锦绣家园项目开发可行性分析报告

1、锦绣家园项目开发可行性分析报告200419877785378.641578.82/M222127M249268.1M230%330% 2004-9-12目录 112345678 1 2 5 6 712341 22127 33.19 2 621349268.11197.184743839712004 7778.54 1578.82 / 56711232123312382004200812锦绣家园成本计算表工程项目（费用）名称计量单工程量单价或费造价或费楼面造百分比计算公式或说明位率用(元)价 ( 元(%)/M2)一、征地、拆迁补偿费0011983995243.2415.41%征地费（拍卖价）亩3

2、3.1935000011616500235.7814.94%按实际发生土地契税元、 %1161650033484957.070.45%土地登记公证费笔119000190000.390.03%二、斟察、设计和前期费007423139.9150.679.55%地形图测绘费平方米221270.143097.780.060.01%按土地面积0.14 元总体规划设计费（定点平方米221272442540.90.06%土地面积 2 元 /平方费）地质勘察费米120055660001.340.09%按钻深 55 元/米建筑设计费平方米49268.110492681100.64%按 10 元/平方米（建城市市

3、政建设配套费 （一平方米48068.1753605107.573.174.64%按 75 元/平方米（建级地段）规划管理费元、26437455379312.371.610.11%土建造价的 3放线费点60326195600.40.03%放线点 326 元 /点招标费元、26437455126437.460.540.04%按土建工程造价的监理费元、26437455252874.911.070.07%按土建工程造价的预结算审计费元、26437455379312.371.610.11%按土建工程造价的消防配套费平方米48068.13144204.32.930.19%按 3 元 /平方米计算公共配套免

4、）施工合同鉴证费元、26437455126437.460.540.04%按土建工程造价的噪音费月501600800001.620.11%1600 元/月 .幢建设项目环境影响评价元、26437455379312.371.610.11%按土建工程造价的收费避雷安装检测费支485526400.050.01%检测避雷针55 元/支防洪堤工程建设管理费平方米48068.13144204.32.930.19%按竣工面积3 元/平算人防管理费平方米49268.110492681100.64%按建筑面积10 元/算防空地下室易地建设费平方米2000800160000032.482.06%按地层面积800 元

5、计算工地管理费项105000500001.010.07%按 5000 元 /项墙改费（民用）平方米49268.14.6226633.264.60.3%民用建筑 4.6 元 /平建筑方案评审费平方米49268.10.29853.620.20.02%0.2 元/平方米白蚁预防费平方米49268.1298536.220.13%按 3 元/平方米 (建筑三、建筑安装工程费0034065243.5691.4343.8%桩工程平方米48068.150240340548.783.09%按概算造价土建工程平方米48068.155026437455536.633.99%按概算造价室内供水供电、线路安装平方米49

6、268.1351724383.5352.22%按概算造价工程电梯安装工程项10350000350000071.044.5%按概算造价四、（小区）配套建设费005848500118.717.52%道路工程平方米10000100100000020.31.29%按概算造价室外排污排水工程米5004102050004.160.27%按概算造价围墙工程项11000001000002.030.13%按概算造价室外供电安装工程项190000090000018.271.16%按概算造价绿化工程平方米6600603960008.040.51%按概算造价路灯安装工程盏50350175000.360.03%按概算造

7、价供配电增容费（贴费）千瓦3000750225000045.672.9%按 750 元/千瓦公共配套设施费（托儿平方米120070084000017.051.08%按概算造价所）公共配套设施费（文化活平方米60700420000.850.06%按概算造价动站）公共配套设施费（居委平方米60700420000.850.06%按概算造价会）公共配套设施费（单车平方米60700420000.850.06%按概算造价棚）公共配套设施费（垃圾中平方米20700140000.280.02%按概算造价转站）直接费0059320878.41204.0476.27%1.+2.+3.+4.共 4 项的五、管理费0

8、01930430.7939.182.49%建设管理费（ 1.65%）元、 % 59320878.41.65978794.4919.871.26%直接费的 1.65%销售管理费元、 %951636301951636.319.321.23%六、税费007180768.05145.759.24%营业税及附加（ 5.5%）元、 %951636305.55233999.65106.246.73%按出售房屋总价款的带征所得税元、 %951636301.51427454.4528.971.84%印花税元、95163630195163.631.930.13%销售额的 1建筑面积测量费平方米49268.11.7

9、83755.771.70.11%房屋竣工总登记费元、760200001760201.540.1%按评估价的 1教育附加费元、 %264374551264374.555.370.34%按土建造价的1%计七、利息007573675.05153.729.74%利息（按年利率均衡投元、 %59320878.45.857573675.05153.729.74%按直接费，年利率入）算八、不可预见费001779626.3536.122.29%不可预见费（按直接费元、 %59320878.431779626.3536.122.29%计）间接费0018464500.2374.7823.74%共4项的5.+6.+

10、7.+8.4总造价0077785378.61578.82100%4锦绣家园面积和销售收入表楼层、单元或楼房名称计量单位单价建筑面积(M2)可售面积(M2)项目套数可售套数销售收入(元)销售模式住宅元/1350383973839762162151835950按建筑面积商铺元/5000847484740042370000按建筑面积单车库元/8001197.11197.100957680按建筑面积公共建筑元/012000000按建筑面积合计0000095163630锦绣家园经济分析表方案名称地价 (万土地费项目成本土地费比销售收入利润 (万回报率备注元/亩)(万元)(万元)例 (%)万元)元 )(%

11、)(方案一20663.87176.449.25%9516.362339.9232.61%方案二25829.757377.1411.25%9516.362139.2229.00%方案三30995.77577.8413.14%9516.361938.5225.58%方案四351161.657778.5414.93%9516.361737.8222.34%方案五401327.67979.2416.64%9516.361537.1219.26%方案六451493.558179.9418.26%9516.361336.4216.34%方案七501659.58380.6419.80%9516.361135

12、.7213.55%方案八551825.458581.3421.27%9516.36935.0210.90%方案九601991.48782.0422.68%9516.36734.328.36%方案十652157.358982.7424.02%9516.36533.625.94%方案十一702323.39183.4425.30%9516.36332.923.63%方案十二752489.259384.1326.53%9516.36132.231.41%方案十三802655.29584.8327.70%9516.36-68.47-0.71%方案十四852821.159785.5328.83%9516.

13、36-269.17-2.75%方案十五902987.19986.2329.91%9516.36-469.87-4.71%锦绣家园敏感性分析表项目名称基本数变化 1变化 2变化 3变化 4变化 5变化 6变化 7变化 8变化 90000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )20221818232317242416土地费 (万元 )663.8730.18597.42597.42763.37763.37564.23796.56796.56531.04项目成本 (万元 )

14、7176.447894.086458.86458.88252.918252.91 6099.97 8611.738611.735741.15销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )2339.922573.922105.924009.22690.9-1641988.942807.9-522.821871.94投资回报率 (%)32.6132.6132.6162.0732.61-1.9932.6132.61-6.0732.61销售利润率 (%)24.5924.5924

15、.5938.324.59-2.0324.5924.59-6.4624.590000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )2527.522.522.528.7528.7521.25303020土地费 (万元 )829.75912.72746.78746.78954.21954.21705.29995.7995.7663.8项目成本 (万元 )7377.148114.856639.43 6639.43 8483.718483.71 6270.57 8852.57885

16、2.575901.71销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )2139.222353.151925.293828.572460.1-394.81818.342567.06-763.661711.38投资回报率 (%)29292957.6629-4.652929-8.6329销售利润率 (%)22.4822.4822.4836.5722.48-4.8822.4822.48-9.4422.480000000000投资变化比例 (%)010-10-101515-1520

17、20-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )3033272734.534.525.5363624土地费 (万元 )995.71095.27896.13896.131145.061145.06846.341194.841194.84796.56项目成本 (万元 )7577.848335.626820.06 6820.06 8714.528714.52 6441.16 9093.419093.416062.27销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.6380

18、88.917613.09利润 (万元 )1938.522132.381744.663647.942229.29-625.611647.752326.22-1004.51550.82投资回报率 (%)25.5825.5825.5853.4925.58-7.1825.5825.58-11.0525.58销售利润率 (%)20.3720.3720.3734.8520.37-7.7320.3720.37-12.4220.370000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )3

19、538.531.531.540.2540.2529.75424228土地费 (万元 )1161.651277.821045.491045.491335.91335.9987.41393.981393.98929.32项目成本 (万元 )7778.548556.397000.69 7000.69 8945.328945.32 6611.76 9334.259334.256222.83销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )1737.821911.611564.033

20、467.311998.49-856.411477.152085.38-1245.341390.26投资回报率 (%)22.3422.3422.3449.5322.34-9.5722.3422.34-13.3422.34销售利润率 (%)18.2618.2618.2633.1218.26-10.5918.2618.26-15.418.260000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )40443636464634484832土地费 (万元 )1327.61460.36

21、 1194.84 1194.84 1526.741526.74 1128.46 1593.121593.121062.08项目成本 (万元 )7979.248777.167181.32 7181.32 9176.139176.13 6782.35 9575.099575.096383.39销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )1537.121690.841383.4 3286.68 1767.68-1087.221306.561844.54-1486.18122

22、9.7投资回报率 (%)19.2619.2619.2645.7719.26-11.8519.2619.26-15.5219.26销售利润率 (%)16.1516.1516.1531.416.15-13.4416.1516.15-18.3716.150000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )4549.540.540.551.7551.7538.25545436土地费 (万元 )1493.551642.91344.21344.21717.581717.58 126

23、9.52 1792.261792.261194.84项目成本 (万元 )8179.948997.937361.95 7361.95 9406.939406.93 6952.95 9815.939815.936543.95销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )1336.421470.071202.77 3106.05 1536.88-1318.021135.961603.7-1727.021069.14投资回报率 (%)16.3416.3416.3442.1916

24、.34-14.0116.3416.34-17.5916.34销售利润率 (%)14.0414.0414.0429.6714.04-16.2914.0414.04-21.3514.040000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )5055454557.557.542.5606040土地费 (万元 )1659.51825.451493.55 1493.55 1908.421908.421410.581991.41991.41327.6项目成本 (万元 )8380.64

25、9218.77542.58 7542.58 9637.749637.747123.5410056.7710056.776704.51销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )1135.721249.31022.14 2925.42 1306.07-1548.83965.371362.86-1967.86908.58投资回报率 (%)13.5513.5513.5538.7913.55-16.0713.5513.55-19.5713.55销售利润率 (%)11.9311

26、.9311.9327.9511.93-19.1511.9311.93-24.3311.930000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )5560.549.549.563.2563.2546.75666644土地费 (万元 )1825.4520081642.91642.92099.272099.27 1551.63 2190.542190.541460.36项目成本 (万元 )8581.349439.477723.21 7723.21 9868.549868.547

27、294.1410297.6110297.616865.07销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )935.021028.53841.512744.791075.27-1779.63794.771122.02-2208.7748.02投资回报率 (%)10.910.910.935.5410.9-18.0310.910.9-21.4510.9销售利润率 (%)9.839.839.8326.229.83-229.839.83-27.319.830000000000投资变

28、化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )60665454696951727248土地费 (万元 )1991.42190.541792.26 1792.26 2290.112290.111692.692389.682389.681593.12项目成本 (万元 )8782.049660.247903.847903.8410099.3510099.357464.7310538.4510538.457025.63销售收入 (万元 )9516.36104688564.721046810943.

29、818088.918088.9111419.638088.917613.09利润 (万元 )734.32807.76660.882564.16844.46-2010.44624.18881.18-2449.54587.46投资回报率 (%)8.368.368.3632.448.36-19.918.368.36-23.248.36销售利润率 (%)7.727.727.7224.57.72-24.857.727.72-30.287.720000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (

30、万元 /亩 )6571.558.558.574.7574.7555.25787852土地费 (万元 )2157.352373.081941.62 1941.62 2480.952480.951833.752588.822588.821725.88项目成本 (万元 )8982.749881.018084.478084.4710330.1510330.157635.3310779.2910779.297186.19销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )533.625

31、86.99480.252383.53613.66-2241.24453.58640.34-2690.38426.9投资回报率 (%)5.945.945.9429.485.94-21.75.945.94-24.965.94销售利润率 (%)5.615.615.6122.775.61-27.715.615.61-33.265.610000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )7077636380.580.559.5848456土地费 (万元 )2323.32555.6

32、32090.972090.972671.82671.81974.82787.962787.961858.64项目成本 (万元 )9183.4410101.788265.18265.110560.9610560.967805.9211020.1311020.137346.75销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )332.92366.22299.622202.9382.85-2472.05282.99399.5-2931.22266.34投资回报率 (%)3.633

33、.633.6326.653.63-23.413.633.63-26.63.63销售利润率 (%)3.53.53.521.043.5-30.563.53.5-36.243.50000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )7582.567.567.586.2586.2563.75909060土地费 (万元 )2489.252738.182240.33 2240.33 2862.642862.642115.862987.12987.11991.4项目成本 (万元 )93

34、84.1310322.548445.728445.7210791.7510791.757976.5111260.9611260.967507.3销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )132.23145.461192022.28152.06-2702.84112.4158.67-3172.05105.79投资回报率 (%)1.411.411.4123.941.41-25.051.411.41-28.171.41销售利润率 (%)1.391.391.3919.321

35、.39-33.411.391.39-39.211.390000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )80887272929268969664土地费 (万元 )2655.22920.722389.68 2389.68 3053.483053.482256.92 3186.243186.242124.16项目成本 (万元 )9584.8310543.318626.358626.3511022.5511022.558147.1111501.811501.87667.86

36、销售收入 (万元 )9516.36104688564.721046810943.818088.918088.9111419.638088.917613.09利润 (万元 )-68.47-75.31-61.631841.65-78.74-2933.64-58.2-82.17-3412.89-54.77投资回报率 (%)-0.71-0.71-0.7121.35-0.71-26.61-0.71-0.71-29.67-0.71销售利润率 (%)-0.72-0.72-0.7217.59-0.72-36.27-0.72-0.72-42.19-0.720000000000投资变化比例 (%)010-10-101515-152020-20销售收入变化比例010-101015-15-1520-15-20(%)地价 (万元 /亩 )8593.576.576.597.7597.7572.2510210268土地费 (万元 )2821.15310