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1、XXXXXXX項目可行性分析報告目錄XXXXXXX項目可行性分析報告1一、項目概況1二、市場分析2項目周邊樓盤銷售勢頭良好3與項目類似的兩大樓盤銷售尤佳3三、項目定位及優(yōu)劣勢分析4四、項目建設(shè)指標7五、項目投資估算及盈利分析71、編制依據(jù)72、投資估算表83、銷售收入表84、營業(yè)稅及附加95、盈利能力分析9財務(wù)現(xiàn)金流量表9六、結(jié)論9一、項目概況XXXXX項目由浙江XXXX房地產(chǎn)開發(fā)有限公司開發(fā)建設(shè)的。項目地塊位于杭州市XXXXXX。緊接武林商圈中心地段，具有濃厚的商業(yè)氛圍。項目占地13.6畝，總建筑面積為58055。，由南北兩幢17層與27層的塔樓及三層裙房組成。南側(cè)27層塔樓為精裝修的酒店式2、公寓，建筑面積約23000；北側(cè)17層塔樓為創(chuàng)業(yè)版寫字樓，建筑面積約為11000。本項目于2003年11月取得土地證，2004年10月取得規(guī)劃許可證及施工許可證，2005年1月21日正式開工建設(shè)，目前已完成基礎(chǔ)施工，進行主體工程建設(shè)階段。預(yù)計2007年3月完工。本項目開發(fā)建設(shè)具有一定規(guī)模，引入超前的運作理念，共同打造武林商圈CBD，必將成為該區(qū)域內(nèi)標志性建筑，同時給開發(fā)商帶來了良好的社會效益和經(jīng)濟效益。二、市場分析宏觀政策控制房價穩(wěn)步發(fā)展2005年雖是政府對房地產(chǎn)市場調(diào)控的一年，但從整體情況分析經(jīng)過前期的各項措施的執(zhí)行，基本達到了“中國房地產(chǎn)市場軟著陸”的目標，穩(wěn)定了市場“緩步增長”的發(fā)展目標3、，市場開始進入新的理性發(fā)展階段。從長遠看，房地產(chǎn)業(yè)作為國民經(jīng)濟的重要的支柱產(chǎn)業(yè)，作為地方政府尤其是杭州市經(jīng)營城市的重要法寶，同時作為政府的終極市場目標，即“市場逐漸規(guī)范”與“保持與GDP一定的增長率”，在較長時間內(nèi)房地產(chǎn)業(yè)仍將是政府和政策扶持的對象。杭州房產(chǎn)浙江省投資者的理想選擇杭州作為全省投資中心的地位不變，杭州的城市魅力目前正處于歷史上最好的時期，城市的吸引力也在提高。在市場經(jīng)濟體制下，城市的行政級別越來越次要，重要的是城市成為方方面面的中心，具有相當強的幅射力和集聚效應(yīng)。且杭州市對省內(nèi)投資者有非常強的投資吸引力，主要表現(xiàn)在宜投宜居的特性上。因此，杭州房地產(chǎn)仍是省內(nèi)投資者最佳的投資渠道。近4、期數(shù)據(jù)顯示：硬需求浮出水面據(jù)7-9月的統(tǒng)計數(shù)據(jù)，八大區(qū)域成交量價齊升，7月份八大區(qū)域成交了1063套房源，均價為7163元/平方米；8月份成交1387套，均價為8067元/平方米；9月份（截至9月28日10點）成交了1883套，均價為8631元/平方米。9月的成交量是6月818套的一倍多。從上述數(shù)據(jù)可以看出，9月份八大區(qū)域成交量已經(jīng)與年初比較接近（2月份成交1690套，4月份成交1294套）。從各售樓處反饋的情況來看，如今的購房者絕大多數(shù)是自住型購房者。這說明經(jīng)歷6-8月三個月的調(diào)整后，市場硬需求逐漸浮出水面，成為樓市主力軍。項目周邊樓盤銷售勢頭良好項目處于杭州武林商圈中心地段朝暉路與上塘路交5、叉口，周邊武林商業(yè)中心、杭州游泳館、在建的西湖文化廣場等杭州高檔、時尚娛樂消費匯聚，配套完善，區(qū)位優(yōu)勢無可比擬。與本項目一街相隔的綠城深藍廣場寫字樓部分建筑面積為3.5萬，酒店式公寓6.1萬，目前售價已達19000元/，而且基本銷售完畢。緊依本項目的廣廈綠洲花園于2004年9月開盤，銷售價格在11800元/階段銷售良好，但由于宏觀政策的影響與項目本身品質(zhì)如外立面不夠時尚、戶型面積規(guī)劃不合理等方面的限制，在價格升至13000元/后銷售放緩。與項目類似的兩大樓盤銷售尤佳位于拱墅假山路與上塘路交界處的新青年廣場，精裝修的公寓均價為9100元/，銷售接近半數(shù)，簡裝修均價7900元/，銷售也超過1/3。6、而處于錢塘江南岸的龍禧國際的酒店式公寓均價在8100元/左右，銷售率在90%以上，且目前租賃市場也十分走俏。這說明稀缺的酒店式公寓具有很大的市場潛力。本項目與深藍廣場遙相呼應(yīng)，深藍廣場高位價格的成功銷售足以證明本地段酒店式公寓的市場需求還是很大的。三、項目定位及優(yōu)劣勢分析1項目定位 中心地段、中心價值是成功商務(wù)人士、創(chuàng)業(yè)者工作室和投資者的明智選擇在產(chǎn)品品質(zhì)方面我們將其定位為“次深藍廣場項目”,追求高品質(zhì)高附加值。在產(chǎn)品價值方面我們還是堅持以“中心地段，中心價值”為訴求點。在產(chǎn)品屬性方面以商務(wù)和居住為一體的復(fù)合型高端物業(yè)為整體形象。在客戶定位方面，針對周邊區(qū)域辦公人群特點,還是偏向于商務(wù)性質(zhì)，加7、大SOHO人群的購買熱情，所以在目標客戶群方面我們的目標是成功商務(wù)人士、成長型公司、創(chuàng)業(yè)者工作室、追求新都市生活方式的白領(lǐng)和投資者。2、產(chǎn)品規(guī)劃鍥合市場 務(wù)實做派產(chǎn)品規(guī)劃采取了完全鍥合市場需求、適度超前的務(wù)實思路。朝暉路本項目附近800米內(nèi)的其他樓盤的商業(yè)用房由于規(guī)劃設(shè)計局限，經(jīng)營餐飲有諸多限制，而附近5座大型寫字樓和4個大型住宅小區(qū)集聚的人群餐飲消費市場非常可觀包括。因此本項目的商鋪規(guī)劃成可自由劃分成小面積且具有獨立的排煙管道。辦公樓單層面積2800平方米，可以自由分割成客戶所需面積，便于靈活銷售4060/套。精裝修的小戶型酒店服務(wù)式公寓成為市中心稀缺資源，銷售總價低，使用投資兩相宜，必定受8、到市場追捧。3價格定位 低開高走、趁勢而上根據(jù)周邊項目的市場情況，參考可類別樓盤的銷售情況，結(jié)合本項目的特點，本項目價格策略準備采取以低開高走的方式，預(yù)計開盤商鋪均價15000元/，酒店式公寓及寫字樓均價為11000元/。4項目優(yōu)勢分析 黃金地段處于杭州武林商圈中心地段朝暉路與上塘路交叉口，區(qū)位優(yōu)勢十分明顯。 交通便捷項目周邊道路網(wǎng)絡(luò)密集，四通八達，交通出行十分便捷。 成熟商圈項目位于成熟繁華的武林商務(wù)圈黃金地段，高檔商務(wù)區(qū)、居住區(qū)的認知度較好。 大配套完善項目周邊武林商業(yè)中心、杭州游泳館、在建的西湖文化廣場等杭州高檔、時尚娛樂消費匯聚，周邊配套十分完善。 小戶型公寓潛力巨大周邊大量寫字樓物業(yè)9、已經(jīng)投入運營，聚集了大批的白領(lǐng)人士和知識精英，其中有不少年輕人，形成了小戶型公寓的巨大潛在市場。 火熱預(yù)訂市場前景一直保持良好的勢頭，已有肯德基（KFC）、張生記、中國國際航空公司等知名的大型公司及元豐公司眾多關(guān)系客戶總計百余戶紛紛搶先預(yù)訂。 商業(yè)空間規(guī)劃合理項目裙樓單層面積僅2600，且有單獨的排煙排污管道，獨具周邊項目所無可比擬的優(yōu)勢，是此區(qū)域內(nèi)餐飲業(yè)的客戶的唯一選擇。同時，辦公區(qū)域可自由分割，戶型均較小，可以吸引眾多中產(chǎn)階級和創(chuàng)業(yè)者。4項目劣勢及對策 近高架、噪音大 對策：高品質(zhì)的中空雙層玻璃隔音上塘高架南來北往的車流，形成大量的噪音、空氣污染，對居住、辦公環(huán)境造成一定的不利影響。針對上10、塘路高架，在外墻及門窗大量采用隔音、保溫材料，使高架橋的噪聲影響能降到最低，其中中空雙層玻璃的使用標準與深藍廣場的標準基本一致。 不易構(gòu)造景觀 對策：國際知名景觀公司強力打造項目本身體量較小，內(nèi)部難以形成完善的配套，小區(qū)景觀環(huán)境體現(xiàn)難度大。在景觀設(shè)計中我們邀請了澳洲BBC景觀設(shè)計機構(gòu)擔綱，多采用立體景觀，在各個層面構(gòu)設(shè)了商務(wù)、運動、景觀平臺，如屋頂游泳池、網(wǎng)球場，室內(nèi)乒乓球室、咖啡室等。 品牌效應(yīng)不足 對策：價格策略與推廣策略并行元豐房產(chǎn)品牌積累尚存在不足。為提高項目品質(zhì)及附加值，元豐房產(chǎn)將對酒店式公寓進行高標準的精裝修，邀請著名的室內(nèi)設(shè)計機構(gòu)參與設(shè)計，提升本案的品味與價值。同時，在銷售策略方11、面，針對廣廈綠洲花園（緊鄰本案）的銷售經(jīng)驗，采取低開高走的方式，以11000元/的開盤均價進行酒店式公寓與寫字樓銷售，商鋪按15000元/進行銷售，必將取得良好的市場效應(yīng)。在推廣方面，打造以生活、辦公一體化的全新理念，加強廣告宣傳力度和SP等公關(guān)活動，意旨提高項目的認知度。 5項目機會點分析 政策利好、產(chǎn)品稀缺、受市場追捧目前，由于2003年12月開始政策規(guī)定，已不再審批酒店式公寓項目，故市場此類產(chǎn)品將供不應(yīng)求，酒店式公寓受到市場的大力追捧，將會填補目前單純小戶型公寓的一些缺陷，例如無廚房、配套設(shè)施較缺乏、入駐客戶類型分散等。因此，杭州的酒店式服務(wù)公寓市場存在相當好的發(fā)展契機，恰當?shù)目蛻舳ㄎ缓?2、高質(zhì)量生活需求的滿足將是未來贏得市場的關(guān)鍵。 市中心可開發(fā)土地緊缺武林商圈內(nèi)可開發(fā)的地塊已極少，且中小面積的辦公間供不應(yīng)求。 政策控制住宅市場的同時，促進了寫字樓市場的良好發(fā)展當前宏觀調(diào)控對于住宅市場，特別是給抑制投資性住宅消費市場帶來了一定影響，但對于寫字樓市場卻是一個利好。 地鐵版塊項目，出行便捷、商業(yè)集聚國務(wù)院剛剛批準的杭州地鐵規(guī)劃中，武林廣場區(qū)域是一個比較的換乘站，地鐵1號線經(jīng)過本案附近。武林廣場向來都是杭州最繁華的商業(yè)核心圈，商業(yè)集中、交通便捷、基礎(chǔ)設(shè)施完善。在武林商圈，居住人口眾多；寫字樓樓內(nèi)的辦公人員也是一大消費群體；加上外區(qū)域客源的涌入，人氣一直很旺。四、項目建設(shè)指標項目單位數(shù)13、量總用地面積9056總建筑面積58055商鋪面積約7800酒店式公寓面積約23000寫字樓面積約11000地下面積14855停車位個322（包括立體車庫150個）五、項目投資估算及盈利分析1、編制依據(jù)1）、建筑工程費用以現(xiàn)行建筑工程費用標準及費率為依據(jù)；2）、各種費率依據(jù)國家相關(guān)文件。2、投資估算表項目金額（萬元）備注土地成本8500625萬元/畝前期規(guī)費880150元/前期開辦費200建安成本130002200元/配套成本580100元/精裝修費用1500按套內(nèi)面積每平米1000元的裝修標準計，套內(nèi)面積得房率為65%計，僅限酒店式公寓不可預(yù)見費800管理費用24010萬元/月*24個月銷售費14、用1600按銷售收入3%財務(wù)費用800總投資281003、銷售收入表項目單位數(shù)量價格金額（萬元）商鋪元/ m278001500011700寫字樓及酒店式公寓元/ m2340001100037400合計491004、營業(yè)稅及附加本項目應(yīng)計營業(yè)稅、城市維護建設(shè)稅和教育附加稅，綜上本項目的綜合稅率為5.8%，共應(yīng)交納稅金及附加2847.8萬元。5、盈利能力分析財務(wù)現(xiàn)金流量表項目合計現(xiàn)金流入49100銷售收入49100其它收入0現(xiàn)金流出30947.8成本投資28100營業(yè)稅及附加2847.8稅前利潤額18152.2稅前利潤率37%六、結(jié)論本項目預(yù)計在2006年1月開始銷售，在開盤六個月內(nèi)，銷售率將達到15、50%以上。綜上分析，本項目全部投資及支出為人民幣30947.8萬元，項目可產(chǎn)生銷售收入49100萬元，可實現(xiàn)稅前利潤18152.2萬元，稅前利潤率達37%。因此，本項目的實施具有良好的市場前景，穩(wěn)定的投資收益,故項目可行，終將產(chǎn)生良好的社會效益和經(jīng)濟效益。Opinions and suggestions on the partys mass line educational practiceAccording to the central and provincial, municipal unified deployment, according to municipal Party co16、mmittee about carrying out the partys mass line educational practice activity in the citys implementation opinions, the spirit of the partys mass line educational practice activities from 20* in January to 99 months, carried out at all levels of departments and directly affiliated institutions and g17、rass-roots party organizations. According to my actual County, the county to carry out the education practice put forward the following implementation opinions.First, the overall requirementsCounty county education practice to the eighteen Party of eight, the spirit of the the third Plenary Session 18、of the 18th CPC Central Committee as the guidance, conscientiously implement the spirit of general secretary Xi Jinping book series of important speech, earnestly implement the Central Committee really, opinions and advice , party implementing the guiding ideology of opinions to determine the object19、ives and requirements, step method, in accordance with the look in the mirror, dress up, wash bath, cure treatment, the general requirements of for the people pragmatic honest people as the theme, in carrying forward the spirit of Zhuanglang Zhuang, improve their work style, service to the masses of20、 the people, the foundation of consolidating grassroots, promote transformation across efforts, to further implement the central eight regulations and The opposition party and government austerity waste regulations , double section provincial regulations, municipal provisions of the twelve plan and 21、the implementation measures for on improving the work style of close ties with the masses law, highlight style building, carry out the whole wind spirit, resolutely oppose formalism, bureaucracy, hedonism and wasteful extravagance to solve the problems, Party members and cadres of the style and the 22、masses of people strong, the Ministry of Party members and cadres to further improve their thinking and understanding, to further change the style of the wind, the masses to close, honest and pragmatic people honest image to further establish the foundation to further reinforce the basic level. Styl23、e of the building of the new results to promote the construction of a powerful force of the county and the ecological culture of the county and county construction.In educational practice activities of the unit is mainly: the county and below county departments under the organs, enterprises and inst24、itutions directly under the township, street, and community, village, non-public economic organizations, social organizations and other grass-roots organizations. Agencies and branches, each single unit, follow the rules on internal institutions. Educational practice with step by step.To adhere to t25、he county leadership, leadership and leading cadres to focus on outstanding catch to directly contact the service of the masses of law supervision departments and window units, service industry, educational practice, pay attention to grasp the heavy towns, streets and villages, community education a26、ctivities and the masses of grassroots groups in close contact to strengthen, and the majority of Party members, cadres and the mass line line Marx doctrine view of the masses and the partys education.Always speak seriously as a basic attitude, adhere to positive education, to carry out criticism an27、d self criticism group, adhere to the pragmatic, more emphasis on leadership, pay more attention to the layers of the demonstration, more focus on the four winds, solve the problem, pay more attention to open the door, the participation of the masses, pay more attention to the classification guidanc28、e. Orderly, pay more attention to the cooperation and cohesion driven, more strict requirements on injection, really supervision practice, ensure education practice is not empty is not empty is not partial, not as a mere formality.Two, the key point of the taskThe main task of the countys education 29、practice is to seize against four wind this focus on centralized solve outstanding problems asked County, township leadership and leading cadres of the four winds, the disadvantages of the style, scale behavior to a large scale investigation, overhaul, cleaning greatly. At the same time, respond to 30、the concerns of the masses, safeguard the interests of the masses, pay attention to solve practical problems, solve the people around the unwholesome tendencies especially on eat, take the card, Yong lazy luxury, extravagance and waste fees, privileges and other issues, timely and effective, without31、 any discount to solve, to improve the style of real implementation of the requirements of real to the grassroots, real let group Benefit the public.(a) focus on solving the four winds outstanding issuesThe central and provincial requirements, the county leadership and leading cadres of key performa32、nce concept is not correct, do not dare to play, to engage in image project, political project, a leadership guide, a set of ideas, orders and prohibitions, and a policy, there are countermeasures county. The units directly under the heavy focus on solving Yung lazy drag, buck passing skin, work is 33、not implemented, the service is not active. The dynamic problem of law enforcement and supervision departments and window units, service industry mainly solve the door hard, ugly face, something difficult, and arbitrary charges, fines, levies, and breach of privilege, chinakayao, not the problem of 34、law. The township, street The collar of leading bodies and leading cadres to solve key does nottheir own conditions to develop the correct road, the maximum to avoid investment risk, gain profit.(three) vigorously promote the brand. To establish brand awareness, awareness of the use of brand, brand 35、value, brand acquisition performance, enhance the competitive strength. Concentrated manpower, careful planning, packaging and publicity of a number of unique, market influence and coverage of the brand, the implementation of key breakthroughs, to enhance the competitive strength, walking business r36、oad the competition of alienation and characteristics, the pursuit of stability and development of the market.(four) to promote the integration of resources. To further broaden their horizons, effective integration of resources within the group, the city resources, other industries and regional reso37、urces, mutual trust, mutual benefit, seeking win-win principle, in the framework of national policies and regulations, strict inspection and argumentation, legal consultation, examination and approval procedures, strict regulation of economic activities, attract injection the social investment to th38、e industry group, to achieve leveraging the development, ensure that the value of state-owned assets.(five) to strengthen the construction management personnel. Strengthen the management of education and training of cadres and workers of the existing business, firmly establish the concept of the mar39、ket, enhance the sense of crisis to adapt to market competition, the sense of urgency, improve the ability to respond to market competition, improve management and operation of the market. At the same time, according to the need of industrial development, vigorously the introduction of high-quality 40、management management personnel, and strive to build a high-quality professional management team, hard work, and promote the entire workforce knowledge structure, age structure, structure optimization and upgrading ability, enhance core competitiveness, adapt to the need of market competition.(six) 41、seriously study the policy for policy. Serious research about social support the development of cultural undertakings in the country and the XX policy, especially the policy of industrial development, financial investment policy, financial policy and tax policy, and actively seek policy, projects and funds, enterprise and industry group mission to promote leapfrog development.