13【成本】【測算】項目拓展運營綜合測算表模板(2) 免費地產江湖書院

1、*投資集團項目拓展運營綜合測算表模板,【目錄】,使用指引,1、,說明,測算模板概述,2、,項目基本情況,使用指引,3、,項目開發(fā)假定條件,使用指引,4、,項目成本假定條件,使用指引,5、,可比項目成本信息,使用指引,6、,項目銷售假定條件,使用指引,7、,融資計劃,使用指引,8、,靜態(tài)投資分析,使用指引,9、,土地增值稅計算表,使用指引,10、,現金流量表,使用指引,11、,持有型物業(yè)現金流量表,使用指引,12、,敏感性分析,使用指引,13、,復地集團項目開發(fā)周期表,使用指引,一、項目概況,土地性質,占地面積,763838平方米,容積率,2.9,總建面,2829484平方米,住宅、商業(yè),地上建

2、面,2241484平方米,地上可售建面,2233484平方米,出租面積,二、地價及支付進度,總地價款（萬元）,凈用地單價（萬元/畝）,按計容面積樓面地價（元/平方米）,土地出讓金/可入帳土地成本,153442 ,133.9 ,684.5554106,土地轉讓費,0,0,0,拆遷補償費,0,0,0,其它土地費用（含契稅、拍賣傭金等）,0 ,0.0 ,0,股權收購溢價,0 ,0.0 ,0,合計,153442 ,133.9 ,685,預計支付時間（季度）,付款金額,占比,2013Q1,14256,9.3%,2014Q1,13200,8.6%,2013Q3,23889.6,15.6%,2014Q3,2

3、2120,14.4%,2014Q3,30753,20.0%,2015Q3,28475,18.6%,2013Q4,10773,7.0%,合計,153442,100%,三、開發(fā)進度,項目分期,物業(yè)類型,地上面積,開工時間,開盤時間,建議開盤時間,竣工交付時間,一期,389200平方米,2013Q2,2013Q4,2015Q3,二期,579812平方米,2014Q3,2015Q2,2016Q4,三期,613472平方米,2016Q1,2016Q3,2018Q2,四期,407000平方米,2013Q2,2014Q2,2015Q4,五期,252000平方米,2013Q2,2014Q2,2016Q3,六期

4、,0平方米,0,0,2015Q3,七期,0平方米,0,2014Q3,2015Q3,八期,0平方米,0,0,2015Q3,九期,0平方米,0,0,2015Q3,十期,0平方米,0,0,2015Q3,四、市場售價及趨勢,產品類型,建筑面積(平米),現價(元/平米),起始售價(元/平米),年漲幅(%),整盤均價(元/平米),五、項目投資主要經濟技術指標,(),拿地方式,土地總投資（萬元）,153442,總建筑面積（平方米）,2829484,可售面積（平方米）,2601484,樓面地價承受上限（元/m2）,每畝地價（萬元/畝）(不含契稅),133.9 ,年內土地款支付（萬元）, 自有資金IRR,-32

5、.13%,融資IRR,#NUM!,銷售凈利潤率,2%,multiple, 0.42 ,我方股權比例,我方投資利潤率,2%,我方資金占用峰值(萬元), 340,397 ,資金峰值出現時點,六、成本效益分析,項目,總額（萬元）,單方成本（按可售面積，元/平方米）,土地成本,153442,687,前期費,54053,242,基礎設施費,119078,533,主體建筑工程費,697174,3121,主體安裝工程費,59441,266,公共配套設施費,229520,1028,開發(fā)間接費,34778,156,不可預見費,34778,156,資本化財務費用,11876,53,開發(fā)成本合計,1394139,6

6、242,管理費用,0,0,銷售費用,59416,266,營業(yè)稅,91600,410,土地增值稅,59122,265,銷售收入,1650444,7390,稅前利潤,46259,207,所得稅,11565,52,稅后利潤,34695,155, 股權收購溢價,0,0,說明：該股權收購溢價換算成資產價格：,銷售毛利率,10.6%,原始土地單價0萬元/畝,投資利潤率,2.4%,七、敏感性分析,二維變量變動分析,融資IRR對于銷售價格和土地價格的敏感性分析,銷售價格變動,0,75%,80%,85%,90%,95%,100%,105%,110%,115%,120%,125%,0,土地價格,167萬元/畝,#

7、NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.73%,-43.41%,-41.54%,-39.77%,-38.05%,-36.38%,0,0,177萬元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.62%,-42.48%,-40.83%,-39.21%,-37.63%,-36.07%,0,0,178萬元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.72%,-42.40%,-40.76%,-39.16%,-37.59%,-36.05%,0,0,179萬元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-

8、45.81%,-42.32%,-40.70%,-39.11%,-37.55%,-36.02%,0,0,180萬元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.91%,-42.25%,-40.64%,-39.06%,-37.52%,-35.99%,0,0,181萬元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.01%,-42.17%,-40.57%,-39.01%,-37.48%,-35.96%,0,0,182萬元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.10%,-42.09%,-40.51%,-38.97%

9、,-37.44%,-35.93%,0,0,183萬元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.20%,-42.02%,-40.45%,-38.92%,-37.41%,-35.91%,0,0,184萬元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.30%,-41.98%,-40.40%,-38.87%,-37.37%,-35.88%,0,0,185萬元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.39%,-42.04%,-40.34%,-38.83%,-37.33%,-35.85%,0,0,186萬元/畝,#

10、NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.49%,-42.09%,-40.28%,-38.78%,-37.30%,-35.83%,0,扣除股權收購溢價后凈利潤對于股權收購溢價和土地價格的敏感性分析,土地價格(萬元/畝),股權收購溢價(萬元/畝),0,0,0,0,0,0,0,0,0,0,0,0, 100.00 , 110.00 , 120.00 , 130.00 , 140.00 , 150.00 , 160.00 , 170.00 , 180.00 , 190.00 , 200.00 ,土地價格,167萬元/畝, -110,072.74 , -121,529.74 ,

11、-132,986.74 , -144,443.74 , -155,900.74 , -167,357.74 , -178,814.74 , -190,271.74 , -201,728.74 , -213,185.74 , -224,642.74 ,0,177萬元/畝, -119,631.08 , -131,088.08 , -142,545.08 , -154,002.08 , -165,459.08 , -176,916.08 , -188,373.08 , -199,830.08 , -211,287.08 , -222,744.08 , -234,201.08 ,0,178萬元/畝,

12、-120,736.82 , -132,193.82 , -143,650.82 , -155,107.82 , -166,564.82 , -178,021.82 , -189,478.82 , -200,935.82 , -212,392.82 , -223,849.82 , -235,306.82 ,0,179萬元/畝, -121,842.57 , -133,299.57 , -144,756.57 , -156,213.57 , -167,670.57 , -179,127.57 , -190,584.57 , -202,041.57 , -213,498.57 , -224,955.5

13、7 , -236,412.57 ,0,180萬元/畝, -122,948.31 , -134,405.31 , -145,862.31 , -157,319.31 , -168,776.31 , -180,233.31 , -191,690.31 , -203,147.31 , -214,604.31 , -226,061.31 , -237,518.31 ,0,181萬元/畝, -124,054.05 , -135,511.05 , -146,968.05 , -158,425.05 , -169,882.05 , -181,339.05 , -192,796.05 , -204,253.0

14、5 , -215,710.05 , -227,167.05 , -238,624.05 ,0,182萬元/畝, -125,159.79 , -136,616.79 , -148,073.79 , -159,530.79 , -170,987.79 , -182,444.79 , -193,901.79 , -205,358.79 , -216,815.79 , -228,272.79 , -239,729.79 ,0,183萬元/畝, -126,265.54 , -137,722.54 , -149,179.54 , -160,636.54 , -172,093.54 , -183,550.5

15、4 , -195,007.54 , -206,464.54 , -217,921.54 , -229,378.54 , -240,835.54 ,0,184萬元/畝, -127,371.28 , -138,828.28 , -150,285.28 , -161,742.28 , -173,199.28 , -184,656.28 , -196,113.28 , -207,570.28 , -219,027.28 , -230,484.28 , -241,941.28 ,185萬元/畝, -128,477.02 , -139,934.02 , -151,391.02 , -162,848.02

16、, -174,305.02 , -185,762.02 , -197,219.02 , -208,676.02 , -220,133.02 , -231,590.02 , -243,047.02 ,186萬元/畝, -129,582.77 , -141,039.77 , -152,496.77 , -163,953.77 , -175,410.77 , -186,867.77 , -198,324.77 , -209,781.77 , -221,238.77 , -232,695.77 , -244,152.77 ,0,投資利潤率對于銷售價格和土地價格的敏感性分析,銷售價格變動,0,0,0,0

17、,0,0,0,0,0,0,0,75%,80%,85%,90%,95%,100%,105%,110%,115%,120%,125%,0,土地價格,167萬元/畝,-4.65%,-3.63%,-2.61%,-1.60%,-0.59%,0.30%,0.87%,1.41%,1.95%,2.49%,3.03%,0,0,177萬元/畝,-5.35%,-4.34%,-3.33%,-2.32%,-1.32%,-0.33%,0.35%,0.88%,1.42%,1.95%,2.49%,0,0,178萬元/畝,-5.42%,-4.41%,-3.40%,-2.39%,-1.39%,-0.41%,0.29%,0.83%

18、,1.37%,1.90%,2.44%,0,0,179萬元/畝,-5.49%,-4.48%,-3.47%,-2.46%,-1.47%,-0.48%,0.24%,0.78%,1.31%,1.85%,2.38%,0,0,180萬元/畝,-5.56%,-4.55%,-3.54%,-2.53%,-1.54%,-0.55%,0.19%,0.73%,1.26%,1.80%,2.33%,0,0,181萬元/畝,-5.63%,-4.62%,-3.61%,-2.61%,-1.61%,-0.63%,0.14%,0.67%,1.21%,1.74%,2.28%,0,0,182萬元/畝,-5.70%,-4.69%,-3.

19、68%,-2.68%,-1.68%,-0.70%,0.09%,0.62%,1.16%,1.69%,2.22%,0,0,183萬元/畝,-5.76%,-4.76%,-3.75%,-2.75%,-1.75%,-0.77%,0.04%,0.57%,1.10%,1.64%,2.17%,0,0,184萬元/畝,-5.83%,-4.83%,-3.82%,-2.82%,-1.82%,-0.84%,-0.02%,0.52%,1.05%,1.59%,2.12%,0,0,185萬元/畝,-5.90%,-4.90%,-3.89%,-2.89%,-1.90%,-0.91%,-0.09%,0.47%,1.00%,1.5

20、3%,2.07%,0,0,186萬元/畝,-5.97%,-4.97%,-3.96%,-2.96%,-1.97%,-0.99%,-0.16%,0.42%,0.95%,1.48%,2.01%,0,0,融資Multiple對于銷售價格和土地價格的敏感性分析,銷售價格變動,0,0,0,0,0,0,0,0,0,0,0,75%,80%,85%,90%,95%,100%,105%,110%,115%,120%,125%,0,土地價格,167萬元/畝, 0.27 , 0.30 , 0.33 , 0.36 , 0.39 , 0.41 , 0.43 , 0.44 , 0.46 , 0.47 , 0.49 ,0,0,177萬元/畝, 0.27 , 0.29 , 0.32 , 0.35 , 0.38 , 0.41 , 0.43 , 0.44 , 0.46 , 0.47 , 0.49 ,0,0,178萬元/畝, 0.27 , 0.29 , 0.32 , 0.35 , 0.38 , 0.41 , 0.43 , 0.44 , 0.46 , 0.47 , 0.49 ,0,0,179萬元/畝, 0.27 , 0.