可行性研究是房地產(chǎn)項(xiàng)目的作用

可行性研究是房地產(chǎn)項(xiàng)目建設(shè)前期工作的重要步驟,是編制建設(shè)項(xiàng)目設(shè)計(jì)任務(wù)書(shū)的依據(jù)。對(duì)房地產(chǎn)建設(shè)項(xiàng)目進(jìn)行可行性研究是房地產(chǎn)投資建設(shè)管理中的一項(xiàng)重要基礎(chǔ)工作,是保證房地產(chǎn)建設(shè)項(xiàng)目以最小的投資換取最佳經(jīng)濟(jì)效果的科學(xué)方法,可行性研究在項(xiàng)目投資決策和項(xiàng)目運(yùn)作建設(shè)中具有十分重要的作用。1可行性研究在房地產(chǎn)開(kāi)發(fā)中的作用可行性研究日漸成為房地產(chǎn)開(kāi)發(fā)前期工作的一個(gè)重要組成部分?？尚行匝芯渴轻槍?duì)項(xiàng)目成本與效益關(guān)系的分析研究,包括財(cái)務(wù)狀況報(bào)告和成本分析。工程項(xiàng)目的可行性研究是確定項(xiàng)目是否進(jìn)行投資決策的依據(jù)?，F(xiàn)在的房地產(chǎn)開(kāi)發(fā)首先要取得土地,根據(jù)現(xiàn)在土地市場(chǎng)的狀況,其主要渠道是通過(guò)土地一級(jí)拍賣(mài)市場(chǎng),開(kāi)發(fā)商通過(guò)公開(kāi)競(jìng)價(jià)方式獲得。在這里,開(kāi)發(fā)商舉牌競(jìng)價(jià)的基礎(chǔ)是開(kāi)發(fā)成本,房地產(chǎn)開(kāi)發(fā)的成本應(yīng)包括土地成本、建安成本、銷(xiāo)售成本、管理運(yùn)營(yíng)成本以及財(cái)務(wù)成本等等。與此同時(shí),開(kāi)發(fā)商還應(yīng)通過(guò)有效途徑來(lái)預(yù)測(cè)房地產(chǎn)項(xiàng)目的銷(xiāo)售收入。通過(guò)對(duì)比銷(xiāo)售收入與所有開(kāi)發(fā)成本的差值,來(lái)評(píng)估房地產(chǎn)項(xiàng)目投資與否,而上述所有這些工作,也就是房地產(chǎn)開(kāi)發(fā)的可行性研究。在這我結(jié)合建發(fā)房產(chǎn)集團(tuán)在福州通過(guò)掛牌競(jìng)買(mǎi)獲得北江濱一開(kāi)發(fā)用地為例加以闡述。2002年底福州北江濱開(kāi)發(fā)剛剛開(kāi)始,北江濱沿江一線已開(kāi)發(fā)的樓盤(pán)只有融僑錦江、碧水芳洲、元洪花園等屈指可數(shù)的幾個(gè)。我們從市調(diào)數(shù)據(jù)分析中了解到,北江濱一線的房地產(chǎn)開(kāi)發(fā)正處于起步階段,市場(chǎng)樓面地價(jià)在800元/m2左右,而商品房售價(jià)在3600元/m2左右,房地產(chǎn)開(kāi)發(fā)的市場(chǎng)空間較為理想。我們通過(guò)嚴(yán)謹(jǐn)?shù)氖袌?chǎng)調(diào)查,細(xì)致的投入產(chǎn)出分析以及市場(chǎng)預(yù)期分析,同時(shí)結(jié)合企業(yè)開(kāi)發(fā)理念,提出了如競(jìng)買(mǎi)成功,可將該地塊開(kāi)發(fā)成建發(fā)房產(chǎn)集團(tuán)在福州的精品樓盤(pán),以推出廈門(mén)建發(fā)房地產(chǎn)集團(tuán)在福州的品牌建設(shè)。通過(guò)上述的市場(chǎng)調(diào)研與分析,公司大膽地參予了土地竟買(mǎi)并順利獲得該開(kāi)發(fā)用地。從該例子中,總結(jié)出只有通過(guò)廣泛的市場(chǎng)調(diào)查后,進(jìn)行有效的房地產(chǎn)項(xiàng)目可行性研究,通過(guò)比對(duì)和精確分析各種數(shù)據(jù)、指標(biāo)等,開(kāi)發(fā)企業(yè)才能確定是否進(jìn)行投資和如何進(jìn)行投資。較為準(zhǔn)確的可行性研究是房地產(chǎn)開(kāi)發(fā)企業(yè)決策的基礎(chǔ),是項(xiàng)目建設(shè)單位決策性的文件。也是其他投資者的合資理由根據(jù)?？尚行匝芯渴蔷幹祈?xiàng)目初步設(shè)計(jì)的依據(jù)。初步設(shè)計(jì)是根據(jù)可行性研究對(duì)所要建設(shè)的項(xiàng)目規(guī)劃出實(shí)際性的建設(shè)藍(lán)圖,即較詳盡的項(xiàng)目規(guī)模、規(guī)劃方案、總體布置、建設(shè)工期、投資概算、

技術(shù)經(jīng)濟(jì)指標(biāo)等內(nèi)容。并為下一步實(shí)施項(xiàng)目設(shè)計(jì)提出具體操作方案,初步設(shè)計(jì)不得違背可行性研究已經(jīng)論證的原則。在上述例子中,企業(yè)在可行性研究中提出結(jié)合企業(yè)開(kāi)發(fā)理念,可將該地塊開(kāi)發(fā)成建發(fā)房產(chǎn)集團(tuán)在福州的精品樓盤(pán),以推出廈門(mén)建發(fā)房地產(chǎn)集團(tuán)在福州的品牌建設(shè)項(xiàng)目?；谠撻_(kāi)發(fā)思路,企業(yè)通過(guò)精心組織設(shè)計(jì),反復(fù)比選總平方案及戶型,從而為日后的施工設(shè)計(jì)及開(kāi)發(fā)與銷(xiāo)售奠定了良好的基礎(chǔ)。在可行性研究過(guò)程中,因?yàn)檫\(yùn)用了大量的基礎(chǔ)資料,所以一旦有關(guān)地形、工程地質(zhì)、水文等實(shí)驗(yàn)數(shù)據(jù)不完整,不能滿足下一個(gè)階段工作需要時(shí),負(fù)責(zé)初步設(shè)計(jì)的部門(mén)就需要根據(jù)可行性研究所提出的要求和建議,進(jìn)一步開(kāi)展有關(guān)地形、工程地質(zhì)、水文等勘察工作,補(bǔ)充有關(guān)數(shù)據(jù)。在上述項(xiàng)目可研中,企業(yè)考慮到該項(xiàng)目位于福州北江濱沿閩江,地下水位可能較高,提請(qǐng)?jiān)O(shè)計(jì)注重防水,同時(shí)結(jié)合閩江汛期,提出地下室合理的施工的時(shí)期?？尚行匝芯渴欠康禺a(chǎn)開(kāi)發(fā)企業(yè)擬定采用新技術(shù)、新設(shè)備,研制供需采購(gòu)計(jì)劃的依據(jù)。可行性研究中對(duì)擬建項(xiàng)目采用新技術(shù)、新設(shè)備已進(jìn)行了可行性分析和論證,認(rèn)為可行的,開(kāi)發(fā)企業(yè)可依據(jù)可行性研究擬定的新技術(shù)引進(jìn)和采購(gòu)新設(shè)備的計(jì)劃?？尚行匝芯繛榇_保項(xiàng)目達(dá)到環(huán)保標(biāo)準(zhǔn),提出了治理措施和辦法,這些信息可作為環(huán)保部門(mén)對(duì)項(xiàng)目進(jìn)行環(huán)評(píng)、具體研究治理措施,更是簽發(fā)項(xiàng)目建設(shè)許可文件的主要依據(jù)。因此,我們認(rèn)為可行性研究是編制設(shè)計(jì)任務(wù)書(shū)的重要依據(jù),也是進(jìn)行概念設(shè)計(jì)、初步設(shè)計(jì)和工程建設(shè)管理工作中的重要環(huán)節(jié)。進(jìn)行可行性研究,不僅要對(duì)擬議中的項(xiàng)目進(jìn)行系統(tǒng)分析和全面論證,判斷項(xiàng)目是否可行,是否值得投資,而且要進(jìn)行反復(fù)比較,以尋求最佳建設(shè)方案,避免項(xiàng)目方案的多變?cè)斐傻娜肆?、物力、?cái)力的巨大浪費(fèi)和時(shí)間的延誤。假如在設(shè)計(jì)初期不能提出高質(zhì)量的、切合實(shí)際的設(shè)計(jì)任務(wù)書(shū),不能將開(kāi)發(fā)意圖用準(zhǔn)確的技術(shù)術(shù)語(yǔ)表達(dá)出來(lái),自然也就無(wú)法有效地控制設(shè)計(jì)全過(guò)程。如果使工程的初步設(shè)計(jì)起不到控制工程輪廓及主要功能的作用,或在只有一個(gè)粗略的方案下便草率地進(jìn)入施工圖設(shè)計(jì),設(shè)計(jì)項(xiàng)目管理與施工肯定會(huì)出問(wèn)題。可行性研究中房地產(chǎn)開(kāi)發(fā)企業(yè)總的各項(xiàng)目標(biāo)如控制不好,在進(jìn)入初步設(shè)計(jì)階段,往往使整個(gè)設(shè)計(jì)過(guò)程朝令夕改,設(shè)計(jì)者無(wú)所適從,顧此失彼,造成產(chǎn)品先天不足,由于在建設(shè)中容易出現(xiàn)的不斷追加的投資,使得房地產(chǎn)投資失控帶來(lái)了巨大損失,其結(jié)果是使初步設(shè)計(jì)概算突破了可研報(bào)告估算的上限,而施

工圖預(yù)算又超越了設(shè)計(jì)概算。因此工程項(xiàng)目的建設(shè)成本在很大程度上直接取決于可行性研究及設(shè)計(jì)。如果在設(shè)計(jì)前就對(duì)項(xiàng)目設(shè)計(jì)提出一些更具體的功能和詳盡的指標(biāo)要求,設(shè)計(jì)中變更工作量就會(huì)減少,設(shè)計(jì)周期就會(huì)縮短。其結(jié)果是設(shè)計(jì)圖紙深度和進(jìn)度能夠滿足實(shí)際施工的需要,使建設(shè)成本和項(xiàng)目管理處于可控狀態(tài)。在現(xiàn)實(shí)經(jīng)濟(jì)環(huán)境中,房地產(chǎn)開(kāi)發(fā)企業(yè)希望挖潛降低工程造價(jià),特別是一些民營(yíng)、個(gè)體業(yè)主,他們?nèi)狈Χ夹g(shù)的專(zhuān)家為他們的項(xiàng)目認(rèn)證、研究,因此下達(dá)的設(shè)計(jì)任務(wù)書(shū)做為設(shè)計(jì)依據(jù)的基本文件就很不規(guī)范?？梢蛉硕?條款過(guò)于簡(jiǎn)單,可執(zhí)行性差,往往還隱藏著一些可行性研究中尚需進(jìn)一步解決的問(wèn)題,不能為設(shè)計(jì)階段提供良好的設(shè)計(jì)依據(jù),造成設(shè)計(jì)工作局部停滯或出現(xiàn)不應(yīng)有的遺漏及失誤,甚至造成部分工程因此廢棄。實(shí)際建設(shè)工程中最常見(jiàn)的是產(chǎn)生了大量的設(shè)計(jì)變更,由此造成了整體式期延誤及概預(yù)算指標(biāo)的突破,甚至由于工程不能按期完工而引起了業(yè)主的上訴官司,從而帶來(lái)了巨額的工程延期交付賠償或產(chǎn)品的退貨處理。解決這一問(wèn)題的最好辦法是在一個(gè)好的可行性研究報(bào)告的指導(dǎo)下擬定設(shè)計(jì)任務(wù)書(shū),在設(shè)計(jì)任務(wù)書(shū)的指導(dǎo)下進(jìn)行初步設(shè)計(jì)及以后的相關(guān)設(shè)計(jì)。同時(shí)嚴(yán)格控制使初步設(shè)計(jì)概算在可研報(bào)告估算的范圍這內(nèi),而施工圖預(yù)算不超越設(shè)計(jì)概算指標(biāo)。因此,搞好可行性研究這個(gè)環(huán)節(jié)非常有必要,同時(shí)要有機(jī)地使可行性研究與設(shè)計(jì)、施工管理有效結(jié)合,設(shè)計(jì)管理應(yīng)在可行性研究的基礎(chǔ)上進(jìn)行,同時(shí)又必須是對(duì)可行性研究的補(bǔ)充與修正。這兩個(gè)環(huán)節(jié)的工作做得不細(xì),造成失誤不但使房地產(chǎn)項(xiàng)目沒(méi)有經(jīng)濟(jì)效益,而且損失可能是慘重的?？尚行匝芯颗c設(shè)計(jì)項(xiàng)目管理是避免投資決策失誤、保證房地產(chǎn)項(xiàng)目經(jīng)營(yíng)效益的重要手段。2如何做好房地產(chǎn)項(xiàng)目可行性研究要做好房地產(chǎn)項(xiàng)目可行性研究,本人覺(jué)得可重點(diǎn)從以下幾點(diǎn)予以關(guān)注:2.1區(qū)位分析項(xiàng)目成功的先決條件是占據(jù)好的區(qū)位,這是由房地產(chǎn)的位置固定性和不可移動(dòng)性所決定的。在上述我司開(kāi)發(fā)的福州北江濱項(xiàng)目中,我們通過(guò)市場(chǎng)調(diào)查,明確該項(xiàng)目在北江濱的區(qū)位是北江濱中段,緊臨福州繁華商業(yè)地――中亭街。通過(guò)分析我們認(rèn)為該區(qū)位將是集高尚、看江,休閑的良好居住地,這里將不再是往常福州人認(rèn)為的臺(tái)江的贓、亂、差之地,而是福州日后的南北中軸。一個(gè)開(kāi)發(fā)策略的形成,需要正確理解和綜合考慮特定的地區(qū)和城市的經(jīng)濟(jì)基礎(chǔ)、經(jīng)濟(jì)增長(zhǎng)前景、人口條件(包括人口基數(shù)、人口密度、規(guī)劃增長(zhǎng)率、增長(zhǎng)模式、就業(yè)狀況以及地區(qū)相關(guān)

的家庭收入情況等)的現(xiàn)狀、發(fā)展趨勢(shì)及其對(duì)市場(chǎng)的價(jià)格水平的可能影響。對(duì)于上述研究,政府部門(mén)定期修訂的城市總體規(guī)劃及公布的各年度社會(huì)經(jīng)濟(jì)發(fā)展計(jì)劃將能提供非常有用的資料。另外,還應(yīng)當(dāng)認(rèn)真分析備選區(qū)位的可進(jìn)入性及已有競(jìng)爭(zhēng)性項(xiàng)目的情況,從而指導(dǎo)房地產(chǎn)開(kāi)發(fā)產(chǎn)品的宏觀定位與市場(chǎng)切入度。在上述項(xiàng)目中我司通過(guò)可研分析認(rèn)為,在該區(qū)域競(jìng)爭(zhēng)的本企業(yè)樓盤(pán)將是定性的,可比的,我們認(rèn)為應(yīng)通過(guò)產(chǎn)品的特異性,產(chǎn)品的細(xì)致度來(lái)贏得市場(chǎng)。2.2場(chǎng)地分析如果說(shuō)區(qū)位是項(xiàng)目開(kāi)發(fā)的大前提,那么場(chǎng)地條件可稱為項(xiàng)目開(kāi)發(fā)的小前提。場(chǎng)地條件包括建設(shè)用地的大小、形狀、地質(zhì)地形條件、臨街狀況、基礎(chǔ)設(shè)施水平、利用現(xiàn)狀及分區(qū)限制等方面。一個(gè)場(chǎng)地如上述條件都不錯(cuò),但不巧處于泄洪區(qū)或者場(chǎng)地附近存在影響項(xiàng)目定位的因素,都會(huì)對(duì)場(chǎng)地的價(jià)值產(chǎn)生影響。一個(gè)居民小區(qū),如鄰近垃圾處理場(chǎng)、傳染病醫(yī)院或流動(dòng)人口聚集地,居民的不安全感將會(huì)直接影響住宅的售價(jià)。也嚴(yán)重影響了產(chǎn)品原來(lái)的定位。上述福州北江濱開(kāi)發(fā)項(xiàng)目南面臨江,北面臨倉(cāng)霞改造區(qū),西側(cè)有一寺廟,結(jié)合實(shí)際情況,我司在可研中提出強(qiáng)化項(xiàng)目的園林景觀設(shè)計(jì),以期達(dá)到淡化不利因素的目的。2.3開(kāi)發(fā)潛力分析房地產(chǎn)開(kāi)發(fā)商追求項(xiàng)目的最高經(jīng)濟(jì)效益與社會(huì)效益是合理也是必須的,因此開(kāi)發(fā)商必須通過(guò)潛力開(kāi)發(fā)與分析來(lái)使項(xiàng)目在技術(shù)可行、規(guī)劃許可且財(cái)力允許的前提下達(dá)到最有效利用。所以新開(kāi)發(fā)項(xiàng)目應(yīng)符合時(shí)代潮流,建筑設(shè)計(jì)要具有適度的超前意識(shí),以延長(zhǎng)建筑功能和物業(yè)經(jīng)濟(jì)壽命。在可研報(bào)告中,我們針對(duì)該開(kāi)發(fā)項(xiàng)目的地理位置及我司開(kāi)發(fā)理念,提出該項(xiàng)目的定位為高尚、休閑,房型適中,理念領(lǐng)先半步。2.4供需分析市場(chǎng)分析就是對(duì)某類(lèi)特定房地產(chǎn)的市場(chǎng)狀況進(jìn)行研究,以期對(duì)該類(lèi)市場(chǎng)目前和未來(lái)的供需進(jìn)行評(píng)估。無(wú)論是別墅、普通住宅、寫(xiě)字樓、商場(chǎng)、酒店,都應(yīng)在籌劃階段對(duì)其相應(yīng)的市場(chǎng)進(jìn)行深入的研究。一般開(kāi)發(fā)商比較注重分析市場(chǎng)需求而常常忽略了供給的影響,其實(shí)對(duì)競(jìng)爭(zhēng)性項(xiàng)目的量化及分析也很重要。市場(chǎng)供需情況是不斷發(fā)生變化的,因此必須探討供需之間的關(guān)系并研究供需失衡的原因,并在此基礎(chǔ)上預(yù)測(cè)供需雙方在未來(lái)可能發(fā)生的數(shù)量轉(zhuǎn)變。2.5現(xiàn)金流風(fēng)險(xiǎn)分析

在進(jìn)行可行性研究時(shí),往往容易忽視項(xiàng)目開(kāi)發(fā)的財(cái)務(wù)成本費(fèi)用,一個(gè)項(xiàng)目在不計(jì)財(cái)務(wù)成本時(shí)往往是可行的,但一計(jì)入財(cái)務(wù)成本,開(kāi)發(fā)商就只好替投資者或銀行打工了。另外一點(diǎn)可行性研究容易低估房地產(chǎn)項(xiàng)目的空置率,也就是房地產(chǎn)項(xiàng)目的銷(xiāo)售周期問(wèn)題。空置率高,銷(xiāo)售周期延長(zhǎng),必然造成開(kāi)發(fā)企業(yè)的現(xiàn)金流失控。因此在作可研報(bào)告時(shí),要對(duì)未來(lái)現(xiàn)金流進(jìn)行較為準(zhǔn)確的估算,如不經(jīng)過(guò)仔細(xì)推敲,通常會(huì)導(dǎo)致一個(gè)完全錯(cuò)誤的結(jié)果。同時(shí),可行性研究中的財(cái)務(wù)成本分析以及利潤(rùn)分析,要從靜態(tài)及動(dòng)態(tài)兩方面進(jìn)行。從各項(xiàng)目分析指標(biāo)中確定項(xiàng)目的投資收益與風(fēng)險(xiǎn)并有效確保企業(yè)資金鏈的安全。

FeasibilitystudyistheroleofrealestateprojectsFeasibilitystudyisanimportantstep,priortotheconstructionoftherealestateprojectworkisthebasisforpreparationofthedesignplandescriptionsoftheconstructionproject.Constructionofrealestateprojectfeasibilitystudyisanimportantbasicworkinthemanagementoftheconstructionofrealestateinvestment,istoensurethatthehousingconstructionprojectswithminimuminvestmentreturnforthebesteconomiceffectofthescientificmethod,thefeasibilitystudyintheconstructionofprojectinvestmentdecisionandprojectoperationplaysaveryimportantrole.

1theroleoffeasibilitystudyinrealestatedevelopment

Feasibilitystudyofincreasinglybecomethedevelopmentofrealestateisanimportantpartof.Feasibilitystudyisaimedattheanalysisandresearchoftheprojectcostandbenefitrelationship,includingfinancialstatusreportandcostanalysis.Projectfeasibilitystudyistodetermineiftheprojectisonthebasisofinvestmentdecisions.Nowtherealestatedevelopmentmustfirstobtainland,accordingtothecurrentlandmarketsituation,themainchannelisthroughthelandauctionmarket,developersthroughpublicbidding.Here,developershaveupforbiddingisthebasisofthedevelopmentcosts,thecostofrealestatedevelopmentshouldincludethecostofland,sussingoutcost,costofsales,management,operationcostandfinancialcostandsoon.Atthesametime,developersalsoshouldthroughtheeffectivewaytopredictthesalesofrealestateprojects.Bycomparingsaleswithalldevelopmentcostdifference,andtoassesstherealestateinvestmentprojectornot,butaboveallthiswork,namelyrealestatedevelopmentfeasibilitystudy.InwhichIcombinedwithc&dlistedpropertygroupinfuzhoubybiddingfornorthriversidedevelopmentlandarediscussed,forexample.Fuzhounorthriversidedevelopmentisjustbeginningattheendof2002,northriversidebuildingsofalinehasbeendevelopedalongtheonlyoverseasChinesejinjiang,clearwaterFangZhou,yuanhonggardenandsoonofthefew.Welearnedfromthesurveydataanalysis,northriversidelineofrealestate

developmentisinitsinfancy,themarketfloorpriceiscontrolledin800yuan/m2,andcommercialhousingpriceiscontrolledin3600yuan/m2,realestatedevelopmentmarketspaceideal.Wethroughrigorousmarketresearchandcarefulofinput-outputanalysisandmarketforecastanalysis,combinedwiththeconceptofenterprisedevelopment,atthesametimeputforwardsuchasbiddingsuccess,thelandcanbedevelopedChengJianFaboutiqueestatepropertygroupinfuzhou,inordertolaunchbrandbuildinginfuzhouxiamenc&drealestategroup.Throughthemarketresearchandanalysis,thecompanyboldlytoparticipateinthelandwasboughtandgetthelandfordevelopment.Fromthiscase,onlythroughextensivemarketresearch,summeduptheeffectiverealestateprojectfeasibilitystudy,throughthecomparisonandaccurateanalysisofvariousdata,indicators,etc.,thedevelopmententerprisetodeterminewhetherornottoinvestandhowtoinvest.Relativelyaccuratefeasibilitystudyisthebasisofrealestatedevelopmententerprisedecision-making,decision-makingofthefileistheprojectconstructionunit.Isotherreasonaccordingtothejointventureinvestors.Thebasisoffeasibilitystudyisthepreparationofprojectpreliminarydesign.Preliminarydesignisaccordingtothefeasibilitystudytoprojectplanningouttheactualconstructionoftheconstructionoftheblueprint,thedetailedprojectscope,planningscheme,overalllayout,constructionperiod,investmentestimateandtechnicalandeconomicindicators.Andputforwardconcreteactionplanforimplementationoftheprojectdesigninthenextstep,thepreliminarydesignshallnotviolatetheprincipleoffeasibilitystudieshavedemonstrated.

Intheexampleabove,theenterpriseinthefeasibilitystudy,combiningwiththeconceptofenterprisedevelopment,thelandcanbedevelopedChengJianFaboutiqueestatepropertygroupinfuzhou,inordertolaunchbrandconstructionprojectsinfuzhou,xiamenc&drealestategroup.Basedonthedevelopmenttrainofthought,theenterprisethroughthecarefulorganizationdesign,repeatedcomparisontotalsolutionsandfamily,andforthefuturedesignofconstructionanddevelopmentandsaleshavelaidagoodfoundation.Becauseintheprocessoffeasibilitystudy,usingalargeamountofbasicdata,sooncetheterrain,engineeringgeology,hydrology,etc.The

experimentaldataisnotcomplete,can'tmeettheneedsofthenextstagework,responsibleforthepreliminarydesigndepartmentwillneedtobeaccordingtotherequirementsoffeasibilityresearchandthesuggestion,furtherabouttheterrain,geological,hydrologicalsurveywork,suchassupplementarydata.Intheprojectfeasibilitystudy,consideringtheprojectislocatedinfuzhounorthriversidealongtheminjiang,undergroundwaterlevelmaybehigher,todesignpayattentiontowaterproof,combinedwiththeminriverfloodseasonatthesametime,putsforwardthereasonableconstructionofthebasement.

Feasibilitystudyisrealestatedevelopmententerprisestoadoptnewtechnology,newequipment,developprocurementplanbasedonsupplyanddemand.Feasibilitystudyofprojectstoadoptnewtechnology,newequipmenthascarriedonthefeasibilityanalysisandargumentation,thinkpossible,developmentofenterprisescanbebasedonthefeasibilitystudyandformulatenewtechnologyintroductionandpurchasingnewequipmentplan.

Feasibilitystudyinordertoensuretheprojectmeetenvironmentalprotectionstandards,putsforwardthemeasuresandmethod,theinformationcanbeusedastheenvironmentalprotectiondepartmentofprojecteia,specificresearchgovernancemeasures,whichisissuedbythemainbasisofprojectconstructionlicensefile.Therefore,wethinkthefeasibilitystudyisimportantbasisofpreparationofthedesignplandescriptionsoftheconceptdesign,preliminarydesignandanimportantlinkofprojectconstructionmanagementwork.Feasibilitystudy,notonlytomakeasystemanalysisfortheproposedprojectandcomprehensivedemonstration,determineiftheprojectisfeasible,isworththeinvestment,andcomparingrepeatedly,toseekthebestconstructionscheme,toavoidprojectvariablecausedhugewasteofhuman,materialandfinancialresourcesandtimedelay.Ifatthebeginningofthedesigncan'tputforwardhighquality,practicaldesignspecification,developmentcannotbeintentintermsofthetechnologyofaccurateexpression,naturealsowon'tbeabletoeffectivelycontrolthewholedesignprocess.Ifyoudonotmakethepreliminarydesignofengineeringcontrolprojectoutlineandmainfunction,orwithonlyarough

ideaofyourplanwashastilyintotheconstructiondrawingdesign,designprojectmanagementandconstructionmustbeaproblem.Feasibilitystudyofrealestatedevelopmententerpriseoverallgoalssuchascontrolisbad,inthepreliminarydesignstage,musicoftenmakesthedesignprocess,designersandattend,congenitaldeficiencycaused,duetotheeasilyappearconstantlyintheconstructionofadditionalinvestment,makerealestateinvestmentoutofcontrolhasbroughthugelosses,asaresult,thepreliminarydesignbudgetaryestimateofbrokethroughthefeasibilitystudyreportestimatesofupperlimit,thedesignandconstructiondrawingbudgetbeyondthebudget.Sothecostofconstructionoftheprojectdirectlytoagreatextentdependsonthefeasibilitystudyanddesign.Ifbeforethedesignisputforwardontheprojectdesign,someofthemorespecificfunctionsanddetailedparameters,changesinthedesignoftheworkloadwillreduce,willshortenthedesigncycle.Asaresult,thedesigndepthofthedrawingsandscheduletomeettheneedsofactualconstruction,theconstructioncostandprojectmanagementinacontrolledstate.

Intherealeconomicenvironment,realestatedevelopmententerpriseshopepotentialitiesandreducetheengineeringcost,especiallysomeprivate,individualowner,theirlackofunderstandtechnicalexpertsfortheirprojectcertification,research,thereforeissuedthedesignspecificationfordesignbasisofthebasicfileisoutofspecification.Canvaryfrompersontoperson,theprovisionsaretoosimple,enforceability,oftenhiddensomefeasibilitystudystillneedtofurthersolvetheproblem,can'tprovidegooddesignbasisforthedesignphase,designworkcausedlocalstagnationorshouldnothaveomissionsanderrors,andevencausesomeengineeringthereforeabandoned.Ismostcommoninactualconstructionprojectgeneratedalotofdesignchanges,theresultingintegralperioddelayandbreakthroughofbudgetindex,evenduetotheproject

Cannotbecompletedonscheduleandcausedtheownerappealscourt,whichhasbroughtthehugecompensationprojectdelaysorproductreturnprocess.Thebestwaytosolvethisproblemisundertheguidanceofagoodfeasibilitystudyreporttoformulatethedesignplandescriptions,undertheguidanceofthedesignplan

descriptionsofthepreliminarydesignandrelateddesignlater.Atthesametimestrictcontrolmakepreliminarydesignbudgetaryestimateinfeasibilitystudyreportestimatesthatwithinthescopeofthis,butnotbeyondthedesignofconstructiondrawingbudgetestimates.Therefore,doagoodjobinthefeasibilitystudyatthisstageisverynecessary,atthesametimetomakefeasibilitystudyorganiccombiningwithdesign,constructionmanagement,designmanagementshouldbeperformedonthebasisofthefeasibilitystudy,atthesametimemustbethesupplementandcorrectionoffeasibilitystudy.Thesetwolinksdonotworkfine,causeerrorsnotonlymakenoeconomicbenefitsofrealestateproject,andislikelytobedisastrous.Feasibilitystudyanddesignprojectmanagementistoavoidtheinvestmentdecision-makingerrors,importantmeanstoassuretheoperatingefficiencyofrealestateproject.

2,howtodorealestateprojectfeasibilitystudy

Dorealestateprojectfeasibilitystudy,Ithinkcanfocusfrompayattentiontothefollowingpoints:

2.1thelocationanalysis

Projectsuccessisapreconditiontooccupyagoodlocation,itisdeterminedbytherealestatelocationfixityandimmovability.Inthedevelopmentoffuzhounorthriversideproject,wethroughmarketinvestigation,clearthenorthriversidelocationisnorthriversideprojectinmiddle,nearfuzhouintheprosperouscommercial-kiosksinthestreet.Throughtheanalysiswethinkthatthebitissethigh,seejiang,leisuregoodplacetolive,therewillnolongerbetheusualthinkprovinceinsayshatae-keungspoils,disorderlyandpoorplace,buttofuzhouinthefuturethenorth-southaxis.Theformationofadevelopmentstrategy,itisnecessarytocorrectlyunderstandandconsideraspecificregionandurbaneconomicbasis,theprospectsofeconomicgrowthandpopulationconditions,includingpopulationbase,populationdensity,planningandgrowthrate,growthpattern,employmentconditions,andareasrelatedtothefamilyincome,etc.)ofthepresentsituation,developmenttrendandmayaffectthepricelevelofthemarket.Fortheabovestudy,thegovernmentdepartmentsregularly

andtheannuaandtheannualplansofsocialandeconomicdevelopmentwillbeabletoprovideveryusefulinformation.Inaddition,youshouldbecarefulanalysisofalternativelocationandaccessibilityofexistingcompetitivesituationoftheproject,soastoguiderealestatedevelopmentmacroscopicdegreesintothemarketpositioningandproduct.Inthisprojectwebelievethatthroughtheanalysisofthefeasibilitystudyontheregionalcompetitionoftheenterprisedevelopmentwillbequalitative,comparable,wethinkshouldbethespecificityoftheproduct,productdetailtowinthemarket.

2.2siteanalysis

Asifthelocationisthemajorpremiseofprojectdevelopment,siteconditionscanbeknownastheminorpremiseofprojectdevelopment.Siteconditionsincludingsize,shape,geologicalandtopographicconditionsofconstructionland,theconditionofstreet,infrastructurelevel,usingthestatusquoandzoningrestrictions,etc.Aplacesuchastheconditionsaregood,butunfortunatelyinafloodzoneexistsnearthesiteortheinfluencingfactorsofprojectpositioning,willhaveaneffectonthevalueofthefield.Aresidentialarea,suchasnearthelandfill,theinfectiousdiseasehospitalorfloatingpopulationcenters,residentsofinsecuritywilldirectlyaffectthepriceofhousing.Alsoseriouslyaffectedtheproductpositioning.Thefuzhounorthriversidedevelopmentprojectrivertothesouth,thenorthfaceCangXiatransformarea,thereisatempleonthewestside,combinedwiththeactualsituation,weputforwardstrengtheningprojectinfeasibilitystudyoflandscapedesign,inordertoachievethepurposeofdesalinationadversefactors.

2.3developmentpotentialanalysis

Realestatedeveloperspursueprojectsthehighesteconomicbenefitandsocialbenefitarealsomustbereasonable,sothedevelopermusttoprojectthroughtheanalysisofthepotentialdevelopmentandfeasibleintechnology,planningpermission,andunderthepremiseoffinancialresourcesallowtoachievethemosteffectiveuse.SothatnewdevelopmentprojectsshallconformtothetrendofTheTimes,thebuildingdesignshouldhavemoderateadvanceawareness,toextendthelifeofthebuildingfunction

andeconomicproperty.Inthefeasibilitystudyr