房地产可行性研究理论-毕业论文外文翻译.docx

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1、河北科技师范学院本科毕业论文外文翻译房地产可行性研究理论 院 系 名 称：城市建设学院 专 业 名 称：工程管理 学 生 姓 名：XXX 学 生 学 号：XXXXXXX 指 导 教 师：XXX 2014年12月28日河北科技师范学院教务处制外文翻译房地产可行性研究理论一、可行性研究的概念可行性研究是指在投资决策前，对与项目有关的市场、资源、工程技术、经济、社会等方面问题进行全面的分析、论证和评价，从而判断项目在技术上是否可行、经济上是否合理，并对多个方案进行优选的科学方法。可行性研究的目的是使决策科学化、程序化，提高决策的可靠性，并为项目的实施和控制提供依据或参考。可行性研究最早应用于20世纪

2、30年代，并从那时起逐步为人们所接受。50年代，新技术不断涌现，企业开始将可行性研究用于技术的成功可行性研究。60年代，人们越来越重视可行性研究的作用，可行性研究成为在投资决策前必须认真完成的工作。随着可行性研究的应用和推广，可行性研究已经具有了一套完整的方法体系。我国20世纪70年代开始引进可行性研究方法并在政府主导下加以推广。我国进行可行性研究的主要参考文献有联合国工业发展组织在1978年、1980年分别编写的工业可行性研究手册和工业项目评价手册。1981 年，国家计委明确“把可行性研究作为建设前期工作中的一个重要的技术经济论证阶段纳入基本建设程序”。1983年2月，国家计委正式颁布了关于

3、建设项目进行可行性研究的试行管理办法，对可行性研究的原则、编制程序、编制内容、审查办法等做了详细规定，指导我国的可行性研究工作。1987年颁布的建设项目经济评价方法与参数，又进一步提高了我国可行性研究工作的科学化、程序化。房地产项目的特点和我国房地产开发实践表明，开发项目的关键是决策，开发商应该高度重视可行性研究工作的开展。改革开放初期，我国房地产刚刚起步，开发商没有重视可行性研究的作用。因为在当时的环境下开发商没有意识到房地产的风险，靠投机就可以取得成功。随着房地产市场的逐步规范，房地产投资机会越来越少。投资房地产只有靠合法经营，不断提高决策水平，才能取得开发收益。可行性研究在项目投资实践中

4、的作用主要体现在以下几方面： （一）可行性研究是投资决策的重要依据项目投资决策，尤其是大型项目的投资决策的科学合理，是建立在根据详细可靠的市场预测、成本分析和效益估算所进行的对项目的评价和分析基础上的。可行性研究完成的经济评价和分析是投资决策的重要依据。 （二）可行性研究是项目审批的依据在我国，投资项目必须列入国家的投资计划。尤其是房地产项目要经过政府相关职能部门立项、审批，而立项审批的依据之一就是可行性研究。 （三）可行性研究是项目资金筹措的依据房地产开发项目可行性研究对房地产项目的经济、财务指标进行了分析，从中可以了解项目的筹资还本能力和经营效益获取能力。银行等金融机构提供贷款是根据流动性

5、、收益性和安全性三原则，可行性研究可以为金融机构提供项目获利信息。因此，可行性研究也是企业筹集资金和金融机构提供信贷的依据。（四）可行性研究是编制设计任务书的依据可行性研究对开发项目的建议规模、建设项目的内容及建设标准等都做出了安排，这些正是项目设计任务书的内容。 （五）可行性研究是开发商与各方签订合同的依据开发商在可行性研究确定的项目实施方案框架内，按部就班地落实项目的前期工作，与设计、供应、资金融通等部门商订有关协议。因此，可行性研究也是开发商与各方签订合同的依据。 二、可行性研究的步骤 可行性研究按下列步骤进行：（一）组织准备进行可行性研究首先要求组建研究班子，具体负责可行性研究的构想、

6、经费筹集、制定研究计划等。由于可行性研究是一个相当复杂的智力活动，研究班子的成员应包括了解房地产市场的专家、熟悉地产开发的工程技术人员、熟悉城市规划及管理的专家，领导班子应由熟悉房地产市场、工程技术、经济管理和经营，并善于进行协调工作的专业人员主持。 （二）资料收集及市场调查收集的资料主要有政府的方针、政策，城市规划资料，各类资源资料，有关社会经济发展、交通、地质、气象等方面的技术资料以及房地产市场分析的资料等。现场实际调查主要包括投资现场的自然、经济、社会、技术现状的调查，如居民人数、户数及结构现状调查，市政基础设施状况调查，地上地下障碍物调查，非居民户生产经营状况调查等。 （三）开发方案的

7、设计和评价、选择对于开发项目而言，可以有不同的开发方案加以实施。每一种开发方案都有各自的特点，根据不同的开发方案舍得到不同的经济效益和社会效益。 （四）详细研究采取先进的技术经济分析方法，对优选出的项目开发方案进行财务评价、国民经济评价，分析项目的可行性。 （五）编写研究报告书可行性研究报告书是对可行性研究全过程的描述内容要与研究内容相同，内容全面、翔实。 三、房地产可行性研究的内容 房地产可行性研究的内容包括项目的必要性分析、实施的可能性分析和技术经济评价。可行性研究根据研究所处的阶段和研究的详细程度包括投资机会研究、初步可行性研究和详细可行性研究三个阶段。房地产开发项目可行性研究具体包括以

8、下内容： （一）项目概况主要包括项目名称及其背景，开发项目所具备的自然、经济、水文地质等基本条件，开发对象的社会经济发展前景以及项目开发的宗旨、规模、功能和主要技术经济指标等。（二）市场分析和需求预测在深入调查和充分掌握各类资料的基础上，对将开发项目的市场需求及市场供给状况进行科学的分析并做出客观的预测，包括开发成本、市场售价、销售对象及开发周期、销售期等的预测。 （三）规划方案的优选在对可供选择的规划方案进行分析、比较的基础上优选出最为合理、可行的方案作为最后方案，并对其进行详细描述，包括选定方案的建筑物布局、功能分区、市政基础设施分布、建筑物及项目的主要技术参数和技术经济指标和控制性规划技

9、术指标等。 （四）开发进度安排对开发进度进行合理的时间安排，可以按照前期工程、主体工程、附属工程，交工验收等阶段安排好开发项目的进度。作为大型开发项目，由于建设期长、投资额大，一般需要进行分期开发，这就需要对各期开发的内容同时做出统筹安排。 （五）项目投资估算对开发项目所涉及的成本费用进行分析估计。房地产开发项目涉及的成本费用主要有土地费用、前期工程费、建筑安装工程费、市政基础设施费用、公共配套设施费用、期间费用及各种税费。要说明费用估算依据和估算范围。就估算的精度而言，没有必要像预算那样精确，但应充分注意各项费用在不同建设期的变化情况，力争和未来事实相符，提高评价的准确性。 （六）资金的筹措

10、方案和筹措成本估算根据项目的投资估算和投资安排。合理估算资金需求量，制订筹资方案，并对筹资成本进行计算和分析。房地产项目投资额巨大，开发商务必在投资前做好对资金的安排，通过不同方式筹措资金，保证项目的正常运行。 （七）财务评价财务评价是依据国家现行财税制度、现行价格和有关法规，从项目角度对项目的赢利能力、偿债能力和外汇平衡等项目财务状况进行分析，并借以考察项目财务可行性的一种方法。其内容包括项目的销售预测、成本预测基础上进行预计损益表、预计资产负债表、预计财务现金流量表的编制，债务偿还表、资金来源与运用表的编制，以及进行财务评价指标和偿债指标的计算，如财务净现值、财务内部收益率、投资回收期、债

11、务偿还期、资产负债率等。据此分析投资的效果。（八）风险分析风险分析是可行性研究的一项重要内容，包括盈亏平衡分析、敏感性分析和概率分析等内容。风险分析通过对影响投资效果的社会、经济、环境、政策、市场等因素的分析，了解各因素对项目的影响性质和程度，为项目运作过程中对关键因素进行控制提供可靠依据。同时根据风险的可能性为投资者了解项目的风险大小及风险来源提供参考。结论房地产投资具有资金投入量大、回收期长，经营风险高的特点。房地产建设项目决策一旦失误不但浪费大量的人力、物力、财力，加重企业债务负担，给开发商带来致命性打击；而且还会导致银行贷款沉淀，甚至影响城市合理性开发进程。然而，我国大部分房地产开发商

12、仍沉浸在房地产业遍地黄金的市场观念中，存在盲目捞几桶金的思想，所有烂尾工程都是开发商在房地产建设项目前期决策时，根本就不作深入的市场调研和全面的可行性分析所造成的；另外，虽然有些房地产建设项目有可行性研究报告，但大多是一堆用于争取政府审批立项的文字游戏和数字游戏，钻政府审批环节把关不严格的空子，结果在这场游戏中，开发商往往套牢了自己。因此，注重并加强房地产建设项目可行性研究工作是尤为重要和紧迫的。The Feasibility Research Based On Real Estate Cases1 The Concept of Feasibility StudyThe feasibility

13、 study refers to the investment decision, related to the project market, resources, engineering technology, economic, social and other aspects of comprehensive analysis, argumentation and evaluation, to determine whether the project is feasible in technology, the economy is reasonable, and scientifi

14、c method is preferred to many schemes. The feasibility study is designed to make the decision-making scientific, procedural, improve the reliability of the decision, and provide the basis and references for the implementation and control of the project. The feasibility study was first used in twenti

15、eth Century in 30, and since then gradually accepted by the people. In 50, the emergence of new technology, the enterprises begin to research the feasibility of the feasibility study for the success of technology. In 60, people pay more attention to the role of the feasibility study, feasibility stu

16、dy has become the serious must be completed before the investment decision of the work. With the application and popularization of the feasibility study, feasibility study has a complete set of method system. Chinas twentieth Century 70s began to introduce the method and to promote the feasibility s

17、tudy under the guidance of the government. The main references feasibility study in our country has the United Nations Industrial Development Organization were written in 1978 1980 , Handbook of industrial feasibility studies and Industrial Project Evaluation Handbook. In 1981, the State Development

18、 Planning Commission to clear the feasibility study as a preliminary work in the construction of an important technical and economic demonstration phase into the basic construction procedure. In 1983 February, the State Development Planning Commission formally promulgated the on the construction of

19、the project feasibility study management approach trial, the feasibility study of the principle, content, program compilation, review methods to do the detailed provisions, and guide the work of the feasibility study in china. 1987 promulgated the construction project economic evaluation methods and

20、 parameters, and further enhance the feasibility research work in China, the scientific program. Shows the characteristics of real estate projects and the development of Chinas real estate practice, key development project is decision-making, developers should carry out feasibility study work highly

21、 valued. Initial stage of reforming and opening, our country has just started in real estate, developers do not attach importance to the role of the feasibility study. Because at that time under the environment of the developers are not aware of the risk of real estate, by speculation can succeed. W

22、ith the gradual standardization of the real estate market, real estate investment opportunities become less and less. Investment in real estate only legitimate business, and constantly improve the level of decision-making, in order to achieve the development proceeds. The role of the feasibility stu

23、dy of the project investment in practice is mainly reflected in the following aspects:1.1 Feasibility Study Is An Important Basis for Investment DecisionThe project investment decision, especially the large project investment decision is scientific and reasonable, is built on the basis of market for

24、ecasts, with reliable cost analysis and benefit evaluation of foundation of project evaluation and Analysis on the. The economic evaluation of the feasibility study completed and analysis is an important basis for investment decision-making.1.2 The Feasibility Study Is The Basis for Project Approval

25、In China, investment projects must be included in the national investment plan. Especially real estate projects to the relevant functional departments of the government, through the project examination and approval, and one of the approval of the project is the basis of the feasibility study.1.3 The

26、 Feasibility Study Is The Basis for Project FinancingEconomic, financial indicators of real estate development project feasibility study on real estate project is analyzed, from which we can understand the project principal fund-raising capacity and operating efficiency acquisition ability. Banks an

27、d other financial institutions to provide loans are based on liquidity, profitability and safety of three principles, feasibility study can provide information for financial institutions, project profit. Therefore, the feasibility study is also the enterprise to raise funds and financial institution

28、s to provide credit basis.1.4 Feasibility Study Is Prepared on The Basis of Design TasksFeasibility study on development projects proposed scale, construction project content and construction standards have made arrangements, these are the project design tasks book.1.5 The Feasibility Study Is The B

29、asis of All Parties Signed The Contract With The DevelopersDevelopers determine in feasibility study of project implementation in the framework of the programme, follow the prescribed order to implement the project preparatory work, ordered relevant agreements with the design, supply, financing and

30、other departments. Therefore, the feasibility study is the developer and the parties signed the contract on the basis of.2 Feasibility StudyThe feasibility study according to the following steps:2.1 Organization and PreparationThe feasibility study of organizing the research team first, conception,

31、specifically responsible for the feasibility study of raising funds, develop the research plan etc. The feasibility study is a very complex mental activity, members of the research team should include the understanding of the real estate market experts, familiar with engineering and technical person

32、nel, the real estate development expert of familiar city planning and management, leadership should be familiar with the real estate market, engineering technology, economic management and business, and good at coordinating the work of the professional hosting.2.2 Data Collection and Market SurveyTh

33、e collected data are mainly government policy, city planning information, all kinds of resource information, analysis of technical information about the social and economic development, transportation, geological, meteorological and other aspects and the real estate market information etc. Investiga

34、tion and field investigation mainly includes the present situation of natural, economic, social, technological investment field, such as the number of the number of residents, and current situation of structure investigation, survey of municipal infrastructure status, investigation of underground ob

35、stacles on the ground, non household production and business investigation.2.3 Selection of Design and Evaluation Development SchemesFor development projects, can have different development program to be implemented. For each scheme has its own characteristics, according to different development pro

36、gram willing to different social and economic benefits.2.4 A Detailed Study.Take technical economy advanced analysis method, carries on the financial appraisal of project development, selection of the national economic evaluation, feasibility analysis of the project.2.5 Write the Research Report.The

37、 feasibility study report is to describe the research content of the whole process of feasibility should be the same and the research content, the content of a comprehensive, detailed.3 The Real Estate Feasibility Study ContentReal estate feasibility study includes the possibility analysis and evalu

38、ation of technology and economy analysis, the necessity of implementation of the project. The feasibility study stage and study according to the degree of detail of the including of investment opportunity study, preliminary feasibility studies and detailed feasibility study stage three.The feasibili

39、ty study of real estate development projects include the following contents:3.1 Project OverviewMainly include the name of the project and its background, basic condition of nature, economy, hydrogeological development project has the development object, social economic development and project devel

40、opment purpose, scale, function and main technical and economic indexes etc.3.2 Market Analysis and Demand ForecastBased on a thorough investigation and fully grasp all kinds of information, market demand and supply situation of development projects will be carried out scientific analysis and make o

41、bjective forecast, including the prediction of the development cost, market price, sales targets and development period, sales period etc.3.3 Preferably PlanIn the planning scheme on the alternative analysis, based on the comparison of selected the most reasonable, feasible scheme as the final schem

42、e, and makes a detailed description of the selected scheme, including building layout, function zoning, municipal infrastructure distribution, main technical parameters and the building project and technical and economic indexes and control planning and technical index etc.3.4 Development ScheduleTh

43、e development progress of reasonable time arrangement, can according to the preliminary engineering, the main part of the project, project completion and acceptance stage affiliated, arrange the project development schedule. As a large-scale development projects, because of long construction period,

44、 large amount of investment, the general need for phased development, which requires for each stage of development the content at the same time to make the overall plan arrangement.3.5 Estimated Investment of projectWhich relates to the cost of development projects cost analysis estimation. Real est

45、ate development projects involving cost mainly land costs, preliminary engineering costs, construction and installation engineering fees, municipal infrastructure costs, public facilities fees, period costs and various taxes and fees. To illustrate the basis and the range of estimated cost estimatio

46、n. On the estimation accuracy, not necessary as the budget so precise, but should pay full attention to the cost variation in the different construction stage, strive and future fact, improve the accuracy of evaluation.3.6 Scheme of Raising Funds and Financing Cost Estimate According to the project

47、investment estimation and investment arrangements. Reasonable to estimate capital demand, develop financing plan, and the financing cost calculation and analysis. Real estate project investment is huge, development business will be in the investment before the good arrangements for capital funds, ra

48、ising funds through different ways, ensure the normal operation of the project.3.7 The Financial EvaluationThe financial evaluation is the basis of national fiscal and taxation system, the current price and the related laws and regulations, carries on the analysis the financial situation of the projects profit ability, debt paying ability and the foreign exchange balance project from the project point of view, and in order to investigate the fe