福州花園土地競(jìng)拍可行性分析報(bào)告

1、福州市好景花園土地競(jìng)拍可行性分析報(bào)告項(xiàng)目編號(hào)：俠客行估字200488號(hào)項(xiàng)目名稱：福州市好景花園土地競(jìng)拍總造價(jià)：344975209.41元 樓面造價(jià)：1638.88元/M2土地面積：41033M2 建筑面積：210495M2建筑密度：30% 容積率：3.6 綠化率：35%建設(shè)單位：俠客行置業(yè)有限責(zé)任公司項(xiàng)目負(fù)責(zé)人：俠客行編制單位：俠客行置業(yè)有限責(zé)任公司編制負(fù)責(zé)人：俠客行 編制審核人：俠客行編制人：俠客行 編制日期：2004-7-3目錄 一、技術(shù)經(jīng)濟(jì)指標(biāo)1 二、可行性分析1 三、福州市好景花園土地競(jìng)拍成本計(jì)算表2 四、福州市好景花園土地競(jìng)拍面積和銷售收入表3 五、福州市好景花園土地競(jìng)拍經(jīng)濟(jì)分析表4

2、 六、福州市好景花園土地競(jìng)拍敏感性分析表5 一、技術(shù)經(jīng)濟(jì)指標(biāo)： 1、用地面積：55832m2 2、容積率：3.6 3、可建面積：200995m2 其中：住宅面積：184763m2 商店面積 沿街商店面積：6916m2*2層=13832 m2 小區(qū)內(nèi)商店面積：1200 m2*2層=2400 m2 另外可建車位：地下室面積9500 m2（車庫450個(gè)） 4、綠化率：35% 5、密 度：30%以內(nèi)（本方案按30%計(jì)算） 二、可行性分析 本可行性測(cè)算方案，銷售收入為100%，因此在本地塊投標(biāo)中應(yīng)考慮該因素。建議按80%的銷售率為底限，同時(shí)結(jié)合房地產(chǎn)業(yè)的經(jīng)驗(yàn)，本項(xiàng)目的最理想的地價(jià)在150萬元以內(nèi)。 附：

3、福州市好景花園土地競(jìng)拍成本計(jì)算表 福州市好景花園土地競(jìng)拍面積和銷售收入表 福州市好景花園土地競(jìng)拍經(jīng)濟(jì)分析表 福州市好景花園土地競(jìng)拍敏感性分析表 俠客行置業(yè)有限責(zé)任公司 二00四年九月十二日福州市好景花園土地競(jìng)拍可行性報(bào)告成本計(jì)算表編碼工程項(xiàng)目（費(fèi)用）名稱計(jì)量單位工程量單價(jià)或費(fèi)率造價(jià)或費(fèi)用(元)樓面造價(jià)(元/M2)百分比(%)計(jì)算公式或講明1.一、征地、拆遷、前期費(fèi)0066259890314.7819.21%1-1-1征地補(bǔ)償費(fèi)畝61.549100000061549000292.4017.85%按實(shí)際發(fā)生1-2-1設(shè)計(jì)費(fèi)平方米21049518378891018.001.1%18元/平方米1-3-

4、1建筑招投標(biāo)費(fèi)項(xiàng)110000100000.050.01%1-4-1建筑核放樣費(fèi)項(xiàng)150000500000.240.02%1-5-1施工許可證項(xiàng)120000200000.100.01%1-6-1消防審核費(fèi)平方米21049548419804.000.25%2.二、建安造價(jià)00191948968911.8955.65%2-1-1土建及安裝費(fèi)用平方米210495650136821750650.0039.67%2-1-2地下室部份建安費(fèi)用平方米0120000.000%2-2-1小區(qū)道路配套費(fèi)平方米210495701473465070.004.28%2-3-1電梯費(fèi)用部702500001750000083

5、.145.08%2-4-1工程監(jiān)理費(fèi)項(xiàng)1150000015000007.130.44%2-5-1工程監(jiān)督費(fèi)元、%1559400000.223430681.630.1%2-6-1小區(qū)配水電費(fèi)用等平方米21049510021049500100.006.11%5.三、其他稅費(fèi)0086766351.41412.2025.16%3-1-1營業(yè)稅等元、%5344361508.545427072.75215.8113.17%3-2-1廣告費(fèi)項(xiàng)15000000500000023.751.45%3-3-1銷售治理費(fèi)用元、%53443615015344361.525.391.55%3-3-1建設(shè)治理費(fèi)用元、%26

6、276985825255397.1624.971.53%3-4-1利息費(fèi)用元、%1040600000.81997952094.925.8%8-1-1不可預(yù)見費(fèi)項(xiàng)15760000576000027.361.67%zzj總成本00344975209.411638.88100.01%0000.000% 0000.000%福州市好景花園土地競(jìng)拍可行性報(bào)告銷售收入表序號(hào)樓層、單元或樓房名稱計(jì)量單位單價(jià)建筑面積(M2)可售面積(M2)項(xiàng)目套數(shù)可售套數(shù)銷售收入(元)銷售模式備注1住宅元/2050184763000378764150按建筑面積2沿街店面一層元/13000691600089908000按建筑面積

7、3沿街店面二層元/4000691600027664000按建筑面積4小區(qū)店面一層元/10000120000012000000按建筑面積5小區(qū)店面二層元/300012000003600000按建筑面積6車庫元/套5000095000450022500000按項(xiàng)目套數(shù)合計(jì)00000534436150福州市好景花園土地競(jìng)拍可行性報(bào)告投資打算表序號(hào)項(xiàng)目名稱成本（元）合計(jì)（元）第1年第2年第3年1.一、征地、拆遷、前期費(fèi)66259890662598902208663022086630220866302.二、建安造價(jià)191948968191948967.9963982989.3363982989.3363

8、982989.335.三、其他稅費(fèi)86766351.4186766351.4228922117.1428922117.1428922117.14合計(jì)344975209.41344975209.41114991736.47114991736.47114991736.47福州市好景花園土地競(jìng)拍可行性報(bào)告資金籌措打算表序號(hào)項(xiàng)目名稱成本（元）合計(jì)（元）第1年第2年第3年1.投資打算344975209.41344975209.41114991736.47114991736.47114991736.472.資金籌措打算000002.1 自有資金000002.2 借款000002.21 向銀行貸款00000

9、福州市好景花園土地競(jìng)拍可行性報(bào)告多方案經(jīng)濟(jì)分析表序號(hào)方案名稱地價(jià)(萬元/畝)土地費(fèi)(萬元)項(xiàng)目成本(萬元)土地費(fèi)比例(%)銷售收入(萬元)利潤(萬元)投資利潤率(%)備注1方案11006154.934497.5217.84%53443.6218946.154.92%2方案21207385.8835728.520.67%53443.6217715.1249.58%3方案31408616.8636959.4823.31%53443.6216484.1444.60%4方案41509232.3537574.9724.57%53443.6215868.6542.23%5方案518011078.82394

10、21.4428.10%53443.6214022.1835.57%6方案620012309.840652.4230.28%53443.6212791.231.46%7方案722013540.7841883.432.33%53443.6211560.2227.60%8方案824014771.7643114.3834.26%53443.6210329.2423.96%9方案926016002.7444345.3636.09%53443.629098.2620.52%10方案1028017233.7245576.3437.81%53443.627867.2817.26%11方案1130018464.

11、746807.3239.45%53443.626636.314.18%12方案1232019695.6848038.341.00%53443.625405.3211.25%13方案1334020926.6649269.2842.47%53443.624174.348.47%14方案1436022157.6450500.2643.88%53443.622943.365.83%15方案1538023388.6251731.2445.21%53443.621712.383.31%16方案1640024619.652962.2246.49%53443.62481.40.91%17方案174202585

12、0.5854193.247.70%53443.62-749.58-1.38%福州市好景花園土地競(jìng)拍可行性報(bào)告敏感性分析表方案名稱項(xiàng)目名稱差不多數(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100000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)100100100100100100100100100100100土地費(fèi)(萬元)6154.96154.96154.96154.96154.96154.96154.96154.96154.96154.96154.9項(xiàng)

13、目成本(萬元)34497.5236222.437947.2739672.1541397.0236222.437947.2739672.1541397.0239672.1541397.02銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)18946.114549.0410151.995754.931357.8811876.8612824.178427.114030.068427.114030.06投資利潤率(%)54.9240.1726.7514

14、.513.2832.7933.7921.249.7421.249.74銷售利潤率(%)35.4528.6621.1112.673.1824.6925.2617.528.8717.528.87方案200000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)120120120120120120120120120120120土地費(fèi)(萬元)7385.887385.887385.887385.887385.887385.887385.887385.887385.887385.887385.

15、88項(xiàng)目成本(萬元)35728.537514.9339301.3541087.7742874.237514.9339301.3541087.7742874.241087.7742874.2銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)17715.1213256.518797.914339.31-119.310584.3311470.097011.492552.887011.492552.88投資利潤率(%)49.5835.3422.3910

16、.56-0.2828.2129.1817.065.9517.065.95銷售利潤率(%)33.1526.1118.299.55-0.2822.0122.5914.585.6214.585.62方案300000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)140140140140140140140140140140140土地費(fèi)(萬元)8616.868616.868616.868616.868616.868616.868616.868616.868616.868616.868616

17、.86項(xiàng)目成本(萬元)36959.4838807.4540655.4342503.444351.3838807.4540655.4342503.444351.3842503.444351.38銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)16484.1411963.997443.832923.68-1596.489291.8110116.015595.861075.75595.861075.7投資利潤率(%)44.630.8318.316.

18、88-3.623.9424.8813.172.4313.172.43銷售利潤率(%)30.8423.5615.486.44-3.7319.3219.9211.632.3711.632.37方案400000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)150150150150150150150150150150150土地費(fèi)(萬元)9232.359232.359232.359232.359232.359232.359232.359232.359232.359232.359232.3

19、5項(xiàng)目成本(萬元)37574.9739453.7241332.4743211.2245089.9639453.7241332.4743211.2245089.9643211.2245089.96銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)15868.6511317.726766.792215.86-2335.068645.549438.974888.04337.124888.04337.12投資利潤率(%)42.2328.6916.375

20、.13-5.1821.9122.8411.310.7511.310.75銷售利潤率(%)29.6922.2914.074.88-5.4617.9718.5910.160.7410.160.74方案500000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)180180180180180180180180180180180土地費(fèi)(萬元)11078.8211078.8211078.8211078.8211078.8211078.8211078.8211078.8211078.8211

21、078.8211078.82項(xiàng)目成本(萬元)39421.4441392.5143363.5845334.6647305.7341392.5143363.5845334.6647305.7345334.6647305.73銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)14022.189378.934735.6892.42-4550.836706.757407.862764.6-1878.652764.6-1878.65投資利潤率(%)35.5

22、722.6610.920.2-9.6216.217.086.1-3.976.1-3.97銷售利潤率(%)26.2418.479.850.2-10.6413.9414.595.75-4.145.75-4.14方案600000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)200200200200200200200200200200200土地費(fèi)(萬元)12309.812309.812309.812309.812309.812309.812309.812309.812309.81230

23、9.812309.8項(xiàng)目成本(萬元)40652.4242685.0444717.6646750.2848782.942685.0444717.6646750.2848782.946750.2848782.9銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)12791.28086.43381.6-1323.2-60285414.226053.781348.98-3355.821348.98-3355.82投資利潤率(%)31.4618.947.5

24、6-2.83-12.3612.6813.542.89-6.882.89-6.88銷售利潤率(%)23.9315.937.03-2.91-14.111.2611.922.8-7.392.8-7.39方案700000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)220220220220220220220220220220220土地費(fèi)(萬元)13540.7813540.7813540.7813540.7813540.7813540.7813540.7813540.7813540.78

25、13540.7813540.78項(xiàng)目成本(萬元)41883.443977.5746071.7448165.9150260.0843977.5746071.7448165.9150260.0848165.9150260.08銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)11560.226793.872027.52-2738.83-7505.184121.694699.7-66.65-4833-66.65-4833投資利潤率(%)27.615.

26、454.4-5.69-14.939.3710.2-0.14-9.62-0.14-9.62銷售利潤率(%)21.6313.384.22-6.03-17.558.579.26-0.14-10.64-0.14-10.64方案800000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)240240240240240240240240240240240土地費(fèi)(萬元)14771.7614771.7614771.7614771.7614771.7614771.7614771.7614771.7

27、614771.7614771.7614771.76項(xiàng)目成本(萬元)43114.3845270.147425.8249581.5451737.2645270.147425.8249581.5451737.2649581.5451737.26銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)10329.245501.34673.44-4154.46-8982.362829.163345.62-1482.28-6310.18-1482.28-6310

28、.18投資利潤率(%)23.9612.151.42-8.38-17.366.257.05-2.99-12.2-2.99-12.2銷售利潤率(%)19.3310.841.4-9.15-21.015.886.59-3.08-13.89-3.08-13.89方案900000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)260260260260260260260260260260260土地費(fèi)(萬元)16002.7416002.7416002.7416002.7416002.741600

29、2.7416002.7416002.7416002.7416002.7416002.74項(xiàng)目成本(萬元)44345.3646562.6348779.950997.1653214.4346562.6348779.950997.1653214.4350997.1653214.43銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)9098.264208.81-680.64-5570.08-10459.531536.631991.54-2897.9-7

30、787.35-2897.9-7787.35投資利潤率(%)20.529.04-1.4-10.92-19.663.34.08-5.68-14.63-5.68-14.63銷售利潤率(%)17.028.29-1.42-12.26-24.463.193.92-6.02-17.14-6.02-17.14方案1000000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)280280280280280280280280280280280土地費(fèi)(萬元)17233.7217233.7217233.

31、7217233.7217233.7217233.7217233.7217233.7217233.7217233.7217233.72項(xiàng)目成本(萬元)45576.3447855.1650133.9752412.7954691.6147855.1650133.9752412.7954691.6152412.7954691.61銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)7867.282916.28-2034.71-6985.71-11936.

32、71244.1637.47-4313.53-9264.53-4313.53-9264.53投資利潤率(%)17.266.09-4.06-13.33-21.830.511.27-8.23-16.94-8.23-16.94銷售利潤率(%)14.725.74-4.23-15.38-27.920.511.26-8.97-20.39-8.97-20.39方案1100000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)300300300300300300300300300300300土地費(fèi)

33、(萬元)18464.718464.718464.718464.718464.718464.718464.718464.718464.718464.718464.7項(xiàng)目成本(萬元)46807.3249147.6951488.0553828.4256168.7849147.6951488.0553828.4256168.7853828.4256168.78銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)6636.31623.75-3388.79-

34、8401.34-13413.88-1048.43-716.61-5729.16-10741.7-5729.16-10741.7投資利潤率(%)14.183.3-6.58-15.61-23.88-2.13-1.39-10.64-19.12-10.64-19.12銷售利潤率(%)12.423.2-7.05-18.49-31.37-2.18-1.41-11.91-23.65-11.91-23.65方案1200000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)320320320320

35、320320320320320320320土地費(fèi)(萬元)19695.6819695.6819695.6819695.6819695.6819695.6819695.6819695.6819695.6819695.6819695.68項(xiàng)目成本(萬元)48038.350440.2252842.1355244.0457645.9650440.2252842.1355244.0457645.9655244.0457645.96銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645

36、427.08利潤(萬元)5405.32331.22-4742.87-9816.96-14891.06-2340.96-2070.69-7144.78-12218.88-7144.78-12218.88投資利潤率(%)11.250.66-8.98-17.77-25.83-4.64-3.92-12.93-21.2-12.93-21.2銷售利潤率(%)10.110.65-9.86-21.61-34.83-4.87-4.08-14.85-26.9-14.85-26.9方案1300000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-1

37、0-5-10-15-10-15地價(jià)(萬元/畝)340340340340340340340340340340340土地費(fèi)(萬元)20926.6620926.6620926.6620926.6620926.6620926.6620926.6620926.6620926.6620926.6620926.66項(xiàng)目成本(萬元)49269.2851732.7454196.2156659.6759123.1451732.7454196.2156659.6759123.1456659.6759123.14銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.

38、2650771.4448099.2645427.0848099.2645427.08利潤(萬元)4174.34-961.3-6096.95-11232.59-16368.24-3633.48-3424.77-8560.41-13696.06-8560.41-13696.06投資利潤率(%)8.47-1.86-11.25-19.82-27.68-7.02-6.32-15.11-23.17-15.11-23.17銷售利潤率(%)7.81-1.89-12.68-24.73-38.28-7.55-6.75-17.8-30.15-17.8-30.15方案1400000000000投資變化比例(%)051

39、0152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)360360360360360360360360360360360土地費(fèi)(萬元)22157.6422157.6422157.6422157.6422157.6422157.6422157.6422157.6422157.6422157.6422157.64項(xiàng)目成本(萬元)50500.2653025.2755550.2958075.360600.3153025.2755550.2958075.360600.3158075.360600.31銷售收入(萬元)53443.6

40、250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)2943.36-2253.83-7451.03-12648.22-17845.41-4926.01-4778.85-9976.04-15173.23-9976.04-15173.23投資利潤率(%)5.83-4.25-13.41-21.78-29.45-9.29-8.6-17.18-25.04-17.18-25.04銷售利潤率(%)5.51-4.44-15.49-27.84-41.74-10.24-9.41-20.74-33

41、.4-20.74-33.4方案1500000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)380380380380380380380380380380380土地費(fèi)(萬元)23388.6223388.6223388.6223388.6223388.6223388.6223388.6223388.6223388.6223388.6223388.62項(xiàng)目成本(萬元)51731.2454317.856904.3659490.9362077.4954317.856904.3659490.

42、9362077.4959490.9362077.49銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)1712.38-3546.36-8805.1-14063.85-19322.59-6218.54-6132.92-11391.67-16650.41-11391.67-16650.41投資利潤率(%)3.31-6.53-15.47-23.64-31.13-11.45-10.78-19.15-26.82-19.15-26.82銷售利潤率(%)3.

43、2-6.98-18.31-30.96-45.19-12.93-12.08-23.68-36.65-23.68-36.65方案1600000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)400400400400400400400400400400400土地費(fèi)(萬元)24619.624619.624619.624619.624619.624619.624619.624619.624619.624619.624619.6項(xiàng)目成本(萬元)52962.2255610.3358258.44

44、60906.5563554.6655610.3358258.4460906.5563554.6660906.5563554.66銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)481.4-4838.89-10159.18-15479.47-20799.76-7511.07-7487-12807.29-18127.58-12807.29-18127.58投資利潤率(%)0.91-8.7-17.44-25.42-32.73-13.51-12.85

45、-21.03-28.52-21.03-28.52銷售利潤率(%)0.9-9.53-21.12-34.08-48.65-15.62-14.75-26.63-39.9-26.63-39.9方案1700000000000投資變化比例(%)0510152051015201520銷售收入變化比例(%)0-5-10-15-20-10-5-10-15-10-15地價(jià)(萬元/畝)420420420420420420420420420420420土地費(fèi)(萬元)25850.5825850.5825850.5825850.5825850.5825850.5825850.5825850.5825850.5825850

46、.5825850.58項(xiàng)目成本(萬元)54193.256902.8659612.5262322.1865031.8456902.8659612.5262322.1865031.8462322.1865031.84銷售收入(萬元)53443.6250771.4448099.2645427.0842754.948099.2650771.4448099.2645427.0848099.2645427.08利潤(萬元)-749.58-6131.42-11513.26-16895.1-22276.94-8803.6-8841.08-14222.92-19604.76-14222.92-19604.76投資利潤率(%)-1.38-10.78-19.31-27.11-34.26-15.47-14.83-22.82-30.15-22.82-30.15銷售利潤率(%)-1.4-12.08-23.94-37.19-52.1-18.3-17.41-29.57-43.16-29.57-43.16福州市好景花園土地競(jìng)拍可行性報(bào)告概率分布情況表變化因素項(xiàng)目名稱差不多數(shù)變化1變化2變化3變化4變化5