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1、苏州新区项目可行性分析报告一、总论1、项目建设背景 苏州新区枫桥镇农工商总公司下属的新泰房地产开发公司由于资金不足，不能及时启动本项目。恰逢整个江苏省的企业改制，有意转让本项目，这是能得到这个项目的重要的外在因素。枫桥镇为了能改善居民的生活质量和提高本地区的房地产整体水平，所以希望找到能开发高品质住宅的开发商。而浙江省特别是杭州市的房地产开发公司不论是资金实力，还是开发水平在全国来说可谓是首屈一指的。这是能转让到并开发的内在因素。根据苏州的城市总体规划发展以及新区枫桥镇片区控制性规划要求，该片区将是新区乃至整个苏州重要的住宅区。本公司经过对苏州全面认真的市场调研，对项目区位环境进行反复的分析比
2、较，根据苏州目前的房地产现状与发展趋势，只要做出能满足苏州市城市居民新的住房要求和高品质，同时定位准确，完全不用担心项目的销售，而且有丰厚的利润。 该项目已经取得了土地使用权证和项目规划许可证，各项目谈判工作已相继展开。2、项目概况该地块位于苏州新区何山路和塔园路交叉口。紧接苏州科技学院，有良好的文化气氛。道路宽敞交通便捷，有何山大桥与古城区相连。项目占地126亩，其中120亩是建住宅用地，6亩是建配套幼儿园用地。容积率为2.0，总建筑面积为16万平方米，小高层和多层相结合，沿街底层为商业配套用房（约占5%）。具有一定的开发规模，并能品牌的延续提供保障，给公司带来良好的社会效益和经济效益。 本
3、项目的建设资金完全由本公司自筹，不足部分通过土地抵押和预售房款解决。二、苏州市介绍苏州位于长江三角洲中部、江苏省东南部，东经l1955-12120，北纬3047-3202之间。东邻上海，西傍无锡，南接吴江，北依长江，面积8488.42平方公里，占全省面积的8.27。市区392.3平方公里，其中建成区68平方公里，古城区14.2平方公里。所属六县市面积为：常熟市1094平方公里，张家港市772.4平方公里，太仓市620平方公里，昆山市864.9平方公里，吴县市1257.42平方公里，吴江市1092.9平方公里。2001年，苏州市完成国内生产总值1760亿元，经济总量在长江三角洲位居第二，列全国第
4、六，人均GDP按现行汇率折算超过3600美元，显示出强劲的增长势头。整个市的人口580.53万，城区人口为80万。新区的经济发展保持良好的发展势头，全年实现工业销售产值400亿，同比增长17%；完成国内生产总值160亿，同比增长14.2%；实现财政收入20.5亿。正在启动二期开发。三、苏州市住宅市场分析1、2002年以前苏州市住宅市场分析在这之前，苏州市住宅水平一直维持在工业园区2300元/m2，古城区2500元/ m2，而新区住宅价格也一直在2000元/ m2左右徘徊。究其原因不外乎以下几点：1）、土地价格是一个首要的因素。土地作为稀缺性资源，政府没能做好土地供应的长期规划。开发商可以通过项
5、目可行性报告，以很便宜的价格向政府要求划拨土地。这导致了土地成本在整个项目中只占很小的一部分。 2）、整个苏州的住宅以零星分散建设为多，不注重整个小区环境、园林、文化方面的建设。使一大批想改变住房质量的居民找不到合适的住宅，贵了又觉得不合算。 3）、居民居住观念没有改变。大多数苏州人认为，过了苏杭大运河就觉得离开了城市，到了郊区。而且也一直认为苏州新区是一个工业区，不适宜居住。同时，枫桥镇一直以来治安、环境都不好，在一定程度上限制了该区域的房价。 4）、消费观念也限制了整个苏州市的房价。许多苏州居民留恋于“小桥、流水、人家”，只要有地方住，能吃饱，不会用剩余的钱去改善居住环境和投资于房产。 5
6、）、这段时间里，虽然有出现过许多有利于住宅发展的政策（比如货币化分房的实施），但一直没能使苏州房地产更上一个台阶。2、2002年以来苏州市住宅市场分析2002年是苏州房价飞涨的一年。2001年10月份，苏州市土地全面实行招投标。这对于苏州整个房地产市场是一个重要的转折点，从至，开发商取得土地的维一途径就是市场招投标，土地市场更趋于公平。与此同时，政府出台了一系列的相关政策。 1）、苏州强化“强市富民”意识，努力使全市经济继续在高平台、低波动中运行，2002年全市经济继续走强。同时，改变全市居民的消费观念。 2）、规范房地产开发，改善投资环境，使房地产开发逐步走上规模化、集约化经营。把房地产开发
7、作为城市新的经济增长点，大力发展城镇建设。 3）、在市区范围内，加快土地供应制度的改革，停止新批量土地的开发项目，对存量土地开发项目采取限制的态度，使开发总量得到控制。同时，积极引导开发企业参与园区、新区的开发建设。4）、加强城市建设步伐，动迁量大幅上升和货币安置政策使市场上对商品房的需求迅速膨胀。3、苏州新区住宅市场具体分析苏州去年10月份拍卖的土地中还没有一块形成楼盘，而许多开发商已经闻风相继提高楼盘价格。据苏州市建设局市场调查统计：苏州市今年房价总体上涨了14.8%。现介绍一下苏州新区最新房价：序号楼盘名称住宅类型价格（元/ m2）1运盛美之苑小高层（复式）360038002名城多层公寓
8、3200（均价）3格林花园多层公寓3000（均价）4阳光水岸小高层3500（均价）5丽景苑高层4500（均价）综上；新区的住宅均价公寓在3000元/ m2 ，小高层在3500元/ m2 ，复式楼中楼在3600元/ m2 。4、本项目的发展前景枫桥老镇改造被苏州新区“十五”规划列为重大项目，估计将投资7亿元。同时，随着新区二期建设进行，该区块将成为连接古城和新区的中心。上半年，杭州开发商159万元/亩的价格竞得了新区自来水地块，楼板价约为1000元/ m2 ，在地价上面我们有一定的优势。整个新区还没有出现很高品质和这么大规模的住宅。所以，根据现有市场价（未考虑房价上升），本项目住宅均价定位在33
9、00元/ m2 。四、项目建设指标序号项目单位数量1总用地面积亩1262总建筑面积平方米1600002.1住宅面积平方米1520002.2商铺面积平方米80003容积率2.04物业经营管理用房平方米11205可售住宅面积平方米150880四、项目投资估算及盈利分析1、编制依据1）、建筑工程费用以现行建筑工程费用标准及费率为依据；2）、各种费率依据国家相关文件。2、投资估算投资估算表序号项目单价数量金额（万元）1土地费用120126150002前期费用10016000016002.1勘测设计费201600003202.2各类规费8016000012803工程费用1200160000192003.
10、1建安工程费1100160000176003.2室外工程501600008003.3机电工程501600008004销售费用按销售收入的2%提计11005管理费用按销售收入的3%提计17006资金成本19007总投资405003、销售收入根据工程所处位置、周围环境和苏州房地产现行市场预测，考虑到房地产销售风险和工程建设成本等综合因素，本区住宅均价定位为3300元/ m2 ，低层商铺均价定位为4500元/ m2 。销售收入见下表：序号项目单位数量价格金额（万元）1住宅元/ m21508803500528082低层商铺元/ m28000500040003合计568084、营业税及附加本项目应计营业
11、税、城市维护建设税和教育附加税，综上本项目的综合税率为6%，共应交纳税金及附加3408万元。5、盈利能力分析财务现金流量表序号项目合计1现金流入568081.1销售收入568081.2其它收入02现金流出439082.1成本投资405002.2营业税及附加34083税前利润额129004项目税前利润率29.4%五、结论与建议1、 用分期开发的方法进行本项目的开发。一方面是为了降低项目的风险，另一方面是降低资金的压力；2、 做好方案规划。项目市场定位是建立在住宅小区合理的规划基础之上的，包括小区总体规划、配套环境规划、户型规划等方面，杜绝规划设计单调，缺乏完善的配套功能的方案规划，从方案的规划和
12、户型上提高本项目的档次，赢得高档消费群，减少项目风险，提升楼盘形象。Editors note: Judson Jones is a meteorologist, journalist and photographer. He has freelanced with CNN for four years, covering severe weather from tornadoes to typhoons. Follow him on Twitter: jnjonesjr (CNN) - I will always wonder what it was like to huddle around
13、 a shortwave radio and through the crackling static from space hear the faint beeps of the worlds first satellite - Sputnik. I also missed watching Neil Armstrong step foot on the moon and the first space shuttle take off for the stars. Those events were way before my time.As a kid, I was fascinated
14、 with what goes on in the sky, and when NASA pulled the plug on the shuttle program I was heartbroken. Yet the privatized space race has renewed my childhood dreams to reach for the stars.As a meteorologist, Ive still seen many important weather and space events, but right now, if you were sitting n
15、ext to me, youd hear my foot tapping rapidly under my desk. Im anxious for the next one: a space capsule hanging from a crane in the New Mexico desert.Its like the set for a George Lucas movie floating to the edge of space.You and I will have the chance to watch a man take a leap into an unimaginabl
16、e free fall from the edge of space - live.The (lack of) air up there Watch man jump from 96,000 feet Tuesday, I sat at work glued to the live stream of the Red Bull Stratos Mission. I watched the balloons positioned at different altitudes in the sky to test the winds, knowing that if they would just
17、 line up in a vertical straight line we would be go for launch.I feel this mission was created for me because I am also a journalist and a photographer, but above all I live for taking a leap of faith - the feeling of pushing the envelope into uncharted territory.The guy who is going to do this, Fel
18、ix Baumgartner, must have that same feeling, at a level I will never reach. However, it did not stop me from feeling his pain when a gust of swirling wind kicked up and twisted the partially filled balloon that would take him to the upper end of our atmosphere. As soon as the 40-acre balloon, with s
19、kin no thicker than a dry cleaning bag, scraped the ground I knew it was over.How claustrophobia almost grounded supersonic skydiverWith each twist, you could see the wrinkles of disappointment on the face of the current record holder and capcom (capsule communications), Col. Joe Kittinger. He hung
20、his head low in mission control as he told Baumgartner the disappointing news: Mission aborted.The supersonic descent could happen as early as Sunday.The weather plays an important role in this mission. Starting at the ground, conditions have to be very calm - winds less than 2 mph, with no precipit
21、ation or humidity and limited cloud cover. The balloon, with capsule attached, will move through the lower level of the atmosphere (the troposphere) where our day-to-day weather lives. It will climb higher than the tip of Mount Everest (5.5 miles/8.85 kilometers), drifting even higher than the cruis
22、ing altitude of commercial airliners (5.6 miles/9.17 kilometers) and into the stratosphere. As he crosses the boundary layer (called the tropopause), he can expect a lot of turbulence.The balloon will slowly drift to the edge of space at 120,000 feet (22.7 miles/36.53 kilometers). Here, Fearless Fel
23、ix will unclip. He will roll back the door.Then, I would assume, he will slowly step out onto something resembling an Olympic diving platform.Below, the Earth becomes the concrete bottom of a swimming pool that he wants to land on, but not too hard. Still, hell be traveling fast, so despite the dist
24、ance, it will not be like diving into the deep end of a pool. It will be like he is diving into the shallow end.Skydiver preps for the big jumpWhen he jumps, he is expected to reach the speed of sound - 690 mph (1,110 kph) - in less than 40 seconds. Like hitting the top of the water, he will begin t
25、o slow as he approaches the more dense air closer to Earth. But this will not be enough to stop him completely.If he goes too fast or spins out of control, he has a stabilization parachute that can be deployed to slow him down. His team hopes its not needed. Instead, he plans to deploy his 270-squar
26、e-foot (25-square-meter) main chute at an altitude of around 5,000 feet (1,524 meters).In order to deploy this chute successfully, he will have to slow to 172 mph (277 kph). He will have a reserve parachute that will open automatically if he loses consciousness at mach speeds.Even if everything goes
27、 as planned, it wont. Baumgartner still will free fall at a speed that would cause you and me to pass out, and no parachute is guaranteed to work higher than 25,000 feet (7,620 meters).It might not be the moon, but Kittinger free fell from 102,800 feet in 1960 - at the dawn of an infamous space race that captured the hearts of many. Baumgartner will attempt to break that record, a feat that boggles the mind. This is one of those monumental moments I will always remember, because there is no way Id miss this.3、
