海南昌江银湾旅游地产项目经济测算全套表

1、用用地地规规划划指指标标序序号号 项项 目目规规划划指指标标地地价价（元元/ /平平米米）土地价格（万元/亩）350000.00350000.001占地面积()9199952591999.002容积率0.640.643总建筑面积5850058515.004计入容积率建筑面积58500建筑面积占比58515.00120m2户型1404024%14040.0080m2户型2472042%24735.00花园洋房(叠拼）1196020%11960.00酒店式公寓22004%2200.00商业建筑及其他43807%4380.00会所12002%1200.005一期总占地面积15200绿化率45%建筑密

2、度19%总户数约465户总总投投资资估估算算表表( (含含财财务务、销销售售费费用用) )序序号号项项目目名名称称总总额额（万万元元）单单价价( (元元/ /) )占占总总投投资资比比例例1土地成本48,492,866828.9430.14%2前期工程费6,435,000110.004.00%3建安工程72,059,0001231.7844.79%4管理费2,790,42047.701.73%5不可预见费2,874,13349.131.79%6其他费用（环境/市政等）14,520,000248.219.02%7财务费用3,285,00056.152.04%8销售费用7,563,600129.2

3、94.70%9不可预见费2,874,13349.131.79%10合 计160,894,1512750.33100.00%注：单价为按计容积率建筑面积分摊计算的单价预预售售项项目目利利润润估估算算表表序序号号项项 目目计计算算公公式式金金额额（万万元元）(1)销售收入252,120,000(2)开发成本147,171,419(3)销售费用7,563,600(4)销售税金及附加16,387,800(5)土地增值税5,042,400(6)财务费用3,285,000(7)利润总额(1)-(2)-(3)-(4)-(5)-（6）72,669,781(8)所得税(1)6.6%7,435,286(9)净利润

4、(6)-(7)65,234,495(10)投资利润率利润/总投资45.17%(11)投资净利润率净利润/总投资40.54%(12)财务累计净现值（NPV）53,796,713(13)财务内部收益率（FIRR）16.68%(14)动态投资回收期约1.75结结果果指指标标序序号号项项 目目指指标标1占地面积91,9992总建筑面积58,5003项目总投资160,894,151万元4项目经营收入252,120,000万元5利润总额72,669,781万元6税后利润65,234,495万元7投资利润率（税前）45.17%8投资净利润率（税后）40.54%9财务累计净现值（NPV）53,796,713万

5、元10财务内部收益率（FIRR）16.68%11动态投资回收期约1.75年工工程程进进度度表表序序号号项项目目预预计计每每期期工工期期( (月月) )时时间间（季季度度）项项目目前前期期建建设设第第一一年年建建设设第第二二年年1 12 23 34 41 12 23 34 41 12 23 3一一项项目目前前期期12124 41获取土地622策划研究1243项目报建624前期工程62二二建建筑筑安安装装工工程程1 1基础工程622 2建安工程1243 3配套工程186三三竣竣工工验验收收交交付付使使用用1 1验收及补正622 2正式交付使用62四四销销售售阶阶段段24248 8建建设设第第三三年

6、年4 41 12 23 34 4工工程程进进度度表表建建设设第第二二年年分分期期状状况况序序号号 项项目目名名称称合合计计1 1期期2 2期期1120m2户型14040.0014040.007020.007020.00280m2户型24720.0024720.0012360.0012360.003花园洋房(叠拼）11960.0011960.005980.005980.004酒店式公寓2200.002200.002200.005商业建筑及其他4380.004380.004380.006会所1200.001200.001200.00计计容容积积率率面面积积58500.0058500.0030940

7、.0027560.00序序号号 项项目目名名称称总总计计第第一一年年1 12 21 1施施工工安安排排1.1 120m2户型14040.0014040.007020.007020.001.2 80m2户型24720.0024720.0012360.0012360.001.3 花园洋房(叠拼）11960.0011960.005980.005980.001.4 酒店式公寓2200.002200.001.5 商业建筑及其他4380.004380.004380.004380.001.6 会所1200.001200.001200.00合计58500.0058500.0030940.002 2销销售售安安

8、排排2.1 120m2户型14040.0014040.002106.002.2 80m2户型24720.0024720.003708.002.3 花园洋房(叠拼）11960.0011960.001794.002.4 酒店式公寓2200.002200.002.5 商业建筑及其他4380.004380.001314.002.6 会所合合计计57300.0057300.008922.003 3分分期期销销售售收收入入单单价价小小计计2.1 120m2户型4000.0056160000.0056160000.008424000.002.2 80m2户型4000.0098880000.009888000

9、0.0014832000.002.3 花园洋房(叠拼）5000.0059800000.0059800000.008970000.002.4 酒店式公寓5000.0011000000.0011000000.002.5 商业建筑及其他6000.0026280000.0026280000.007884000.002.6 会所合合计计252120000.00252120000.0040110000.001 1期期占占比比50%50%50%1.001.00第第二二年年3 34 41 12 23 34 47020.007020.0012360.0012360.005980.005980.002200.00

10、2200.0027560.002808.002106.002106.002808.002106.004944.003708.003708.004944.003708.002392.001794.001794.002392.001794.00660.00880.00660.001752.001314.00第第一一年年11896.008922.008268.0011024.008268.0011232000.008424000.008424000.0011232000.008424000.0019776000.0014832000.0014832000.0019776000.0014832000.

11、0011960000.008970000.008970000.0011960000.008970000.003300000.004400000.003300000.0010512000.007884000.0053480000.0040110000.0035526000.0047368000.0035526000.00单单位位：万万平平米米第第三三年年1 12 23 34 4单单位位指指标标分分析析序号内容计算说明单价总额一销售收入252,120,0001商 住120m2户型元/平米4,00056,160,000280m2户型元/平米4,00098,880,0003花园洋房(叠拼）元/平米5,

12、00059,800,0004酒店式公寓元/平米5,00011,000,0005商业建筑及其他元/平米6,00026,280,0006会所元/平米-二总成本费用176,929,0191土地费用地价(含契税)按楼面地价算元/平米82948,492,8662前期费用含设计、勘察、管理、招投标等110元/平米（按建筑面积计）1106,435,0003商 住120m2户型1150元/平米1,15016,146,00080m2户型1150元/平米1,15028,428,000花园洋房(叠拼）1300元/平米1,30015,548,000酒店式公寓1500元/平米1,5003,300,000商业建筑及其他1

13、150元/平米1,1505,037,000会所会所3000元/平米3,0003,600,000合 计1,23272,059,0004环境工程含景观、室外150元/平米（按建筑面积计）1005,850,0005市政配套费含电、水、采暖、挂网220元/平米（按建筑面积计）502,925,000市政大配套(住宅）按150元/平米（按建筑面积计）取费1002,820,000小区配套按200元/平米（按建筑面积计）取费（含红线内管网、通信、围墙、市政等）502,925,000合 计1488,670,0006管理费用按2-5项的3%计算482,790,4207不可预见费按2-6项的3%计算492,874,

14、1338财务费用56.1543,285,0009销售费用按销售额的3%计算1297,563,60010销售税金营业、印花、城建按销售收入的5.50%计算23713,866,600土地增值税按预征税2%计算865,042,400合计32318,909,00011税前利润75,190,98112税后利润所得税按税前利润的25%计56,393,236投投资资计计划划表表单位：万元序序号号 项项目目名名称称合合计计第第一一年年第第二二年年123412341土地成本48,492,86648,492,8662前期工程费6,435,0003,403,4003,031,6003建筑安装工程费72,059,00

15、038,698,00033,361,0004基础设施费（环境/市政等）14,520,0007,679,4676,840,5335管理费用2,790,420279,042279,042279,042279,042279,042279,042279,042279,0426不可预见费2,874,133287,413287,413287,413287,413287,413287,413287,413287,413资资金金来来源源及及运运用用表表单位：万元序序号号项项目目合合计计20082008年年20092009年年1 12 23 34 41 12 23 34 4一一资资金金来来源源 3 34 46

16、6, ,2 27 71 1, ,4 42 26 69 94 4, ,1 15 51 1, ,4 42 26 64 40 0, ,1 11 10 0, ,0 00 00 05 53 3, ,4 48 80 0, ,0 00 00 04 40 0, ,1 11 10 0, ,0 00 00 03 35 5, ,5 52 26 6, ,0 00 00 04 47 7, ,3 36 68 8, ,0 00 00 03 35 5, ,5 52 26 6, ,0 00 00 01经营活动产生的现金来源252,120,00040,110,00053,480,00040,110,00035,526,00047

17、,368,00035,526,0002销售收入252,120,00040,110,00053,480,00040,110,00035,526,00047,368,00035,526,0003 筹资活动产生的现金来源 94,151,42694,151,4264自有资金44,151,42644,151,4265银行借款50,000,00050,000,0006乙方垫资（50）二二资资金金运运用用 236,885,50598,840,1885,179,10518,359,15515,836,10554,292,33914,980,44516,178,02512,370,4591开发成本投资147,1

18、71,41998,840,188566,455566,455566,45543,799,589566,455566,455566,4552销售费用7,563,6001,203,3001,604,4001,203,3001,065,7801,421,0401,065,7803销售、经营税金及附加16,387,8002,607,1503,476,2002,607,1502,309,1903,078,9202,309,1904土地增值税5,042,400802,2001,069,600802,200710,520947,360710,5205盈余公积6应付利润7借款本金偿还50,000,00010,

19、000,00010,000,00010,000,00010,000,00010,000,0008借款利息支付(财务费用)3,285,0001,642,500657,000492,750328,500164,2509所得税7,435,2867,718,51410垫资偿还11土地成本偿还三三累累计计盈盈余余资资金金-4,688,76330,242,13265,362,97789,636,87235,344,53355,890,08887,080,063110,235,604项项目目损损益益及及利利润润分分配配表表单位：万元2008年年2009年年序序号号项项 目目合合计计1 12 23 34 41

20、 12 23 34 41经营收入252,120,00040,110,00053,480,00040,110,00035,526,00047,368,00035,526,0001.1销售收入252,120,00040,110,00053,480,00040,110,00035,526,00047,368,00035,526,0002开发成本147,171,41998,840,188566,455566,455566,45543,799,589566,455566,455566,4554销售费用7,563,6001,203,3001,604,4001,203,3001,065,7801,421,0

21、401,065,7805销售、经营税金及附加16,387,8002,607,1503,476,2002,607,1502,309,1903,078,9202,309,1906土地增值税5,042,400802,2001,069,600802,200710,520947,360710,5207财务费用3,285,0001,642,500657,000492,750328,500164,2508营业利润72,669,781-98,840,18834,930,89545,120,84534,273,895-44,292,33930,545,55541,189,97530,874,0559补前期亏损9

22、8,840,18863,909,29318,788,449-15,485,44628,806,893-1,738,66210利润总额72,669,781-98,840,188-63,909,293-18,788,44915,485,446-28,806,8931,738,66242,928,63730,874,05511所得税7,435,2867,718,51412净利润65,234,495-98,840,188-63,909,293-18,788,44915,485,446-28,806,8931,738,66242,928,63723,155,541 税前投资利润率=利润总额/总投资=0.

23、45166销售费用比率=1.5% 税后投资利润率=净利润/总投资=0.40545附表6:现金流量表（全部投资）单位：万元序号项目合计第一年第二年1234123周期序号1.002.003.004.005.006.007.001现金流入252,120,00040,110,00053,480,00040,110,00035,526,00047,368,0001.1销售收入252,120,00040,110,00053,480,00040,110,00035,526,00047,368,0002现金流出186,885,50598,840,1885,179,1058,359,1555,836,10544

24、,292,3394,980,4456,178,0252.1建设开发成本147,171,41998,840,188566,455566,455566,45543,799,589566,455566,4552.3销售费用7,563,6001,203,3001,604,4001,203,3001,065,7801,421,0402.5财务成本3,285,0001,642,500657,000492,750328,500164,2502.7销售税金及附加16,387,8002,607,1503,476,2002,607,1502,309,1903,078,9202.9土地增值税5,042,400802

25、,2001,069,600802,200710,520947,3603.1所得税7,435,2863净现金流量65,234,495-98,840,18834,930,89545,120,84534,273,895-44,292,33930,545,55541,189,9754累计净现金流量65,234,495-98,840,188-63,909,293-18,788,44915,485,446-28,806,8931,738,66242,928,6375净现值53,796,713-97,069,19933,690,34742,738,65731,882,693-40,463,92727,405

26、,34836,293,3216累计净现值-97,069,199-63,378,853-20,640,19611,242,497-29,221,430-1,816,08234,477,239计算指标：财务内部收益率（按季度计）=0.17财务内部收益率（按一年计）=0.85累计财务净现值（I=8%)=53796712.51 万元动态投资回收期=约1.75年静态投资回收期=年-10%-5%0%5%10%售价成本利润率39.53%47.28%49.38%62.79%70.54%影响幅度-9.85%-2.09%0.00%13.41%21.16%开发利润58180321695887516523449592

27、405611103814041影响幅度-7054174435425602717111638579546建设成本成本利润率61.74%58.39%49.38%51.68%48.33%影响幅度12.36%9.01%0.00%2.31%-1.05%开发利润9086503685931109652344957606325371129326影响幅度25630541206966140108287585894831土地成本成本利润率58.33%56.68%49.38%53.39%51.74%影响幅度8.95%7.31%0.00%4.01%2.36%开发利润858464688342182465234495785

28、7253876147894影响幅度206119731818732901333804310913399- -1 10 0% %- -5 5% %0 0% %5 5% %1 10 0% %0 0 5 50 00 00 00 00 00 00 0 1 10 00 00 00 00 00 00 00 0 1 15 50 00 00 00 00 00 00 0 售售价价建建设设成成本本土土地地成成本本- -1 10 0% %- -5 5% %0 0% %5 5% %1 10 0% %- -2 20 0. .0 00 0% %- -1 10 0. .0 00 0% %0 0. .0 00 0% %1 10 0. .0 00 0% %2 20 0. .0 00 0% %3 30 0. .0 00 0% %售售价价建建设设成成本本土土地地成成本本销售收入252,120,000.00销售费用7563600销售税金16387800开发投资147171419171122819土地投资48492866建设成本98678553税前利润72669781-8327400税后净利65234495成本利润率49.38%0.637962402总计2008年1季度2008年2季度2008年3季度2008年4季度快速投资147179884.