1、福州市好景花園土地競拍可行性分析報告項目編號：俠客行估字200488號項目名稱：福州市市好景花花園土地地競拍總造價：334499752209.41元元 樓面面造價：16338.888元/M2土地面積：410033MM2 建建筑面積積：21104995M22建筑密度：30% 容積率率：3.6 綠化化率：335%建設單位：俠客行行置業有有限責任任公司項目負責人人：俠客客行編制單位：俠客行行置業有有限責任任公司編制負責人人：俠客客行 編編制審核核人：俠俠客行編制人：俠俠客行 編制日日期：220044-7-3目錄 一一、技術術經濟指指標1 二二、可行行性分析析1 三三、福州州市好景景花園土土地競拍拍成

2、本計計算表2 四四、福州州市好景景花園土土地競拍拍面積和和銷售收收入表3 五五、福州州市好景景花園土土地競拍拍經濟分分析表4 六六、福州州市好景景花園土土地競拍拍敏感性性分析表表5 一一、技術術經濟指指標： 11、用地地面積：558832mm2 22、容積積率：33.6 33、可建建面積：20009955m2 其中中：住宅宅面積：18447633m2 商店店面積 沿街街商店面面積：669166m2*2層=138832 m2 小區區內商店店面積：12000 mm2*22層=224000 m22 另外外可建車車位：地地下室面面積95500 m2（車車庫4550個） 44、綠化化率：335% 55、

3、密 度：30%以內（本本方案按按30%計算） 二二、可行行性分析析 本本可行性性測算方方案，銷銷售收入入為1000%，因因此在本本地塊投投標中應應考慮該該因素。建建議按880%的的銷售率率為底限限，同時時結合房房地產業業的經驗驗，本項項目的最最理想的的地價在在1500萬元以以內。 附附：福州州市好景景花園土土地競拍拍成本計計算表 福州市市好景花花園土地地競拍面面積和銷銷售收入入表 福州市市好景花花園土地地競拍經經濟分析析表 福州市市好景花花園土地地競拍敏敏感性分分析表 俠俠客行置置業有限限責任公公司 二二00四四年九月月十二日日福州市好景景花園土土地競拍拍可行性性報告成成本計算算表編碼工程項目

4、（費費用）名名稱計量單位工程量單價或費率率造價或費用用(元)樓面造價(元/MM2)百分比(%)計算公式或或說明1.一、征地、拆拆遷、前前期費006625998900314.77819.211%1-1-11征地補償費費畝61.5449100000006154990000292.44017.855%按實際發生生1-2-11設計費平方米2104995183788991018.0001.1%18元/平平方米1-3-11建筑招投標標費項11000001000000.050.01%1-4-11建筑核放樣樣費項15000005000000.240.02%1-5-11施工許可證證項12000002000000

5、.100.01%1-6-11消防審核費費平方米2104995484198804.000.25%2.二、建安造造價0019194489668911.88955.655%2-1-11土建及安裝裝費用平方米210499565013682217550650.00039.677%2-1-22地下室部份份建安費費用平方米0120000.000%2-2-11小區道路配配套費平方米210499570147344650070.0004.28%2-3-11電梯費用部702500000175000000083.1445.08%2-4-11工程監理費費項115000000150000007.130.44%2-5-11

6、工程監督費費元、%155944000000.2234306681.630.1%2-6-11小區配水電電費用等等平方米21049951002104995000100.0006.11%5.三、其他稅稅費008676663511.411412.22025.166%3-1-11營業稅等元、%534433615508.54542770722.755215.88113.177%3-2-11廣告費項1500000005000000023.7551.45%3-3-11銷售管理費費用元、%53443361550153443361.525.3991.55%3-3-11建設管理費費用元、%2627669855825

7、2553397.1624.9771.53%3-4-11利息費用元、%104066000000.8199799520094.9225.8%8-1-11不可預見費費項1576000005760000027.3661.67%zzj總成本0034497752009.4411638.88100.001%0000.000% 0000.000%福州市好景景花園土土地競拍拍可行性性報告銷銷售收入入表序號樓層、單元元或樓房房名稱計量單位單價建筑面積(M2)可售面積(M2)項目套數可售套數銷售收入(元)銷售模式備注1住宅元/2050184766300037876641550按建筑面積積2沿街店面一一層元/1300

8、0069160008990880000按建筑面積積3沿街店面二二層元/400069160002766440000按建筑面積積4小區店面一一層元/10000012000001200000000按建筑面積積5小區店面二二層元/3000120000036000000按建筑面積積6車庫元/套5000009500045002250000000按項目套數數合計0000053443361550福州市好景景花園土土地競拍拍可行性性報告投投資計劃劃表序號項目名稱成本（元）合計（元）第1年第2年第3年1.一、征地、拆拆遷、前前期費662599890066259989002208666300220866630022

9、086663002.二、建安造造價1919448966819194489667.9996398229899.3336398229899.3336398229899.3335.三、其他稅稅費8676663511.4118676663511.4222892221177.1442892221177.1442892221177.144合計34497752009.44134497752009.44111499917336.44711499917336.44711499917336.447福州市好景景花園土土地競拍拍可行性性報告資資金籌措措計劃表表序號項目名稱成本（元）合計（元）第1年第2年第3年1.投資

10、計劃34497752009.44134497752009.44111499917336.44711499917336.44711499917336.4472.資金籌措計計劃000002.1 自有資資金000002.2 借款000002.21 向向銀行貸貸款00000福州市好景景花園土土地競拍拍可行性性報告多多方案經經濟分析析表序號方案名稱地價(萬元元/畝)土地費(萬萬元)項目成本(萬元)土地費比例例(%)銷售收入(萬元)利潤(萬元元)投資利潤率率(%)備注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666492699.28842.477%534433.6224174.348.47%14方644505000.26643.888%534433.6222943.365.83%15方622517311.24445.211%534433.6221712.383.31%16方案16400246199.6529622.22246.499%534433.622481.440.91%17方588541933.247.700%534433.62

14、2-749.58-1.388%福州市好景景花園土土地競拍拍可行性性報告敏敏感性分分析表方案名稱項目名稱基本數變化1變化2變化3變化4變化5變化6變化7變化8變化9變化10方案100000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)100100100100100100100100100100100土地費(萬萬元)6154.96154.96154.96154.96154.96154.96154.96154.96154.96154.96154.9項目成本(萬元)344977

15、.522362222.4379477.277396722.155413977.022362222.4379477.277396722.155413977.022396722.155413977.022銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)189466.1145499.044101511.9995754.931357.88118766.866128244.1778427.114030.068

16、427.114030.06投資利潤率率(%)54.92240.17726.75514.5113.2832.79933.79921.2449.7421.2449.74銷售利潤率率(%)35.45528.66621.11112.6773.1824.69925.26617.5228.8717.5228.87方案200000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)120120120120120120120120120120120土地費(萬萬元)7385.887385.88

17、7385.887385.887385.887385.887385.887385.887385.887385.887385.88項目成本(萬元)357288.5375144.933393011.355410877.777428744.2375144.933393011.355410877.777428744.2410877.777428744.2銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)1771

18、55.122132566.5118797.914339.31-119.3105844.333114700.0997011.492552.887011.492552.88投資利潤率率(%)49.58835.34422.39910.566-0.28828.21129.18817.0665.9517.0665.95銷售利潤率率(%)33.15526.11118.2999.55-0.28822.01122.59914.5885.6214.5885.62方案300000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10

19、-15-10-15地價(萬元元/畝)140140140140140140140140140140140土地費(萬萬元)8616.868616.868616.868616.868616.868616.868616.868616.868616.868616.868616.86項目成本(萬元)369599.488388077.455406555.433425033.4443511.388388077.455406555.433425033.4443511.388425033.4443511.388銷售收入(萬元)534433.622507711.444480999.266454277.0884275

20、44.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)164844.144119633.9997443.832923.68-15966.4889291.81101166.0115595.861075.75595.861075.7投資利潤率率(%)44.630.83318.3116.88-3.623.94424.88813.1772.4313.1772.43銷售利潤率率(%)30.84423.56615.4886.44-3.73319.32219.92211.6332.3711.6332.37方案400000

21、000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)150150150150150150150150150150150土地費(萬萬元)9232.359232.359232.359232.359232.359232.359232.359232.359232.359232.359232.35項目成本(萬元)375744.977394533.722413322.477432111.222450899.966394533.722413322.477432111.222450899.9

22、66432111.222450899.966銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)158688.655113177.7226766.792215.86-23355.0668645.549438.974888.04337.1124888.04337.112投資利潤率率(%)42.23328.69916.3775.13-5.18821.91122.84411.3110.7511.3110.75

23、銷售利潤率率(%)29.69922.29914.0774.88-5.46617.97718.59910.1660.7410.1660.74方案500000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)180180180180180180180180180180180土地費(萬萬元)110788.822110788.822110788.822110788.822110788.822110788.822110788.822110788.822110788.822110788

24、.822110788.822項目成本(萬元)394211.444413922.511433633.588453344.666473055.733413922.511433633.588453344.666473055.733453344.666473055.733銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)140222.1889378.934735.6892.422-45500.8336706.

25、757407.862764.6-18788.6552764.6-18788.655投資利潤率率(%)35.57722.66610.9220.2-9.62216.217.0886.1-3.9776.1-3.977銷售利潤率率(%)26.24418.4779.850.2-10.66413.94414.5995.75-4.1445.75-4.144方案600000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)200200200200200200200200200200200土

26、地費(萬萬元)123099.8123099.8123099.8123099.8123099.8123099.8123099.8123099.8123099.8123099.8123099.8項目成本(萬元)406522.422426855.044447177.666467500.288487822.9426855.044447177.666467500.288487822.9467500.288487822.9銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.

27、088480999.266454277.088利潤(萬元元)127911.28086.43381.6-13233.2-602885414.226053.781348.98-33555.8221348.98-33555.822投資利潤率率(%)31.46618.9447.56-2.833-12.33612.68813.5442.89-6.8882.89-6.888銷售利潤率率(%)23.93315.9337.03-2.911-14.1111.26611.9222.8-7.3992.8-7.399方案700000000000投資變化比比例(%)0510152051015201520銷售收入變變化比

28、例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)220220220220220220220220220220220土地費(萬萬元)135400.788135400.788135400.788135400.788135400.788135400.788135400.788135400.788135400.788135400.788135400.788項目成本(萬元)418833.4439777.577460711.744481655.911502600.088439777.577460711.744481655.911502600.088481655.911

29、502600.088銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)115600.2226793.872027.52-27388.833-75055.1884121.694699.7-66.665-48333-66.665-48333投資利潤率率(%)27.615.4554.4-5.699-14.9939.3710.2-0.144-9.622-0.144-9.622銷售利潤率率(%)21.63313

30、.3884.22-6.033-17.5558.579.26-0.144-10.664-0.144-10.664方案800000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)240240240240240240240240240240240土地費(萬萬元)147711.766147711.766147711.766147711.766147711.766147711.766147711.766147711.766147711.766147711.766147711.766

31、項目成本(萬元)431144.388452700.1474255.822495811.544517377.266452700.1474255.822495811.544517377.266495811.544517377.266銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)103299.2445501.34673.444-41544.466-89822.3662829.163345.62-1482

32、2.288-63100.188-14822.288-63100.188投資利潤率率(%)23.96612.1551.42-8.388-17.3366.257.05-2.999-12.22-2.999-12.22銷售利潤率率(%)19.33310.8441.4-9.155-21.0015.886.59-3.088-13.889-3.088-13.889方案900000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)260260260260260260260260260260

33、260土地費(萬萬元)160022.744160022.744160022.744160022.744160022.744160022.744160022.744160022.744160022.744160022.744160022.744項目成本(萬元)443455.366465622.633487799.9509977.166532144.433465622.633487799.9509977.166532144.433509977.166532144.433銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.26

34、6507711.444480999.266454277.088480999.266454277.088利潤(萬元元)9098.264208.81-680.64-55700.088-104559.5531536.631991.54-28977.9-77877.355-28977.9-77877.355投資利潤率率(%)20.5229.04-1.4-10.992-19.6663.34.08-5.688-14.663-5.688-14.663銷售利潤率率(%)17.0228.29-1.422-12.226-24.4463.193.92-6.022-17.114-6.022-17.114方案10000

35、00000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)280280280280280280280280280280280土地費(萬萬元)172333.722172333.722172333.722172333.722172333.722172333.722172333.722172333.722172333.722172333.722172333.722項目成本(萬元)455766.344478555.166501333.977524122.799546911.611478

36、555.166501333.977524122.799546911.611524122.799546911.611銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)7867.282916.28-20344.711-69855.711-119336.771244.11637.447-43133.533-92644.533-43133.533-92644.533投資利潤率率(%)17.2666.09-4.

37、066-13.333-21.8830.511.27-8.233-16.994-8.233-16.994銷售利潤率率(%)14.7225.74-4.233-15.338-27.9920.511.26-8.977-20.339-8.977-20.339方案1100000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)300300300300300300300300300300300土地費(萬萬元)184644.7184644.7184644.7184644.7184644.7

38、184644.7184644.7184644.7184644.7184644.7184644.7項目成本(萬元)468077.322491477.699514888.055538288.422561688.788491477.699514888.055538288.422561688.788538288.422561688.788銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)6636.31623.

39、75-33888.799-84011.344-134113.888-10488.433-716.61-57299.166-107441.77-57299.166-107441.77投資利潤率率(%)14.1883.3-6.588-15.661-23.888-2.133-1.399-10.664-19.112-10.664-19.112銷售利潤率率(%)12.4223.2-7.055-18.449-31.337-2.188-1.411-11.991-23.665-11.991-23.665方案1200000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例

40、(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)320320320320320320320320320320320土地費(萬萬元)196955.688196955.688196955.688196955.688196955.688196955.688196955.688196955.688196955.688196955.688196955.688項目成本(萬元)480388.3504400.222528422.133552444.044576455.966504400.222528422.133552444.044576455.966552444.04457

41、6455.966銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)5405.32331.222-47422.877-98166.966-148991.006-23400.966-20700.699-71444.788-122118.888-71444.788-122118.888投資利潤率率(%)11.2550.66-8.988-17.777-25.883-4.644-3.922-12.993-21.

42、22-12.993-21.22銷售利潤率率(%)10.1110.65-9.866-21.661-34.883-4.877-4.088-14.885-26.99-14.885-26.99方案1300000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)340340340340340340340340340340340土地費(萬萬元)209266.666209266.666209266.666209266.666209266.666209266.666209266.66620

43、9266.666209266.666209266.666209266.666項目成本(萬元)492699.288517322.744541966.211566599.677591233.144517322.744541966.211566599.677591233.144566599.677591233.144銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)4174.34-961.3-60966.9

44、55-112332.559-163668.224-36333.488-34244.777-85600.411-136996.006-85600.411-136996.006投資利潤率率(%)8.47-1.866-11.225-19.882-27.668-7.022-6.322-15.111-23.117-15.111-23.117銷售利潤率率(%)7.81-1.899-12.668-24.773-38.228-7.555-6.755-17.88-30.115-17.88-30.115方案1400000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%

45、)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)360360360360360360360360360360360土地費(萬萬元)221577.644221577.644221577.644221577.644221577.644221577.644221577.644221577.644221577.644221577.644221577.644項目成本(萬元)505000.266530255.277555500.299580755.3606000.311530255.277555500.299580755.3606000.311580755.3606000.3

46、11銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)2943.36-22533.833-74511.033-126448.222-178445.441-49266.011-47788.855-99766.044-151773.223-99766.044-151773.223投資利潤率率(%)5.83-4.255-13.441-21.778-29.445-9.299-8.6-17.118-25.004

47、-17.118-25.004銷售利潤率率(%)5.51-4.444-15.449-27.884-41.774-10.224-9.411-20.774-33.44-20.774-33.44方案1500000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)380380380380380380380380380380380土地費(萬萬元)233888.622233888.622233888.622233888.622233888.622233888.622233888.6222

48、33888.622233888.622233888.622233888.622項目成本(萬元)517311.244543177.8569044.366594900.933620777.499543177.8569044.366594900.933620777.499594900.933620777.499銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)1712.38-35466.366-88055.

49、1-140663.885-193222.559-62188.544-61322.922-113991.667-166550.441-113991.667-166550.441投資利潤率率(%)3.31-6.533-15.447-23.664-31.113-11.445-10.778-19.115-26.882-19.115-26.882銷售利潤率率(%)3.2-6.988-18.331-30.996-45.119-12.993-12.008-23.668-36.665-23.668-36.665方案1600000000000投資變化比比例(%)0510152051015201520銷售收入變變

50、化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)400400400400400400400400400400400土地費(萬萬元)246199.6246199.6246199.6246199.6246199.6246199.6246199.6246199.6246199.6246199.6246199.6項目成本(萬元)529622.222556100.333582588.444609066.555635544.666556100.333582588.444609066.555635544.666609066.555635544.666銷售收入(萬元)

51、534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)481.44-48388.899-101559.118-154779.447-207999.776-75111.077-74877-128007.229-181227.558-128007.229-181227.558投資利潤率率(%)0.91-8.7-17.444-25.442-32.773-13.551-12.885-21.003-28.552-21.003-28

52、.552銷售利潤率率(%)0.9-9.533-21.112-34.008-48.665-15.662-14.775-26.663-39.99-26.663-39.99方案1700000000000投資變化比比例(%)0510152051015201520銷售收入變變化比例例(%)0-5-10-15-20-10-5-10-15-10-15地價(萬元元/畝)420420420420420420420420420420420土地費(萬萬元)258500.588258500.588258500.588258500.588258500.588258500.588258500.588258500.5882

53、58500.588258500.588258500.588項目成本(萬元)541933.2569022.866596122.522623222.188650311.844569022.866596122.522623222.188650311.844623222.188650311.844銷售收入(萬元)534433.622507711.444480999.266454277.088427544.9480999.266507711.444480999.266454277.088480999.266454277.088利潤(萬元元)-749.58-61311.422-115113.226-168995.11-222776.994-88033.6-88411.088-142222.992-196004.776-142222.992-196004.776投資利潤率率(%)-1.388-10.778-19.331-27.111-34.226-15.447-14.883-22.882-30.115-22.882-30.115銷售利潤率率(%)-1.4-12.008-23.994-37.119-52.11-18.33-17.441-29.557-43.116-29.557-43.1