某项目投资估算与资金筹措运作方案49225.docx

福景集团福景花园项目投资估算及资金筹措运作方案【第十二部部分 福景花花园投资资可行性性研究报报告及融融资方案案】广西福景投投资集团团有限公公司投资资开发中中心编制制2005年年10月月福景花园项项目总介介项目编号：福景花花园 200051998号项目名称：福景花花园 总投资：6663002.117万元 楼面面造价：21669.113元/总占地面积积：1226,0000 建筑面面积：3305,7122建筑密度：29.2% 容容积率：2.330 绿化化率：330%建设单位：广西福福景投资资集团有有限公司司项目负责人人：福景景集团总总经理编制单位：广西福福景投资资集团有有限公司司投资开开发中心心编制负责人人：投资资开发中中心、总总经理 编制制审核人人：投资资开发中中心、副副总经理理编制人：投投资开发发中心、经经理、首首席投资资师 编制日日期：220055-100-9福景花园项项目总成成本表编码工程项目（费费用）名名称造价或费用用(万元元)楼面造价(元/MM2)百分比(%)1开发建设成成本540700.0881768.9581.566%1.1 一、土土地取得得费149388.022488.77122.544%1.2 二、勘勘察、设设计前期期工程费费用4439.32145.2246.7%1.3 三、建建安工程程建设费费297600.066973.66344.899%1.4 四、室室外配套套工程费费771.33425.2331.17%1.5 五、管管理费1546.6950.6002.34%1.6 六、开开发期税税费41.8881.370.07%1.7 七、不不可预见见费2572.7784.1773.89%2经营资金5848.01191.3328.83%3经营税金及及附加5409.41176.9978.16%4土地增值税税974.66731.8991.48%5项目总投资资663022.1772169.13100%5.1 开发产产品成本本540700.0881768.9581.566%5.2 经营成成本122322.100400.11818.455%福景花园项项目成本本计算表表编码工程项目（费费用）名名称计量单位工程量单价或费率率造价或费用用(万元)楼面造价(元/M22)百分比(%)1.一、土地取取得费149388.022488.77122.544%1-1-11土地拍卖价价款项1.0014500000000.000145000.000474.33821.877%1-2-11土地契税元、%14500000000.0003.00435.00014.2330.66%1-3-66土地初始登登记费（10001平方米以上）平方米1208990.0000.253.020.100.01%1-4-11土地证工本本费项1.0010.0000.000.000.01%2.二、勘察、设设计前期期工程费费用4439.32145.2246.7%2-1-11地质勘察费费平方米1208990.00055.000664.99021.7551.01%2-2-11建筑设计费费平方米3056662.00015.000458.44915.0000.7%2-3-11-1城市维护建建设费（一一类住宅宅）平方米2320002.00060.0001392.0145.5442.1%2-3-11-2城市维护建建设费（一一类商业业）平方米584000.00072.000420.44813.7660.64%2-4-11新型建材发发展基金金平方米3056662.0008.00244.5538.000.37%2-5-11散装水泥专专项资金金平方米3056662.0002.0061.1332.000.1%2-6-11消防建设费费平方米3056662.0003.0091.7003.000.14%2-7-11测量、放样样、排污污费平方米1208990.0003.0036.2771.190.06%2-8-11监理费平方米3056662.00016.000489.00616.0000.74%2-9-11质量监督、安安全保险险费平方米3056662.00019.000580.77619.0000.88%3.三、建安工工程建设设费297600.066973.66344.899%3-1-11桩基础工程程平方米3056662.00060.0001833.9760.0002.77%3-2-11土建工程平方米3056662.000850.000259811.277850.00039.199%3-3-11室内供电、供供水等线线路等线线路安装装平方米3056662.00035.0001069.8235.0001.62%3-4-11电梯工程项25.0003500000.000875.00028.6331.32%4.四、室外配配套工程程费771.33425.2331.17%4-1-11道路工程费费平方米5000.00100.00050.0001.640.08%4-2-11室外供水管管网工程程费米5000.00500.000250.0008.180.38%4-3-11室外排污管管网工程程费米6000.00400.000240.0007.850.37%4-4-11绿化工程工工程费平方米362677.00050.000181.3345.930.28%4-5-11围墙建设费费米3000.00100.00030.0000.980.05%4-6-11路灯工程费费项1.002000000.00020.0000.650.04%ZJF直接费(11.+22.+33.+44.+55.共55项的和和)514555.4331683.4177.611%5.五、管理费费1546.6950.6002.34%管理费元、%51556625776.8883.001546.6950.6002.34%6.六、开发期期税费41.8881.370.07%6-1-11建筑面积测测量费平方米3056662.0000.8024.4550.800.04%6-2-11登记费平方米2904002.0000.6017.4220.570.03%7.七、不可预预见费2572.7784.1773.89%不可预见费费元、%51455542995.8815.002572.7784.1773.89%JJF间接费(66.+77.+88.+99.+110.+11.共6项项的和)2614.6585.5443.95%ZZJ开发建设成成本(直直接费+间接费费)540700.0881768.9581.566%福景花园项项目销售售成本计计算表编码工程项目（费费用）名名称计量单位工程量单价或费率率造价或费用用(万元)楼面造价(元/M22)百分比(%)1.广告费元、%97466690000.0003.002924.0195.6664.42%2.策划费用元、%97466690000.0003.002924.0195.6664.42%3.营业税及附附加元、%97466690000.0005.555409.41176.9978.16%合计112577.433368.33016.988% 汇总11:经营营资金5848.01191.3328.83% 汇总22:经营税税金及附附加5409.41176.9978.16%福景花园项项目销售售收入表表序号楼层、单元元或楼房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/27001779004803.302.高层住宅元/30002142112642633.6003.商业元/8000305000244000.0004.停车场元/套8000005004000.00合计974666.900福景花园项项目销售售收入与与经营税税金及附附加表序号项目名称合计(万元元)第1年第2年第3年第4年第5年1销售收入974666.9009546.69196933.388243666.733339133.4229946.692经营税金及及税金附附加5409.41529.8841092.981352.351882.19552.0042.1 营业税税4873.35477.333984.6671218.341695.67497.3332.2 城市维维护建设设税341.11333.41168.93385.288118.77034.8112.3 教育费费附加194.99319.09939.39948.73367.83319.899福景花园项项目投资资总计划划表序号工程项目（费费用）名名称成本(万元元)合计(万元元)第1年第2年第3年第4年第5年1开发建设成成本540700.088540700.088263155.8996938.556938.556938.556938.551.1 一、土土地取得得费149388.022149388.022149388.0221.2 二、勘勘察、设设计前期期工程费费用4439.324439.324439.321.3 三、建建安工程程建设费费297600.066297600.0665952.015952.015952.015952.015952.011.4 四、室室外配套套工程费费771.334771.334154.227154.227154.227154.227154.2271.5 五、管管理费1546.691546.69309.334309.334309.334309.334309.3341.6 六、开开发期税税费41.88841.8888.388.388.388.388.381.7 七、不不可预见见费2572.772572.77514.555514.555514.555514.555514.5552经营资金5848.015848.011462.001169.601169.601169.60877.2203经营税金及及附加5409.415409.41540.9941081.881352.351622.82811.4414土地增值税税974.66795.477196.993243.667339.11399.4775项目总投资资663022.177663022.177284144.3119386.979704.17100700.1118726.635.1 开发产产品成本本540700.088540700.088263155.8996938.556938.556938.556938.555.2 经营成成本122322.100122322.1002098.412448.422765.623131.561788.08福景花园项项目开发发建设投投资计划划表序号工程项目（费费用）名名称成本(万元元)合计(万元元)第1年第2年第3年第4年第5年1.一、土地取取得费149388.022149388.022149388.0221-1-11土地拍卖价价款145000.000145000.000145000.0001-2-11土地契税435.000435.000435.0001-3-66土地初始登登记费（10001平方米以上）3.023.023.021-4-11土地证工本本费0.000.000.002.二、勘察、设设计前期期工程费费用4439.324439.324439.322-1-11地质勘察费费664.990664.990664.9902-2-11建筑设计费费458.449458.449458.4492-3-11-1城市维护建建设费（一一类住宅宅）1392.011392.011392.012-3-11-2城市维护建建设费（一一类商业业）420.448420.448420.4482-4-11新型建材发发展基金金244.553244.553244.5532-5-11散装水泥专专项资金金61.13361.13361.1332-6-11消防建设费费91.70091.70091.7002-7-11测量、放样样、排污污费36.27736.27736.2772-8-11监理费489.006489.006489.0062-9-11质量监督、安安全保险险费580.776580.776580.7763.三、建安工工程建设设费297600.066297600.0665952.015952.015952.015952.015952.013-1-11桩基础工程程1833.971833.97366.779366.779366.779366.779366.7793-2-11土建工程259811.277259811.2775196.255196.255196.255196.255196.253-3-11室内供电、供供水等线线路等线线路安装装1069.821069.82213.996213.996213.996213.996213.9963-4-11电梯工程875.000875.000175.000175.000175.000175.000175.0004.四、室外配配套工程程费771.334771.334154.227154.227154.227154.227154.2274-1-11道路工程费费50.00050.00010.00010.00010.00010.00010.0004-2-11室外供水管管网工程程费250.000250.00050.00050.00050.00050.00050.0004-3-11室外排污管管网工程程费240.000240.00048.00048.00048.00048.00048.0004-4-11绿化工程工工程费181.334181.33436.27736.27736.27736.27736.2774-5-11围墙建设费费30.00030.0006.006.006.006.006.004-6-11路灯工程费费20.00020.0004.004.004.004.004.00ZJF直接费514555.433514555.433257922.9666415.626415.626415.626415.625.五、管理费费1546.691546.69309.334309.334309.334309.334309.3345-1-11管理费1546.691546.69309.334309.334309.334309.334309.3346.六、开发期期税费41.88841.8888.388.388.388.388.386-1-11建筑面积测测量费24.45524.4554.894.894.894.894.896-2-11登记费17.42217.4223.483.483.483.483.487.七、不可预预见费2572.772572.77514.555514.555514.555514.555514.5557-1-11不可预见费费2572.772572.77514.555514.555514.555514.555514.555JJF间接费2614.652614.65522.993522.993522.993522.993522.993ZZJ开发建设成成本540700.088540700.088263155.8996938.556938.556938.556938.55福景花园项项目销售售投资计计划表序号工程项目（费费用）名名称成本(万元元)合计(万元元)第1年第2年第3年第4年第5年1.广告费2924.012924.01731.000584.880584.880584.880438.6602.策划费用2924.012924.01731.000584.880584.880584.880438.6603.营业税及附附加5409.415409.41540.9941081.881352.351622.82811.441合计112577.433112577.4332002.942251.492521.962792.431688.61 汇总11:经营营资金5848.015848.011462.001169.601169.601169.60877.220 汇总22:经营税税金及附附加5409.415409.41540.9941081.881352.351622.82811.441福景花园项项目分期期投资计计划表序号工程项目（费费用）名名称成本(万元元)合计(万元元)第1期第2期第3期1开发建设成成本540700.088540700.088263155.8996938.55208155.6441.1 一、土土地取得得费149388.022149388.022149388.0221.2 二、勘勘察、设设计前期期工程费费用4439.324439.324439.321.3 三、建建安工程程建设费费297600.066297600.0665952.015952.01178566.0441.4 四、室室外配套套工程费费771.334771.334154.227154.227462.8801.5 五、管管理费1546.691546.69309.334309.334928.0011.6 六、开开发期税税费41.88841.8888.388.3825.1331.7 七、不不可预见见费2572.772572.77514.555514.5551543.662经营资金5848.015848.011462.001169.603216.413经营税金及及附加5409.415409.41540.9941081.883786.594土地增值税税974.667974.66795.477196.993682.2275项目总投资资663022.177663022.177284144.3119386.97285000.9005.1 开发产产品成本本540700.088540700.088263155.8996938.55208155.6445.2 经营成成本122322.100122322.1002098.412448.427685.27福景花园项项目投资资分类表表序号工程项目（费费用）名名称成本(万元元)合计(万元元)商业多层住宅高层住宅停车场1开发建设成成本540700.088540700.0885395.303146.96378933.0334935.371.1 一、土土地取得得费149388.022149388.0221490.57869.442104688.7771363.501.2 二、勘勘察、设设计前期期工程费费用4439.324439.32442.997258.3383111.14405.2211.3 三、建建安工程程建设费费297600.066297600.0662969.561732.08208566.2552716.421.4 四、室室外配套套工程费费771.334771.33476.97744.899540.55670.4111.5 五、管管理费1546.691546.69154.33390.0221083.94141.1181.6 六、开开发期税税费41.88841.8884.182.4429.3553.821.7 七、不不可预见见费2572.772572.77256.772149.7741803.03234.8842经营资金5848.015848.01583.553340.3364098.37533.7793经营税金及及附加5409.415409.41539.777314.8843790.99493.7764土地增值税税974.667974.66797.26656.733683.00688.9775项目总投资资663022.177663022.1776615.863858.89464655.4556051.885.1 开发产产品成本本540700.088540700.0885395.303146.96378933.0334935.375.3 经营成成本122322.100122322.1001220.56711.9938572.421116.51福景花园项项目资金金筹措计计划表序号项目名称成本(万元元)合计(万元元)第1年第2年第3年第4年第5年1投资计划663022.177663022.177284144.3119386.979704.17100700.1118726.632资金筹措计计划663022.177284144.3119386.979704.17100700.1118726.632.1 资本金金232055.766232055.7662.2 销售收收入430966.4115208.549386.979704.17100700.1118726.63福景花园项项目损益益表序号项目名称合计(万元元)第1年第2年第3年第4年第5年1经营收入974666.9009546.69196933.388243666.733339133.4229946.691.1 销售收收入974666.9009546.69196933.388243666.733339133.4229946.692开发建设成成本540700.0885296.06109244.977135177.522188133.5885517.962.1 商品房房分摊经经营成本本540700.0885296.06109244.977135177.522188133.5885517.963经营资金5848.011462.001169.601169.601169.60877.2206经营税金及及附加5409.41540.9941081.881352.351622.82811.4418土地增值税税974.66795.477196.993243.667339.11399.4779利润总额311644.7332152.226319.998083.58119688.2882640.6510所得税102844.366710.2232085.602667.583949.53871.44111税后利润208800.3771441.994234.405416.008018.751769.2411.1 盈余公公积金2088.04144.220423.444541.660801.887176.99211.2 公益金金2088.04144.220423.444541.660801.887176.99211.3 应付利利润167044.2991153.593387.524332.806415.001415.39税前全投资投资资利润率率（%）47.000税后全投资投资资利润率率（%）31.499税前资本金投资资利润率率（%）134.330税后资本金投资资利润率率（%）89.988福景花园项项目全投投资现金金流量表表序号项目名称合计(万元元)第1年第2年第3年第4年第5年1现金流入974666.9009546.69196933.388243666.733339133.4229946.691.1 销售收收入974666.9009546.69196933.388243666.733339133.4229946.692现金流出765866.533291244.544114722.566123711.755140199.6449598.042.1 开发建建设投资资(不含利利息)540700.088263155.8996938.556938.556938.556938.552.2 经营资资金5848.011462.001169.601169.601169.60877.2202.5 经营税税金及附附加5409.41540.9941081.881352.351622.82811.4412.6 土地增增值税974.66795.477196.993243.667339.11399.4772.7 所得税税102844.366710.2232085.602667.583949.53871.4413净现金流量量(税前前)311644.733-188667.662103066.411146622.566238433.3111220.064累计净现金金流量(税前)311644.733-188667.662-85611.2006101.35299444.666311644.7335折现净现金金流量(Ic=20%)(税税前)119088.322-157223.0017157.238485.28114988.511490.3326累计折现净净现金流流量(IIc=220%)(税前前)119088.322-157223.001-85655.788-80.551114188.000119088.3227净现金流量量(税后后)208800.377-195777.8858220.82119944.977198933.788348.6658累计净现金金流量(税后)208800.377-195777.885-113557.003637.994205311.722208800.3779折现净现金金流量(Ic=20%)(税税后)6069.51-163114.8875708.906941.549593.84140.11110累计折现净净现金流流量(IIc=220%)(税后后)6069.51-163114.887-106005.997-36644.4445929.406069.51税前财务内部收收益率(%)57.100财务净现值值(Icc=200%)119088.322静态回收期期(年)2.58动态回收期期(年)3.01税后财务内部收收益率(%)39.200财务净现值值(Icc=200%)6069.51静态回收期期(年)2.95动态回收期期(年)3.38福景花园项项目资本本金现金金流量表表序号项目名称合计(万元元)第1年第2年第3年第4年第5年1现金流入974666.9009546.69196933.388243666.733339133.4229946.691.1 销售收收入974666.9009546.69196933.388243666.733339133.4229946.692现金流出765866.533291244.544114722.566123711.755140199.6449598.042.1 开发建建设投资资(不含利利息)540700.088263155.8996938.556938.