某花园投资可行性研究报告及融资方案.docx

编号：时间：2021年x月x日书山有路勤为径，学海无涯苦作舟页码：第76页 共76页福景集团福景花园项目投资估算及资金筹措运作方案【第十二部分 福景花园投资可行性研究报告及融资方案】广西福景投资集团有限公司投资开发中心编制2005年10月福景花园项目总介项目编号：福景花园 2005198号项目名称：福景花园 总投资：66302.17万元 楼面造价：2169.13元/总占地面积：126,000 建筑面积：305,712建筑密度：29.2% 容积率：2.30 绿化率：30%建设单位：广西福景投资集团有限公司项目负责人：福景集团总经理编制单位：广西福景投资集团有限公司投资开发中心编制负责人：投资开发中心、总经理 编制审核人：投资开发中心、副总经理编制人：投资开发中心、经理、首席投资师 编制日期：2005-10-9福景花园项目总成本表编码工程项目（费用）名称造价或费用(万元)楼面造价(元/M2)百分比(%)1开发建设成本54070.081768.9581.56%1.1 一、土地取得费14938.02488.7122.54%1.2 二、勘察、设计前期工程费用4439.32145.246.7%1.3 三、建安工程建设费29760.06973.6344.89%1.4 四、室外配套工程费771.3425.231.17%1.5 五、管理费1546.6950.602.34%1.6 六、开发期税费41.881.370.07%1.7 七、不可预见费2572.7784.173.89%2经营资金5848.01191.328.83%3经营税金及附加5409.41176.978.16%4土地增值税974.6731.891.48%5项目总投资66302.172169.13100%5.1 开发产品成本54070.081768.9581.56%5.2 经营成本12232.10400.1818.45%福景花园项目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(万元)楼面造价(元/M2)百分比(%)1.一、土地取得费14938.02488.7122.54%1-1-1土地拍卖价款项1.00145000000.0014500.00474.3821.87%1-2-1土地契税元、%145000000.003.00435.0014.230.66%1-3-6土地初始登记费（10001平方米以上）平方米120890.000.253.020.100.01%1-4-1土地证工本费项1.0010.000.000.000.01%2.二、勘察、设计前期工程费用4439.32145.246.7%2-1-1地质勘察费平方米120890.0055.00664.9021.751.01%2-2-1建筑设计费平方米305662.0015.00458.4915.000.7%2-3-1-1城市维护建设费（一类住宅）平方米232002.0060.001392.0145.542.1%2-3-1-2城市维护建设费（一类商业）平方米58400.0072.00420.4813.760.64%2-4-1新型建材发展基金平方米305662.008.00244.538.000.37%2-5-1散装水泥专项资金平方米305662.002.0061.132.000.1%2-6-1消防建设费平方米305662.003.0091.703.000.14%2-7-1测量、放样、排污费平方米120890.003.0036.271.190.06%2-8-1监理费平方米305662.0016.00489.0616.000.74%2-9-1质量监督、安全保险费平方米305662.0019.00580.7619.000.88%3.三、建安工程建设费29760.06973.6344.89%3-1-1桩基础工程平方米305662.0060.001833.9760.002.77%3-2-1土建工程平方米305662.00850.0025981.27850.0039.19%3-3-1室内供电、供水等线路等线路安装平方米305662.0035.001069.8235.001.62%3-4-1电梯工程项25.00350000.00875.0028.631.32%4.四、室外配套工程费771.3425.231.17%4-1-1道路工程费平方米5000.00100.0050.001.640.08%4-2-1室外供水管网工程费米5000.00500.00250.008.180.38%4-3-1室外排污管网工程费米6000.00400.00240.007.850.37%4-4-1绿化工程工程费平方米36267.0050.00181.345.930.28%4-5-1围墙建设费米3000.00100.0030.000.980.05%4-6-1路灯工程费项1.00200000.0020.000.650.04%ZJF直接费(1.+2.+3.+4.+5.共5项的和)51455.431683.4177.61%5.五、管理费1546.6950.602.34%管理费元、%515562576.883.001546.6950.602.34%6.六、开发期税费41.881.370.07%6-1-1建筑面积测量费平方米305662.000.8024.450.800.04%6-2-1登记费平方米290402.000.6017.420.570.03%7.七、不可预见费2572.7784.173.89%不可预见费元、%514554295.815.002572.7784.173.89%JJF间接费(6.+7.+8.+9.+10.+11.共6项的和)2614.6585.543.95%ZZJ开发建设成本(直接费+间接费)54070.081768.9581.56%福景花园项目销售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(万元)楼面造价(元/M2)百分比(%)1.广告费元、%974669000.003.002924.0195.664.42%2.策划费用元、%974669000.003.002924.0195.664.42%3.营业税及附加元、%974669000.005.555409.41176.978.16%合计11257.43368.3016.98% 汇总1:经营资金5848.01191.328.83% 汇总2:经营税金及附加5409.41176.978.16%福景花园项目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)项目套数销售收入(万元)1.多层住宅元/2700177904803.302.高层住宅元/300021421264263.603.商业元/80003050024400.004.停车场元/套800005004000.00合计97466.90福景花园项目销售收入与经营税金及附加表序号项目名称合计(万元)第1年第2年第3年第4年第5年1销售收入97466.909546.6919693.3824366.7333913.429946.692经营税金及税金附加5409.41529.841092.981352.351882.19552.042.1 营业税4873.35477.33984.671218.341695.67497.332.2 城市维护建设税341.1333.4168.9385.28118.7034.812.3 教育费附加194.9319.0939.3948.7367.8319.89福景花园项目投资总计划表序号工程项目（费用）名称成本(万元)合计(万元)第1年第2年第3年第4年第5年1开发建设成本54070.0854070.0826315.896938.556938.556938.556938.551.1 一、土地取得费14938.0214938.0214938.021.2 二、勘察、设计前期工程费用4439.324439.324439.321.3 三、建安工程建设费29760.0629760.065952.015952.015952.015952.015952.011.4 四、室外配套工程费771.34771.34154.27154.27154.27154.27154.271.5 五、管理费1546.691546.69309.34309.34309.34309.34309.341.6 六、开发期税费41.8841.888.388.388.388.388.381.7 七、不可预见费2572.772572.77514.55514.55514.55514.55514.552经营资金5848.015848.011462.001169.601169.601169.60877.203经营税金及附加5409.415409.41540.941081.881352.351622.82811.414土地增值税974.6795.47196.93243.67339.1399.475项目总投资66302.1766302.1728414.319386.979704.1710070.118726.635.1 开发产品成本54070.0854070.0826315.896938.556938.556938.556938.555.2 经营成本12232.1012232.102098.412448.422765.623131.561788.08福景花园项目开发建设投资计划表序号工程项目（费用）名称成本(万元)合计(万元)第1年第2年第3年第4年第5年1.一、土地取得费14938.0214938.0214938.021-1-1土地拍卖价款14500.0014500.0014500.001-2-1土地契税435.00435.00435.001-3-6土地初始登记费（10001平方米以上）3.023.023.021-4-1土地证工本费0.000.000.002.二、勘察、设计前期工程费用4439.324439.324439.322-1-1地质勘察费664.90664.90664.902-2-1建筑设计费458.49458.49458.492-3-1-1城市维护建设费（一类住宅）1392.011392.011392.012-3-1-2城市维护建设费（一类商业）420.48420.48420.482-4-1新型建材发展基金244.53244.53244.532-5-1散装水泥专项资金61.1361.1361.132-6-1消防建设费91.7091.7091.702-7-1测量、放样、排污费36.2736.2736.272-8-1监理费489.06489.06489.062-9-1质量监督、安全保险费580.76580.76580.763.三、建安工程建设费29760.0629760.065952.015952.015952.015952.015952.013-1-1桩基础工程1833.971833.97366.79366.79366.79366.79366.793-2-1土建工程25981.2725981.275196.255196.255196.255196.255196.253-3-1室内供电、供水等线路等线路安装1069.821069.82213.96213.96213.96213.96213.963-4-1电梯工程875.00875.00175.00175.00175.00175.00175.004.四、室外配套工程费771.34771.34154.27154.27154.27154.27154.274-1-1道路工程费50.0050.0010.0010.0010.0010.0010.004-2-1室外供水管网工程费250.00250.0050.0050.0050.0050.0050.004-3-1室外排污管网工程费240.00240.0048.0048.0048.0048.0048.004-4-1绿化工程工程费181.34181.3436.2736.2736.2736.2736.274-5-1围墙建设费30.0030.006.006.006.006.006.004-6-1路灯工程费20.0020.004.004.004.004.004.00ZJF直接费51455.4351455.4325792.966415.626415.626415.626415.625.五、管理费1546.691546.69309.34309.34309.34309.34309.345-1-1管理费1546.691546.69309.34309.34309.34309.34309.346.六、开发期税费41.8841.888.388.388.388.388.386-1-1建筑面积测量费24.4524.454.894.894.894.894.896-2-1登记费17.4217.423.483.483.483.483.487.七、不可预见费2572.772572.77514.55514.55514.55514.55514.557-1-1不可预见费2572.772572.77514.55514.55514.55514.55514.55JJF间接费2614.652614.65522.93522.93522.93522.93522.93ZZJ开发建设成本54070.0854070.0826315.896938.556938.556938.556938.55福景花园项目销售投资计划表序号工程项目（费用）名称成本(万元)合计(万元)第1年第2年第3年第4年第5年1.广告费2924.012924.01731.00584.80584.80584.80438.602.策划费用2924.012924.01731.00584.80584.80584.80438.603.营业税及附加5409.415409.41540.941081.881352.351622.82811.41合计11257.4311257.432002.942251.492521.962792.431688.61 汇总1:经营资金5848.015848.011462.001169.601169.601169.60877.20 汇总2:经营税金及附加5409.415409.41540.941081.881352.351622.82811.41福景花园项目分期投资计划表序号工程项目（费用）名称成本(万元)合计(万元)第1期第2期第3期1开发建设成本54070.0854070.0826315.896938.5520815.641.1 一、土地取得费14938.0214938.0214938.021.2 二、勘察、设计前期工程费用4439.324439.324439.321.3 三、建安工程建设费29760.0629760.065952.015952.0117856.041.4 四、室外配套工程费771.34771.34154.27154.27462.801.5 五、管理费1546.691546.69309.34309.34928.011.6 六、开发期税费41.8841.888.388.3825.131.7 七、不可预见费2572.772572.77514.55514.551543.662经营资金5848.015848.011462.001169.603216.413经营税金及附加5409.415409.41540.941081.883786.594土地增值税974.67974.6795.47196.93682.275项目总投资66302.1766302.1728414.319386.9728500.905.1 开发产品成本54070.0854070.0826315.896938.5520815.645.2 经营成本12232.1012232.102098.412448.427685.27福景花园项目投资分类表序号工程项目（费用）名称成本(万元)合计(万元)商业多层住宅高层住宅停车场1开发建设成本54070.0854070.085395.303146.9637893.034935.371.1 一、土地取得费14938.0214938.021490.57869.4210468.771363.501.2 二、勘察、设计前期工程费用4439.324439.32442.97258.383111.14405.211.3 三、建安工程建设费29760.0629760.062969.561732.0820856.252716.421.4 四、室外配套工程费771.34771.3476.9744.89540.5670.411.5 五、管理费1546.691546.69154.3390.021083.94141.181.6 六、开发期税费41.8841.884.182.4429.353.821.7 七、不可预见费2572.772572.77256.72149.741803.03234.842经营资金5848.015848.01583.53340.364098.37533.793经营税金及附加5409.415409.41539.77314.843790.99493.764土地增值税974.67974.6797.2656.73683.0688.975项目总投资66302.1766302.176615.863858.8946465.456051.885.1 开发产品成本54070.0854070.085395.303146.9637893.034935.375.3 经营成本12232.1012232.101220.56711.938572.421116.51福景花园项目资金筹措计划表序号项目名称成本(万元)合计(万元)第1年第2年第3年第4年第5年1投资计划66302.1766302.1728414.319386.979704.1710070.118726.632资金筹措计划66302.1728414.319386.979704.1710070.118726.632.1 资本金23205.7623205.762.2 销售收入43096.415208.549386.979704.1710070.118726.63福景花园项目损益表序号项目名称合计(万元)第1年第2年第3年第4年第5年1经营收入97466.909546.6919693.3824366.7333913.429946.691.1 销售收入97466.909546.6919693.3824366.7333913.429946.692开发建设成本54070.085296.0610924.9713517.5218813.585517.962.1 商品房分摊经营成本54070.085296.0610924.9713517.5218813.585517.963经营资金5848.011462.001169.601169.601169.60877.206经营税金及附加5409.41540.941081.881352.351622.82811.418土地增值税974.6795.47196.93243.67339.1399.479利润总额31164.732152.226319.998083.5811968.282640.6510所得税10284.36710.232085.602667.583949.53871.4111税后利润20880.371441.994234.405416.008018.751769.2411.1 盈余公积金2088.04144.20423.44541.60801.87176.9211.2 公益金2088.04144.20423.44541.60801.87176.9211.3 应付利润16704.291153.593387.524332.806415.001415.39税前全投资投资利润率（%）47.00税后全投资投资利润率（%）31.49税前资本金投资利润率（%）134.30税后资本金投资利润率（%）89.98福景花园项目全投资现金流量表序号项目名称合计(万元)第1年第2年第3年第4年第5年1现金流入97466.909546.6919693.3824366.7333913.429946.691.1 销售收入97466.909546.6919693.3824366.7333913.429946.692现金流出76586.5329124.5411472.5612371.7514019.649598.042.1 开发建设投资(不含利息)54070.0826315.896938.556938.556938.556938.552.2 经营资金5848.011462.001169.601169.601169.60877.202.5 经营税金及附加5409.41540.941081.881352.351622.82811.412.6 土地增值税974.6795.47196.93243.67339.1399.472.7 所得税10284.36710.232085.602667.583949.53871.413净现金流量(税前)31164.73-18867.6210306.4114662.5623843.311220.064累计净现金流量(税前)31164.73-18867.62-8561.206101.3529944.6631164.735折现净现金流量(Ic=20%)(税前)11908.32-15723.017157.238485.2811498.51490.326累计折现净现金流量(Ic=20%)(税前)11908.32-15723.01-8565.78-80.5111418.0011908.327净现金流量(税后)20880.37-19577.858220.8211994.9719893.78348.658累计净现金流量(税后)20880.37-19577.85-11357.03637.9420531.7220880.379折现净现金流量(Ic=20%)(税后)6069.51-16314.875708.906941.549593.84140.1110累计折现净现金流量(Ic=20%)(税后)6069.51-16314.87-10605.97-3664.445929.406069.51税前财务内部收益率(%)57.10财务净现值(Ic=20%)11908.32静态回收期(年)2.58动态回收期(年)3.01税后财务内部收益率(%)39.20财务净现值(Ic=20%)6069.51静态回收期(年)2.95动态回收期(年)3.38福景花园项目资本金现金流量表序号项目名称合计(万元)第1年第2年第3年第4年第5年1现金流入97466.909546.6919693.3824366.7333913.429946.691.1 销售收入97466.909546.6919693.3824366.7333913.429946.692现金流出76586.5329124.5411472.5612371.7514019.649598.042.1 开发建设投资(不含利息)54070.0826315.896938.556938.556938.556938.552.2 经营资金5848.011462.001169.601169.601169.60877.202.5 经营税金及附加5409.41540.941081.881352.351622.82811.412.6 土地增值税974.6795.47196.93243.67339.1399.472.7 所得税10284.36710.232085.602667.583949.53871.413净现金流量(税前)31164.73-18867.6210306.4114662.5623843.311220.064累计净现金流量(税前)31164.73-18867.62-8561.206101.3529944.6631164.735折现净现金流量(Ic=20%)(税前)11908.32-15723.017157.238485.2811498.51490.326累计折现净现金流量(Ic=20%)(税前)11908.32-15723.01-8565.78-80.5111418.0011908.327净现金流量(税后)20880.37-19577.858220.8211994.9719893.78348.658累计净现金流量(税后)20880.37-19577.85-11357.03637.9420531.7220880.379折现净现金流量(Ic=20%)(税后)6069.51-16314.875708.906941.549593.84140.1110累计折现净现金流量(Ic=20%)(税后)6069.51-16314.87-10605.97-3664.445929.406069.51税前财务内部收益率(%)57.10财务净现值(Ic=20%)11908.32静态回收期(年)2.58动态回收期(年)3.01税后财务内部收益率(%)39.20财务净现值(Ic=20%)6069.51静态回收期(年)2.95动态回收期(年)3.38福景花园项目资本来源与应用表序号项目名称合计(万元)第1年第2年第3年第4年第5年1资金来源120672.6632752.4519693.3824366.7333913.429946.691.1 销售收入97466.909546.6919693.3824366.7333913.429946.691.3 自有资金23205.7623205.762资金运用93290.8330278.1314860.0816704.5520434.6411013.432.1 开发建设投资(不含利息)54070.0826315.896938.556938.556938.556938.552.2 经营资金5848.011462.001169.601169.601169.60877.202.3 经营税金及附加5