福州某花园土地竞拍可行性分析报告 页

1、福州好景景花园土土地竞拍拍可行性性分析报报告项目编号号：侠客客行估字字2000488号号项目名称称：福州州市好景景花园土土地竞拍拍总造价：344479886122.911元 楼楼面造价价：16638.04元元/M22土地面积积：4110322.877M2 建筑面面积：22104495MM2建筑密度度：300% 容积积率：33.6 绿绿化率：35%建设单位位：侠客客行置业业有限责责任公司司项目负责责人：侠侠客行编制单位位：侠客客行置业业有限责责任公司司编制负责责人：侠侠客行 编制审审核人：侠客行行编制人：侠客行行 编制制日期：20004-77-3目录 一、技技术经济济指标11 二、可可行性分分析

2、11 三、福福州市好好景花园园土地竞竞拍成本本计算表表22 四、福福州市好好景花园园土地竞竞拍面积积和销售售收入表表33 五、福福州市好好景花园园土地竞竞拍经济济分析表表44 六、福福州市好好景花园园土地竞竞拍敏感感性分析析表55 一、技技术经济济指标： 1、用用地面积积：5558322m2 2、容容积率：3.66 3、可可建面积积：20009995m22 其其中：住住宅面积积：18847663m22 商商店面积积 沿沿街商店店面积：69116m22*2层层=1338322 m22 小小区内商商店面积积：12200 m2*2层=24000 mm2 另另外可建建车位：地下室室面积995000 m

3、22（车库库4500个） 4、绿绿化率：35% 5、密 度：330%以以内（本本方案按按30%计算） 二、可可行性分分析 本可行行性测算算方案，销售收收入为1100%，因此此在本地地块投标标中应考考虑该因因素。建建议按880%的的销售率率为底限限，同时时结合房房地产业业的经验验，本项项目的最最理想的的总地价价款在996388万元以以内。 附：福福州市好好景花园园土地竞竞拍成本本计算表表 福州州市好景景花园土土地竞拍拍面积和和销售收收入表 福州州市好景景花园土土地竞拍拍经济分分析表 福州州市好景景花园土土地竞拍拍敏感性性分析表表 侠客行行置业有有限责任任公司 二000四年九九月十二二日福州市好好

4、景花园园土地竞竞拍可行行性报告告成本计计算表编码工程项目目（费用用）名称称计量单位位工程量单价或费费率造价或费费用(元元)楼面造价价(元/M2)百分比(%)计算公式式或说明明1.一、征地地、拆迁迁、前期期费005471108990259.9215.887%1-1-1征地补偿偿费项150000000005000000000237.5414.551%按实际发发生1-2-1设计费平方米21044951837888910018.0001.1%18元/平方米米1-3-1建筑招投投标费项11000001000000.0550.011%1-4-1建筑核放放样费项15000005000000.2440.022

5、%1-5-1施工许可可证项12000002000000.1000.011%1-6-1消防审核核费平方米2104495484199804.0000.255%2.二、建安安造价0019199489968911.8955.667%2-1-1土建及安安装费用用平方米210449565013688217750650.0039.669%2-1-2地下室部部份建安安费用平方米01200000.0000%2-2-1小区道路路配套费费平方米210449570147334655070.0004.288%2-3-1电梯费用用部702500000175000000083.1145.088%2-4-1工程监理理费项11

6、500000001500000007.1330.444%2-5-1工程监督督费元、%155994000000.22234300681.6330.1%2-6-1小区配水水电费用用等平方米21044951002104495000100.006.111%5.三、其他他税费009813387554.991466.2328.447%3-1-1营业税等等元、%534443611508.54542270772.775215.8113.118%3-2-1广告费项150000000050000000023.7751.466%3-3-1销售管理理费用元、%534443611501534443611.525.339

7、1.555%3-3-1建设管理理费用元、%246665988582493331977.16623.4441.444%3-4-1利息费用用元、%246665988585.63003343227.776142.688.722%8-1-1不可预见见费元、%246665988583739997955.74435.1152.155%zzj总成本0034477986612.9116388.044100.01%福州市好好景花园园土地竞竞拍可行行性报告告销售收收入表序号楼层、单单元或楼楼房名称称计量单位位单价建筑面积积(M22)可售面积积(M22)项目套数数可售套数数销售收入入(元)销售模式式备注1住宅元/2

8、0500184776300037877641150按建筑面面积2沿街店面面一层元/130000691660008990080000按建筑面面积3沿街店面面二层元/40000691660002766640000按建筑面面积4小区店面面一层元/100000120000001200000000按建筑面面积5小区店面面二层元/3000012000000360000000按建筑面面积6车库元/套50000095000045002250000000按项目套套数合计0000053444361150福州市好好景花园园土地竞竞拍可行行性报告告租赁收收入表序号楼层、单单元或楼楼房名称称计量单位位单价建筑面积积(M

9、22)可租面积积(M22)项目套数数可租套数数租赁收入入(元)租赁模式式备注000000合计000000福州市好好景花园园土地竞竞拍可行行性报告告投资计计划表序号项目名称称成本（元元）合计（元元）第1年第2年第3年第4年1一、征地地、拆迁迁、前期期费547110899054711089901367777222.551367777222.551367777222.551367777222.552二、建安安造价191994899681919948996847988724424798872442479887244247988724423三、其他他税费9813387554.9919813387554.

10、9922453346888.7732453346888.7732453346888.7732453346888.773合计34477986612.9134477986612.928619996553.2238619996553.2238619996553.2238619996553.223福州市好好景花园园土地竞竞拍可行行性报告告资金筹筹措计划划表序号项目名称称成本（元元）合计（元元）第1年第2年第3年第4年1投资计划划34477986612.9134477986612.928619996553.2238619996553.2238619996553.2238619996553.2232资金筹

11、措措计划034477986612.928619996553.2238619996553.2238619996553.2238619996553.2232.1 自有有资金12066795514.5212066795514.523016698778.6633016698778.6633016698778.6633016698778.6632.2 借款款022411190098.45602297774.665602297774.665602297774.665602297774.662.211 向银行行贷款022411190098.45602297774.665602297774.665602297

12、774.665602297774.66福州市好好景花园园土地竞竞拍可行行性报告告全投资资现金流流量表序号项目名称称成本（元元）合计（元元）第1年第2年第3年第41现金流入入053444361149.99017811453383.3317811453383.3317811453383.331.1销售收入入053444361149.99017811453383.3317811453383.3317811453383.331.2租赁收入入0000001.3其它收入入0000002现金流出出034477986612.928619996553.2238619996553.2238619996553.22

13、38619996553.2232.1开发投资资、经营营034477986612.928619996553.2238619996553.2238619996553.2238619996553.2232.2其它支出出000000净现金流流量018966375537.07-8611996653.239194457330.119194457330.119194457330.11累计净现现金流量量00-8611996653.23574660766.8779769918006.99718966375537.07福州市好好景花园园土地竞竞拍可行行性报告告资本金金现金流流量表序号项目名称称成本（元元）合计（元

14、元）第1年第2年第3年第4年1现金流入入053444361149.99017811453383.3317811453383.3317811453383.331.1销售收入入053444361149.99017811453383.3317811453383.3317811453383.331.2租赁收入入0000001.3其它收入入0000002现金流出出012066795514.523016698778.6633016698778.6633016698778.6633016698778.6632.1开发投资资、经营营012066795514.523016698778.6633016698778

15、.6633016698778.6633016698778.6632.2其它支出出000000净现金流流量041377566635.47-3011698878.6314799755504.714799755504.714799755504.7累计净现现金流量量00-3011698878.6311788056626.0726577811130.7741377566635.47福州市好好景花园园土地竞竞拍可行行性报告告多方案案经济分分析表序号项目名称称计量单位位基本方案案方案1方案2方案3方案4方案5方案6方案7方案8方案9方案100方案111方案122方案133方案144方案155方案166方案1

16、77方案1881土地拍卖卖价款万元5000050000600007000080000900001000001100001200001300001400001500001600001700001800001900002000002100002200001.1 土地地拍卖单单价元/M22121991219914622170661950021933243772681129244316883412236566389994143343877463004874451188536221.2 土地地拍卖单单价元/亩812336181233619748833113773055129997777146222500

17、1624472221787719441949966662112213882274461112437708332599955552762202772924449993086697113249944443411191663574438881.3 土地地拍卖价价款占比比例%14.5514.5516.88319.00121.00622.99824.77926.5528.11129.66431.00932.44733.77835.00236.22137.33438.44239.44540.4442项目总成成本万元3448803448803565523682233799953916674033394151

18、104268824385544502264619984736694854414971135088855205565322285440003资金筹措措万元3448803448803565523682233799953916674033394151104268824385544502264619984736694854414971135088855205565322285440003.1 资本本金万元1206681206681247781288881329981370081411191452291493391534491575591616691657791698891739991781101822

19、201863301904403.2 借款款万元2241122241122317742393352469972545582622202698822774432850052926673002283079903155523231133307753383373459983536604经营总收收入万元5344445344445344445344445344445344445344445344445344445344445344445344445344445344445344445344445344445344445344444.1 销售售收入万元53444453444453444453444453444

20、45344445344445344445344445344445344445344445344445344445344445344445344445344445344444.2 租赁赁收入万元00000000000000000005利润总额额万元1896641896641779921662201544481427771310051193331076619590084188724666074449033373112559913877216-95666所得税万元625886258858711548555098847111432553938835511316552778823911200551618

21、8123118444587107税后利润润万元1270061270061192211113361035509565587800799557210064255564004855540700328552500017155929144-95668全投资财财务内部部收益率率%91.5591.5583.8876.55569.6663.00556.77550.7754539.44534.11528.99523.99519.1114.449.7555.20.8-3.669资本金财财务内部部收益率率%488.1488.1468.55450.2433416.8401.55387.1373.45360.55348

22、.3336.65325.55315304.9295.3286.05277.25268.810全投资财财务净现现值(IIc=330%)万元62144621445580049455431003676630411240771772211388503-1322-7666-14001-20335-26770-33005-39339-4577411资本金财财务净现现值(IIc=330%)万元1835521835521812291790071768851746631724411701191679971657751635531613311590081568861546641524421502201479981

23、4577612全投资回回收期年1.9441.94422.0772.1442.2222.32.42.4992.62.7222.8442.9883.1443.3113.53.7113.955013资本金回回收期年1.21.21.2111.2221.2331.2441.2551.2661.2771.2771.2881.2991.31.3111.3221.3331.3441.3551.36614投资利润润率%555549.99145.11340.66636.44532.44928.77525.22121.88718.7715.66912.88210.117.55.0332.6660.4-1.77615

24、资本金利利润率%157.14157.14142.59128.96116.17104.1592.88282.11472.00462.44853.44244.88136.66428.88621.44414.3377.6111.166-5.002福州市好好景花园园土地竞竞拍可行行性报告告敏感性性分析表表方案名称称序号项目名称称计量单位位基本数变化1变化2变化3变化4变化5基本方案案0000001土地拍卖卖价款万元5000050000500005000050000500001.1 土地地拍卖单单价元/M221219912199121991219912199121991.2 土地地拍卖单单价元/亩812

25、3361812336181233618123361812336181233611.3 土地地拍卖价价款占比比例%14.5513.77514.22915.00214.55713.7772项目总成成本万元3448803636633499973328893431183630033资金筹措措万元3448803636633499973328893431183630033.1 资本本金万元1206681272271224491165511201111270063.2 借款款万元2241122363362274482163382230072359974经营总收收入万元53444447033054511251

26、84405611165077714.1 销售售收入万元5344444703305451125184405611165077714.2 租赁赁收入万元0000005利润总额额万元1896641066681951161855512179971446696所得税万元6258835200644006122271933477557税后利润润万元12700671477130776124229146004969448全投资财财务内部部收益率率%91.5551.7792.66592.66104.1568.449资本金财财务内部部收益率率%488.1389.4491490.9520.75429.910全投资财财

27、务净现现值(IIc=330%)万元62144220886432261122754663983311资本金财财务净现现值(IIc=330%)万元18355215000818755117833119622716766212全投资回回收期年1.9442.3881.9331.9331.8552.16613资本金回回收期年1.21.2551.21.21.1991.23314投资利润润率%5529.33455.77655.77363.55239.88615资本金利利润率%157.1483.882159.33159.22181.47113.87土地拍卖卖最高限限价方案案基准(期期望)收收益率%0303030

28、30301土地拍卖卖价款临临界点万元0848661514441464401690001128831.1 土地地拍卖单单价元/M22020688369113568841199275001.2 土地地拍卖单单价元/亩01378869662460047002378858332745576551833318221.3 土地地拍卖价价款占比比例%020.99832.3332.88435.00225.8842项目总成成本万元04044474688834458854826624366653资金筹措措万元04044474688834458854826624366653.1 资本本金万元014155716400

29、91560051689921528833.2 借款款万元02629913047742898803137702838824经营总收收入万元04703305451125184405611165077714.1 销售售收入万元04703305451125184405611165077714.2 租赁赁收入万元0000005利润总额额万元065833762997255578544710666所得税万元021722251882394425922234557税后利润润万元044111511224861152622476118全投资财财务内部部收益率率%030303030309资本金财财务内部部收益率率%0429.9429.