開(kāi)發(fā)項(xiàng)目經(jīng)濟(jì)評(píng)價(jià)產(chǎn)品設(shè)計(jì)一、項(xiàng)目規(guī)模表1-1產(chǎn)品規(guī)模估算表項(xiàng)目總額第一期第二期備注1.可用地規(guī)模/m283655一次拿地2.地上建筑規(guī)模1679862.1主產(chǎn)品規(guī)模16350081750817502.2配套公建規(guī)模2852142614262.3物業(yè)用房6543273272.4其他建筑9804904903.地下建筑面積201923.1人防工程8280414041403.2地下車庫(kù)11912595659564.綠化規(guī)模3346216731167315.市政道路規(guī)模25096.51254812548表1-2主要技術(shù)經(jīng)濟(jì)指標(biāo)項(xiàng)目指標(biāo)值備注項(xiàng)目指標(biāo)值備注容積率2建筑層數(shù)綠地率40%主產(chǎn)品9.7建筑密度30%聯(lián)排別墅3住戶數(shù)1314配套公建2居住人數(shù)4600物業(yè)用房2地下車位數(shù)1262別墅52戶其他建筑11.可用地規(guī)模地塊面積-道路退線占地面積102515-40×220-40×466=2.主產(chǎn)品建設(shè)規(guī)模可用地規(guī)?！寥莘e率-附屬產(chǎn)品規(guī)模可用地規(guī)?！寥莘e率——根據(jù)主產(chǎn)品套型比例，初步確定各類產(chǎn)品規(guī)模——戶數(shù)（各類產(chǎn)品規(guī)模/套型面積）——人數(shù)（戶數(shù)×戶均人數(shù)）83655×2=167310m2，167310×40%=66924m2,合669戶（100m2），2341人；167310×50%=83655m2,合619戶（135m2），2168人；167310×10%=16731m2,合52戶（320m2），182人.。按1314戶、4600人計(jì)算。校核主產(chǎn)品規(guī)模為163500m2，3.附屬產(chǎn)品建設(shè)規(guī)?？?cè)藬?shù)×規(guī)劃設(shè)計(jì)標(biāo)準(zhǔn)4.6×（20+100+300+100+50+50）=2852m2其中，市場(chǎng)4.6×100=460m2物業(yè)用房163500×4‰=654m2（簡(jiǎn)化為按主產(chǎn)品計(jì)算）4.其他建筑（給水增壓站）規(guī)模163500×6‰=980m2（簡(jiǎn)化為按主產(chǎn)品計(jì)算）5.綠地規(guī)模可用地規(guī)?！辆G地（化）率83655×40%=33462m26.建筑基底面積可用地規(guī)?！两ㄖ芏?3655×30%=25096.5m27.道路、廣場(chǎng)建設(shè)規(guī)?？捎玫貕K面積-綠地規(guī)模-建筑基底面積83655-33462-25096.5=25096.5m28.建筑平均高度建設(shè)規(guī)模/建筑基底面積其中，附屬產(chǎn)品、物業(yè)用房按二層建設(shè)，基地面積為（2852+654）/2=1753m2聯(lián)排別墅按三層建設(shè)，基地面積16731/3=5577m2其他建筑按一層建設(shè)，基地面積981m2主產(chǎn)品基地面積為25096.5-1753-5577-981=16785.5m2，平均層高為163500/16785.5=9.7層9.人防工程規(guī)?？?cè)藬?shù)×規(guī)劃設(shè)計(jì)標(biāo)準(zhǔn)4600×1.8=8280m210.地下停車場(chǎng)建設(shè)規(guī)模戶數(shù)×規(guī)劃設(shè)計(jì)標(biāo)準(zhǔn)-人防工程規(guī)模成本形成供項(xiàng)目開(kāi)發(fā)單位出售商品的現(xiàn)金流出。開(kāi)發(fā)成本估算表項(xiàng)目總計(jì)第一期第二期012345671.土地費(fèi)38913.201419456.600719456.60072.勘設(shè)費(fèi)2.1主產(chǎn)品3270163516352.2車庫(kù)238.24119.12119.123.建安費(fèi)3.1主產(chǎn)品228908011.53433.58011.53433.53.2車庫(kù)1667.68583.68250.152583.68250.1523.3道路376.4475188.2238188.22383.4綠化836.55418.275418.2754.管網(wǎng)費(fèi)4.1主產(chǎn)品22891144.51144.54.2車庫(kù)166.76883.38483.3844.3道路37.644818.822418.82245.監(jiān)理費(fèi)5.1主產(chǎn)品817.5286.125122.625286.125122.6255.2車庫(kù)59.5620.8468.93420.8468.9345.3道路125.482562.741362.74135.4綠化167.3183.65583.6556.管理費(fèi)6.1主產(chǎn)品681.797113.6328113.6328113.6328113.6328113.6328113.63286.2車庫(kù)19.65483.27583.27583.27583.27583.27583.27586.3道路5.39570.89930.89930.89930.89930.89930.89936.4綠化10.03861.67311.67311.67311.67311.67311.67317.不可見(jiàn)7.1主產(chǎn)品681.797113.6328113.6328113.6328113.6328113.6328113.63287.2車庫(kù)19.65483.27583.27583.27583.27583.27583.27587.3道路5.39570.89930.89930.89930.89930.89930.89937.4綠化10.03861.67311.67311.67311.67311.67311.67318.銷售費(fèi)8.1主產(chǎn)品1363.594227.2657227.2657227.2657227.2657227.2657227.26578.2車庫(kù)39.30966.55166.55166.55166.55166.55166.55168.3道路10.79141.79861.79861.79861.79861.79861.79868.4綠化20.07723.34623.34623.34623.34623.34623.34629開(kāi)發(fā)成本74722.928619456.600721449.68279380.07516292.73662232.04419380.07516292.7366238.96219.1主產(chǎn)品72512.061619456.600721324.01118762.44595937.16342099.82098762.44595937.1634232.41059.2車庫(kù)2210.8670125.6716617.6292355.5732132.2232617.6292355.57326.5516——土地費(fèi)用102515×3900=39980.85（萬(wàn)元）主產(chǎn)品建筑面積占總建筑面積比例1-2.6704%=97.3296%主產(chǎn)品分?jǐn)偟耐恋刭M(fèi)97.3296%×39980.85=38913.2014（萬(wàn)元）（勘誤39146.4097）——勘設(shè)等前期費(fèi)主產(chǎn)品工程：163500×200=3270（萬(wàn)元）地下車庫(kù)：11912×200=238.24（萬(wàn)元）——建安費(fèi)主產(chǎn)品建安費(fèi)：163500×1400=22890（萬(wàn)元）地下車庫(kù)建安費(fèi)：11912×1400=1667.68（萬(wàn)元）市政道路：25096.5×150=376.4475（萬(wàn)元）綠化景觀：33462×250=836.55（萬(wàn)元）——管網(wǎng)費(fèi)主產(chǎn)品：22890×10%=2289（萬(wàn)元）地下車庫(kù)：1667.68×10%=166.768（萬(wàn)元）市政道路：376.4475×10%=37.6448（萬(wàn)元）——監(jiān)理費(fèi)主產(chǎn)品工程：163500×50=817.5（萬(wàn)元）地下車庫(kù)：11912×50=59.56（萬(wàn)元）市政道路：25096.5×50=125.4825（萬(wàn)元）綠化景觀：33462×50=167.31（萬(wàn)元）——管理費(fèi)：土地、勘設(shè)、建安、監(jiān)理、管網(wǎng)主產(chǎn)品：（38913.2014+3270+22890+2289+817.5）×1%=681.7970（萬(wàn)元）（勘誤684.1291）地下車庫(kù)：（238.24+1667.68+166.768+59.56）×1%=19.6548（萬(wàn)元）市政道路：（376.4475+125.4825+37.6448）×1%=5.3957（萬(wàn)元）綠化景觀：（836.55+167.31）×1%=10.0386（萬(wàn)元）——不可預(yù)見(jiàn)費(fèi)主產(chǎn)品：（38913.2014+3270+22890+2289+817.5）×1%=681.7970（萬(wàn)元）（勘誤684.1291）地下車庫(kù)：（238.24+1667.68+166.768+59.56）×1%=19.6548（萬(wàn)元）市政道路：（376.4475+125.4825+37.6448）×1%=5.3957（萬(wàn)元）綠化景觀：（836.55+167.31）×1%=10.0386（萬(wàn)元）——銷售費(fèi)用主產(chǎn)品：（38913.2014+3270+22890+2289+817.5）×2%=1363.594（萬(wàn)元）（勘誤1368.2582）地下車庫(kù)：（238.24+1667.68+166.768+59.56）×2%=39.3096（萬(wàn)元）市政道路：（376.4475+125.4825+37.6448）×2%=10.7914（萬(wàn)元）綠化景觀：（836.55+167.31）×2%=20.0772（萬(wàn)元）三、營(yíng)業(yè)收入營(yíng)業(yè)收入及稅金估算表項(xiàng)目總計(jì)第一期第二期0123456781.營(yíng)業(yè)收入1.1主產(chǎn)520846.256948.7541692.520846.256948.751.2車庫(kù)4526.561357.968678.984226.3281357.968678.984226.3281.3租賃255.34255.34255.34510.68……2.營(yíng)業(yè)稅2.1主產(chǎn)品6948.752084.6251042.3125347.43752084.6251042.3125347.43752.2車庫(kù)226.32867.898433.949211.316467.898433.949211.31642.3租賃12.76712.76712.76725.534……3.增值稅3.1增值額主產(chǎn)品59514.19-19456.6-2132430845.4313866.774501.49230845.4313866.776368.902車庫(kù)2089.3650-125.672672.4404289.461682.7884672.4404289.4616208.463.2增值稅主產(chǎn)品17854.261179.481350.4489253.6294160.0311910.671車庫(kù)626.81424164.030686.8384824.83652201.732186.8384862.5381.主產(chǎn)品163500×7500=138975（萬(wàn)元）2.車庫(kù)11912×3800=4526.56（萬(wàn)元）3.人防、公建租賃（8280+2852+654+981）×400=510.68（萬(wàn)元/年）四、營(yíng)業(yè)稅金1.主產(chǎn)品138975×5%=6948.75（萬(wàn)元）2.車庫(kù)4526.56×5%=226.328（萬(wàn)元）公建、人防工程510.68×5%=25.534（萬(wàn)元）五、土地增值稅應(yīng)納稅額=增值額×適用稅率－扣除項(xiàng)目金額×速算扣除系數(shù)（一）增值額：營(yíng)業(yè)收入-開(kāi)發(fā)成本-營(yíng)業(yè)稅1.主產(chǎn)品138975-6948.75-72512.0616=59514.1884（萬(wàn)元）（勘誤59271.65）2.車庫(kù)4526.56-226.328-2210.867=2089.365（萬(wàn)元）（二）應(yīng)納稅額：增值額×適用稅率－扣除項(xiàng)目金額×速算扣除系數(shù)1.主產(chǎn)品59514.1884×30%=17854.2565（萬(wàn)元）（勘誤17781.495）2.車庫(kù)2089.365×30%=626.8095（萬(wàn)元）第三章項(xiàng)目融資前財(cái)務(wù)評(píng)價(jià)表3-1項(xiàng)目投資現(xiàn)金流量表計(jì)算期0123456781.營(yíng)業(yè)收入1.1主產(chǎn)品41692.520846.256948.7541692.520846.256948.751.2車庫(kù)1357.968678.984226.3281357.968678.984226.3281.3租賃255.34255.34255.34510.685106.82.流動(dòng)資產(chǎn)50204.973.固定資產(chǎn)CI43050.4721525.237430.41843305.8121780.577685.75855311.771.流動(dòng)資產(chǎn)19456.624514.8234.3732234.37325058.203234.3732234.37322.固定資產(chǎn)533.8243664.0971784.4323450.6203130.2728784.4323450.62033.開(kāi)發(fā)成本3.1主產(chǎn)品19456.600721324.01118762.44595937.16342099.82098762.44595937.1634232.41053.2車庫(kù)125.6716617.6292355.5732132.2232617.6292355.57326.55164.營(yíng)業(yè)稅4.1主產(chǎn)品2084.6251042.3125347.43752084.6251042.3125347.43754.2車庫(kù)67.898433.949211.316467.898433.949211.31644.3租賃127.67127.67127.67255.342553.45.增值稅5.1主產(chǎn)品1179.481350.4489253.6294160.0311910.6715.2車庫(kù)164.030686.8384824.83652201.732186.8384862.538CO39447.0346628.5812715.439320.319282.22822134.4412428.532826.2652553.4NCF-39447-46628.630335.0412204.92-1851.8121171.379352.0394859.49352758.37NPV（i=8%）3354.715（萬(wàn)元）所以，項(xiàng)目具有經(jīng)濟(jì)可行性。項(xiàng)目投資與融資方案一、項(xiàng)目投資表4-1項(xiàng)目投資規(guī)劃表項(xiàng)目總計(jì)第一期第二期01234561.固定資產(chǎn)3798.299533.8243664.0971784.4323450.6203130.2728784.4323450.62032.流動(dòng)資產(chǎn)49967.119456.624514.8234.3732234.37325058.203234.3732234.37323.投資53765.419990.4225178.91018.806684.99355188.4761018.806684.9935融資方案1.項(xiàng)目投資收益率表4-2EBIT估算表項(xiàng)目計(jì)算期0123456781.營(yíng)業(yè)收入43050.4721525.237430.41843305.8121780.577685.7585106.82.開(kāi)發(fā)成本19456.600721449.68279380.07516292.73662232.04419380.07516292.7366238.96213.營(yíng)業(yè)稅2152.52341076.2617486.42392280.19341203.9317614.09392553.44.增值稅164.03061266.3181375.2859455.3614246.8691973.2095.EBITAD-19456.6-21449.731353.8412889.913336.66522190.1810037.034859.4932553.46.折舊75.96675.96675.96675.96675.966759.667.EBIT-19456.6-21449.731353.8412813.953260.69922114.219961.0674783.5271793.74ROI=EBIT/PI=5019.417/53765.4=9.34%融資方案由于項(xiàng)目投資收益率大于債務(wù)利率，所以宜舉債。投資總額（建設(shè)投資、流動(dòng)資金投資）：53765.4002（萬(wàn)元）（1）資本金35%53765.4002×35%=17717.8901（萬(wàn)元）（2）債務(wù)資金53765.4002×65%=34947.5101（萬(wàn)元）表4-3項(xiàng)目融資方案表項(xiàng)目小計(jì)第1期第2期012345671.投資總額53765.419990.4225178.91018.806684.99355188.4761018.806684.99351.1固定資產(chǎn)3798.299533.8243664.0971784.4323450.6203130.2728784.4323450.62031.2流動(dòng)資產(chǎn)49967.119456.624514.8234.3732234.37325058.203234.3732234.37322.資本金17717.890117717.89013.借款2272.529925178.91018.806684.99355188.4761018.806684.99354.還本付息2408.88226689.631079.934726.09315499.7851079.934726.0931還本2272.529925178.91018.806684.99355188.4761018.806684.9935付息136.35181510.73461.1283641.09961311.308661.1283641.09961流動(dòng)資金估算表0123456781.折舊75.96675.96675.96675.96675.966759.662.營(yíng)業(yè)收入43050.4721525.237430.41843305.8121780.577685.7585106.8來(lái)源小計(jì)43050.4721601.27506.38443381.7821856.547761.7245866.461.開(kāi)發(fā)成本19456.600721449.68279380.07516292.73662232.04419380.07516292.7366238.96212.營(yíng)業(yè)稅2152.52341076.2617486.42392280.19341203.9317614.09392553.43.增值稅164.03061266.3181375.2859455.3614246.8691973.2094.還本付息2408.88226689.631079.934726.09315499.7851079.934726.0931使用小計(jì)19456.623858.5638386.269715.254819.84626615.4112823.473552.3582553.4流動(dòng)資金-19456.6-23858.6項(xiàng)目融資后財(cái)務(wù)評(píng)價(jià)盈利能力評(píng)價(jià)表5-1利潤(rùn)與利潤(rùn)分配表項(xiàng)目計(jì)算期0123456781.營(yíng)業(yè)收入43050.4721525.237430.41843305.8121780.577685.7585106.82.開(kāi)發(fā)成本19456.600721449.68279380.07516292.73662232.04419380.07516292.7366238.96213.營(yíng)業(yè)稅2152.52341076.2617486.42392280.19341203.9317614.09392553.44.增值稅164.03061266.3181375.2859455.3614246.8691973.2095.EBIT-19456.6-21449.731353.8412813.953260.69922114.219961.0674783.5271793.746.利息136.35181510.73461.1283641.09961311.308661.1283641.099617.營(yíng)業(yè)利潤(rùn)-19456.6-21449.731217.4911303.223199.57122073.119649.7584722.3991752.648.所得稅403.6025799.89285518.2782412.441180.6438.16表5-2資本金現(xiàn)金流量表計(jì)算期0123456781.營(yíng)業(yè)收入43050.4721525.237430.41843305.8121780.5