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1、福州市好景花园土地竞拍可行性分析报告项目编号：侠客行估字200488号项目名称：福州市市好景花花园土地地竞拍总造价：334499752209.41元元 楼面面造价：16338.888元/M2土地面积：410033MM2 建建筑面积积：21104995M22建筑密度：30% 容积率率：3.6 绿化化率：335%建设单位：侠客行行置业有有限责任任公司项目负责人人：侠客客行编制单位：侠客行行置业有有限责任任公司编制负责人人：侠客客行 编编制审核核人：侠侠客行编制人：侠侠客行 编制日日期：220044-7-3目录 一一、技术术经济指指标1 二二、可行行性分析析1 三三、福州州市好景景花园土土地竞拍拍成
2、本计计算表2 四四、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3 五五、福州州市好景景花园土土地竞拍拍经济分分析表4 六六、福州州市好景景花园土土地竞拍拍敏感性性分析表表5 一一、技术术经济指指标： 11、用地地面积：558832mm2 22、容积积率：33.6 33、可建建面积：20009955m2 其中中：住宅宅面积：18447633m2 商店店面积 沿街街商店面面积：669166m2*2层=138832 m2 小区区内商店店面积：12000 mm2*22层=224000 m22 另外外可建车车位：地地下室面面积95500 m2（车车库4550个） 44、绿化化率：335% 55、
3、密 度：30%以内（本本方案按按30%计算） 二二、可行行性分析析 本本可行性性测算方方案，销销售收入入为1000%，因因此在本本地块投投标中应应考虑该该因素。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地价在在1500万元以以内。 附附：福州州市好景景花园土土地竞拍拍成本计计算表 福州市市好景花花园土地地竞拍面面积和销销售收入入表 福州市市好景花花园土地地竞拍经经济分析析表 福州市市好景花花园土地地竞拍敏敏感性分分析表 侠侠客行置置业有限限责任公公司 二二00四四年九月月十二日日福州市好景景花园土土地竞拍拍可行性性报告成成本计算算表编码工程项目
4、（费费用）名名称计量单位工程量单价或费率率造价或费用用(元)楼面造价(元/MM2)百分比(%)计算公式或或说明1.一、征地、拆拆迁、前前期费006625998900314.77819.211%1-1-11征地补偿费费亩61.5449100000006154990000292.44017.855%按实际发生生1-2-11设计费平方米2104995183788991018.0001.1%18元/平平方米1-3-11建筑招投标标费项11000001000000.050.01%1-4-11建筑核放样样费项15000005000000.240.02%1-5-11施工许可证证项12000002000000
5、.100.01%1-6-11消防审核费费平方米2104995484198804.000.25%2.二、建安造造价0019194489668911.88955.655%2-1-11土建及安装装费用平方米210499565013682217550650.00039.677%2-1-22地下室部份份建安费费用平方米0120000.000%2-2-11小区道路配配套费平方米210499570147344650070.0004.28%2-3-11电梯费用部702500000175000000083.1445.08%2-4-11工程监理费费项115000000150000007.130.44%2-5-11
6、工程监督费费元、%155944000000.2234306681.630.1%2-6-11小区配水电电费用等等平方米21049951002104995000100.0006.11%5.三、其他税税费008676663511.411412.22025.166%3-1-11营业税等元、%534433615508.54542770722.755215.88113.177%3-2-11广告费项1500000005000000023.7551.45%3-3-11销售管理费费用元、%53443361550153443361.525.3991.55%3-3-11建设管理费费用元、%2627669855825
7、2553397.1624.9771.53%3-4-11利息费用元、%104066000000.8199799520094.9225.8%8-1-11不可预见费费项1576000005760000027.3661.67%zzj总成本0034497752009.4411638.88100.001%0000.000% 0000.000%福州市好景景花园土土地竞拍拍可行性性报告销销售收入入表序号楼层、单元元或楼房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)销售模式备注1住宅元/2050184766300037876641550按建筑面积积2沿街店面一一层元/1300
8、0069160008990880000按建筑面积积3沿街店面二二层元/400069160002766440000按建筑面积积4小区店面一一层元/10000012000001200000000按建筑面积积5小区店面二二层元/3000120000036000000按建筑面积积6车库元/套5000009500045002250000000按项目套数数合计0000053443361550福州市好景景花园土土地竞拍拍可行性性报告投投资计划划表序号项目名称成本（元）合计（元）第1年第2年第3年1.一、征地、拆拆迁、前前期费662599890066259989002208666300220866630022
9、086663002.二、建安造造价1919448966819194489667.9996398229899.3336398229899.3336398229899.3335.三、其他税税费8676663511.4118676663511.4222892221177.1442892221177.1442892221177.144合计34497752009.44134497752009.44111499917336.44711499917336.44711499917336.447福州市好景景花园土土地竞拍拍可行性性报告资资金筹措措计划表表序号项目名称成本（元）合计（元）第1年第2年第3年1.投资
10、计划34497752009.44134497752009.44111499917336.44711499917336.44711499917336.4472.资金筹措计计划000002.1 自有资资金000002.2 借款000002.21 向向银行贷贷款00000福州市好景景花园土土地竞拍拍可行性性报告多多方案经经济分析析表序号方案名称地价(万元元/亩)土地费(万万元)项目成本(万元)土地费比例例(%)销售收入(万元)利润(万元元)投资利润率率(%)备注1方案11006154.9344977.52217.844%534433.622189466.154.922%2方案21207385.883
11、57288.520.677%534433.622177155.12249.588%3方案31408616.86369599.48823.311%534433.622164844.14444.600%4方案41509232.35375744.97724.577%534433.622158688.65542.233%5方案5180110788.822394211.44428.100%534433.622140222.18835.577%6方案6200123099.8406522.42230.288%534433.622127911.231.466%7方案7220135400.788418833.4
12、32.333%534433.622115600.22227.600%8方案8240147711.766431144.38834.266%534433.622103299.24423.966%9方案9260160022.744443455.36636.099%534433.6229098.2620.522%10方案10280172333.722455766.34437.811%534433.6227867.2817.266%11方案11300184644.7468077.32239.455%534433.6226636.314.188%12方案12320196955.688480388.341.
13、000%534433.6225405.3211.255%13方案13340209266.666492699.28842.477%534433.6224174.348.47%14方案14360221577.644505000.26643.888%534433.6222943.365.83%15方案15380233888.622517311.24445.211%534433.6221712.383.31%16方案16400246199.6529622.22246.499%534433.622481.440.91%17方案17420258500.588541933.247.700%534433.62
14、2-749.58-1.388%福州市好景景花园土土地竞拍拍可行性性报告敏敏感性分分析表方案名称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9变化10方案100000000000投资变化比比例(%)0510152051015201520销售收入变变化比例例(%)0-5-10-15-20-10-5-10-15-10-15地价(万元元/亩)100100100100100100100100100100100土地费(万万元)6154.96154.96154.96154.96154.96154.96154.96154.96154.96154.96154.9项目成本(万元)344977
15、.522362222.4379477.277396722.155413977.022362222.4379477.277396722.155413977.022396722.155413977.022销售收入(万元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利润(万元元)189466.1145499.044101511.9995754.931357.88118766.866128244.1778427.114030.068
16、427.114030.06投资利润率率(%)54.92240.17726.75514.5113.2832.79933.79921.2449.7421.2449.74销售利润率率(%)35.45528.66621.11112.6773.1824.69925.26617.5228.8717.5228.87方案200000000000投资变化比比例(%)0510152051015201520销售收入变变化比例例(%)0-5-10-15-20-10-5-10-15-10-15地价(万元元/亩)120120120120120120120120120120120土地费(万万元)7385.887385.88
17、7385.887385.887385.887385.887385.887385.887385.887385.887385.88项目成本(万元)357288.5375144.933393011.355410877.777428744.2375144.933393011.355410877.777428744.2410877.777428744.2销售收入(万元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利润(万元元)1771
18、55.122132566.5118797.914339.31-119.3105844.333114700.0997011.492552.887011.492552.88投资利润率率(%)49.58835.34422.39910.566-0.28828.21129.18817.0665.9517.0665.95销售利润率率(%)33.15526.11118.2999.55-0.28822.01122.59914.5885.6214.5885.62方案300000000000投资变化比比例(%)0510152051015201520销售收入变变化比例例(%)0-5-10-15-20-10-5-10
19、-15-10-15地价(万元元/亩)140140140140140140140140140140140土地费(万万元)8616.868616.868616.868616.868616.868616.868616.868616.868616.868616.868616.86项目成本(万元)369599.488388077.455406555.433425033.4443511.388388077.455406555.433425033.4443511.388425033.4443511.388销售收入(万元)534433.622507711.444480999.266454277.0884275
20、44.9480999.266507711.444480999.266454277.088480999.266454277.088利润(万元元)164844.144119633.9997443.832923.68-15966.4889291.81101166.0115595.861075.75595.861075.7投资利润率率(%)44.630.83318.3116.88-3.623.94424.88813.1772.4313.1772.43销售利润率率(%)30.84423.56615.4886.44-3.73319.32219.92211.6332.3711.6332.37方案400000
21、000000投资变化比比例(%)0510152051015201520销售收入变变化比例例(%)0-5-10-15-20-10-5-10-15-10-15地价(万元元/亩)150150150150150150150150150150150土地费(万万元)9232.359232.359232.359232.359232.359232.359232.359232.359232.359232.359232.35项目成本(万元)375744.977394533.722413322.477432111.222450899.966394533.722413322.477432111.222450899.9
22、66432111.222450899.966销售收入(万元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利润(万元元)158688.655113177.7226766.792215.86-23355.0668645.549438.974888.04337.1124888.04337.112投资利润率率(%)42.23328.69916.3775.13-5.18821.91122.84411.3110.7511.3110.75
23、销售利润率率(%)29.69922.29914.0774.88-5.46617.97718.59910.1660.7410.1660.74方案500000000000投资变化比比例(%)0510152051015201520销售收入变变化比例例(%)0-5-10-15-20-10-5-10-15-10-15地价(万元元/亩)180180180180180180180180180180180土地费(万万元)110788.822110788.822110788.822110788.822110788.822110788.822110788.822110788.822110788.822110788
24、.822110788.822项目成本(万元)394211.444413922.511433633.588453344.666473055.733413922.511433633.588453344.666473055.733453344.666473055.733销售收入(万元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利润(万元元)140222.1889378.934735.6892.422-45500.8336706.
25、757407.862764.6-18788.6552764.6-18788.655投资利润率率(%)35.57722.66610.9220.2-9.62216.217.0886.1-3.9776.1-3.977销售利润率率(%)26.24418.4779.850.2-10.66413.94414.5995.75-4.1445.75-4.144方案600000000000投资变化比比例(%)0510152051015201520销售收入变变化比例例(%)0-5-10-15-20-10-5-10-15-10-15地价(万元元/亩)200200200200200200200200200200200土
26、地费(万万元)123099.8123099.8123099.8123099.8123099.8123099.8123099.8123099.8123099.8123099.8123099.8项目成本(万元)406522.422426855.044447177.666467500.288487822.9426855.044447177.666467500.288487822.9467500.288487822.9销售收入(万元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.
27、088480999.266454277.088利润(万元元)127911.28086.43381.6-13233.2-602885414.226053.781348.98-33555.8221348.98-33555.822投资利润率率(%)31.46618.9447.56-2.833-12.33612.68813.5442.89-6.8882.89-6.888销售利润率率(%)23.93315.9337.03-2.911-14.1111.26611.9222.8-7.3992.8-7.399方案700000000000投资变化比比例(%)0510152051015201520销售收入变变化比
28、例例(%)0-5-10-15-20-10-5-10-15-10-15地价(万元元/亩)220220220220220220220220220220220土地费(万万元)135400.788135400.788135400.788135400.788135400.788135400.788135400.788135400.788135400.788135400.788135400.788项目成本(万元)418833.4439777.577460711.744481655.911502600.088439777.577460711.744481655.911502600.088481655.911
29、502600.088销售收入(万元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利润(万元元)115600.2226793.872027.52-27388.833-75055.1884121.694699.7-66.665-48333-66.665-48333投资利润率率(%)27.615.4554.4-5.699-14.9939.3710.2-0.144-9.622-0.144-9.622销售利润率率(%)21.63313
30、.3884.22-6.033-17.5558.579.26-0.144-10.664-0.144-10.664方案800000000000投资变化比比例(%)0510152051015201520销售收入变变化比例例(%)0-5-10-15-20-10-5-10-15-10-15地价(万元元/亩)240240240240240240240240240240240土地费(万万元)147711.766147711.766147711.766147711.766147711.766147711.766147711.766147711.766147711.766147711.766147711.766
31、项目成本(万元)431144.388452700.1474255.822495811.544517377.266452700.1474255.822495811.544517377.266495811.544517377.266销售收入(万元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利润(万元元)103299.2445501.34673.444-41544.466-89822.3662829.163345.62-1482
32、2.288-63100.188-14822.288-63100.188投资利润率率(%)23.96612.1551.42-8.388-17.3366.257.05-2.999-12.22-2.999-12.22销售利润率率(%)19.33310.8441.4-9.155-21.0015.886.59-3.088-13.889-3.088-13.889方案900000000000投资变化比比例(%)0510152051015201520销售收入变变化比例例(%)0-5-10-15-20-10-5-10-15-10-15地价(万元元/亩)260260260260260260260260260260
33、260土地费(万万元)160022.744160022.744160022.744160022.744160022.744160022.744160022.744160022.744160022.744160022.744160022.744项目成本(万元)443455.366465622.633487799.9509977.166532144.433465622.633487799.9509977.166532144.433509977.166532144.433销售收入(万元)534433.622507711.444480999.266454277.088427544.9480999.26
34、6507711.444480999.266454277.088480999.266454277.088利润(万元元)9098.264208.81-680.64-55700.088-104559.5531536.631991.54-28977.9-77877.355-28977.9-77877.355投资利润率率(%)20.5229.04-1.4-10.992-19.6663.34.08-5.688-14.663-5.688-14.663销售利润率率(%)17.0228.29-1.422-12.226-24.4463.193.92-6.022-17.114-6.022-17.114方案100000000