南川2号楼价格1017.xls

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1、中中央央花花园园项项目目2#2#楼楼房房源源定定价价原原则则（一）、定价前说明 1、本项目处于南川新城开发区，周边配套和环境处于规划中，很大程度上影响了本案的销售价格。且从近期竞争个案销售情况不佳的情况下，客户购买欲望不强，影响本案去化速度。建议均价：4303元/2、本项目属于综合性大型社区，产品类型较多，所以采用“相关要素加权法”进行定价，即根据各项有关因素对价格的影响程度的不同，分别加权以计算出最终的价格。3、相关要素包含：边界因素、景观因素、朝向因素、平面因素、立面系数等。（二）、系数制定原则 1、边界因素：主要考虑安全性、临路口的噪音等问题，故临近小区边界的该系数一般低于1。2、景观因

2、素：主要以是否面对集中绿地或社区景观为标准。户前绿地景观越好，则系数越高。3、朝向因素：以人们的朝向居住习惯和房屋实际朝向为依据的。4、平面系数：同栋楼里，同一楼层的户型优缺及面积大小不同，相应系数不同。5、立面系数：同栋楼里，不同楼层的定价系数。（三）、单价 单价均价边界系数平面系数景观系数朝向系数立面系数（四）、总价 总价单价建筑面积+特殊可用面积*1000元/（五）、销售总金额 销售总金额（总价）（六）、销售平均价 销售均价销售总金额总销售建筑面积2#楼房源系数综合系数：房号1234边界因素0.99000.98500.98500.9900景观因素0.99000.98000.98000.9

3、800朝向因素1.01001.01001.01001.0100平面系数1.00001.01001.01001.0000综合系数0.98990.98470.98470.9799立面系数楼层2345立面系数0.99040.99160.99160.9928楼层11121314立面系数1.00001.00121.00241.0024特殊房型：房号2-62-73-13-2可用平台面积13.0050.0059.0030.50总价累加额13000.0050000.0059000.0030500.00 1、根据特殊户型可用面积的大小，在系数定制的总价基础上，以1000/的单价计算，作最终总价累加。定价说明：1

4、、从本次2#楼定价因素看，主要是平面系数上差异较大，故定价时主要对上述因素做调整。2、在平面系数中已考虑户型面积大小及布局等综合因素，但面积大小为主导。3、为确保销售，将5号房与8号房的价差拉大。4、6号房离对面楼栋距离近，视野被遮挡，故调低景观系数。5、因3楼部分户型连接商铺天台，故立面系数相对调高。6、因为5号房和6号房在3楼没有平台，故在立面系数上不做特意调高。7、目前市场环境不明朗，周边楼盘销售都不理想，客户本身存在观望情绪，本轮定价依市场行情决定，后续可根据市场而变动。56781.00001.01001.01501.02501.01001.01501.02001.02501.0000

5、0.99000.98500.98501.01000.99500.99000.98501.02011.00981.00961.01936789100.99400.99520.99640.99760.9988中中央央花花园园项项目目2#2#楼楼房房源源定定价价原原则则 1、本项目处于南川新城开发区，周边配套和环境处于规划中，很大程度上影响了本案的销售价格。且从近期竞争个案销售情况不佳的情况下，客户购买欲望不强，影响本案去化速度。建议均价：4303元/2、本项目属于综合性大型社区，产品类型较多，所以采用“相关要素加权法”进行定价，即根据各项有关因素对价格的影响程度的不同，分别加权以计算出最终的价格。

6、1、边界因素：主要考虑安全性、临路口的噪音等问题，故临近小区边界的该系数一般低于1。2、景观因素：主要以是否面对集中绿地或社区景观为标准。户前绿地景观越好，则系数越高。2#楼房源系数15161718191.00361.00481.00601.00721.00843-33-43-830.5038.3045.0030500.0038300.0045000.00 1、根据特殊户型可用面积的大小，在系数定制的总价基础上，以1000/的单价计算，作最终总价累加。1、从本次2#楼定价因素看，主要是平面系数上差异较大，故定价时主要对上述因素做调整。7、目前市场环境不明朗，周边楼盘销售都不理想，客户本身存在观

7、望情绪，本轮定价依市场行情决定，后续可根据市场而变动。1、本项目处于南川新城开发区，周边配套和环境处于规划中，很大程度上影响了本案的销售价格。且从近期竞争个案销售情况不佳的情况下，客户购买欲望不强，影响本案去化速度。建议均价：4303元/2、本项目属于综合性大型社区，产品类型较多，所以采用“相关要素加权法”进行定价，即根据各项有关因素对价格的影响程度的不同，分别加权以计算出最终的价格。201.00242#2#楼楼销销售售表表价价价价目目表表备备注注：总总建建筑筑面面积积12133.5212133.52平平方方米米；总总销销售售金金额额：5642162656421626元元；销销售售均均价价46

8、50.064650.06元元/平平方方米米。房房号号1 1名名义义层层物物理理层层建建筑筑面面积积套套内内面面积积套套内内单单价价建建面面单单价价总总房房款款2 22 293.4674.145842.454634.704331593 33 385.7167.996309.335004.924289714 44 485.7167.995735.724549.893899715 55 585.7167.995742.654555.393904436 66 685.7167.995749.594560.903909147 77 785.7167.995756.524566.403913868 88

9、885.7167.995763.464571.903918589 99 985.7167.995770.404577.403923291010101085.7167.995777.334582.913928011111111185.7167.995784.274588.413932721212121285.7167.995791.214593.913937441313131385.7167.995798.144599.413942161414141485.7167.995798.144599.413942161515151585.7167.995805.084604.9139468716161

10、61685.7167.995812.014610.423951591717171785.7167.995818.954615.923956301818181885.7167.995825.894621.423961021919191985.7167.995832.824626.923965742020202083.9766.615798.124599.413862131634.54614.047541645备注：总建筑面积总销售金额均价12133.52564216264650.06综合系数：房号12345边界因素0.99000.98500.98500.99001.0000景观因素0.99000

11、.98000.98000.98001.0050朝向因素1.01001.01001.01001.01000.9950平面系数1.00001.01001.01001.00001.0000综合系数0.98990.98470.98470.97991.0000特殊房型：房号3-13-23-33-43-5可用平台面积39.0030.5030.5067.0025.00总价累加额39000.0030500.0030500.0067000.0025000.00 1、根据特殊户型可用面积的大小，在系数定制的总价基础上，以1000/的单价计算，作最终总价累加。2 23 3建建筑筑面面积积套套内内面面积积套套内内单单

12、价价建建面面单单价价总总房房款款建建筑筑面面积积套套内内面面积积124.6098.845899.154679.5558307264.1650.906304.285001.3732088864.1650.9064.1650.905705.074526.0029038864.1650.9064.1650.905711.974531.4729073964.1650.9064.1650.905718.874536.9529109064.1650.9064.1650.905725.774542.4229144264.1650.9064.1650.905732.674547.8929179364.1650

13、.9064.1650.905739.574553.3729214464.1650.9064.1650.905746.474558.8429249564.1650.9064.1650.905753.364564.3129284664.1650.9064.1650.905760.264569.7929319764.1650.9064.1650.905767.164575.2629354964.1650.9064.1650.905767.164575.2629354964.1650.9064.1650.905774.064580.7329390064.1650.9064.1650.905780.96

14、4586.2129425164.1650.9064.1650.905787.864591.6829460264.1650.9064.1650.905794.764597.1529495364.1650.9064.1650.905801.664602.6329530464.1650.9064.1650.905767.164575.2629354964.1650.901279.484598.5558837511154.886781.01001.01501.02501.01501.02001.02500.99000.98500.98500.99500.99000.9850备备注注：总总建建筑筑面面积

15、积12133.5212133.52平平方方米米；总总销销售售金金额额：5642162656421626元元；销销售售均均价价4650.064650.06元元/平平方方米米。1.00981.00961.01933-630.0030000.00 1、根据特殊户型可用面积的大小，在系数定制的总价基础上，以1000/的单价计算，作最终总价累加。4 4套套内内单单价价建建面面单单价价总总房房款款建建筑筑面面积积套套内内面面积积套套内内单单价价建建面面单单价价6304.285001.3732088885.4967.826665.315287.655705.074526.0029038885.4967.82

16、5677.404503.935711.974531.4729073985.4967.825684.274509.385718.874536.9529109085.4967.825691.134514.835725.774542.4229144285.4967.825698.004520.275732.674547.8929179385.4967.825704.864525.725739.574553.3729214485.4967.825711.734531.175746.474558.8429249585.4967.825718.604536.615753.364564.3129284685

17、.4967.825725.464542.065760.264569.7929319785.4967.825732.334547.515767.164575.2629354985.4967.825739.194552.955767.164575.2629354985.4967.825739.194552.955774.064580.7329390085.4967.825746.064558.405780.964586.2129425185.4967.825752.924563.855787.864591.6829460285.4967.825759.794569.295794.764597.15

18、29495385.4967.825766.664574.745801.664602.6329530485.4967.825773.524580.195767.164575.2629354983.7566.445739.164552.954589.8153006791537.084584.733 35 56 6总总房房款款建建筑筑面面积积套套内内面面积积套套内内单单价价建建面面单单价价总总房房款款建建筑筑面面积积45204162.1649.316300.944998.3831070087.7138504162.1649.315793.954596.2028570087.7138550762.16

19、49.315800.954601.7528604587.7138597362.1649.315807.964607.3128639187.7138643862.1649.315814.974612.8728673687.7138690462.1649.315821.974618.4328708287.7138736962.1649.315828.984623.9928742787.7138783562.1649.315835.994629.5528777387.7138830162.1649.315842.994635.1028811887.7138876662.1649.315850.004

20、640.6628846487.7138923262.1649.315857.014646.2228880987.7138923262.1649.315857.014646.2228880987.7138969862.1649.315864.014651.7828915587.7139016362.1649.315871.024657.3428950087.7139062962.1649.315878.034662.8928984687.7139109562.1649.315885.034668.4529019187.7139156062.1649.315892.044674.012905378

21、7.7138131062.1649.315857.014646.2228880981.5970470951118.884656.5252100881572.664231.434465.464476.834488.194522.284533.644545.004556.364567.734567.734604.094616.814628.174602.274591.814579.097 7套套内内面面积积套套内内单单价价建建面面单单价价总总房房款款建建筑筑面面积积套套内内面面积积套套内内单单价价69.586282.024983.5043710389.1570.725849.6069.585850

22、.864641.4640710389.1570.725849.6069.585857.944647.0840759589.1570.725856.6769.585865.014652.6940808789.1570.725863.7569.585872.094658.3040858089.1570.725870.8269.585879.164663.9240907289.1570.725877.9069.585886.244669.5340956489.1570.725884.9769.585893.314675.1441005789.1570.725892.0469.585900.39468

23、0.7641054989.1570.725899.1269.585907.464686.3741104189.1570.725906.1969.585914.544691.9841153489.1570.725913.2769.585914.544691.9841153489.1570.725913.2769.585921.624697.5941202689.1570.725920.3469.585928.694703.2141251889.1570.725927.4169.585935.774708.8241301189.1570.725934.4969.585942.844714.4341

24、350389.1570.725941.5669.585949.924720.0541399589.1570.725948.6464.725915.004691.9838281983.0265.865913.024698.8573896921598.574454.104465.464476.834488.194522.284533.644545.004556.364567.734567.734604.096 64616.814628.174602.274591.814579.098 8建建面面单单价价总总房房款款建建筑筑面面积积套套内内面面积积套套内内单单价价建建面面单单价价总总房房款款4640

25、.31413684124.6098.845906.294685.225837784640.31413684124.6098.845906.294685.225837784645.92414184124.6098.845913.434690.885844844651.53414684124.6098.845920.584696.555851904657.14415184124.6098.845927.724702.215858964662.76415685124.6098.845934.864707.885866024668.37416185124.6098.845942.004713.5458

26、73084673.98416685124.6098.845949.154719.215880144679.59417186124.6098.845956.294724.885887204685.20417686124.6098.845963.434730.545894264690.81418186124.6098.845970.574736.215901324690.81418186124.6098.845970.574736.215901324696.43418686124.6098.845977.724741.875908384702.04419187124.6098.845984.864

27、747.545915444707.65419687124.6098.845992.004753.215922494713.26420187124.6098.845999.144758.875929554718.87420687124.6098.846006.294764.545936614690.81389431119.2794.615970.704736.215648884678.6174790852237.474723.9010569591楼楼层层楼楼层层系系数数均均价价20.991146320.99040.99109530.992346320.99160.99229540.9923463

28、20.99160.99229550.993546320.99280.99349560.994746320.99400.99469570.995946320.99520.99589580.997146320.99640.99709590.998346320.99760.998295100.999546320.99880.999495111.000746321.00001.000695121.001946321.00121.001895131.003146321.00241.003095141.003146321.00241.003095151.004346321.00361.004295161.

29、005546321.00481.005495171.006746321.00601.006695181.007946321.00721.007895191.009146321.00841.009095201.003146321.00241.003095房号35名义层物理层建筑面积套内面积套内单价建面单价总房款建筑面积223364.1650.96304.285001.3732088862.164464.1650.95705.074526.0029038862.165564.1650.95711.974531.4729073962.166664.1650.95718.874536.95291090

30、62.167764.1650.95725.774542.4229144262.168864.1650.95732.674547.8929179362.169964.1650.95739.574553.3729214462.16101064.1650.95746.474558.8429249562.16111164.1650.95753.364564.3129284662.16121264.1650.95760.264569.7929319762.16131364.1650.95767.164575.2629354962.16141464.1650.95767.164575.2629354962

31、.16151564.1650.95774.064580.7329390062.16161664.1650.95780.964586.2129425162.16171764.1650.95787.864591.6829460262.16181864.1650.95794.764597.1529495362.16191964.1650.95801.664602.6329530462.16202064.1650.95767.164575.2629354962.16备注：6套内面积套内单价建面单价总房款建筑面积套内面积套内单价建面单价49.316300.944998.3831070087.7169.5

32、86282.024983.5049.315793.954596.2028570087.7169.585850.864641.4649.315800.954601.7528604587.7169.585857.944647.0849.315807.964607.3128639187.7169.585865.014652.6949.315814.974612.8728673687.7169.585872.094658.3049.315821.974618.4328708287.7169.585879.164663.9249.315828.984623.9928742787.7169.585886.

33、244669.5349.315835.994629.5528777387.7169.585893.314675.1449.315842.994635.1028811887.7169.585900.394680.7649.315850.004640.6628846487.7169.585907.464686.3749.315857.014646.2228880987.7169.585914.544691.9849.315857.014646.2228880987.7169.585914.544691.9849.315864.014651.7828915587.7169.585921.624697

34、.5949.315871.024657.3428950087.7169.585928.694703.2149.315878.034662.8928984687.7169.585935.774708.8249.315885.034668.4529019187.7169.585942.844714.4349.315892.044674.0129053787.7169.585949.924720.0549.315857.014646.2228880981.5964.725915.004691.9857总房款建筑面积套内面积套内单价建面单价总房款43710389.1570.725849.604640.

35、3141368440710389.1570.725849.604640.3141368440759589.1570.725856.674645.9241418440808789.1570.725863.754651.5341468440858089.1570.725870.824657.1441518440907289.1570.725877.904662.7641568540956489.1570.725884.974668.3741618541005789.1570.725892.044673.9841668541054989.1570.725899.124679.594171864110

36、4189.1570.725906.194685.2041768641153489.1570.725913.274690.8141818641153489.1570.725913.274690.8141818641202689.1570.725920.344696.4341868641251889.1570.725927.414702.0441918741301189.1570.725934.494707.6541968741350389.1570.725941.564713.2642018741399589.1570.725948.644718.8742068738281983.0265.865913.024690.81389431