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1、福景集團福景花園項目投資估算及資金籌措運作方案【第十二部分 福景花園投資可行性研究報告及融資方案】廣西福景投資集團有限公司投資開發中心編制2005年10月福景花園項目總介項目編號：福景花園 2005198號項目名稱：福景花園 總投資：66302.17萬元 樓面造價：2169.13元/總占地面積：126,000 建筑面積：305,712建筑密度：29.2% 容積率：2.30 綠化率：30%建設單位：廣西福景投資集團有限公司項目負責人：福景集團總經理編制單位：廣西福景投資集團有限公司投資開發中心編制負責人：投資開發中心、總經理 編制審核人：投資開發中心、副總經理編制人：投資開發中心、經理、首席投資2、師 編制日期：2005-10-9福景花園項目總成本表編碼工程項目（費用）名稱造價或費用(萬元)樓面造價(元/M2)百分比(%)1開發建設成本54070.081768.9581.56%1.1 一、土地取得費14938.02488.7122.54%1.2 二、勘察、設計前期工程費用4439.32145.246.7%1.3 三、建安工程建設費29760.06973.6344.89%1.4 四、室外配套工程費771.3425.231.17%1.5 五、管理費1546.6950.602.34%1.6 六、開發期稅費41.881.370.07%1.7 七、不可預見費2572.7784.173.89%2經營3、資金5848.01191.328.83%3經營稅金及附加5409.41176.978.16%4土地增值稅974.6731.891.48%5項目總投資66302.172169.13100%5.1 開發產品成本54070.081768.9581.56%5.2 經營成本12232.10400.1818.45%福景花園項目成本計算表編碼工程項目（費用）名稱計量單位工程量單價或費率造價或費用(萬元)樓面造價(元/M2)百分比(%)1.一、土地取得費14938.02488.7122.54%1-1-1土地拍賣價款項1.00145000000.0014500.00474.3821.87%1-2-1土地契稅元、4、%145000000.003.00435.0014.230.66%1-3-6土地初始登記費（10001平方米以上）平方米120890.000.253.020.100.01%1-4-1土地證工本費項1.0010.000.000.000.01%2.二、勘察、設計前期工程費用4439.32145.246.7%2-1-1地質勘察費平方米120890.0055.00664.9021.751.01%2-2-1建筑設計費平方米305662.0015.00458.4915.000.7%2-3-1-1城市維護建設費（一類住宅）平方米232002.0060.001392.0145.542.1%2-3-1-2城市維5、護建設費（一類商業）平方米58400.0072.00420.4813.760.64%2-4-1新型建材發展基金平方米305662.008.00244.538.000.37%2-5-1散裝水泥專項資金平方米305662.002.0061.132.000.1%2-6-1消防建設費平方米305662.003.0091.703.000.14%2-7-1測量、放樣、排污費平方米120890.003.0036.271.190.06%2-8-1監理費平方米305662.0016.00489.0616.000.74%2-9-1質量監督、安全保險費平方米305662.0019.00580.7619.000.886、%3.三、建安工程建設費29760.06973.6344.89%3-1-1樁基礎工程平方米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室內供電、供水等線路等線路安裝平方米305662.0035.001069.8235.001.62%3-4-1電梯工程項25.00350000.00875.0028.631.32%4.四、室外配套工程費771.3425.231.17%4-1-1道路工程費平方米5000.00100.0050.001.640.08%4-2-1室外供水管網工程費米57、000.00500.00250.008.180.38%4-3-1室外排污管網工程費米6000.00400.00240.007.850.37%4-4-1綠化工程工程費平方米36267.0050.00181.345.930.28%4-5-1圍墻建設費米3000.00100.0030.000.980.05%4-6-1路燈工程費項1.00200000.0020.000.650.04%ZJF直接費(1.+2.+3.+4.+5.共5項的和)51455.431683.4177.61%5.五、管理費1546.6950.602.34%管理費元、%515562576.883.001546.6950.602.34%8、6.六、開發期稅費41.881.370.07%6-1-1建筑面積測量費平方米305662.000.8024.450.800.04%6-2-1登記費平方米290402.000.6017.420.570.03%7.七、不可預見費2572.7784.173.89%不可預見費元、%514554295.815.002572.7784.173.89%JJF間接費(6.+7.+8.+9.+10.+11.共6項的和)2614.6585.543.95%ZZJ開發建設成本(直接費+間接費)54070.081768.9581.56%福景花園項目銷售成本計算表編碼工程項目（費用）名稱計量單位工程量單價或費率造價或費用9、(萬元)樓面造價(元/M2)百分比(%)1.廣告費元、%974669000.003.002924.0195.664.42%2.策劃費用元、%974669000.003.002924.0195.664.42%3.營業稅及附加元、%974669000.005.555409.41176.978.16%合計11257.43368.3016.98% 匯總1:經營資金5848.01191.328.83% 匯總2:經營稅金及附加5409.41176.978.16%福景花園項目銷售收入表序號樓層、單元或樓房名稱計量單位單價建筑面積(M2)項目套數銷售收入(萬元)1.多層住宅元/2700177904803.3010、2.高層住宅元/300021421264263.603.商業元/80003050024400.004.停車場元/套800005004000.00合計97466.90福景花園項目銷售收入與經營稅金及附加表序號項目名稱合計(萬元)第1年第2年第3年第4年第5年1銷售收入97466.909546.6919693.3824366.7333913.429946.692經營稅金及稅金附加5409.41529.841092.981352.351882.19552.042.1 營業稅4873.35477.33984.671218.341695.67497.332.2 城市維護建設稅341.1333.4168.11、9385.28118.7034.812.3 教育費附加194.9319.0939.3948.7367.8319.89福景花園項目投資總計劃表序號工程項目（費用）名稱成本(萬元)合計(萬元)第1年第2年第3年第4年第5年1開發建設成本54070.0854070.0826315.896938.556938.556938.556938.551.1 一、土地取得費14938.0214938.0214938.021.2 二、勘察、設計前期工程費用4439.324439.324439.321.3 三、建安工程建設費29760.0629760.065952.015952.015952.015952.015912、52.011.4 四、室外配套工程費771.34771.34154.27154.27154.27154.27154.271.5 五、管理費1546.691546.69309.34309.34309.34309.34309.341.6 六、開發期稅費41.8841.888.388.388.388.388.381.7 七、不可預見費2572.772572.77514.55514.55514.55514.55514.552經營資金5848.015848.011462.001169.601169.601169.60877.203經營稅金及附加5409.415409.41540.941081.8813513、2.351622.82811.414土地增值稅974.6795.47196.93243.67339.1399.475項目總投資66302.1766302.1728414.319386.979704.1710070.118726.635.1 開發產品成本54070.0854070.0826315.896938.556938.556938.556938.555.2 經營成本12232.1012232.102098.412448.422765.623131.561788.08福景花園項目開發建設投資計劃表序號工程項目（費用）名稱成本(萬元)合計(萬元)第1年第2年第3年第4年第5年1.一、土地取得費14、14938.0214938.0214938.021-1-1土地拍賣價款14500.0014500.0014500.001-2-1土地契稅435.00435.00435.001-3-6土地初始登記費（10001平方米以上）3.023.023.021-4-1土地證工本費0.000.000.002.二、勘察、設計前期工程費用4439.324439.324439.322-1-1地質勘察費664.90664.90664.902-2-1建筑設計費458.49458.49458.492-3-1-1城市維護建設費（一類住宅）1392.011392.011392.012-3-1-2城市維護建設費（一類商業）4215、0.48420.48420.482-4-1新型建材發展基金244.53244.53244.532-5-1散裝水泥專項資金61.1361.1361.132-6-1消防建設費91.7091.7091.702-7-1測量、放樣、排污費36.2736.2736.272-8-1監理費489.06489.06489.062-9-1質量監督、安全保險費580.76580.76580.763.三、建安工程建設費29760.0629760.065952.015952.015952.015952.015952.013-1-1樁基礎工程1833.971833.97366.79366.79366.79366.793616、6.793-2-1土建工程25981.2725981.275196.255196.255196.255196.255196.253-3-1室內供電、供水等線路等線路安裝1069.821069.82213.96213.96213.96213.96213.963-4-1電梯工程875.00875.00175.00175.00175.00175.00175.004.四、室外配套工程費771.34771.34154.27154.27154.27154.27154.274-1-1道路工程費50.0050.0010.0010.0010.0010.0010.004-2-1室外供水管網工程費250.0025017、.0050.0050.0050.0050.0050.004-3-1室外排污管網工程費240.00240.0048.0048.0048.0048.0048.004-4-1綠化工程工程費181.34181.3436.2736.2736.2736.2736.274-5-1圍墻建設費30.0030.006.006.006.006.006.004-6-1路燈工程費20.0020.004.004.004.004.004.00ZJF直接費51455.4351455.4325792.966415.626415.626415.626415.625.五、管理費1546.691546.69309.34309.34318、09.34309.34309.345-1-1管理費1546.691546.69309.34309.34309.34309.34309.346.六、開發期稅費41.8841.888.388.388.388.388.386-1-1建筑面積測量費24.4524.454.894.894.894.894.896-2-1登記費17.4217.423.483.483.483.483.487.七、不可預見費2572.772572.77514.55514.55514.55514.55514.557-1-1不可預見費2572.772572.77514.55514.55514.55514.55514.55JJF間接19、費2614.652614.65522.93522.93522.93522.93522.93ZZJ開發建設成本54070.0854070.0826315.896938.556938.556938.556938.55福景花園項目銷售投資計劃表序號工程項目（費用）名稱成本(萬元)合計(萬元)第1年第2年第3年第4年第5年1.廣告費2924.012924.01731.00584.80584.80584.80438.602.策劃費用2924.012924.01731.00584.80584.80584.80438.603.營業稅及附加5409.415409.41540.941081.881352.35120、622.82811.41合計11257.4311257.432002.942251.492521.962792.431688.61 匯總1:經營資金5848.015848.011462.001169.601169.601169.60877.20 匯總2:經營稅金及附加5409.415409.41540.941081.881352.351622.82811.41福景花園項目分期投資計劃表序號工程項目（費用）名稱成本(萬元)合計(萬元)第1期第2期第3期1開發建設成本54070.0854070.0826315.896938.5520815.641.1 一、土地取得費14938.0214938.0221、14938.021.2 二、勘察、設計前期工程費用4439.324439.324439.321.3 三、建安工程建設費29760.0629760.065952.015952.0117856.041.4 四、室外配套工程費771.34771.34154.27154.27462.801.5 五、管理費1546.691546.69309.34309.34928.011.6 六、開發期稅費41.8841.888.388.3825.131.7 七、不可預見費2572.772572.77514.55514.551543.662經營資金5848.015848.011462.001169.603216.41322、經營稅金及附加5409.415409.41540.941081.883786.594土地增值稅974.67974.6795.47196.93682.275項目總投資66302.1766302.1728414.319386.9728500.905.1 開發產品成本54070.0854070.0826315.896938.5520815.645.2 經營成本12232.1012232.102098.412448.427685.27福景花園項目投資分類表序號工程項目（費用）名稱成本(萬元)合計(萬元)商業多層住宅高層住宅停車場1開發建設成本54070.0854070.085395.303146.9623、37893.034935.371.1 一、土地取得費14938.0214938.021490.57869.4210468.771363.501.2 二、勘察、設計前期工程費用4439.324439.32442.97258.383111.14405.211.3 三、建安工程建設費29760.0629760.062969.561732.0820856.252716.421.4 四、室外配套工程費771.34771.3476.9744.89540.5670.411.5 五、管理費1546.691546.69154.3390.021083.94141.181.6 六、開發期稅費41.8841.884.24、182.4429.353.821.7 七、不可預見費2572.772572.77256.72149.741803.03234.842經營資金5848.015848.01583.53340.364098.37533.793經營稅金及附加5409.415409.41539.77314.843790.99493.764土地增值稅974.67974.6797.2656.73683.0688.975項目總投資66302.1766302.176615.863858.8946465.456051.885.1 開發產品成本54070.0854070.085395.303146.9637893.034935.325、75.3 經營成本12232.1012232.101220.56711.938572.421116.51福景花園項目資金籌措計劃表序號項目名稱成本(萬元)合計(萬元)第1年第2年第3年第4年第5年1投資計劃66302.1766302.1728414.319386.979704.1710070.118726.632資金籌措計劃66302.1728414.319386.979704.1710070.118726.632.1 資本金23205.7623205.762.2 銷售收入43096.415208.549386.979704.1710070.118726.63福景花園項目損益表序號項目名稱合計26、(萬元)第1年第2年第3年第4年第5年1經營收入97466.909546.6919693.3824366.7333913.429946.691.1 銷售收入97466.909546.6919693.3824366.7333913.429946.692開發建設成本54070.085296.0610924.9713517.5218813.585517.962.1 商品房分攤經營成本54070.085296.0610924.9713517.5218813.585517.963經營資金5848.011462.001169.601169.601169.60877.206經營稅金及附加5409.4154027、.941081.881352.351622.82811.418土地增值稅974.6795.47196.93243.67339.1399.479利潤總額31164.732152.226319.998083.5811968.282640.6510所得稅10284.36710.232085.602667.583949.53871.4111稅后利潤20880.371441.994234.405416.008018.751769.2411.1 盈余公積金2088.04144.20423.44541.60801.87176.9211.2 公益金2088.04144.20423.44541.60801.8728、176.9211.3 應付利潤16704.291153.593387.524332.806415.001415.39稅前全投資投資利潤率（%）47.00稅后全投資投資利潤率（%）31.49稅前資本金投資利潤率（%）134.30稅后資本金投資利潤率（%）89.98福景花園項目全投資現金流量表序號項目名稱合計(萬元)第1年第2年第3年第4年第5年1現金流入97466.909546.6919693.3824366.7333913.429946.691.1 銷售收入97466.909546.6919693.3824366.7333913.429946.692現金流出76586.5329124.541129、472.5612371.7514019.649598.042.1 開發建設投資(不含利息)54070.0826315.896938.556938.556938.556938.552.2 經營資金5848.011462.001169.601169.601169.60877.202.5 經營稅金及附加5409.41540.941081.881352.351622.82811.412.6 土地增值稅974.6795.47196.93243.67339.1399.472.7 所得稅10284.36710.232085.602667.583949.53871.413凈現金流量(稅前)31164.73-130、8867.6210306.4114662.5623843.311220.064累計凈現金流量(稅前)31164.73-18867.62-8561.206101.3529944.6631164.735折現凈現金流量(Ic=20%)(稅前)11908.32-15723.017157.238485.2811498.51490.326累計折現凈現金流量(Ic=20%)(稅前)11908.32-15723.01-8565.78-80.5111418.0011908.327凈現金流量(稅后)20880.37-19577.858220.8211994.9719893.78348.658累計凈現金流量(稅后)31、20880.37-19577.85-11357.03637.9420531.7220880.379折現凈現金流量(Ic=20%)(稅后)6069.51-16314.875708.906941.549593.84140.1110累計折現凈現金流量(Ic=20%)(稅后)6069.51-16314.87-10605.97-3664.445929.406069.51稅前財務內部收益率(%)57.10財務凈現值(Ic=20%)11908.32靜態回收期(年)2.58動態回收期(年)3.01稅后財務內部收益率(%)39.20財務凈現值(Ic=20%)6069.51靜態回收期(年)2.95動態回收期(年)32、3.38福景花園項目資本金現金流量表序號項目名稱合計(萬元)第1年第2年第3年第4年第5年1現金流入97466.909546.6919693.3824366.7333913.429946.691.1 銷售收入97466.909546.6919693.3824366.7333913.429946.692現金流出76586.5329124.5411472.5612371.7514019.649598.042.1 開發建設投資(不含利息)54070.0826315.896938.556938.556938.556938.552.2 經營資金5848.011462.001169.601169.601133、69.60877.202.5 經營稅金及附加5409.41540.941081.881352.351622.82811.412.6 土地增值稅974.6795.47196.93243.67339.1399.472.7 所得稅10284.36710.232085.602667.583949.53871.413凈現金流量(稅前)31164.73-18867.6210306.4114662.5623843.311220.064累計凈現金流量(稅前)31164.73-18867.62-8561.206101.3529944.6631164.735折現凈現金流量(Ic=20%)(稅前)11908.32-34、15723.017157.238485.2811498.51490.326累計折現凈現金流量(Ic=20%)(稅前)11908.32-15723.01-8565.78-80.5111418.0011908.327凈現金流量(稅后)20880.37-19577.858220.8211994.9719893.78348.658累計凈現金流量(稅后)20880.37-19577.85-11357.03637.9420531.7220880.379折現凈現金流量(Ic=20%)(稅后)6069.51-16314.875708.906941.549593.84140.1110累計折現凈現金流量(Ic=235、0%)(稅后)6069.51-16314.87-10605.97-3664.445929.406069.51稅前財務內部收益率(%)57.10財務凈現值(Ic=20%)11908.32靜態回收期(年)2.58動態回收期(年)3.01稅后財務內部收益率(%)39.20財務凈現值(Ic=20%)6069.51靜態回收期(年)2.95動態回收期(年)3.38福景花園項目資本來源與應用表序號項目名稱合計(萬元)第1年第2年第3年第4年第5年1資金來源120672.6632752.4519693.3824366.7333913.429946.691.1 銷售收入97466.909546.6919693.36、3824366.7333913.429946.691.3 自有資金23205.7623205.762資金運用93290.8330278.1314860.0816704.5520434.6411013.432.1 開發建設投資(不含利息)54070.0826315.896938.556938.556938.556938.552.2 經營資金5848.011462.001169.601169.601169.60877.202.3 經營稅金及附加5409.41540.941081.881352.351622.82811.412.4 土地增值稅974.6795.47196.93243.67339.1337、99.472.5 所得稅10284.36710.232085.602667.583949.53871.412.6 應付利潤16704.291153.593387.524332.806415.001415.393盈余資金27381.832474.324833.307662.1713478.78-1066.744累計盈余資金27381.832474.327307.6214969.7928448.5727381.83福景花園項目資產負債表序號項目名稱資產負債(萬元)備注1資產97466.901.1 流動資金97466.901.1.1 應收帳款97466.902.1 流動負債總額76586.532.138、.1 應付賬款76586.53負債小計76586.532.3 所有者權益25293.802.3.1 資本金23205.762.3.3 盈余公積金2088.041. 資產負債率(%)78.582. 流動比率(%)1.273. 速動比率(%)1.27福景花園項目損益表（投資分類）序號工程項目（費用）名稱合計(萬元)商業多層住宅高層住宅停車場其它1經營收入97466.9024400.004803.3064263.604000.001.1 銷售收入97466.9024400.004803.3064263.604000.002項目成本66302.176615.863858.8946465.456051.39、883310.102.1 開發建設成本54070.085395.303146.9637893.034935.372699.422.2 經營資金5848.01583.53340.364098.37533.79291.962.3 經營稅金及附加5409.41539.77314.843790.99493.76270.062.4 土地增值稅974.6797.2656.73683.0688.9748.663利潤總額31164.7317784.14944.4117798.15-2051.88-3310.10福景花園項目多方案經濟分析表序號項目名稱計量單位基本方案方案1方案2方案3方案4方案5方案61土地拍40、賣價款萬元14500.0014500.0014600.0014700.0014800.0014900.0015000.001.1 土地拍賣單價元/M21199.001199.001208.001216.001224.001233.001241.001.2 土地拍賣單價萬元/畝79.9679.9680.5181.0781.6282.1782.721.3 土地拍賣價款占比例%21.8721.8721.9822.1022.2122.3222.442項目總成本萬元66299.0066299.0066410.0066522.0066633.0066745.0066856.003資金籌措萬元66299.041、066299.0066410.0066522.0066633.0066745.0066856.003.1 資本金萬元23205.0023205.0023244.0023283.0023322.0023361.0023400.003.2 銷售收入萬元43094.0043094.0043167.0043239.0043312.0043384.0043457.004經營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.0097467.004.1 銷售收入萬元97467.0097467.0097467.0097467.0097467.0097467.42、0097467.005利潤總額萬元31168.0031168.0031057.0030945.0030834.0030722.0030611.006所得稅萬元10285.4410285.4410248.6810211.8910175.0910138.3010101.517稅后利潤萬元20882.5620882.5620807.9320733.2320658.5220583.8220509.12稅前全投資財務內部收益率%57.1057.1056.6056.2055.8055.3054.90全投資財務凈現值(Ic=20%)萬元11910.0011910.0011819.0011729.00116343、8.0011547.0011456.00全投資靜態回收期年2.582.582.592.602.612.612.62全投資動態回收期年3.013.013.013.023.033.043.05全投資投資利潤率%47.0147.0146.7646.5246.2746.0345.79稅后全投資財務內部收益率%39.2039.2038.9038.6038.3038.0037.70全投資財務凈現值(Ic=20%)萬元6071.006071.006001.005931.005862.005792.005722.00全投資靜態回收期年2.952.952.952.962.972.982.98全投資動態回收期年344、.383.383.393.403.403.413.42全投資投資利潤率%31.5031.5031.3331.1731.0030.8430.68稅前資本金財務內部收益率%57.1057.1056.6056.2055.8055.3054.90資本金財務凈現值(Ic=20%)萬元11910.0011910.0011819.0011729.0011638.0011547.0011456.00資本金靜態回收期年2.582.582.592.602.612.612.62資本金動態回收期年3.013.013.013.023.033.043.05資本金投資利潤率%134.32134.32133.61132.9145、132.21131.51130.82稅后資本金財務內部收益率%39.2039.2038.9038.6038.3038.0037.70資本金財務凈現值(Ic=20%)萬元6071.006071.006001.005931.005862.005792.005722.00資本金靜態回收期年2.952.952.952.962.972.982.98資本金動態回收期年3.383.383.393.403.403.413.42資本金投資利潤率%89.9989.9989.5289.0588.5888.1187.65福景花園項目多方案經濟分析表序號項目名稱計量單位基本方案方案7方案8方案9方案10方案11方案1246、1土地拍賣價款萬元14500.0015100.0015200.0015300.0015400.0015500.0015600.001.1 土地拍賣單價元/M21199.001249.001257.001266.001274.001282.001290.001.2 土地拍賣單價萬元/畝79.9683.2783.8284.3784.9385.4886.031.3 土地拍賣價款占比例%21.8722.5522.6622.7722.8822.9923.102項目總成本萬元66299.0066968.0067079.0067191.0067302.0067414.0067525.003資金籌措萬元66247、99.0066968.0067079.0067191.0067302.0067414.0067525.003.1 資本金萬元23205.0023439.0023478.0023517.0023556.0023595.0023634.003.2 銷售收入萬元43094.0043529.0043602.0043674.0043746.0043819.0043891.004經營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.0097467.004.1 銷售收入萬元97467.0097467.0097467.0097467.0097467.009748、467.0097467.005利潤總額萬元31168.0030499.0030388.0030276.0030165.0030053.0029942.006所得稅萬元10285.4410064.7110027.929991.139954.339917.549880.757稅后利潤萬元20882.5620434.4220359.7220285.0220210.3220135.6120060.91稅前全投資財務內部收益率%57.1054.5054.1053.6053.2052.8052.40全投資財務凈現值(Ic=20%)萬元11910.0011365.0011274.0011183.00110949、2.0011001.0010910.00全投資靜態回收期年2.582.632.642.642.652.662.66全投資動態回收期年3.013.053.063.073.083.083.09全投資投資利潤率%47.0145.5445.3045.0644.8244.5844.34稅后全投資財務內部收益率%39.2037.4037.2036.9036.6036.3036.00全投資財務凈現值(Ic=20%)萬元6071.005652.005583.005513.005443.005373.005304.00全投資靜態回收期年2.952.993.003.003.013.013.02全投資動態回收期年350、.383.433.443.443.453.463.47全投資投資利潤率%31.5030.5130.3530.1930.0329.8729.71稅前資本金財務內部收益率%57.1054.5054.1053.6053.2052.8052.40資本金財務凈現值(Ic=20%)萬元11910.0011365.0011274.0011183.0011092.0011001.0010910.00資本金靜態回收期年2.582.632.642.642.652.662.66資本金動態回收期年3.013.053.063.073.083.083.09資本金投資利潤率%134.32130.12129.43128.7451、128.06127.37126.69稅后資本金財務內部收益率%39.2037.4037.2036.9036.6036.3036.00資本金財務凈現值(Ic=20%)萬元6071.005652.005583.005513.005443.005373.005304.00資本金靜態回收期年2.952.993.003.003.013.013.02資本金動態回收期年3.383.433.443.443.453.463.47資本金投資利潤率%89.9987.1886.7286.2685.8085.3484.88福景花園項目多方案經濟分析表序號項目名稱計量單位基本方案方案13方案14方案15方案16方案17方52、案181土地拍賣價款萬元14500.0015700.0015800.0015900.0016000.0016100.0016200.001.1 土地拍賣單價元/M21199.001299.001307.001315.001324.001332.001340.001.2 土地拍賣單價萬元/畝79.9686.5887.1387.6888.2388.7989.341.3 土地拍賣價款占比例%21.8723.2123.3223.4323.5423.6523.762項目總成本萬元66299.0067637.0067748.0067860.0067971.0068083.0068194.003資金籌措萬元53、66299.0067637.0067748.0067860.0067971.0068083.0068194.003.1 資本金萬元23205.0023673.0023712.0023751.0023790.0023829.0023868.003.2 銷售收入萬元43094.0043964.0044036.0044109.0044181.0044254.0044326.004經營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.0097467.004.1 銷售收入萬元97467.0097467.0097467.0097467.0097467.054、097467.0097467.005利潤總額萬元31168.0029830.0029719.0029607.0029496.0029384.0029273.006所得稅萬元10285.449843.959807.169770.379733.579696.789659.997稅后利潤萬元20882.5619986.2119911.5119836.8119762.1119687.4019612.70稅前全投資財務內部收益率%57.1052.0051.6051.2050.8050.4050.10全投資財務凈現值(Ic=20%)萬元11910.0010819.0010728.0010638.0010555、47.0010456.0010365.00全投資靜態回收期年2.582.672.682.692.692.702.71全投資動態回收期年3.013.103.113.123.123.133.14全投資投資利潤率%47.0144.1043.8743.6343.3943.1642.93稅后全投資財務內部收益率%39.2035.8035.5035.2035.0034.7034.40全投資財務凈現值(Ic=20%)萬元6071.005234.005164.005094.005025.004955.004885.00全投資靜態回收期年2.953.023.033.033.033.043.04全投資動態回收期年56、3.383.473.483.493.503.503.51全投資投資利潤率%31.5029.5529.3929.2329.0728.9228.76稅前資本金財務內部收益率%57.1052.0051.6051.2050.8050.4050.10資本金財務凈現值(Ic=20%)萬元11910.0010819.0010728.0010638.0010547.0010456.0010365.00資本金靜態回收期年2.582.672.682.692.692.702.71資本金動態回收期年3.013.103.113.123.123.133.14資本金投資利潤率%134.32126.01125.33124.657、6123.98123.31122.64稅后資本金財務內部收益率%39.2035.8035.5035.2035.0034.7034.40資本金財務凈現值(Ic=20%)萬元6071.005234.005164.005094.005025.004955.004885.00資本金靜態回收期年2.953.023.033.033.033.043.04資本金動態回收期年3.383.473.483.493.503.503.51資本金投資利潤率%89.9984.4383.9783.5283.0782.6282.17福景花園項目多方案經濟分析表序號項目名稱計量單位基本方案方案19方案20方案21方案22方案2358、方案241土地拍賣價款萬元14500.0016300.0016400.0016500.0016600.0016700.0016800.001.1 土地拍賣單價元/M21199.001348.001357.001365.001373.001381.001390.001.2 土地拍賣單價萬元/畝79.9689.8990.4490.9991.5492.1092.651.3 土地拍賣價款占比例%21.8723.8623.9724.0824.1824.2924.402項目總成本萬元66299.0068306.0068417.0068529.0068640.0068752.0068863.003資金籌措萬59、元66299.0068306.0068417.0068529.0068640.0068752.0068863.003.1 資本金萬元23205.0023907.0023946.0023985.0024024.0024063.0024102.003.2 銷售收入萬元43094.0044399.0044471.0044544.0044616.0044689.0044761.004經營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.0097467.004.1 銷售收入萬元97467.0097467.0097467.0097467.0097467.60、0097467.0097467.005利潤總額萬元31168.0029161.0029050.0028938.0028827.0028715.0028604.006所得稅萬元10285.449623.199586.409549.619512.819476.029439.237稅后利潤萬元20882.5619538.0019463.3019388.6019313.9019239.2019164.49稅前全投資財務內部收益率%57.1049.7049.3048.9048.5048.2047.80全投資財務凈現值(Ic=20%)萬元11910.0010274.0010183.0010092.001061、001.009910.009819.00全投資靜態回收期年2.582.722.722.732.742.752.75全投資動態回收期年3.013.153.153.163.173.183.19全投資投資利潤率%47.0142.6942.4642.2342.0041.7741.54稅后全投資財務內部收益率%39.2034.2033.9033.7033.4033.2032.90全投資財務凈現值(Ic=20%)萬元6071.004816.004746.004676.004606.004537.004467.00全投資靜態回收期年2.953.053.053.063.063.063.07全投資動態回收期年362、.383.523.533.533.543.553.56全投資投資利潤率%31.5028.6028.4528.2928.1427.9827.83稅前資本金財務內部收益率%57.1049.7049.3048.9048.5048.2047.80資本金財務凈現值(Ic=20%)萬元11910.0010274.0010183.0010092.0010001.009910.009819.00資本金靜態回收期年2.582.722.722.732.742.752.75資本金動態回收期年3.013.153.153.163.173.183.19資本金投資利潤率%134.32121.98121.31120.651163、9.99119.33118.68稅后資本金財務內部收益率%39.2034.2033.9033.7033.4033.2032.90資本金財務凈現值(Ic=20%)萬元6071.004816.004746.004676.004606.004537.004467.00資本金靜態回收期年2.953.053.053.063.063.063.07資本金動態回收期年3.383.523.533.533.543.553.56資本金投資利潤率%89.9981.7381.2880.8480.3979.9579.51福景花園項目多方案經濟分析表序號項目名稱計量單位基本方案方案25方案26方案27方案28方案29方案364、01土地拍賣價款萬元14500.0016900.0017000.0017100.0017200.0017300.0017400.001.1 土地拍賣單價元/M21199.001398.001406.001415.001423.001431.001439.001.2 土地拍賣單價萬元/畝79.9693.2093.7594.3094.8595.4095.961.3 土地拍賣價款占比例%21.8724.5024.6124.7124.8224.9225.022項目總成本萬元66299.0068975.0069086.0069198.0069309.0069421.0069532.003資金籌措萬元6665、299.0068975.0069086.0069198.0069309.0069421.0069532.003.1 資本金萬元23205.0024141.0024180.0024219.0024258.0024297.0024336.003.2 銷售收入萬元43094.0044834.0044906.0044978.0045051.0045123.0045196.004經營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.0097467.004.1 銷售收入萬元97467.0097467.0097467.0097467.0097467.00966、7467.0097467.005利潤總額萬元31168.0028492.0028381.0028269.0028158.0028046.0027935.006所得稅萬元10285.449402.449365.649328.859292.069255.269218.477稅后利潤萬元20882.5619089.7919015.0918940.3918865.6918790.9918716.28稅前全投資財務內部收益率%57.1047.4047.1046.7046.4046.0045.70全投資財務凈現值(Ic=20%)萬元11910.009728.009637.009547.009456.00967、365.009274.00全投資靜態回收期年2.582.762.772.772.782.792.80全投資動態回收期年3.013.193.203.213.223.233.23全投資投資利潤率%47.0141.3141.0840.8540.6340.4040.18稅后全投資財務內部收益率%39.2032.7032.4032.2031.9031.7031.40全投資財務凈現值(Ic=20%)萬元6071.004397.004327.004258.004188.004118.004048.00全投資靜態回收期年2.953.073.083.083.093.093.09全投資動態回收期年3.383.5668、3.573.583.593.593.60全投資投資利潤率%31.5027.6827.5227.3727.2227.0726.92稅前資本金財務內部收益率%57.1047.4047.1046.7046.4046.0045.70資本金財務凈現值(Ic=20%)萬元11910.009728.009637.009547.009456.009365.009274.00資本金靜態回收期年2.582.762.772.772.782.792.80資本金動態回收期年3.013.193.203.213.223.233.23資本金投資利潤率%134.32118.02117.37116.72116.08115.43169、14.79稅后資本金財務內部收益率%39.2032.7032.4032.2031.9031.7031.40資本金財務凈現值(Ic=20%)萬元6071.004397.004327.004258.004188.004118.004048.00資本金靜態回收期年2.953.073.083.083.093.093.09資本金動態回收期年3.383.563.573.583.593.593.60資本金投資利潤率%89.9979.0878.6478.2077.7777.3476.91福景花園項目多方案經濟分析表序號項目名稱計量單位基本方案方案31方案32方案33方案34方案35方案361土地拍賣價款萬元170、4500.0017500.0017600.0017700.0017800.0017900.0018000.001.1 土地拍賣單價元/M21199.001448.001456.001464.001472.001481.001489.001.2 土地拍賣單價萬元/畝79.9696.5197.0697.6198.1698.7199.261.3 土地拍賣價款占比例%21.8725.1325.2325.3325.4425.5425.642項目總成本萬元66299.0069644.0069755.0069867.0069978.0070090.0070201.003資金籌措萬元66299.006964471、.0069755.0069867.0069978.0070090.0070201.003.1 資本金萬元23205.0024375.0024414.0024453.0024492.0024531.0024570.003.2 銷售收入萬元43094.0045268.0045341.0045413.0045486.0045558.0045631.004經營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.0097467.004.1 銷售收入萬元97467.0097467.0097467.0097467.0097467.0097467.00974672、7.005利潤總額萬元31168.0027823.0027712.0027600.0027489.0027377.0027266.006所得稅萬元10285.449181.689144.889108.099071.309034.508997.717稅后利潤萬元20882.5618641.5818566.8818492.1818417.4818342.7818268.08稅前全投資財務內部收益率%57.1045.3045.0044.6044.3044.0043.60全投資財務凈現值(Ic=20%)萬元11910.009183.009092.009001.008910.008819.008728.73、00全投資靜態回收期年2.582.802.812.822.832.832.84全投資動態回收期年3.013.243.253.263.263.273.28全投資投資利潤率%47.0139.9539.7339.5039.2839.0638.84稅后全投資財務內部收益率%39.2031.2031.0030.7030.5030.3030.00全投資財務凈現值(Ic=20%)萬元6071.003979.003909.003839.003769.003700.003630.00全投資靜態回收期年2.953.103.103.113.113.123.12全投資動態回收期年3.383.613.623.623.674、33.643.65全投資投資利潤率%31.5026.7726.6226.4726.3226.1726.02稅前資本金財務內部收益率%57.1045.3045.0044.6044.3044.0043.60資本金財務凈現值(Ic=20%)萬元11910.009183.009092.009001.008910.008819.008728.00資本金靜態回收期年2.582.802.812.822.832.832.84資本金動態回收期年3.013.243.253.263.263.273.28資本金投資利潤率%134.32114.15113.51112.87112.23111.60110.97稅后資本金財75、務內部收益率%39.2031.2031.0030.7030.5030.3030.00資本金財務凈現值(Ic=20%)萬元6071.003979.003909.003839.003769.003700.003630.00資本金靜態回收期年2.953.103.103.113.113.123.12資本金動態回收期年3.383.613.623.623.633.643.65資本金投資利潤率%89.9976.4876.0575.6275.2074.7774.35福景花園項目利潤臨界點(盈虧平衡)分析表序號變化因素基本方案項目成本(萬元)基本方案經營收入(萬元)利潤率5.00%利潤率10.00%利潤率15.76、00%利潤率20.00%利潤率30.00%1項目成本(投資)66302.1797466.9040.0033.6427.8322.5013.082經營收入(經營數量.經營單價)66302.1797466.90-28.57-25.17-21.77-18.37-11.57福景花園項目敏感性分析表方案名稱序號項目名稱計量單位基本數變化1變化2變化3變化4變化5基本方案1土地拍賣價款萬元14500.0014500.0014500.0014500.0014500.0014500.001.1 土地拍賣單價元/M21199.001199.001199.001199.001199.001199.001.2 土地77、拍賣單價萬元/畝79.9679.9679.9679.9679.9679.961.3 土地拍賣價款占比例%21.8720.6721.0622.3022.7523.222項目總成本萬元66299.0070144.0068867.0065021.0063734.0062450.003資金籌措萬元66299.0070144.0068867.0065021.0063734.0062450.003.1 資本金萬元23205.0024550.0024104.0022757.0022307.0021858.003.2 銷售收入萬元43094.0045594.0044764.0042263.0041427.0078、40593.004經營總收入萬元97467.0082847.0087720.00102340.00107214.00112087.004.1 銷售收入萬元97467.0082847.0087720.00102340.00107214.00112087.005利潤總額萬元31168.0012703.0018853.0037320.0043480.0049636.006所得稅萬元10285.394191.956221.4812315.4614348.2816380.037稅后利潤萬元20882.468510.9312631.4925004.1229131.3533256.43稅前全投資財務內部收益79、率%57.1023.2034.2069.4082.5096.60全投資財務凈現值(Ic=20%)萬元11910.001035.004657.0015533.0019161.0022787.00全投資靜態回收期年2.583.253.052.402.252.12全投資動態回收期年3.013.843.512.752.532.34全投資投資利潤率%47.0118.1127.3857.4068.2279.48稅后全投資財務內部收益率%39.2016.0023.6047.3055.8064.70全投資財務凈現值(Ic=20%)萬元6071.00-1310.001148.008530.0010992.00180、3453.00全投資靜態回收期年2.953.403.242.762.602.46全投資動態回收期年3.383.833.193.032.84全投資投資利潤率%31.5012.1318.3438.4645.7153.25稅前資本金財務內部收益率%57.1023.2034.2069.4082.5096.60資本金財務凈現值(Ic=20%)萬元11910.001035.004657.0015533.0019161.0022787.00資本金靜態回收期年2.583.253.052.402.252.12資本金動態回收期年3.013.843.512.752.532.34資本金投資利潤率%134.3251.781、478.22163.99194.92227.09稅后資本金財務內部收益率%39.2016.0023.6047.3055.8064.70資本金財務凈現值(Ic=20%)萬元6071.00-1310.001148.008530.0010992.0013453.00資本金靜態回收期年2.953.403.242.762.602.46資本金動態回收期年3.383.833.193.032.84資本金投資利潤率%89.9934.6752.41109.87130.59152.15土地拍賣最高限價方案基準(期望)收益率%20.0020.0020.0020.0020.001土地拍賣價款臨界點萬元12629.00182、6159.0026738.0030267.0033796.001.1 土地拍賣單價元/M21045.001337.002212.002504.002796.001.2 土地拍賣單價萬元/畝69.6589.11147.45166.91186.381.3 土地拍賣價款占比例%18.5622.8533.9937.2240.252項目總成本萬元68063.0070716.0078660.0081312.0083963.003資金籌措萬元68063.0070716.0078660.0081312.0083963.003.1 資本金萬元23822.0024751.0027531.0028459.0029383、87.003.2 銷售收入萬元44241.0045965.0047909.0047795.0047680.004經營總收入萬元82847.0087720.00102340.00107214.00112087.004.1 銷售收入萬元82847.0087720.00102340.00107214.00112087.005利潤總額萬元14784.0017004.0023680.0025902.0028124.006所得稅萬元4878.615611.457814.328547.619280.907稅后利潤萬元9905.0611392.9515865.4417354.2418843.04稅前全投資財務84、內部收益率%29.0029.0029.2029.2029.20全投資財務凈現值(Ic=20%)萬元2733.003150.004410.004828.005245.00全投資靜態回收期年3.143.143.143.143.14全投資動態回收期年3.653.663.703.713.72全投資投資利潤率%21.7224.0530.1031.8533.50稅后全投資財務內部收益率%20.0020.0020.0020.0020.00全投資財務凈現值(Ic=20%)萬元-7.00-8.00-4.00-4.00-4.00全投資靜態回收期年3.313.323.343.353.35全投資動態回收期年3.93385、.97全投資投資利潤率%14.5516.1120.1721.3422.44稅前資本金財務內部收益率%29.0029.0029.2029.2029.20資本金財務凈現值(Ic=20%)萬元2733.003150.004410.004828.005245.00資本金靜態回收期年3.143.143.143.143.14資本金動態回收期年3.653.663.703.713.72資本金投資利潤率%62.0668.7086.0191.0195.70稅后資本金財務內部收益率%20.0020.0020.0020.0020.00資本金財務凈現值(Ic=20%)萬元-7.00-8.00-4.00-4.00-4.086、0資本金靜態回收期年3.313.323.343.353.35資本金動態回收期年3.933.97資本金投資利潤率%41.5846.0357.6360.9864.12福景花園項目概率分布情況表變化因素項目名稱計量單位基本數變化1變化2變化3變化4變化5投資投資變化比例(%)0.0015.0010.005.00-10.00-15.00投資變化概率0.000.100.200.300.300.10經營經營收入變化比例(%)0.00-15.00-10.00-5.0010.0015.00經營收入變化概率0.000.100.200.300.300.10福景花園項目概率分析情況表方案名稱序號項目名稱計量單位數值87、備注基本方案(期望值)1土地拍賣價款萬元14500.001.1 土地拍賣單價元/M21199.001.2 土地拍賣單價萬元/畝79.961.3 土地拍賣價款占比例%21.832項目總成本萬元66427.003資金籌措萬元66427.003.1 資本金萬元23249.003.2 銷售收入萬元43178.004經營總收入萬元96980.004.1 銷售收入萬元96980.005利潤總額萬元30552.006所得稅萬元10082.327稅后利潤萬元20470.16稅前全投資財務內部收益率%55.90全投資財務凈現值(Ic=20%)萬元11548.00全投資靜態回收期年2.60全投資動態回收期年3.088、3全投資投資利潤率%45.99稅后全投資財務內部收益率%38.40全投資財務凈現值(Ic=20%)萬元5825.00全投資靜態回收期年2.97全投資動態回收期年3.40全投資投資利潤率%30.82稅前資本金財務內部收益率%55.90資本金財務凈現值(Ic=20%)萬元11548.00資本金靜態回收期年2.60資本金動態回收期年3.03資本金投資利潤率%131.41稅后資本金財務內部收益率%38.40資本金財務凈現值(Ic=20%)萬元5825.00資本金靜態回收期年2.97資本金動態回收期年3.40資本金投資利潤率%88.05土地拍賣最高限價方案土地拍賣價款臨界點萬元22856.00財務內部收益率期望值%20.01財務內部收益率大于基準(期望)收益率的概率%52.00財務內部收益率小于基準(期望)收益率大于0的概率%48.00財務內部收益率小于0的概率%0