是2A-08北至大成路

南至文昌路

西至規(guī)劃路

東至永福路二類居住用地90.690.6居住用地是是3A-09北至大成路

南至A08地塊

西至A08地塊

東至永福路醫(yī)院用地34.434.4居住用地是是4A-11北至大成路

南至文昌路

西至永福路

東至昌盛路二類居住用地133.6133.6居住用地是是5A-14北至文昌路

南至政新路

西至永福路

東至昌盛路二類居住用地76.776.7居住用地是是6A-15北至文昌路

南至政新路

西至昌盛路

東至廉租房二類居住用地18.218.2居住用地是是7A-18北至政新路

南至北二環(huán)

西至永福路

東至昌盛路商業(yè)用地47.147.1商業(yè)用地是是8A-19北至政新路

南至北二環(huán)

西至昌盛路

東至廉租房商業(yè)用地22.522.5商業(yè)用地是是合計(jì)532.3532.32、土地出讓價(jià)格預(yù)測(cè)該項(xiàng)目擬出讓地塊全部位于111規(guī)劃地塊，根據(jù)相關(guān)數(shù)據(jù)調(diào)查，近幾年111項(xiàng)目周邊商?。ê≌?、商服）用地土地價(jià)格如表1-2所示：表1-2項(xiàng)目周邊近幾年商住地土地價(jià)格一覽表序號(hào)地塊編號(hào)出讓時(shí)間地塊位置土地性質(zhì)面積（公頃）成交價(jià)格（萬元）均價(jià)（萬元/畝）備注12012-02-122012.8.24雪楓路兩端北側(cè)商住0.19634294.510022012-12-192013.8.15縣府路中段北側(cè)商住0.409772379.338732012-08-222012.12.3昌盛路中段西側(cè)商住0.4453160303-012014.3.6高速路引線東側(cè)住宅1.120691395.25948352013-03-122013.12．10東光街中段東側(cè)商住0.616551544.4661167根據(jù)表1-1111項(xiàng)目周邊商?。ㄗ≌?、商服）用地成交情況，2012年以來，111該項(xiàng)目周邊土地的出讓價(jià)格平均200.00萬元/左右。該項(xiàng)目位于111規(guī)劃征收出讓地塊，出讓地塊四鄰邊界：北三環(huán)路以南，廉租房（和諧小區(qū)）以西、北二環(huán)路以北，永福路以東的居住用地合圍區(qū)域內(nèi)，由于項(xiàng)目前期資料欠缺，故該項(xiàng)目保守估算，擬定出讓土地價(jià)格200.00萬元，年增長率3%考慮，考慮估算的準(zhǔn)確性，項(xiàng)目出讓期第15年以后土地價(jià)格保持不變。計(jì)算期內(nèi)土地出讓收入共計(jì)130505.97萬元。3、項(xiàng)目總成本估算該項(xiàng)目總成本包括項(xiàng)目建設(shè)投資、三通一平、財(cái)務(wù)成本三項(xiàng)，具體如下：1）項(xiàng)目建設(shè)投資：根據(jù)第十四章投資估算的數(shù)據(jù)，該項(xiàng)目建設(shè)投資53363.33萬元。2）三通一平經(jīng)估算，該項(xiàng)目三通一平費(fèi)用106.46萬元。3）財(cái)務(wù)成本該項(xiàng)目財(cái)務(wù)成本主要為長期借款利息，根據(jù)15.2小節(jié)設(shè)定的比例，該項(xiàng)目計(jì)算期財(cái)務(wù)費(fèi)用合計(jì)29895.75萬元。綜上分析，該項(xiàng)目總成本費(fèi)用83368.54萬元。詳見本報(bào)告附表6：《項(xiàng)目利潤估算表》。4、土地出讓稅費(fèi)及基金根據(jù)該項(xiàng)目設(shè)定的經(jīng)濟(jì)評(píng)價(jià)方案，該項(xiàng)目土地出讓涉及的稅費(fèi)總計(jì)13478.65萬元，具體如下：1）農(nóng)業(yè)土地開發(fā)資金：計(jì)算期共計(jì)428.06萬元；2）國有土地收益基金：計(jì)算期共計(jì)2610.12萬元；3）廉租住房保障資金：計(jì)算期共計(jì)3915.18萬元；4）上解省財(cái)政費(fèi)用：計(jì)算期共計(jì)3915.18萬元；5）土地出讓業(yè)務(wù)費(fèi)：計(jì)算期共計(jì)2610.12萬元；6）農(nóng)田水利建設(shè)資金：計(jì)算期共計(jì)2776.39萬元；7）教育資金：計(jì)算期共計(jì)2776.39萬元。具體詳見本報(bào)告附表2：《土地出讓收入估算表》和附表3：《項(xiàng)目利潤估算表》。四、盈利能力分析該項(xiàng)目以25年為計(jì)算期，經(jīng)計(jì)算，該項(xiàng)目計(jì)算期內(nèi)土地出讓收入共計(jì)130505.97萬元，土地出讓各類基金及費(fèi)用共計(jì)13478.65萬元，項(xiàng)目總成本83368.54萬元，土地出讓收益提取各類資金5552.78萬元，計(jì)算期內(nèi)項(xiàng)目凈利潤共計(jì)22211.11萬元，土地出讓凈收入105470.19萬元可以作為還款來源。該項(xiàng)目全部投資內(nèi)部收益率為6.52%，全部投資財(cái)務(wù)凈現(xiàn)值（ic=6%）為2291.76萬元，靜態(tài)投資回收期13.27年，動(dòng)態(tài)投資回收期約為22.83年，投資利潤率為39.24%，總投資收益率49.05%，投資利稅率33.62%。五、償債能力分析1、貸款計(jì)劃根據(jù)該項(xiàng)目的實(shí)施計(jì)劃和資金使用計(jì)劃，確定項(xiàng)目貸款計(jì)劃為：該項(xiàng)目借款計(jì)劃具體為：建設(shè)期銀行融資45000.00萬元，分3年借款，第1年借款11250.00萬元，第2年借款18000.00萬元，第3年借款15750.00萬元。2、還款計(jì)劃建設(shè)期按建設(shè)進(jìn)度使用貸款本金并支付建設(shè)期融資利息；按照等額本金付息的方式，本金利息按年度支付，具體詳見本報(bào)告附表4：《借款還本付息估算表》。3、利息及還款計(jì)算根據(jù)上述計(jì)劃和利率，經(jīng)計(jì)算項(xiàng)目建設(shè)期融資利息累計(jì)29895.75萬元，計(jì)算期第4-25年利息累計(jì)26651.25萬元。計(jì)算期第4～25年，償債備付率在99.68%～201.24%之間，利息備付率在187.65%～4108.74%之間。借款還本付息計(jì)算詳見附表4——《借款還本付息估算表》。六、現(xiàn)金流量分析該項(xiàng)目以25年為計(jì)算期，進(jìn)行項(xiàng)目全部投資現(xiàn)金流量分析，具體數(shù)據(jù)可見下表：表1-3現(xiàn)金流量分析數(shù)據(jù)表計(jì)算指標(biāo)單位數(shù)量財(cái)務(wù)內(nèi)部收益率%6.52財(cái)務(wù)凈現(xiàn)值萬元2291.76投資回收期（靜態(tài)）年13.27投資回收期（動(dòng)態(tài)）年22.83現(xiàn)金流量分析詳見附表5—《全部投資現(xiàn)金流量表》。七、結(jié)論該項(xiàng)目可用于還款的土地出讓凈收入130505.97萬元，計(jì)算期內(nèi)平均償債備付率151.76%，利息備付率722.48%，項(xiàng)目償債能力有保障，該項(xiàng)目各項(xiàng)指標(biāo)滿足行業(yè)基本指標(biāo)。因此說，從償債能力方面來講，該項(xiàng)目是完全可行的。附表1：土地出讓計(jì)劃表序號(hào)項(xiàng)目單位/取費(fèi)標(biāo)準(zhǔn)計(jì)算期123456781土地出讓收入萬元5003.624934.427341.326979.907189.30-出讓比例%4.70%4.50%6.50%6.00%6.00%-出讓價(jià)格萬元200.00206.00212.18218.55225.10-出讓數(shù)量畝25.0223.9534.6031.9431.94序號(hào)項(xiàng)目單位/取費(fèi)標(biāo)準(zhǔn)計(jì)算期910111213141516171土地出讓收入萬元6170.826101.706546.626743.026250.784292.205722.935722.935722.93-出讓比例%5.00%4.80%5.00%5.00%4.50%3.00%4.00%5.00%4.00%-出讓價(jià)格萬元231.85238.81245.97253.35260.95268.78268.78268.78268.78-出讓數(shù)量畝26.6225.5526.6226.6223.9515.9721.2926.6221.29序號(hào)項(xiàng)目單位/取費(fèi)標(biāo)準(zhǔn)計(jì)算期合計(jì)18192021222324251土地出讓收入萬元5722.935722.935722.935722.935722.935722.935722.935722.93130505.97-出讓比例%5.00%6.00%4.00%4.00%3.00%3.00%4.00%3.00%100.00%-出讓價(jià)格萬元268.78268.78268.78268.78268.78268.78268.78268.78-出讓數(shù)量畝26.6231.9421.2921.2915.9715.9721.2915.97532.30附表2：土地出讓估算表序號(hào)項(xiàng)目單位/取費(fèi)標(biāo)準(zhǔn)計(jì)算期123456781土地出讓收入萬元5003.624934.427341.326979.907189.30-出讓比例%4.70%4.50%6.50%6.00%6.00%-出讓價(jià)格萬元200.00206.00212.18218.55225.10-出讓數(shù)量畝25.0223.9534.6031.9431.942土地儲(chǔ)備綜合成本282.20270.20390.28360.26360.262.1征地補(bǔ)償安置費(fèi)4萬元/畝100.0795.81138.40127.75127.752.2青苗及地上附著物補(bǔ)償3萬元/畝75.0571.86103.8095.8195.812.3“三通一平”費(fèi)用5.004.796.926.396.392.4社會(huì)保障費(fèi)8800元/畝22.0221.0830.4528.1128.112.5新增建設(shè)用地使用費(fèi)48元/㎡；32000.16元/畝80.0676.65110.72102.20102.203土地出讓基金及費(fèi)用（含資金）萬元529.88521.71774.96735.68741.293.1上解省財(cái)政費(fèi)用土地出讓收入的3%150.11148.03220.24209.40215.683.2農(nóng)業(yè)土地開發(fā)資金35元/平方米*30%29.5228.2740.8337.6922.363.3國有土地收益基金土地出讓收入的2%100.0798.69146.83139.60143.793.4廉租住房保障資金土地出讓收入的3%150.11148.03220.24209.40215.683.5土地出讓業(yè)務(wù)費(fèi)土地出讓收入的2%100.0798.69146.83139.60143.794土地收益提取各類資金萬元-157.31-123.4077.9597.20159.034.1教育資金土地出讓收益的10%-78.65-61.7038.9848.6079.514.2農(nóng)田水利建設(shè)資金土地出讓收益的10%-78.65-61.7038.9848.6079.515土地出讓凈收入（1-2-3）萬元4348.844265.926098.135786.765928.72土地出讓估算表（續(xù)表1/2）序號(hào)項(xiàng)目單位/取費(fèi)標(biāo)準(zhǔn)計(jì)算期910111213141516171土地出讓收入萬元6170.826101.706546.626743.026250.784292.205722.935722.935722.93-出讓比例%5.00%4.80%5.00%5.00%4.50%3.00%4.00%5.00%4.00%-出讓價(jià)格萬元231.85238.81245.97253.35260.95268.78268.78268.78268.78-出讓數(shù)量畝26.6225.5526.6226.6223.9515.9721.2926.6221.292土地儲(chǔ)備綜合成本300.22288.21300.22300.22270.20180.13240.17300.22240.172.1征地補(bǔ)償安置費(fèi)4萬元/畝106.46102.20106.46106.4695.8163.8885.17106.4685.172.2青苗及地上附著物補(bǔ)償3萬元/畝79.8576.6579.8579.8571.8647.9163.8879.8563.882.3“三通一平”費(fèi)用5.325.115.325.324.793.194.265.324.262.4社會(huì)保障費(fèi)8800元/畝23.4222.4823.4223.4221.0814.0518.7423.4218.742.5新增建設(shè)用地使用費(fèi)48元/㎡；32000.16元/畝85.1781.7685.1785.1776.6551.1068.1385.1768.133土地出讓基金及費(fèi)用（含資金）萬元635.71628.06673.29692.93641.85440.40587.20590.92587.203.1上解省財(cái)政費(fèi)用土地出讓收入的3%185.12183.05196.40202.29187.52128.77171.69171.69171.693.2農(nóng)業(yè)土地開發(fā)資金35元/平方米*30%18.6317.8918.6318.6316.7711.1814.9018.6314.903.3國有土地收益基金土地出讓收入的2%123.42122.03130.93134.86125.0285.84114.46114.46114.463.4廉租住房保障資金土地出讓收入的3%185.12183.05196.40202.29187.52128.77171.69171.69171.693.5土地出讓業(yè)務(wù)費(fèi)土地出讓收入的2%123.42122.03130.93134.86125.0285.84114.46114.46114.464土地收益提取各類資金萬元122.74156.56232.52288.94284.39141.87294.50189.60336.644.1教育資金土地出讓收益的10%61.3778.28116.26144.47142.2070.93147.2594.80168.324.2農(nóng)田水利建設(shè)資金土地出讓收益的10%61.3778.28116.26144.47142.2070.93147.2594.80168.325土地出讓凈收入（1-2-3）萬元5112.155028.885340.595460.935054.353529.804601.064642.194558.93土地出讓估算表（續(xù)表2/2）序號(hào)項(xiàng)目單位/取費(fèi)標(biāo)準(zhǔn)計(jì)算期合計(jì)18192021222324251土地出讓收入萬元5722.935722.935722.935722.935722.935722.935722.935722.93130505.97-出讓比例%5.00%6.00%4.00%4.00%3.00%3.00%4.00%3.00%100.00%-出讓價(jià)格萬元268.78268.78268.78268.78268.78268.78268.78268.78-出讓數(shù)量畝26.6231.9421.2921.2915.9715.9721.2915.97532.302土地儲(chǔ)備綜合成本300.22360.26240.17240.17180.13180.13240.17180.136004.342.1征地補(bǔ)償安置費(fèi)4萬元/畝106.46127.7585.1785.1763.8863.8885.1763.882129.202.2青苗及地上附著物補(bǔ)償3萬元/畝79.8595.8163.8863.8847.9147.9163.8847.911596.902.3“三通一平”費(fèi)用5.326.394.264.263.193.194.263.19106.462.4社會(huì)保障費(fèi)8800元/畝23.4228.1118.7418.7414.0514.0518.7414.05468.422.5新增建設(shè)用地使用費(fèi)48元/㎡；32000.16元/畝85.17102.2068.1368.1351.1051.1068.1351.101703.363土地出讓基金及費(fèi)用（含資金）萬元590.92594.65587.20587.20583.47583.47587.20583.4713478.653.1上解省財(cái)政費(fèi)用土地出讓收入的3%171.69171.69171.69171.69171.69171.69171.69171.693915.183.2農(nóng)業(yè)土地開發(fā)資金35元/平方米*30%18.6322.3614.9014.9011.1811.1814.9011.18428.063.3國有土地收益基金土地出讓收入的2%114.46114.46114.46114.46114.46114.46114.46114.462610.123.4廉租住房保障資金土地出讓收入的3%171.69171.69171.69171.69171.69171.69171.69171.693915.183.5土地出讓業(yè)務(wù)費(fèi)土地出讓收入的2%114.46114.46114.46114.46114.46114.46114.46114.462610.124土地收益提取各類資金萬元231.73126.83399.84420.91567.95589.01484.11631.155552.784.1教育資金土地出讓收益的10%115.8763.42199.92210.45283.97294.51242.06315.582776.394.2農(nóng)田水利建設(shè)資金土地出讓收益的10%115.8763.42199.92210.45283.97294.51242.06315.582776.395土地出讓凈收入（1-2-3）萬元4600.064641.194495.724474.654391.384370.324411.454328.18105470.19附表3：項(xiàng)目利潤估算表序號(hào)項(xiàng)目單位/取費(fèi)標(biāo)準(zhǔn)計(jì)算期123456781土地出讓收入萬元5003.624934.427341.326979.907189.302土地儲(chǔ)備綜合成本萬元282.20270.20390.28360.26360.263土地出讓基金及費(fèi)用（含資金）萬元529.88521.71774.96735.68741.293.1上解省財(cái)政費(fèi)用土地出讓收入的3%150.11148.03220.24209.40215.683.2農(nóng)業(yè)土地開發(fā)基金35元/平方米*30%29.5228.2740.8337.6922.363.3國有土地收益基金土地出讓收入的2%100.0798.69146.83139.60143.793.4廉租住房保障資金土地出讓收益的3%150.11148.03220.24209.40215.683.5土地出讓業(yè)務(wù)費(fèi)土地出讓收入的2%100.0798.69146.83139.60143.794項(xiàng)目開發(fā)成本萬元2660.572547.353679.513396.473396.474.1土地費(fèi)用萬元87.0483.34120.38111.12111.124.2拆遷及安置補(bǔ)償費(fèi)萬元1121.811074.071551.441432.101432.104.3安置房建設(shè)投資萬元1299.221243.941796.801658.581658.584.4建設(shè)期利息萬元152.49146.00210.89194.67194.675運(yùn)營期利息萬元2317.502212.162106.822001.481896.146土地出讓收益萬元-786.54-616.99389.75486.02795.157土地出讓收益提取各類資金萬元-157.31-123.4077.9597.20159.037.1教育資金土地出讓收益的10%-78.65-61.7038.9848.6079.517.2農(nóng)田水利建設(shè)資金土地出讓收益的10%-78.65-61.7038.9848.6079.518土地出讓凈利潤萬元-629.23-493.59311.80388.81636.12項(xiàng)目利潤估算表續(xù)表（1/2）序號(hào)項(xiàng)目單位/取費(fèi)標(biāo)準(zhǔn)計(jì)算期910111213141516171土地出讓收入萬元6170.826101.706546.626743.026250.784292.205722.935722.935722.932土地儲(chǔ)備綜合成本萬元300.22288.21300.22300.22270.20180.13240.17300.22240.173土地出讓基金及費(fèi)用（含資金）萬元635.71628.06673.29692.93641.85440.40587.20590.92587.203.1上解省財(cái)政費(fèi)用土地出讓收入的3%185.12183.05196.40202.29187.52128.77171.69171.69171.693.2農(nóng)業(yè)土地開發(fā)基金35元/平方米*30%18.6317.8918.6318.6316.7711.1814.9018.6314.903.3國有土地收益基金土地出讓收入的2%123.42122.03130.93134.86125.0285.84114.46114.46114.463.4廉租住房保障資金土地出讓收益的3%185.12183.05196.40202.29187.52128.77171.69171.69171.693.5土地出讓業(yè)務(wù)費(fèi)土地出讓收入的2%123.42122.03130.93134.86125.0285.84114.46114.46114.464項(xiàng)目開發(fā)成本萬元2830.392717.182830.392830.392547.351698.232264.312830.392264.314.1土地費(fèi)用萬元92.6088.9092.6092.6083.3455.5674.0892.6074.084.2拆遷及安置補(bǔ)償費(fèi)萬元1193.421145.681193.421193.421074.07716.05954.731193.42954.734.3安置房建設(shè)投資萬元1382.151326.861382.151382.151243.94829.291105.721382.151105.724.4建設(shè)期利息萬元162.23155.74162.23162.23146.0097.34129.78162.23129.785運(yùn)營期利息萬元1790.801685.451580.111474.771369.431264.091158.751053.41948.076土地出讓收益萬元613.70782.811162.601444.701421.95709.351472.50947.991683.187土地出讓收益提取各類資金萬元122.74156.56232.52288.94284.39141.87294.50189.60336.647.1教育資金土地出讓收益的10%61.3778.28116.26144.47142.2070.93147.2594.80168.327.2農(nóng)田水利建設(shè)資金土地出讓收益的10%61.3778.28116.26144.47142.2070.93147.2594.80168.328土地出讓凈利潤萬元490.96626.25930.081155.761137.56567.481178.00758.391346.54項(xiàng)目利潤估算表續(xù)表（2/2）序號(hào)項(xiàng)目單位/取費(fèi)標(biāo)準(zhǔn)計(jì)算期合計(jì)18192021222324251土地出讓收入萬元5722.935722.935722.935722.935722.935722.935722.935722.93130505.972土地儲(chǔ)備綜合成本萬元300.22360.26240.17240.17180.13180.13240.17180.136004.343土地出讓基金及費(fèi)用（含資金）萬元590.92594.65587.20587.20583.47583.47587.20583.4713478.653.1上解省財(cái)政費(fèi)用土地出讓收入的3%171.69171.69171.69171.69171.69171.69171.69171.693915.183.2農(nóng)業(yè)土地開發(fā)基金35元/平方米*30%18.6322.3614.9014.9011.1811.1814.9011.18428.063.3國有土地收益基金土地出讓收入的2%114.46114.46114.46114.46114.46114.46114.46114.462610.123.4廉租住房保障資金土地出讓收益的3%171.69171.69171.69171.69171.69171.69171.69171.693915.183.5土地出讓業(yè)務(wù)費(fèi)土地出讓收入的2%114.46114.46114.46114.46114.46114.46114.46114.462610.124項(xiàng)目開發(fā)成本萬元2830.393396.472264.312264.311698.231698.232264.311698.2356607.834.1土地費(fèi)用萬元92.60111.1274.0874.0855.5655.5674.0855.561852.004.2拆遷及安置補(bǔ)償費(fèi)萬元1193.421432.10954.73954.73716.05716.05954.73716.0523868.314.3安置房建設(shè)投資萬元1382.151658.581105.721105.72829.29829.291105.72829.2927643.024.4建設(shè)期利息萬元162.23194.67129.78129.7897.3497.34129.7897.343244.505運(yùn)營期利息萬元842.73737.39632.05526.70421.36316.02210.68105.3426651.256土地出讓收益萬元1158.67634.171999.202104.542839.732945.072420.573155.7627763.897土地出讓收益提取各類資金萬元231.73126.83399.84420.91567.95589.01484.11631.155552.787.1教育資金土地出讓收益的10%115.8763.42199.92210.45283.97294.51242.06315.582776.397.2農(nóng)田水利建設(shè)資金土地出讓收益的10%115.8763.42199.92210.45283.97294.51242.06315.582776.398土地出讓凈利潤萬元926.94507.331599.361683.642271.792356.061936.452524.6022211.11附表4：借款還本付息估算表項(xiàng)目名稱：22市111閆劉新區(qū)（華邑城）棚戶區(qū)改造項(xiàng)目單位：萬元序號(hào)項(xiàng)目合計(jì)計(jì)算期123456781銀行借款11250.0018000.0015750.001.1期初借款余額11250.0029250.0045000.0042954.5540909.0938863.6436818.18當(dāng)期借款45000.0011250.0018000.0015750.00建設(shè)期利息3244.50289.691042.881911.941.2當(dāng)期還本付息146547.00289.691042.881911.944362.954257.614152.274046.933941.59其中：還本45000.002045.452045.452045.452045.452045.45付息29895.75289.691042.881911.942317.502212.162106.822001.481896.141.3期末借款余額11250.0029250.0045000.0042954.5540909.0938863.6436818.1834772.73計(jì)算利息備付率187.65%192.84%289.45%289.12%312.67%指標(biāo)償債備付率99.68%100.20%146.86%142.99%150.41%借款還本付息估算續(xù)表（1/2）序號(hào)項(xiàng)目合計(jì)計(jì)算期910111213141516171銀行借款1.1期初借款余額34772.7332727.2730681.8228636.3626590.9124545.4522500.0020454.5518409.09當(dāng)期借款45000.00建設(shè)期利息3244.501.2當(dāng)期還本付息146547.003836.253730.913625.573520.233414.893309.553204.203098.862993.52其中：還本45000.002045.452045.452045.452045.452045.452045.452045.452045.452045.45付息29895.751790.801685.451580.111474.771369.431264.091158.751053.41948.071.3期末借款余額32727.2730681.8228636.3626590.9124545.4522500.0020454.5518409.0916363.64計(jì)算利息備付率285.47%298.37%337.99%370.29%369.08%279.24%397.07%440.68%480.86%指標(biāo)償債備付率133.26%134.79%147.30%155.13%148.01%106.66%143.59%149.80%152.29%借款還本付息估算續(xù)表（1/2）序號(hào)項(xiàng)目合計(jì)計(jì)算期18192021222324251銀行借款1.1期初借款余額16363.6414318.1812272.7310227.278181.826136.364090.912045.45當(dāng)期借款45000.00建設(shè)期利息3244.501.2當(dāng)期還本付息146547.002888.182782.842677.502572.162466.822361.482256.142150.80其中：還本45000.002045.452045.452045.452045.452045.452045.452045.452045.45付息29895.75842.73737.39632.05526.70421.36316.02210.68105.341.3期末借款余額14318.1812272.7310227.278181.826136.364090.912045.450.00計(jì)算利息備付率545.85%629.41%711.30%849.56%1042.18%1382.91%2093.89%4108.74%指標(biāo)償債備付率159.27%166.78%167.91%173.96%178.02%185.07%195.53%201.24%附表5：全部投資現(xiàn)金流量表序號(hào)項(xiàng)目計(jì)算期123456781現(xiàn)金流入5003.624934.427341.326979.907189.301.1土地出讓收入5003.624934.427341.326979.907189.301.2安置房及停車位價(jià)款1.3回收固定資產(chǎn)余值1.4回收流動(dòng)資金2現(xiàn)金流出13340.8321345.3318677.17654.78668.501243.191193.141260.582.1建設(shè)投資13340.8321345.3318677.172.2土地儲(chǔ)備綜合成本282.20270.20390.28360.26360.262.3土地出讓基金及費(fèi)用（含資金）529.88521.71774.96735.68741.292.4土地收益提取各類資金-157.31-123.4077.9597.20159.033凈現(xiàn)金流量-13340.83-21345.33-18677.174348.844265.926098.135786.765928.724累計(jì)凈現(xiàn)金流量-13340.83-34686.17-53363.33-49014.49-44748.58-38650.45-32863.69-26934.965調(diào)整系數(shù)（ic=6%)0.9430.8900.8400.7920.7470.7050.6650.6276凈現(xiàn)金流量（折現(xiàn)）-12585.69-18997.27-15681.713444.693187.744298.943848.533719.757累計(jì)凈現(xiàn)金流量（折現(xiàn)）-12585.69-31582.96-47264.67-43819.98-40632.24-36333.30-32484.77-28765.02計(jì)算指標(biāo)單位數(shù)量財(cái)務(wù)內(nèi)部收益率%6.52財(cái)務(wù)凈現(xiàn)值萬元2,291.76投資回收期（靜態(tài)）年13.27投資回收期（動(dòng)態(tài)）年22.83全部投資現(xiàn)金流量表續(xù)表（1/2）序號(hào)項(xiàng)目計(jì)算期910111213141516171現(xiàn)金流入6170.826101.706546.626743.026250.784292.205722.935722.935722.931.1土地出讓收入6170.826101.706546.626743.026250.784292.205722.935722.935722.931.2安置房及停車位價(jià)款1.3回收固定資產(chǎn)余值1.4回收流動(dòng)資金2現(xiàn)金流出1058.671072.831206.031282.091196.43762.401121.871080.741164.0