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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：福州市好景花园土地竞拍总造价：344798612.91元 楼面造价：1638.04元/M2土地面积：41032.87M2 建筑面积：210495M2建筑密度：30% 容积率：3.6 绿化率：35%建设单位：侠客行置业有限责任公司项目负责人：侠客行编制单位：侠客行置业有限责任公司编制负责人：侠客行 编制审核人：侠客行编制人：侠客行 编制日期：04-7-3目录 一、技术经济指标1 二、可行性分析1 三、福州市好景花园土地竞拍成本计算表2 四、福州市好景花园土地竞拍面积和销售收入表3 五、福州市好景花园土地竞拍经济分析表
2、4 六、福州市好景花园土地竞拍敏感性分析表5 一、技术经济指标： 1、用地面积：55832m2 2、容积率：3.6 3、可建面积：200995m2 其中：住宅面积：184763m2 商店面积 沿街商店面积：6916m2*2层=13832 m2 小区内商店面积：1200 m2*2层=2400 m2 另外可建车位：地下室面积9500 m2（车库450个） 4、绿化率：35% 5、密 度：30%以内（本方案按30%计算） 二、可行性分析 本可行性测算方案，销售收入为100%，因此在本地块投标中应考虑该因素。建议按80%的销售率为底限，同时结合房地产业的经验，本项目的最理想的总地价款在9638万元以内
3、。 附：福州市好景花园土地竞拍成本计算表 福州市好景花园土地竞拍面积和销售收入表 福州市好景花园土地竞拍经济分析表 福州市好景花园土地竞拍敏感性分析表 侠客行置业有限责任公司 二00四年九月十二日福州市好景花园土地竞拍可行性报告成本计算表编码工程项目（费用）名称计量单位工程量单价或费率造价或费用(元)楼面造价(元/M2)百分比(%)计算公式或说明1.一、征地、拆迁、前期费0054710890259.9215.87%1-1-1征地补偿费项15000000050000000237.5414.51%按实际发生1-2-1设计费平方米21049518378891018.001.1%18元/平方米1-3-
4、1建筑招投标费项110000100000.050.01%1-4-1建筑核放样费项150000500000.240.02%1-5-1施工许可证项120000200000.100.01%1-6-1消防审核费平方米21049548419804.000.25%2.二、建安造价00191948968911.8955.67%2-1-1土建及安装费用平方米210495650136821750650.0039.69%2-1-2地下室部份建安费用平方米0120000.000%2-2-1小区道路配套费平方米210495701473465070.004.28%2-3-1电梯费用部702500001750000083
5、.145.08%2-4-1工程监理费项1150000015000007.130.44%2-5-1工程监督费元、%1559400000.223430681.630.1%2-6-1小区配水电费用等平方米21049510021049500100.006.11%5.三、其他税费0098138754.91466.2328.47%3-1-1营业税等元、%5344361508.545427072.75215.8113.18%3-2-1广告费项15000000500000023.751.46%3-3-1销售管理费用元、%53443615015344361.525.391.55%3-3-1建设管理费用元、%24
6、665985824933197.1623.441.44%3-4-1利息费用元、%2466598585.630034327.76142.688.72%8-1-1不可预见费元、%24665985837399795.7435.152.15%zzj总成本00344798612.911638.04100.01%0000.000% 0000.000%福州市好景花园土地竞拍可行性报告销售收入表序号楼层、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)销售模式备注1住宅元/2050184763000378764150按建筑面积2沿街店面一层元/1300069160008
7、9908000按建筑面积3沿街店面二层元/4000691600027664000按建筑面积4小区店面一层元/10000120000012000000按建筑面积5小区店面二层元/300012000003600000按建筑面积6车库元/套5000095000450022500000按项目套数合计00000534436150福州市好景花园土地竞拍可行性报告租赁收入表序号楼层、单元或楼房名称计量单位单价建筑面积(M2)可租面积(M2)项目套数可租套数租赁收入(元)租赁模式备注000000合计000000福州市好景花园土地竞拍可行性报告投资计划表序号项目名称成本（元）合计（元）第1年第2年第3年第4年1
8、一、征地、拆迁、前期费547108905471089013677722.513677722.513677722.513677722.52二、建安造价191948968191948968479872424798724247987242479872423三、其他税费98138754.9198138754.9224534688.7324534688.7324534688.7324534688.73合计344798612.91344798612.9286199653.2386199653.2386199653.2386199653.23福州市好景花园土地竞拍可行性报告资金筹措计划表序号项目名称成本（元
9、）合计（元）第1年第2年第3年第4年1投资计划344798612.91344798612.9286199653.2386199653.2386199653.2386199653.232资金筹措计划0344798612.9286199653.2386199653.2386199653.2386199653.232.1 自有资金120679514.52120679514.5230169878.6330169878.6330169878.6330169878.632.2 借款0224119098.456029774.656029774.656029774.656029774.62.21 向银行贷款0
10、224119098.456029774.656029774.656029774.656029774.6福州市好景花园土地竞拍可行性报告全投资现金流量表序号项目名称成本（元）合计（元）第1年第2年第3年第4年1现金流入0534436149.990178145383.33178145383.33178145383.331.1销售收入0534436149.990178145383.33178145383.33178145383.331.2租赁收入0000001.3其它收入0000002现金流出0344798612.9286199653.2386199653.2386199653.2386199653
11、.232.1开发投资、经营0344798612.9286199653.2386199653.2386199653.2386199653.232.2其它支出000000净现金流量0189637537.07-86199653.2391945730.191945730.191945730.1累计净现金流量00-86199653.235746076.8797691806.97189637537.07福州市好景花园土地竞拍可行性报告资本金现金流量表序号项目名称成本（元）合计（元）第1年第2年第3年第4年1现金流入0534436149.990178145383.33178145383.3317814538
12、3.331.1销售收入0534436149.990178145383.33178145383.33178145383.331.2租赁收入0000001.3其它收入0000002现金流出0120679514.5230169878.6330169878.6330169878.6330169878.632.1开发投资、经营0120679514.5230169878.6330169878.6330169878.6330169878.632.2其它支出000000净现金流量0413756635.47-30169878.63147975504.7147975504.7147975504.7累计净现金流量0
13、0-30169878.63117805626.07265781130.77413756635.47福州市好景花园土地竞拍可行性报告多方案经济分析表序号项目名称计量单位基本方案方案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10方案11方案12方案13方案14方案15方案16方案17方案181土地拍卖价款万元500050006000700080009000100001100012000130001400015000160001700018000190002000021000220001.1 土地拍卖单价元/M212191219146217061950219324372681292431
14、683412365638994143438746304874511853621.2 土地拍卖单价元/亩81236181236197483311373051299777146225016247221787194194966621121382274611243708325995552762027292449930869713249444341191635743881.3 土地拍卖价款占比例%14.514.516.8319.0121.0622.9824.7926.528.1129.6431.0932.4733.7835.0236.2137.3438.4239.4540.442项目总成本万元34480
15、3448035652368233799539167403394151042682438544502646198473694854149713508855205653228544003资金筹措万元344803448035652368233799539167403394151042682438544502646198473694854149713508855205653228544003.1 资本金万元120681206812478128881329813708141191452914939153491575916169165791698917399178101822018630190403.2
16、借款万元224122241223174239352469725458262202698227743285052926730028307903155232313330753383734598353604经营总收入万元534445344453444534445344453444534445344453444534445344453444534445344453444534445344453444534444.1 销售收入万元5344453444534445344453444534445344453444534445344453444534445344453444534445344453444534
17、44534444.2 租赁收入万元00000000000000000005利润总额万元18964189641779216620154481427713105119331076195908418724660744903373125591387216-9566所得税万元6258625858715485509847114325393835513165277823912005161812318444587107税后利润万元127061270611921111361035095658780799572106425564048554070328525001715929144-9568全投资财务内部收益率%
18、91.591.583.876.5569.663.0556.7550.754539.4534.1528.9523.9519.114.49.755.20.8-3.69资本金财务内部收益率%488.1488.1468.55450.2433416.8401.55387.1373.45360.55348.3336.65325.55315304.9295.3286.05277.25268.810全投资财务净现值(Ic=30%)万元6214621455804945431036763041240717721138503-132-766-1401-2035-2670-3305-3939-457411资本金财务净
19、现值(Ic=30%)万元1835218352181291790717685174631724117019167971657516353161311590815686154641524215020147981457612全投资回收期年1.941.9422.072.142.222.32.42.492.62.722.842.983.143.313.53.713.95013资本金回收期年1.21.21.211.221.231.241.251.261.271.271.281.291.31.311.321.331.341.351.3614投资利润率%555549.9145.1340.6636.4532.4
20、928.7525.2121.8718.715.6912.8210.17.55.032.660.4-1.7615资本金利润率%157.14157.14142.59128.96116.17104.1592.8282.1472.0462.4853.4244.8136.6428.8621.4414.377.611.16-5.02福州市好景花园土地竞拍可行性报告敏感性分析表序号项目名称计量单位基本数变化1变化2变化3变化4变化50000001土地拍卖价款万元5000500050005000500050001.1 土地拍卖单价元/M21219121912191219121912191.2 土地拍卖单价元/
21、亩8123618123618123618123618123618123611.3 土地拍卖价款占比例%14.513.7514.2915.0214.5713.772项目总成本万元3448036363349973328934318363033资金筹措万元3448036363349973328934318363033.1 资本金万元1206812727122491165112011127063.2 借款万元2241223636227482163822307235974经营总收入万元5344447030545125184056116507714.1 销售收入万元53444470305451251840
22、56116507714.2 租赁收入万元0000005利润总额万元1896410668195161855121797144696所得税万元6258352064406122719347757税后利润万元12706714713076124291460496948全投资财务内部收益率%91.551.792.6592.6104.1568.49资本金财务内部收益率%488.1389.4491490.9520.75429.910全投资财务净现值(Ic=30%)万元62142208643261127546398311资本金财务净现值(Ic=30%)万元1835215008187511783119627167
23、6212全投资回收期年1.942.381.931.931.852.1613资本金回收期年1.21.251.21.21.191.2314投资利润率%5529.3455.7655.7363.5239.8615资本金利润率%157.1483.82159.33159.22181.47113.87基准(期望)收益率%030303030301土地拍卖价款临界点万元08486151441464016900112831.1 土地拍卖单价元/M20206836913568411927501.2 土地拍卖单价元/亩0137869624604702378583274576518331821.3 土地拍卖价款占比例%
24、020.9832.332.8435.0225.842项目总成本万元040447468834458548262436653资金筹措万元040447468834458548262436653.1 资本金万元014157164091560516892152833.2 借款万元026291304742898031370283824经营总收入万元047030545125184056116507714.1 销售收入万元047030545125184056116507714.2 租赁收入万元0000005利润总额万元0658376297255785471066所得税万元0217225182394259223
25、457税后利润万元0441151124861526247618全投资财务内部收益率%030303030309资本金财务内部收益率%0429.9429.9429.9429.9429.910全投资财务净现值(Ic=30%)万元0-4-5-5-5-511资本金财务净现值(Ic=30%)万元0167621676216762167621676212全投资回收期年02.822.822.822.822.8213资本金回收期年01.231.231.231.231.2314投资利润率%016.2816.2716.2716.2716.2715资本金利润率%046.546.546.546.4946.5福州市好景花园
26、土地竞拍可行性报告概率分布情况表变化因素项目名称计量单位基本数变化1变化2变化3变化4变化5投资投资变化比例(%)0122-5-2100投资变化概率00.20.20.20.20.20销售销售收入变化比例(%)0-122-35-50销售收入变化概率00.20.20.20.20.20福州市好景花园土地竞拍可行性报告概率分析情况表方案名称序号项目名称计量单位数值备注基本方案(期望值)01土地拍卖价款万元50001.1 土地拍卖单价元/M212191.2 土地拍卖单价元/亩8123611.3 土地拍卖价款占比例%14.262项目总成本万元350543资金筹措万元350543.1 资本金万元122693
27、.2 借款万元227854经营总收入万元520544.1 销售收入万元520544.2 租赁收入万元05利润总额万元170006所得税万元56107税后利润万元113908全投资财务内部收益率%81.659资本金财务内部收益率%463.110全投资财务净现值(Ic=30%)万元525611资本金财务净现值(Ic=30%)万元1759612全投资回收期年2.0213资本金回收期年1.2114投资利润率%48.515资本金利润率%138.56土地拍卖最高限价方案0土地拍卖价款临界点万元13291财务内部收益率期望值%29.8财务内部收益率大于基准(期望)收益率的概率%60财务内部收益率小于0的概率
28、%0Editors 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 a shortwave radio and through t
29、he 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 with what goes on in the sky, a
30、nd 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 next to me, youd hear my foot tap
31、ping 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 unimaginable free fall from the edge of spa
32、ce - 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 line up in a vertical straight
33、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, Felix Baumgartner, must have that s
34、ame 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 skin no thicker than a dry cleaning b
