13【成本】【測(cè)算】項(xiàng)目拓展運(yùn)營(yíng)綜合測(cè)算表模板(2) 免費(fèi)地產(chǎn)江湖書院

1、*投資集團(tuán)項(xiàng)目拓展運(yùn)營(yíng)綜合測(cè)算表模板,【目錄】,使用指引,1、,說(shuō)明,測(cè)算模板概述,2、,項(xiàng)目基本情況,使用指引,3、,項(xiàng)目開發(fā)假定條件,使用指引,4、,項(xiàng)目成本假定條件,使用指引,5、,可比項(xiàng)目成本信息,使用指引,6、,項(xiàng)目銷售假定條件,使用指引,7、,融資計(jì)劃,使用指引,8、,靜態(tài)投資分析,使用指引,9、,土地增值稅計(jì)算表,使用指引,10、,現(xiàn)金流量表,使用指引,11、,持有型物業(yè)現(xiàn)金流量表,使用指引,12、,敏感性分析,使用指引,13、,復(fù)地集團(tuán)項(xiàng)目開發(fā)周期表,使用指引,一、項(xiàng)目概況,土地性質(zhì),占地面積,763838平方米,容積率,2.9,總建面,2829484平方米,住宅、商業(yè),地上建

2、面,2241484平方米,地上可售建面,2233484平方米,出租面積,二、地價(jià)及支付進(jìn)度,總地價(jià)款（萬(wàn)元）,凈用地單價(jià)（萬(wàn)元/畝）,按計(jì)容面積樓面地價(jià)（元/平方米）,土地出讓金/可入帳土地成本,153442 ,133.9 ,684.5554106,土地轉(zhuǎn)讓費(fèi),0,0,0,拆遷補(bǔ)償費(fèi),0,0,0,其它土地費(fèi)用（含契稅、拍賣傭金等）,0 ,0.0 ,0,股權(quán)收購(gòu)溢價(jià),0 ,0.0 ,0,合計(jì),153442 ,133.9 ,685,預(yù)計(jì)支付時(shí)間（季度）,付款金額,占比,2013Q1,14256,9.3%,2014Q1,13200,8.6%,2013Q3,23889.6,15.6%,2014Q3,2

3、2120,14.4%,2014Q3,30753,20.0%,2015Q3,28475,18.6%,2013Q4,10773,7.0%,合計(jì),153442,100%,三、開發(fā)進(jìn)度,項(xiàng)目分期,物業(yè)類型,地上面積,開工時(shí)間,開盤時(shí)間,建議開盤時(shí)間,竣工交付時(shí)間,一期,389200平方米,2013Q2,2013Q4,2015Q3,二期,579812平方米,2014Q3,2015Q2,2016Q4,三期,613472平方米,2016Q1,2016Q3,2018Q2,四期,407000平方米,2013Q2,2014Q2,2015Q4,五期,252000平方米,2013Q2,2014Q2,2016Q3,六期

4、,0平方米,0,0,2015Q3,七期,0平方米,0,2014Q3,2015Q3,八期,0平方米,0,0,2015Q3,九期,0平方米,0,0,2015Q3,十期,0平方米,0,0,2015Q3,四、市場(chǎng)售價(jià)及趨勢(shì),產(chǎn)品類型,建筑面積(平米),現(xiàn)價(jià)(元/平米),起始售價(jià)(元/平米),年漲幅(%),整盤均價(jià)(元/平米),五、項(xiàng)目投資主要經(jīng)濟(jì)技術(shù)指標(biāo),(),拿地方式,土地總投資（萬(wàn)元）,153442,總建筑面積（平方米）,2829484,可售面積（平方米）,2601484,樓面地價(jià)承受上限（元/m2）,每畝地價(jià)（萬(wàn)元/畝）(不含契稅),133.9 ,年內(nèi)土地款支付（萬(wàn)元）, 自有資金IRR,-32

5、.13%,融資IRR,#NUM!,銷售凈利潤(rùn)率,2%,multiple, 0.42 ,我方股權(quán)比例,我方投資利潤(rùn)率,2%,我方資金占用峰值(萬(wàn)元), 340,397 ,資金峰值出現(xiàn)時(shí)點(diǎn),六、成本效益分析,項(xiàng)目,總額（萬(wàn)元）,單方成本（按可售面積，元/平方米）,土地成本,153442,687,前期費(fèi),54053,242,基礎(chǔ)設(shè)施費(fèi),119078,533,主體建筑工程費(fèi),697174,3121,主體安裝工程費(fèi),59441,266,公共配套設(shè)施費(fèi),229520,1028,開發(fā)間接費(fèi),34778,156,不可預(yù)見(jiàn)費(fèi),34778,156,資本化財(cái)務(wù)費(fèi)用,11876,53,開發(fā)成本合計(jì),1394139,6

6、242,管理費(fèi)用,0,0,銷售費(fèi)用,59416,266,營(yíng)業(yè)稅,91600,410,土地增值稅,59122,265,銷售收入,1650444,7390,稅前利潤(rùn),46259,207,所得稅,11565,52,稅后利潤(rùn),34695,155, 股權(quán)收購(gòu)溢價(jià),0,0,說(shuō)明：該股權(quán)收購(gòu)溢價(jià)換算成資產(chǎn)價(jià)格：,銷售毛利率,10.6%,原始土地單價(jià)0萬(wàn)元/畝,投資利潤(rùn)率,2.4%,七、敏感性分析,二維變量變動(dòng)分析,融資IRR對(duì)于銷售價(jià)格和土地價(jià)格的敏感性分析,銷售價(jià)格變動(dòng),0,75%,80%,85%,90%,95%,100%,105%,110%,115%,120%,125%,0,土地價(jià)格,167萬(wàn)元/畝,#

7、NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.73%,-43.41%,-41.54%,-39.77%,-38.05%,-36.38%,0,0,177萬(wàn)元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.62%,-42.48%,-40.83%,-39.21%,-37.63%,-36.07%,0,0,178萬(wàn)元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.72%,-42.40%,-40.76%,-39.16%,-37.59%,-36.05%,0,0,179萬(wàn)元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-

8、45.81%,-42.32%,-40.70%,-39.11%,-37.55%,-36.02%,0,0,180萬(wàn)元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-45.91%,-42.25%,-40.64%,-39.06%,-37.52%,-35.99%,0,0,181萬(wàn)元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.01%,-42.17%,-40.57%,-39.01%,-37.48%,-35.96%,0,0,182萬(wàn)元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.10%,-42.09%,-40.51%,-38.97%

9、,-37.44%,-35.93%,0,0,183萬(wàn)元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.20%,-42.02%,-40.45%,-38.92%,-37.41%,-35.91%,0,0,184萬(wàn)元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.30%,-41.98%,-40.40%,-38.87%,-37.37%,-35.88%,0,0,185萬(wàn)元/畝,#NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.39%,-42.04%,-40.34%,-38.83%,-37.33%,-35.85%,0,0,186萬(wàn)元/畝,#

10、NUM!,#NUM!,#NUM!,#NUM!,#NUM!,-46.49%,-42.09%,-40.28%,-38.78%,-37.30%,-35.83%,0,扣除股權(quán)收購(gòu)溢價(jià)后凈利潤(rùn)對(duì)于股權(quán)收購(gòu)溢價(jià)和土地價(jià)格的敏感性分析,土地價(jià)格(萬(wàn)元/畝),股權(quán)收購(gòu)溢價(jià)(萬(wàn)元/畝),0,0,0,0,0,0,0,0,0,0,0,0, 100.00 , 110.00 , 120.00 , 130.00 , 140.00 , 150.00 , 160.00 , 170.00 , 180.00 , 190.00 , 200.00 ,土地價(jià)格,167萬(wàn)元/畝, -110,072.74 , -121,529.74 ,

11、-132,986.74 , -144,443.74 , -155,900.74 , -167,357.74 , -178,814.74 , -190,271.74 , -201,728.74 , -213,185.74 , -224,642.74 ,0,177萬(wàn)元/畝, -119,631.08 , -131,088.08 , -142,545.08 , -154,002.08 , -165,459.08 , -176,916.08 , -188,373.08 , -199,830.08 , -211,287.08 , -222,744.08 , -234,201.08 ,0,178萬(wàn)元/畝,

12、-120,736.82 , -132,193.82 , -143,650.82 , -155,107.82 , -166,564.82 , -178,021.82 , -189,478.82 , -200,935.82 , -212,392.82 , -223,849.82 , -235,306.82 ,0,179萬(wàn)元/畝, -121,842.57 , -133,299.57 , -144,756.57 , -156,213.57 , -167,670.57 , -179,127.57 , -190,584.57 , -202,041.57 , -213,498.57 , -224,955.5

13、7 , -236,412.57 ,0,180萬(wàn)元/畝, -122,948.31 , -134,405.31 , -145,862.31 , -157,319.31 , -168,776.31 , -180,233.31 , -191,690.31 , -203,147.31 , -214,604.31 , -226,061.31 , -237,518.31 ,0,181萬(wàn)元/畝, -124,054.05 , -135,511.05 , -146,968.05 , -158,425.05 , -169,882.05 , -181,339.05 , -192,796.05 , -204,253.0

14、5 , -215,710.05 , -227,167.05 , -238,624.05 ,0,182萬(wàn)元/畝, -125,159.79 , -136,616.79 , -148,073.79 , -159,530.79 , -170,987.79 , -182,444.79 , -193,901.79 , -205,358.79 , -216,815.79 , -228,272.79 , -239,729.79 ,0,183萬(wàn)元/畝, -126,265.54 , -137,722.54 , -149,179.54 , -160,636.54 , -172,093.54 , -183,550.5

15、4 , -195,007.54 , -206,464.54 , -217,921.54 , -229,378.54 , -240,835.54 ,0,184萬(wàn)元/畝, -127,371.28 , -138,828.28 , -150,285.28 , -161,742.28 , -173,199.28 , -184,656.28 , -196,113.28 , -207,570.28 , -219,027.28 , -230,484.28 , -241,941.28 ,185萬(wàn)元/畝, -128,477.02 , -139,934.02 , -151,391.02 , -162,848.02

16、, -174,305.02 , -185,762.02 , -197,219.02 , -208,676.02 , -220,133.02 , -231,590.02 , -243,047.02 ,186萬(wàn)元/畝, -129,582.77 , -141,039.77 , -152,496.77 , -163,953.77 , -175,410.77 , -186,867.77 , -198,324.77 , -209,781.77 , -221,238.77 , -232,695.77 , -244,152.77 ,0,投資利潤(rùn)率對(duì)于銷售價(jià)格和土地價(jià)格的敏感性分析,銷售價(jià)格變動(dòng),0,0,0,0

17、,0,0,0,0,0,0,0,75%,80%,85%,90%,95%,100%,105%,110%,115%,120%,125%,0,土地價(jià)格,167萬(wàn)元/畝,-4.65%,-3.63%,-2.61%,-1.60%,-0.59%,0.30%,0.87%,1.41%,1.95%,2.49%,3.03%,0,0,177萬(wàn)元/畝,-5.35%,-4.34%,-3.33%,-2.32%,-1.32%,-0.33%,0.35%,0.88%,1.42%,1.95%,2.49%,0,0,178萬(wàn)元/畝,-5.42%,-4.41%,-3.40%,-2.39%,-1.39%,-0.41%,0.29%,0.83%

18、,1.37%,1.90%,2.44%,0,0,179萬(wàn)元/畝,-5.49%,-4.48%,-3.47%,-2.46%,-1.47%,-0.48%,0.24%,0.78%,1.31%,1.85%,2.38%,0,0,180萬(wàn)元/畝,-5.56%,-4.55%,-3.54%,-2.53%,-1.54%,-0.55%,0.19%,0.73%,1.26%,1.80%,2.33%,0,0,181萬(wàn)元/畝,-5.63%,-4.62%,-3.61%,-2.61%,-1.61%,-0.63%,0.14%,0.67%,1.21%,1.74%,2.28%,0,0,182萬(wàn)元/畝,-5.70%,-4.69%,-3.

19、68%,-2.68%,-1.68%,-0.70%,0.09%,0.62%,1.16%,1.69%,2.22%,0,0,183萬(wàn)元/畝,-5.76%,-4.76%,-3.75%,-2.75%,-1.75%,-0.77%,0.04%,0.57%,1.10%,1.64%,2.17%,0,0,184萬(wàn)元/畝,-5.83%,-4.83%,-3.82%,-2.82%,-1.82%,-0.84%,-0.02%,0.52%,1.05%,1.59%,2.12%,0,0,185萬(wàn)元/畝,-5.90%,-4.90%,-3.89%,-2.89%,-1.90%,-0.91%,-0.09%,0.47%,1.00%,1.5

20、3%,2.07%,0,0,186萬(wàn)元/畝,-5.97%,-4.97%,-3.96%,-2.96%,-1.97%,-0.99%,-0.16%,0.42%,0.95%,1.48%,2.01%,0,0,融資Multiple對(duì)于銷售價(jià)格和土地價(jià)格的敏感性分析,銷售價(jià)格變動(dòng),0,0,0,0,0,0,0,0,0,0,0,75%,80%,85%,90%,95%,100%,105%,110%,115%,120%,125%,0,土地價(jià)格,167萬(wàn)元/畝, 0.27 , 0.30 , 0.33 , 0.36 , 0.39 , 0.41 , 0.43 , 0.44 , 0.46 , 0.47 , 0.49 ,0,0,177萬(wàn)元/畝, 0.27 , 0.29 , 0.32 , 0.35 , 0.38 , 0.41 , 0.43 , 0.44 , 0.46 , 0.47 , 0.49 ,0,0,178萬(wàn)元/畝, 0.27 , 0.29 , 0.32 , 0.35 , 0.38 , 0.41 , 0.43 , 0.44 , 0.46 , 0.47 , 0.49 ,0,0,179萬(wàn)元/畝, 0.27 , 0.