“萬達(dá)廣場”項目銷售回款預(yù)測表(方案一:地下小鋪位部分預(yù)收3年租金),,,,,,,,,,,,,,,,,,,,,,,,,,,,,

,,,,,,,,,,,,,,,,,,,,,,,,,,,,,單位：萬元

項目,總計,備注,2007年9月,2007年10月,2007年11月,2007年12月,2008年1月,2008年2月,2008年3月,2008年4月,2008年5月,2008年6月,2008年7月,2008年8月,2008年9月,2008年10月,2008年11月,2008年12月,2009年,2010年,2011年,2012年,2013年,2014年,2015年,2016年,2017年,2018年,2019年

收入:,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

地上,"81,412",2,,,,,,,,,,,,,,,,,,"5,470","5,470","6,564","6,564","7,877","7,877","9,452","9,452","11,343","11,343"

減:稅金(17%),"(13,840)",,,,,,,,,,,,,,,,,,,(930),(930),"(1,116)","(1,116)","(1,339)","(1,339)","(1,607)","(1,607)","(1,928)","(1,928)"

地上凈收入(A),"67,572",,,,,,,,,,,,,,,,,,,"4,540","4,540","5,448","5,448","6,538","6,538","7,845","7,845","9,414","9,414"

地下,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

地下小鋪位,"86,827",3,,,854,"1,207",936,821,821,"1,141","1,527","1,855","1,970","1,757","1,428",993,287,,,,,,"7,374","8,276","9,104","10,014","11,016","12,117","13,329"

地下超市,"5,004",4,,,,,,,,,,,,,,,,,,360,360,432,432,518,518,596,596,596,596

小計,"91,831",,,,854,"1,207",936,821,821,"1,141","1,527","1,855","1,970","1,757","1,428",993,287,-,-,360,360,432,"7,806","8,794","9,622","10,610","11,612","12,713","13,925"

減:稅金(17%),"(15,611)",5,,,(145),(205),(159),(140),(140),(194),(260),(315),(335),(299),(243),(169),(49),-,-,(61),(61),(73),"(1,327)","(1,495)","(1,636)","(1,804)","(1,974)","(2,161)","(2,367)"

地下凈收入(B),"76,220",,0,0,709,"1,002",777,681,681,947,"1,267","1,540","1,635","1,458","1,185",824,238,-,-,299,299,359,"6,479","7,299","7,986","8,806","9,638","10,552","11,558"

總收入(C=A+B),"143,792",,,,709,"1,002",777,681,681,947,"1,267","1,540","1,635","1,458","1,185",824,238,-,-,"4,839","4,839","5,807","11,927","13,837","14,524","16,652","17,483","19,966","20,972"

收入累計,"143,792",,,,709,"1,711","2,488","3,169","3,850","4,797","6,065","7,604","9,240","10,698","11,883","12,707","12,946","12,946","12,946","17,784","22,623","28,430","40,357","54,194","68,718","85,370","102,853","122,820","143,792"

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減:費用支出,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

開業(yè)前籌辦費,"(1,280)",,(2),(13),(13),(63),(14),(14),(37),(48),(47),(92),(39),(34),(29),(24),(25),(78),(709),,,,,,,,,,

物業(yè)管理費,"(28,438)",6,,,,,,,,,,,,,,,,,,"(2,424)","(2,424)","(2,618)","(2,618)","(2,827)","(2,827)","(3,053)","(3,053)","(3,297)","(3,297)"

市場推廣費用,"(11,026)",7,(51),(41),(151),(42),(126),(159),(126),(206),(90),(98),(78),(90),(78),(85),(57),(54),(93),(633),(633),(692),(718),(833),(875),"(1,003)","(1,053)","(1,702)","(1,263)"

營銷管理費用,"(5,970)",8,(2),(16),(21),(30),(23),(20),(20),(28),(38),(46),(49),(44),(36),(25),(7),(9),(228),(380),(380),(415),(431),(500),(525),(602),(632),(722),(758)

總支出(D),"(46,731)",,(54),(70),(185),(134),(163),(193),(183),(282),(174),(236),(166),(168),(142),(134),(89),(141),"(1,030)","(3,437)","(3,437)","(3,725)","(3,767)","(4,160)","(4,227)","(4,658)","(4,738)","(5,721)","(5,318)"

稅前利潤(C-D),"97,060",,(54),(70),524,867,613,488,498,666,"1,093","1,304","1,469","1,291","1,043",691,149,(141),"(1,030)","1,402","1,402","2,082","8,160","9,677","10,297","11,994","12,745","14,246","15,654"

減:企業(yè)所得稅,"(24,700)",9,,,(173),(286),(153),(122),(125),(166),(273),(326),(367),(323),(261),(173),(37),,,(350),(350),(520),"(2,040)","(2,419)","(2,574)","(2,998)","(3,186)","(3,561)","(3,914)"

稅后利潤,"72,360",,(54),(70),351,581,460,366,374,499,820,978,"1,102",968,783,518,112,(141),"(1,030)","1,051","1,051","1,561","6,120","7,258","7,723","8,995","9,559","10,684","11,741"

累計稅后利潤,"72,360",,(54),(124),227,808,"1,268","1,634","2,008","2,507","3,327","4,305","5,407","6,375","7,158","7,676","7,787","7,646","6,616","7,668","8,719","10,280","16,401","23,658","31,381","40,376","49,935","60,620","72,360"

稅前投資回報率(=稅前利潤/項目投資總額),122.86%,,-0.07%,-0.09%,0.66%,1.10%,0.78%,0.62%,0.63%,0.84%,1.38%,1.65%,1.86%,1.63%,1.32%,0.87%,0.19%,-0.18%,-1.30%,1.77%,1.77%,2.64%,10.33%,12.25%,13.03%,15.18%,16.13%,18.03%,19.82%

稅后投資回報率(=稅后利潤/項目投資總額),91.60%,,-0.07%,-0.09%,0.44%,0.74%,0.58%,0.46%,0.47%,0.63%,1.04%,1.24%,1.39%,1.23%,0.99%,0.66%,0.14%,-0.18%,-1.30%,1.33%,1.33%,1.98%,7.75%,9.19%,9.78%,11.39%,12.10%,13.52%,14.86%

項目投資總額,"79,000",,,,,2007年度稅后投資回報率,,1.02%,,2007年度所得稅前投資回報率,,,1.61%,,,,,,,,,,,,,,,制表日期：2007年7月26日,

,,,,,,2008年度稅后投資回報率,,8.66%,,2008年度所得稅前投資回報率,,,11.60%,,,,,,,,,,,,,,,,

備注:,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

"1、假設(shè)本預(yù)測是按商場2009年底開業(yè)（2009年為籌備開業(yè)期）,2007年11月取得“四證”，并在營業(yè)執(zhí)照的經(jīng)營范圍中辦理了出租或租賃的增項",,,,,,,,,,,,,,,,,,,,,,,,,,,,,

2、地上購物中心租金收入：首年度租金水平已經(jīng)綜合考慮市場租金折扣、出租率及相關(guān)優(yōu)惠條件等因素，2010年租金收入=每月每平220*使用面積29600*12*70%/10000=5470，以后每年租金遞增按照每兩年遞增20%的水平調(diào)整，即平均每年遞增10%。,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

"3、地下小鋪位部分：使用面積約15,000米,每月每平米使用面積380元(含管理費),租期3年,打八折，3年總出租額=15,000*380*0.8*12*3*0.95/10000=15,595萬元,2007年及2008年各月回款額是根據(jù)出租率及回款率計算的,出租率及回款率預(yù)測見備注13，各月回款額=本月出租額*65%+上月出租額*35%。2013年起,按原標(biāo)準(zhǔn)租金計算,每年租金遞增10%，2013出租率98%，以后各年均為100%，即2013年租金回款額=380*15000*12/10000*（1+10%）*98%=7374萬元，2014年租金回款額=7374萬元/98%*1.1=8276萬元,以后各年回款額=上年回款額*1.1",,,,,,,,,,,,,,,,,,,,,,,,,,,,,

"4、地下超市部分：使用面積約5,000米,每月每平米使用面積60元(含管理費)，2010年回款額=5000*60*12/10000=360萬元，以后各年回款額增加比例見備注14",,,,,,,,,,,,,,,,,,,,,,,,,,,,,

5、稅金是按收入的17%計算，即5%的營業(yè)稅及12%的房產(chǎn)稅之和,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

6、物業(yè)管理費成本:首年是按每月每平米35*使用面積57704*12個月;以后各年物業(yè)管理成本按照每兩年遞增8%的水平調(diào)整。,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

7、市場推廣費用按照租金收入（地上+地下）的5%計算，2010到2012年每年按（當(dāng)年地上租金收入+地下超市租金收入+地下小鋪位當(dāng)年應(yīng)確認(rèn)租金收入（從預(yù)收轉(zhuǎn)入））*5%計算；開業(yè)前推廣費用及籌辦費按原營銷中心預(yù)算不變。,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

8、營銷管理費用開業(yè)前是按總收入的3%計算。2009年按2010年60%計算。開業(yè)后按租金收入（地上+地下）的3%計算，2010到2012年每年按（當(dāng)年地上租金收入+地下超市租金收入+地下小鋪位當(dāng)年應(yīng)確認(rèn)租金收入（從預(yù)收轉(zhuǎn)入））*3%計算,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

9、企業(yè)所得稅：2007年按所得稅前利潤的33%計算，2008起按新所得稅法25%計算。,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

10、上述收入未計算項目的停車場收益。,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

11、上述收入未計算項目內(nèi)公共空間臨時租金的收入。,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

12、上述收入未計算項目內(nèi)所有廣告位及屏幕電視廣告的收入。,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

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13、2007及2008年各月出租率及回款率預(yù)測,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

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,,,,2007年,,2008年,,,,,,,,,,,,,,,,,,,,,,,

,有超市,,20520,11月份,12月份,1月份,2月份,3月份,4月份,5月份,6月份,7月份,8月份,9月份,10月份,11月份,12月份,小計,,,,,,,,,,,

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小鋪位部分,出租率預(yù)測,,,8%,7%,5%,5%,5%,8%,10%,12%,12%,10%,8%,5%,0%,0%,95%,,,,,,,,,,,

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,出租額預(yù)測,,,"1,313","1,149",821,821,821,"1,313","1,642","1,970","1,970","1,642","1,313",821,0,0,"15,595",,,,,,,,,,,

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,回款率預(yù)測,,65%,65%,65%,65%,65%,65%,65%,65%,65%,65%,65%,65%,65%,,,,,,,,,,,,,,

,,,35%,,加上月35%,加上月35%,加上月35%,加上月35%,加上月35%,加上月35%,加上月35%,加上月35%,加上月35%,加上月35%,加上月35%,加上月35%,,,,,,,,,,,,,

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14、地下超市部分回款額增加比例,,,,,,,,,,,,,,,,,,,,,,,,,,,,,

2010年,2011年,,2012年,2013年,2014年,2015年,20