某大型住宅項(xiàng)目可研報(bào)告

1、遞活had a letter from my sister yesterday. she lives in nigeria. in her letter, she said that she would come to england next year. if she comes, she will get a surprise. we are now  living in a beautiful new house in the country. work on it had begun before my sister left. the house was completed

2、 five months ago. in my letter, i told her that she could stay with us. the house has many large rooms and there is a lovely garden. it is a very modern house, so it looks strange to some people. it must be the only modern house in the district.   lesson24 it could be worse 不幸中之萬(wàn)幸

3、0;i entered the hotel manager's office and sat down. i had just lost &50 and i felt very upset.' i left the money in my room,' i said, 'and it's not there now.' the manager was sympathetic, but he could do nothing. 'everyone's losing money these days,' he said

4、. he started to complain about this wicked world but was interrupted by a knock at the door. a girl came in and put an envelope on his desk. it contained &5o. 'i found this outside this gentleman's room' she said. 'well,' i said to the manager, 'there is still some honest

5、y in this world !'   lesson25 do the english speak english? 英國(guó)人講的是英語(yǔ)嗎？ i arrived in london at last. the railway station was big, black and dark. i did not know the way to my hotel, so i asked a porter. i not only spoke english very carefully, but very clearly as well. the por

6、ter, however, could not understand me; i repeated my question several times and at last he understood. he answered me, but he spoke neither slowly nor clearly. 'i am a foreigner,' i said. then he spoke slowly, but i could not understand him. my teacher never spoke english like that! the port

7、er and i looked at each other and smiled. then he said something and i understood it. 'you'll soon learn english!' he said. i wonder. in england, each man speaks a different language. the english understand each other, but i don't understand them ! do they speak english ?  

8、 lesson26 the best art critics 最佳美術(shù)評(píng)論家 i am an art student and i paint a lot of pictures. many people pretend that they understand modern art. they always tell you what a picture is 'about'. of course, many pictures arc not 'about' anything. they are just pretty patterns. w

9、e like them in the same way that we like pretty curtain material. i think that young children often appreciate modern pictures better than anyone else. they notice more. my sister is only seven, but she always tells me whether my pictures are good or not. she came into my room yesterday. ' what

10、are you doing ?' she asked. ' i'm hanging this picture on the wall,' i answered. 'it's a new one. do you like it ?' she looked at it critically for a moment.' it's all right,' she said, 'but isn't it upside-down ?' i looked at it again. she was rig

11、ht! it was!   lesson27 a wet night 雨夜 late in the afternoon, the boys put up their tent in the middle of a field. as soon as this was done, they cooked a meal over an open fire. they were all hungry and the food smelt good. after a wonderful meal, they told stories and sang songs

12、 by the camp fire. but some time later it began to rain. the boys felt tired so they pet out the fire and crept into their tent. their sleeping-bags were warm and comfortable, so they all slept soundly. in the middle of the night, two boys woke up and began shouting. the tent was full of water! they

13、 all leapt out of their sleeping-bags and hurried outside. it was raining heavily and they found that a stream had formed in the field. the stream wound its way across the field and then flowed right under their tent!   lesson28 no parking 禁止停車 jasper white is one of those rare p

14、eople who believes in ancient myths. he has just bought a new house in the city, but ever since he moved in, he has had trouble with motorists. when he returns home at night, he always finds that someone has parked a car outside his gate. because of this, he has not been able to get his own car into

15、 his garage even once. jasper has put up' no parking' signs outside his gate, but these have not had any effect. now he has put an ugly stone head over the gate. it is one of the ugliest faces i have ever seen. i asked him what it was and he told me that it was medusa, the gorgon. jasper hop

16、es that she will turn motorists to stone. but none of them has been turned to stone yet!   lesson29 taxi! 出租汽車！ captain ben fawcett has bought an unusual taxi and has begun a new service. the 'taxi' is a small swiss aeroplane called a 'pilatus porter'. this wonder

17、ful plane can carry seven passengers. the most surprising thing about it, however, is that it can land anywhere: on snow, water, or even on a ploughed field. captain fawcett's first passenger was a doctor who flew from birmingham to a lonely village in the welsh mountains. since then, captain fa

18、wcett has flown passengers to many unusual places. once he landed on the roof of a block of flats and on another occasion, he landed in a deserted car park. captain fawcett has just refused a strange request from a businessman. the man wanted to fly to rockall, a lonely island in the atlantic ocean,

19、 but captain fawcett did not take him because the trip was too dangerous.   lesson30  football or polo? 足球還是水球？ the wayle is a small river that cuts across the park near my home. i like sitting by the wayle on fine afternoons. it was warm last sunday, so i went and sat on th

20、e river bank as usual. some children were playing games on the bank and there were some people rowing on the river. suddenly, one of the children kicked a ball very hard and it went towards a passing boat. some people on the bank called out to the man in the boat, but he did not hear them. the ball

21、struck him so hard that he nearly fell into the water. i turned to look at the children, but there weren't any in sight: they had all run away! the man laughed when he realized what had happened. he called out to the children and threw the ball back to the bank.    lesson31 succes

22、s story 成功者的故事 yesterday afternoon frank hawkins was telling me about his experiences as a young man. frank is now the head of a very large business company, but as a boy he used to work in a small shop. it was his job to repair bicycles and at that time he used to work fourteen hours a day. he

23、 saved money for years and in 1938 he bought a small work-shop of his own. during the war frank used to make spare parts for aeroplanes. at that time he had two helpers. by the end of the war, the small work-shop had become a large factory which employed seven hundred and twenty-eight people. frank

24、smiled when he remembered his hard early years and the long road to success. he was still smiling when the door opened and his wife came in. she wanted him to repair their son's bicycle!    lesson32 shopping made easy 購(gòu)物變得很方便 people are not so honest as they once were. the te

25、mptation to steal is greater than ever before-especially in large shops. a detective recently watched a well-dressed woman who always went into a large store on monday mornings. one monday, there were fewer people in the shop than usual when the woman came in, so it was easier for the detective to w

26、atch her. the woman first bought a few small articles. after a little time, she chose one of the most expensive dresses in the shop and handed it to an assistant who wrapped it up for her as quickly as possible. then the woman simply took the parcel and walked out of the shop without paying. when sh

27、e was arrested, the detective found out that the shop-assistant was her daughter. the girl' gave' her mother a free dress once a week !   lesson33 out of the darkness 沖出黑暗 nearly a week passed before the girl was able to explain what had happened to her. one afternoon she

28、 set out from the coast in a small boat and was caught in a storm. towards evening, the boat struck a rock and the girl jumped into the sea. then she swam to the shore after spending the whole night in the water. during that time she covered a distance of eight miles. early next morning, she saw a l

29、ight ahead. she knew she was near the shore because the light was high up on the cliffs. on arriving at the shore, the girl struggled up the cliff towards the light she had seen. that was all she remembered. when she woke up a day later, she found herself in hospital.   lesson34 quick

30、 work 破案“神速” ted robinson has been worried all the week. last tuesday he received a letter  from the local police. in the letter he was asked to call at the station. ted wondered  why he was wanted by the police, but he went to the station yesterday and now he is not worried any more.

31、 at the station, he was told by a smiling policeman that his bicycle had been found. five days ago, the policeman told him, the bicycle was picked up in a small village four hundred miles away. it is now being sent to his home by train. ted was most surprised when he heard the news. he was  amu

32、sed too, because he never expected the bicycle to be found. it was stolen twenty years ago when ted was a boy of fifteen !   lesson35  stop thief! 捉賊！ rov trenton used to drive a taxi. a short while ago, however, he became a bus-driver and he was not regretted it. he is find

33、ing his new work far more exciting. when he was driving along catford street recently, he saw two thieves rush out of a shop and run towards a waiting car. one of them was carrying a bag full of money. roy acted quickly and drove the bus straight at the thieves. the one with the money got such a fri

34、ght that he dropped the bag. as the thieves were trying to get away in their car, roy drove his bus into the back of it. while the battered car was moving away, roy stopped his bus and telephoned the police. the thieves' car was badly damaged and easy to recognize. shortly afterwards, the police

35、 stopped the car and both men were arrested.    lesson36 across the channel 橫渡海峽 erna hart is going to swim across the english channel tomorrow. she is going to set out from the french coast at five o'clock in the morning. erna is only fourteen years old and she hopes lo set

36、up a new world record. she is a strong swimmer and many people feel that she is sure to succeed. erna's father will set out with her in a small boat. mr hart has trained his daughter for years. tomorrow he will be watching her anxiously as she swims the long distance to england. erna intends to

37、take short rests every two hours. she will have something to drink but she will not eat any solid food. most of erna's school friends will be waiting for her on the english coast. among them will be erna's mother, who swam the channel herself when she was a girl.   lesson37 th

38、e olympic games 奧林匹克運(yùn)動(dòng)會(huì) the olympic games will be held in our country in four years' time. as a great many people will be visiting the country, the government will be building new hotels, an immense stadium, and a fine new swimming pool. 'they will also be building new roads and a speci

39、al railway-line. the games will be held just outside the capital and the whole area will be called 'olympic city'. workers will have completed the new roads by the end of this year. by the end of next year, they will have finished work on the new stadium. the fine modern buildings have been

40、designed by kurt gunter. everybody will be watching anxiously as the new buildings go up. we are all very excited and are looking forward to the某大型住宅項(xiàng)目可行性研究報(bào)告第一章 總 論1.1 項(xiàng)目背景1.1.1項(xiàng)目名稱： “*一期”建設(shè)工程項(xiàng)目1.1.2 建設(shè)地址：某市某東路南側(cè) （原某市第一機(jī)械廠地塊內(nèi)）1.1.3 承辦單位某市某房地產(chǎn)開發(fā)有限公司1.1.4 承辦單位概況某市某房地產(chǎn)開發(fā)有限公司成立于2004年4月26日，注冊(cè)資金9000萬(wàn)元，主要

41、經(jīng)營(yíng)房地產(chǎn)的開發(fā)和銷售，具備房地產(chǎn)開發(fā)暫定資質(zhì)。公司現(xiàn)有員工60人，其中管理人員15人，工程技術(shù)人員28人，具有高級(jí)職稱的3人，中初級(jí)職稱25人，并聘有專家級(jí)營(yíng)銷策劃顧問(wèn)5人。公司匯集了各類高素質(zhì)人才，并聘有高級(jí)政策研究顧問(wèn)、項(xiàng)目策劃顧問(wèn)、法律顧問(wèn)等，成為專業(yè)化規(guī)范化的房地產(chǎn)開發(fā)企業(yè)。某市某房地產(chǎn)開發(fā)有限公司目前在建設(shè)項(xiàng)目有一個(gè)：“* ” （原某市第一機(jī)械廠地塊內(nèi)），項(xiàng)目一期占地32.14畝，住宅用地。市場(chǎng)經(jīng)濟(jì)機(jī)遇與挑戰(zhàn)同在，希望與奮進(jìn)共存，面對(duì)激烈的競(jìng)爭(zhēng)，某市某房地產(chǎn)開發(fā)有限公司將一如既往，不斷與時(shí)俱進(jìn)，開拓創(chuàng)新，堅(jiān)持“誠(chéng)信履約、優(yōu)質(zhì)服務(wù)、建設(shè)精品、追求卓越”的質(zhì)量方針和“遵守法規(guī)、防止污染

42、、健康至上、安全生產(chǎn)、科學(xué)控制、持續(xù)發(fā)展”的環(huán)境和職業(yè)健康安全方針，全面實(shí)施“走出去”戰(zhàn)略、精品戰(zhàn)略、多元化發(fā)展戰(zhàn)略，與廣大客戶共謀發(fā)展，努力為客戶提供更優(yōu)質(zhì)的服務(wù)。從而提高企業(yè)核心競(jìng)爭(zhēng)力，共同創(chuàng)造更加美好的未來(lái)。1.1.5 可行性研究報(bào)告編制依據(jù)1）建設(shè)項(xiàng)目經(jīng)濟(jì)評(píng)價(jià)方法與參數(shù)（第二版）2）房地產(chǎn)開發(fā)項(xiàng)目經(jīng)濟(jì)評(píng)價(jià)方法3）投資項(xiàng)目可行性研究指南（試用版）4）中華人民共和國(guó)國(guó)民經(jīng)濟(jì)和社會(huì)發(fā)展第十一個(gè)五年規(guī)劃綱要5）山東省國(guó)民經(jīng)濟(jì)和社會(huì)發(fā)展第十一個(gè)五年規(guī)劃綱要6）某市國(guó)民經(jīng)濟(jì)和社會(huì)發(fā)展第十一個(gè)五年規(guī)劃綱要7）民用建筑設(shè)計(jì)規(guī)范8）住宅建筑設(shè)計(jì)規(guī)范9）可研報(bào)告編制委托書10）”* ”開發(fā)項(xiàng)目規(guī)劃圖11）

43、建設(shè)單位提供的其它有關(guān)資料1.1.6 項(xiàng)目提出的過(guò)程與理由 項(xiàng)目提出的過(guò)程房地產(chǎn)業(yè)是我國(guó)國(guó)民經(jīng)濟(jì)的支柱產(chǎn)業(yè)，素有永遠(yuǎn)的朝陽(yáng)產(chǎn)業(yè)之稱，其關(guān)聯(lián)度高，帶動(dòng)力強(qiáng)，在推動(dòng)國(guó)民經(jīng)濟(jì)增長(zhǎng)方面起到了積極的作用，是擴(kuò)大社會(huì)就業(yè)途徑、促進(jìn)投資和消費(fèi)的多用利器。長(zhǎng)期以來(lái)，我國(guó)一直實(shí)行福利分配住房和低房租政策，在人們衣、食、住、行中，衣、食消費(fèi)水平較高，住宅消費(fèi)卻很低。隨著改革開放的不斷深入，尤其是我國(guó)加入wto以后，經(jīng)濟(jì)飛速發(fā)展，人民生活水平不斷提高，城鎮(zhèn)化速度加快，帶來(lái)了房地產(chǎn)需求的持續(xù)增長(zhǎng)，此外，住宅貨幣化、城市拆遷及外來(lái)人口的增加，都成為住宅需求旺盛的有力支撐點(diǎn)。 中國(guó)房地產(chǎn)業(yè)正處于向規(guī)模化、品

44、牌化、規(guī)范運(yùn)作的轉(zhuǎn)型時(shí)期，房地產(chǎn)業(yè)的增長(zhǎng)方式正在由偏重速度規(guī)模向注重效益和市場(chǎng)細(xì)分轉(zhuǎn)變， 從主要靠政府政策調(diào)控向依靠市場(chǎng)和企業(yè)自身調(diào)節(jié)的方式轉(zhuǎn)變?？偟目磥?lái)，我國(guó)的房地產(chǎn)業(yè)正在經(jīng)歷一個(gè)“價(jià)值回歸、利潤(rùn)回歸”的過(guò)程，呈現(xiàn)出一個(gè)健康、穩(wěn)定、持續(xù)發(fā)展的良好趨勢(shì)。某市是獨(dú)具魅力的海濱生態(tài)旅游城市，以臨港工業(yè)為特色的深水港口城市，魯南的出海門戶和亞歐大陸橋重要的東方橋頭堡之一。某“兩港通四海，一路連歐亞”，是中國(guó)重要的海陸交通樞紐，鐵路、高速公路，兩縱兩橫，連接全國(guó)交通干線。優(yōu)越的港路條件、優(yōu)良的投資環(huán)境和壯麗的發(fā)展前景，使某備受矚目和青睞。此外，某的生態(tài)環(huán)境在全國(guó)也是首屈一指的。某素有“北方的南方，南方

45、的北方”之美譽(yù)，城市發(fā)展?jié)摿薮?。目前，某市城市建成區(qū)面積達(dá)到58平方公里，城市行政管轄區(qū)人口128萬(wàn)人，城市化水平達(dá)42%，城市綠化覆蓋率41%，人均公共綠地面積達(dá)到11平方米。城市居住環(huán)境優(yōu)美 ，被評(píng)為全國(guó)園林綠化先進(jìn)城市、并于2007年評(píng)為中國(guó)最佳人居城市之一，繼續(xù)保持了一流的空氣、一類海水、一類的沙灘、飲用水合格率100%的環(huán)境優(yōu)勢(shì)，大綠量、花園式、開放型、生態(tài)化的中等海濱城市框架基本形成。某具有了越來(lái)越濃重的人文氣息，并被評(píng)為全國(guó)衛(wèi)生城市。近幾年，某的房地產(chǎn)業(yè)有了適合自己的土壤，得以迅速蓬勃發(fā)展。房地產(chǎn)業(yè)供求狀況良好，發(fā)展健康有序，已成為山東省房地產(chǎn)業(yè)發(fā)展最快的城市之一。在這樣的背景

46、下，某市某房地產(chǎn)開發(fā)有限公司充分利用特有的土地位置優(yōu)勢(shì)，提出在某市新市區(qū)與老城區(qū)之間投資建設(shè)”* ”建設(shè)工程項(xiàng)目，公司將依靠企業(yè)正規(guī)、專業(yè)的開發(fā)管理模式，結(jié)合本區(qū)域的人文環(huán)境，進(jìn)行房地產(chǎn)開發(fā)建設(shè)，以獲取較好的經(jīng)濟(jì)效益、社會(huì)效益和環(huán)保效益的有機(jī)統(tǒng)一，并樹立品牌。 項(xiàng)目提出的理由1）符合國(guó)家社會(huì)和經(jīng)濟(jì)發(fā)展規(guī)劃及產(chǎn)業(yè)政策房地產(chǎn)業(yè)是國(guó)民經(jīng)濟(jì)中關(guān)聯(lián)度較高的先導(dǎo)性、基礎(chǔ)性產(chǎn)業(yè)，它的發(fā)展對(duì)擴(kuò)大內(nèi)需、拉動(dòng)經(jīng)濟(jì)增長(zhǎng)具有重要的作用。房地產(chǎn)業(yè)除能夠帶動(dòng)建筑、建材、機(jī)械加工、裝飾、家具、家電等直接相關(guān)的產(chǎn)業(yè)外，還將極大地促進(jìn)市政基礎(chǔ)設(shè)施的完善，推動(dòng)商業(yè)、金融、醫(yī)療、教育、公交運(yùn)輸、郵政電信等公共服務(wù)行業(yè)

47、的發(fā)展，在解決就業(yè)、繁榮地方經(jīng)濟(jì)、刺激消費(fèi)、增加財(cái)稅收入等方面所發(fā)揮的作用是其它產(chǎn)業(yè)難以替代的。自1998年以來(lái)，房地產(chǎn)業(yè)迅速崛起，國(guó)家把房地產(chǎn)開發(fā)作為新的經(jīng)濟(jì)增長(zhǎng)點(diǎn)加以培植，特別把住宅建設(shè)列為房地產(chǎn)開發(fā)的重點(diǎn)，并陸續(xù)出臺(tái)了一系列政策措施加快推動(dòng)商品住宅的建設(shè)，住宅建設(shè)投資占全社會(huì)固定資產(chǎn)投資的比重逐步提高，對(duì)經(jīng)濟(jì)的拉動(dòng)作用越來(lái)越強(qiáng)。中華人民共和國(guó)國(guó)民經(jīng)濟(jì)和社會(huì)發(fā)展第十一個(gè)五年規(guī)劃綱要提出：“按照保障供給、穩(wěn)定房?jī)r(jià)的原則，加強(qiáng)對(duì)房地產(chǎn)一、二級(jí)市場(chǎng)和租賃市場(chǎng)的調(diào)控，促進(jìn)住房梯次消費(fèi)。完善房地產(chǎn)開發(fā)融資方式，加強(qiáng)資本金管理，規(guī)范發(fā)展住房消費(fèi)信貸和保險(xiǎn)”。目前，我國(guó)已進(jìn)入全面建設(shè)小康社會(huì)、加快推進(jìn)社

48、會(huì)主義現(xiàn)代化的新階段。建設(shè)部提出全面小康社會(huì)居住總體目標(biāo)為：到2020年，居住數(shù)量與質(zhì)量全面提高，徹底解決建筑質(zhì)量通病，居住區(qū)規(guī)劃布局合理、文化特色突出，配套設(shè)施齊全、現(xiàn)代，居住條件舒適、方便、安全，居住區(qū)內(nèi)外環(huán)境清潔、優(yōu)美、安靜，住區(qū)服務(wù)質(zhì)量?jī)?yōu)異，社區(qū)公共服務(wù)便利，實(shí)現(xiàn)以人為本、充分滿足發(fā)展需要的小康居住目標(biāo)。到2020年，城鄉(xiāng)居民的居住條件將得到全面提升，城鎮(zhèn)人均住宅建筑面積達(dá)到35平方米、農(nóng)村人均住宅建筑面積達(dá)到40平方米，最終實(shí)現(xiàn)以人為本的發(fā)展目標(biāo)。因此，該項(xiàng)目建設(shè)符合國(guó)家社會(huì)和經(jīng)濟(jì)發(fā)展規(guī)劃及產(chǎn)業(yè)政策，對(duì)于改善城市居民居住條件，推動(dòng)投資和消費(fèi)快速增長(zhǎng)，以及擴(kuò)大社會(huì)就業(yè)等方面將起到積極推

49、動(dòng)作用。2）符合山東省國(guó)民經(jīng)濟(jì)和社會(huì)發(fā)展規(guī)劃市場(chǎng)經(jīng)濟(jì)巨大的能動(dòng)作用，使我國(guó)很快消除了計(jì)劃經(jīng)濟(jì)時(shí)期的資源短缺現(xiàn)象，市場(chǎng)需求不足轉(zhuǎn)而成為了社會(huì)經(jīng)濟(jì)發(fā)展的主要矛盾之一。作為房地產(chǎn)重要內(nèi)容的住宅建設(shè)，對(duì)促進(jìn)經(jīng)濟(jì)增長(zhǎng)具有舉足輕重的作用，宏觀經(jīng)濟(jì)政策要求住宅產(chǎn)業(yè)在新的形勢(shì)下要有一個(gè)大的發(fā)展，為中國(guó)經(jīng)濟(jì)的快速增長(zhǎng)做出貢獻(xiàn)。山東省國(guó)民經(jīng)濟(jì)和社會(huì)發(fā)展第十一個(gè)五年規(guī)劃綱要在提到增強(qiáng)消費(fèi)拉動(dòng)能力時(shí)提出：“發(fā)展新的消費(fèi)方式，拓寬消費(fèi)領(lǐng)域。根據(jù)國(guó)內(nèi)市場(chǎng)國(guó)際化和消費(fèi)結(jié)構(gòu)升級(jí)的新形勢(shì)，不斷拓寬服務(wù)消費(fèi)的空間和領(lǐng)域，大力發(fā)展購(gòu)房、耐用消費(fèi)品、汽車、貸學(xué)金等信用消費(fèi)?！痹摲康禺a(chǎn)項(xiàng)目的建設(shè)能有效促進(jìn)居民消費(fèi)，與當(dāng)?shù)亟?jīng)濟(jì)和社會(huì)發(fā)展

50、相適應(yīng)，符合山東省國(guó)民經(jīng)濟(jì)和社會(huì)發(fā)展的規(guī)劃。3）符合某市城市發(fā)展規(guī)劃，有利于滿足市民日益增長(zhǎng)的住房需要某市立足良好的區(qū)位優(yōu)勢(shì)和環(huán)境優(yōu)勢(shì)，緊緊圍繞建設(shè)“國(guó)際水準(zhǔn)的濱海城市、富有特色的精品城市”的目標(biāo)，堅(jiān)持高起點(diǎn)規(guī)劃，高標(biāo)準(zhǔn)建設(shè)，高效能管理，高水平經(jīng)營(yíng)，精心打造生態(tài)城市品牌，確立了“雙城一區(qū)、軸向拓展”的帶形城市空間發(fā)展戰(zhàn)略。 國(guó)民經(jīng)濟(jì)持續(xù)快速增長(zhǎng)。初步核算，2008年全市實(shí)現(xiàn)生產(chǎn)總值709.58億元，比上年增長(zhǎng)16.8%。其中，第一產(chǎn)業(yè)增加值86.20億元，增長(zhǎng)2.6%；第二產(chǎn)業(yè)增加值320.21億元，增長(zhǎng)19.6%；第三產(chǎn)業(yè)增加值223.17億元，增長(zhǎng)18.4%。人均地區(qū)生產(chǎn)總值23180元(

51、按2007年平均匯率折算為3067美元)，增長(zhǎng)16.3%。隨著某市城市化速度的加快，人口的不斷增長(zhǎng)、城市住房體制的完善和人民消費(fèi)水平的提高，城市居民對(duì)于不動(dòng)產(chǎn)的需求日益擴(kuò)大，需求層次也日益多樣化。人們不僅僅滿足于住宅量的變化，而且進(jìn)一步追求住宅的功能、環(huán)境、服務(wù)等質(zhì)的變化，對(duì)住宅房型結(jié)構(gòu)、位置、配套設(shè)施、環(huán)境等各方面都有了更高的要求。某市國(guó)民經(jīng)濟(jì)和社會(huì)發(fā)展第十一個(gè)五年規(guī)劃綱要在提到“十一五”時(shí)期經(jīng)濟(jì)社會(huì)發(fā)展的主要目標(biāo)時(shí)指出：“城鄉(xiāng)居民收入水平和生活質(zhì)量普遍提高。城鄉(xiāng)居民收入進(jìn)一步增加，儲(chǔ)蓄大幅增長(zhǎng)，消費(fèi)結(jié)構(gòu)日趨合理，生活質(zhì)量不斷提高。城市在崗職工人均可支配收入達(dá)到17829元，全年城市居民人均

52、可支配收入和農(nóng)民人均純收入分別增長(zhǎng)17.9%和14.5%。各項(xiàng)社會(huì)事業(yè)進(jìn)一步發(fā)展，居住、交通、教育、文化、衛(wèi)生和環(huán)境等方面的條件有較大改善”。在房地產(chǎn)業(yè)方面：“制定房地產(chǎn)開發(fā)規(guī)劃，加強(qiáng)房地產(chǎn)開發(fā)投資引導(dǎo)，實(shí)現(xiàn)房地產(chǎn)集中連片開發(fā)，建立合理的住房供應(yīng)體系。加快市區(qū)重點(diǎn)區(qū)域的商住開發(fā)和城中村的改造。建設(shè)良好的生態(tài)人居環(huán)境”。本項(xiàng)目地理位置優(yōu)越、布局合理、功能完善、設(shè)施配套、環(huán)境優(yōu)美，是適合現(xiàn)代生活特點(diǎn)的新型高尚住宅區(qū)。因此，該項(xiàng)目的實(shí)施符合某市城市發(fā)展規(guī)劃，有利于滿足市民日益增長(zhǎng)的住房需求。4）有利于企業(yè)自身的發(fā)展目前，我國(guó)房地產(chǎn)業(yè)的發(fā)展正面臨一個(gè)前所未有的發(fā)展機(jī)遇，前景廣闊。在如此大好形勢(shì)下，順應(yīng)

53、潮流，抓住機(jī)遇迅速做大做強(qiáng)是企業(yè)的必然選擇。為此，某市某房地產(chǎn)開發(fā)有限公司決定在某市某東路南側(cè)、沙墩河?xùn)|側(cè)建設(shè)”* ”建設(shè)工程項(xiàng)目，公司將充分利用特有的土地位置優(yōu)勢(shì)以及公司自身的經(jīng)濟(jì)、技術(shù)及開發(fā)管理優(yōu)勢(shì)，充分結(jié)合本區(qū)域的人文環(huán)境，構(gòu)筑整體布局合理、各項(xiàng)生活設(shè)施配套完善、管理科學(xué)規(guī)范的現(xiàn)代住宅新居，為新社區(qū)居民營(yíng)造出優(yōu)美、舒適、安逸的生活環(huán)境。因此，該建設(shè)工程項(xiàng)目的實(shí)施不僅是適應(yīng)市場(chǎng)的需求，而且能使企業(yè)獲得良好的資金投向及回報(bào)率，有利于提高企業(yè)的市場(chǎng)聲譽(yù)，對(duì)企業(yè)的持續(xù)、健康發(fā)展有利。綜上所述，”* ”建設(shè)工程項(xiàng)目的建設(shè)符合國(guó)家及地方的社會(huì)經(jīng)濟(jì)發(fā)展規(guī)劃和產(chǎn)業(yè)政策，有利于推進(jìn)某市現(xiàn)代化進(jìn)程，滿足人民

54、群眾日益增長(zhǎng)的住房需求，促進(jìn)和諧社會(huì)的建立，同時(shí)還提升了該項(xiàng)目地區(qū)的經(jīng)濟(jì)地位和整體環(huán)境，因此，該項(xiàng)目的建設(shè)具有良好的社會(huì)效益、環(huán)境效益和國(guó)民經(jīng)濟(jì)效益，是可行且必要的。1.2項(xiàng)目概況1.2.1建設(shè)場(chǎng)址該項(xiàng)目位于某市某東路南側(cè)，某河以東,（原山東第一機(jī)械廠地塊內(nèi)）。1.2.2建設(shè)規(guī)模“* ”項(xiàng)目一期占地21432.71平方米，一期總建筑面積62880平方米，（其中宅建筑面積44196平方米、層、閣樓1562平方米，地下車庫(kù)面積17122平方米，綠化用地8572余平方米。1.2.3項(xiàng)目投入總資金及效益情況 經(jīng)估算，該項(xiàng)目一期投資18619萬(wàn)元。其中，建筑工程費(fèi)8705萬(wàn)元，設(shè)備購(gòu)置費(fèi)1380萬(wàn)元，工

55、程建設(shè)其他費(fèi)用7978.7萬(wàn)元，基本預(yù)備費(fèi)250.3萬(wàn)元，建設(shè)期貸款利息1685萬(wàn)元。經(jīng)分析估算項(xiàng)目一期可實(shí)現(xiàn)銷售收入23233元，實(shí)現(xiàn)稅后利潤(rùn)2108萬(wàn)元，預(yù)計(jì)稅后投資回收期為1.81年。1.2.4主要經(jīng)濟(jì)技術(shù)指標(biāo)經(jīng)測(cè)算，該項(xiàng)目一期投資利潤(rùn)率為12.99%，利稅率為20.04%，財(cái)務(wù)內(nèi)部收益率 30.85%，財(cái)務(wù)凈現(xiàn)值 3268萬(wàn)元。（均為稅后）項(xiàng)目一期各項(xiàng)經(jīng)濟(jì)指標(biāo)詳見(jiàn)表1-1：項(xiàng)目一期各項(xiàng)經(jīng)濟(jì)指標(biāo)匯總表第二章 市 場(chǎng) 預(yù) 測(cè)2.1 我國(guó)房地產(chǎn)市場(chǎng)現(xiàn)狀2.1.1我國(guó)房地產(chǎn)市場(chǎng)概況房地產(chǎn)業(yè)是一切經(jīng)濟(jì)活動(dòng)的基礎(chǔ)和載體，國(guó)內(nèi)外經(jīng)濟(jì)增長(zhǎng)的歷史和理論反復(fù)證明，房地產(chǎn)業(yè)對(duì)于經(jīng)濟(jì)發(fā)展具有高度的敏感性和超前

56、性，經(jīng)濟(jì)高速增長(zhǎng)的過(guò)程必然是以房地產(chǎn)的高速發(fā)展為前提和主要內(nèi)容。我國(guó)經(jīng)濟(jì)的高速增長(zhǎng)也帶動(dòng)了房地產(chǎn)業(yè)的高速增長(zhǎng)。此外，房地產(chǎn)業(yè)作為第三產(chǎn)業(yè)的龍頭被確定為國(guó)民經(jīng)濟(jì)新的經(jīng)濟(jì)增長(zhǎng)點(diǎn)，國(guó)家正采取各種措施鼓勵(lì)和支持房地產(chǎn)的發(fā)展，我國(guó)的房地產(chǎn)業(yè)已進(jìn)入一個(gè)大發(fā)展、大提高的時(shí)期。據(jù)調(diào)查顯示，2007年我市房地產(chǎn)開發(fā)平穩(wěn)發(fā)展。房地產(chǎn)開發(fā)投資完成37.51億元，比上年增長(zhǎng)5.4%。其中住宅投資完成29.97億元，增長(zhǎng)1%。全年商品房施工面積273.15萬(wàn)平方米，比上年增長(zhǎng)1.9%；房屋竣工面積76.8萬(wàn)平方米，下降0.3%；房屋銷售面積130.23萬(wàn)平方米，增長(zhǎng)17.7%，其中，住宅銷售面積占商品房銷售的92.4%

57、。經(jīng)過(guò)幾年的快速發(fā)展和幾年的宏觀調(diào)控，進(jìn)入2009年中國(guó)的房地產(chǎn)市場(chǎng)和房地產(chǎn)企業(yè)受全球經(jīng)濟(jì)危機(jī)影響，不少城市如深圳、上海、杭州、北京等部分房?jī)r(jià)回落，一部分熱錢開始尋找新的投資區(qū)域和渠道。而受奧運(yùn)會(huì)、世博會(huì)等利好因素的影響，在人民幣升值預(yù)期下，境外資金流入逐利，更是攪動(dòng)了并不平靜的樓市，給中國(guó)房地產(chǎn)市場(chǎng)發(fā)展帶來(lái)新的復(fù)雜性。對(duì)于少數(shù)房?jī)r(jià)較高的地區(qū)，不少專家認(rèn)為，房?jī)r(jià)的適當(dāng)回落是正常的。樓市走向理性回歸的步伐有多快，主要取決于宏觀經(jīng)濟(jì)的總體走勢(shì)。第一季度，國(guó)內(nèi)生產(chǎn)總值增長(zhǎng)10.6%；城鎮(zhèn)固定資產(chǎn)投資在今年前5個(gè)月完成4萬(wàn)億余元，同比增長(zhǎng)25.6%；夏糧連續(xù)5年豐收已成定局經(jīng)濟(jì)運(yùn)行依然總體向好，無(wú)疑為

58、房地產(chǎn)市場(chǎng)逐步走向理性回歸創(chuàng)造良好的環(huán)境。與此同時(shí)，我們也看到，國(guó)內(nèi)一系列困難和不確定因素的沖擊，給中國(guó)樓市逐步走向理性回歸帶來(lái)挑戰(zhàn)。2.1.2我國(guó)房地產(chǎn)業(yè)在開發(fā)過(guò)程中的問(wèn)題1）開發(fā)商良莠不齊，自有資金嚴(yán)重不足目前全國(guó)房地產(chǎn)開發(fā)企業(yè)大大小小超過(guò)3萬(wàn)家，但有資質(zhì)、實(shí)力強(qiáng)的企業(yè)并不多，在3萬(wàn)家開發(fā)企業(yè)中，只有50多家上市，即使是上市房地產(chǎn)公司，面對(duì)一個(gè)地產(chǎn)項(xiàng)目動(dòng)輒數(shù)億元甚至10多億元的資金缺口也顯得杯水車薪。只有少數(shù)企業(yè)的自有資金能達(dá)到35%的銀行貸款要求，相當(dāng)部分開發(fā)企業(yè)的自有資金不足10%。2）盲目開發(fā)建設(shè)，房產(chǎn)供需不銜接一是總量上在一定時(shí)期不銜接。在國(guó)家信息披露制度不健全、不完善的情況下，開

59、發(fā)商缺少政府的宏觀有效指導(dǎo)，一味追求大社區(qū)、大項(xiàng)目，住往使一定時(shí)期內(nèi)形成的供給大于需求，形成總量的暫時(shí)過(guò)剩；二是房型結(jié)構(gòu)上與廣大居民需求不吻合。一些開發(fā)商刻意追求超前消費(fèi)，開發(fā)高標(biāo)準(zhǔn)小區(qū)，目標(biāo)鎖定在白領(lǐng)或富有階層，以至出現(xiàn)高價(jià)位房子多，中低價(jià)位房子少的狀況，形成了房產(chǎn)結(jié)構(gòu)性過(guò)剩，由于這二個(gè)問(wèn)題的共同作用造成大量房產(chǎn)空置，使開發(fā)商資金不能及時(shí)收回，形成現(xiàn)實(shí)的或潛在的信貸風(fēng)險(xiǎn)。3）假按揭套取銀行貸款，信貸資金面臨直接風(fēng)險(xiǎn)假按揭即指憑借真正購(gòu)房以外的方式獲得銀行住房按揭貸款的行為?，F(xiàn)實(shí)生活中，主要是指房地產(chǎn)開發(fā)商以各種名義慫恿本單位職工及其親屬冒充客戶，先與開發(fā)商簽訂購(gòu)房合同，而后套取銀行貸款的行為

60、。假按揭的誘因是一些資質(zhì)不高的開發(fā)企業(yè)，通過(guò)假按揭的形式一方面逃避了銀行對(duì)開發(fā)貸款的嚴(yán)格審查，另一方面可獲得較長(zhǎng)時(shí)間的銀行貸款，同時(shí)還套取開發(fā)貸款與按揭貸款的利差。其后果是增加了虛假的購(gòu)房需求，為資質(zhì)不高的開發(fā)企業(yè)轉(zhuǎn)移開發(fā)風(fēng)險(xiǎn)留下了隱患；給不法企業(yè)詐騙銀行貸款提供了可能。4）銀行急功近利，降低貸款“準(zhǔn)入”標(biāo)準(zhǔn)由于我國(guó)房地產(chǎn)業(yè)起步較晚，目前正處于高速發(fā)展時(shí)期，各家商業(yè)銀行都處于搶占市場(chǎng)份額階段，在激勵(lì)機(jī)制的作用下，一些商業(yè)銀行的分支機(jī)構(gòu)出現(xiàn)了急功近利的苗頭，放松了貸款審查標(biāo)準(zhǔn)，對(duì)國(guó)有土地使用證、建設(shè)用地規(guī)劃許可證、建設(shè)工程規(guī)劃許可證、建設(shè)工程施工許可證不全的房地產(chǎn)開發(fā)項(xiàng)目發(fā)放房地產(chǎn)開發(fā)貸款；或采取變通的方式，以流動(dòng)資金貸款用于房地產(chǎn)開發(fā)項(xiàng)目；一些商業(yè)銀行還暗中突破央行的規(guī)定，對(duì)個(gè)人購(gòu)房貸款發(fā)放“零首付”貸款；甚至對(duì)個(gè)人首付提供一定比例的無(wú)息貸款；或者在一些多層房屋結(jié)構(gòu)沒(méi)有封頂，或者高層房屋投資沒(méi)有達(dá)到2/3時(shí)，開展個(gè)人住房按揭貸款，使得相當(dāng)部分房地產(chǎn)開發(fā)貸款和個(gè)人貸款中蘊(yùn)藏著風(fēng)險(xiǎn)。2.2 我國(guó)房地產(chǎn)發(fā)展預(yù)測(cè)2.2.1我國(guó)房地產(chǎn)市場(chǎng)發(fā)展預(yù)測(cè)1）房地產(chǎn)融資方式呈現(xiàn)多元化趨勢(shì)長(zhǎng)期以來(lái)，我國(guó)房地產(chǎn)開發(fā)采用的是典型的“香港模式”，即開發(fā)商利用大量銀行資金買地、建房、賣房，然后再開始新一輪循環(huán)。在