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1、地塊編號用地性質(zhì)用地面積（）容積率建筑面積地地塊塊一一C1+R28341.77地地塊塊二二R215174.51合計23516.286.6155330.6313建建安安成成本本銷銷售售價價格格租租賃賃價價格格建建設設周周期期銷銷售售周周期期類別拆除用地面積（）開發(fā)建設用地面積（）更新單元規(guī)劃建筑面積（）其中 容積率原始數(shù)據(jù)地塊編號用地性質(zhì)用地面積（）容積率建筑面積地地塊塊一一C1+R28341.8866734.4地地塊塊二二R215174.58121396C+R用地，住宅不超過40%，商業(yè)（酒店、公寓、商業(yè)、辦公）不低于60%。合計23516.38188130.4建建安安成成本本銷銷售售價價格格2、建建設設周周期期銷銷售售周周期期住宅（）創(chuàng)客空間（）商業(yè)（）保障性住房（）合計（）97812.9118035.7018035.7017606.32500065006500500026000006500319076754531數(shù)值37266.123516.28155330.63住宅（）97812.91商業(yè)（）18035.70115419.23辦公（）18035.70保障房（）17606.32配套設施（）38406.6住宅（）公寓（）商業(yè)（）保障性住房（）合計（）26693.7620020.3220020.32099182.5360022213.464類別拆除用地面積（）開發(fā)建設用地面積（）更新單3、元規(guī)劃建筑面積（）容積率125876.29620020.3220020.3222213.4644950495060504950276102570253115643576754531公共設施114027003840總建面原合法建面(）增容部分合計133884.308131137102747.3081住宅（）97812.90633113766675.9063創(chuàng)客空間（）18035.70091018035.70091商業(yè)（）18035.70091018035.70091辦公（元/）居住（元/）商業(yè)（元/）基準地價108811301683市場售價 2600049000市場評估價780014700原有補4、繳地價增容補繳地價合計35184810925875339.7961060149.7961060149.735184810520072069.1555256879.10140678467.1140678467.10265124803.4265124803.4133884.3081555256879.1 項項目目分分期期項項目目內(nèi)內(nèi)容容20162016年年20172017年年 20182018年年 20192019年年 20202020年年 20212021年年 20222022年年 20232023年年銷售周期物物業(yè)業(yè)類類型型開開發(fā)發(fā)建建面面Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q5、3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4保保障障性性住住房房17606.317606.3立立項項階階段段基基礎礎工工程程建建設設期期回購2.2一一期期住住宅宅97812.997812.9建建設設期期售 售 售 售創(chuàng)創(chuàng)客客空空間間18035.718035.7建建設設期期租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租商商業(yè)業(yè)18035.718035.7建建設設期期租 租 租 租 租 租 租 租 租 租 租 租 租 6、租 租 租 租 租20242024年年20252025年年20262026年年20272027年年20282028年年20292029年年20302030年年20312031年年20322032年年20332033年年20342034年年Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1租 租 租 租 租 租 租 租 租7、 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租20352035年年20362036年年20372037年年20382038年年20392039年年Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4租 租 租 租 租 租 租8、 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租20342034年年建安成本建筑面積建設周期項目2016年拆遷成本90,000,000地價成本150,000,000地價補繳961,060,1505,0005,00017,60617,6067一期保障性住房（）5,0005,00097,81397,8137住宅（）6,5006,50018,03618,0368創(chuàng)客空間（）6,5006,50018,03618,0363商業(yè)（）151,491151,491房房地地產(chǎn)產(chǎn)開開發(fā)發(fā)成成本本1,201,09、60,1501,201,060,150管管理理費費（成成本本3%3%）36,031,80436,031,804不不可可預預見見費費（成成本本3%3%）36,031,80436,031,804成成本本合合計計1,273,123,7591,273,123,759土增建安成本建筑面積建設周期項目2016年00 000 0拆遷成本163,200,000163,200,00000 000 0地價補繳555,256,879555,256,87900 0一期保障性住房（）0 05,0009781397813住宅（）0 06,5001803618036創(chuàng)客空間（）0 06,5001803618036商業(yè)（）010、133,884133,884房房地地產(chǎn)產(chǎn)開開發(fā)發(fā)成成本本718,456,879718,456,879管管理理費費（成成本本3%3%）21,553,70621,553,706不不可可預預見見費費（成成本本3%3%）21,553,70621,553,706成成本本合合計計761,564,292761,564,292扣除項目收入增值額增值比例土土增增2017年2018年2019年合計25,151,89050,303,78012,575,94588,031,61688031615.67139,732,723279,465,44769,866,362489,064,531489,064,53129,3011、8,01458,616,02829,308,014117,232,056117,232,05678,154,70439,077,352117,232,056117,232,056272,347,331272,347,331427,462,607427,462,607111,750,321111,750,3212,012,620,4092,012,620,409811,560,2598,170,4208,170,42012,823,87812,823,8783,352,5103,352,51060,378,61260,378,6128,170,4208,170,42012,823,87812,812、23,8783,352,5103,352,51060,378,61260,378,612288,688,171288,688,171453,110,363453,110,363118,455,340118,455,3402,133,377,6332,133,377,6332017年2018年2019年合計00 00163,200,00000 00555,256,8790 00 00 00 00 0139,732,723139,732,723279,465,447279,465,44769,866,36269,866,362489,064,531489,064,5310 00029,308,0113、429,308,014117,232,056117,232,0560 0000117,232,0560 0139,732,723139,732,723279,465,447279,465,44799,174,37699,174,3761,236,829,4251,236,829,4254,191,9824,191,9828,383,9638,383,9632,975,2312,975,23137,104,88337,104,8834,191,9824,191,9828,383,9638,383,9632,975,2312,975,23137,104,88337,104,883148,116,614、87148,116,687296,233,373296,233,373105,124,838105,124,8381,311,039,1901,311,039,1901,790,685,119扣除金額=（土地使用權(quán)所支付的金額+房地產(chǎn)開發(fā)成本）*1.2+銷售費用+管理費用+財務費用+銷售營業(yè)稅及附加2,543,135,564752,450,445備注：土地使用權(quán)所支付的金額=地價款+契稅=地價款*1.0342.02%225,735,133225,735,1335825.242718扣除金額=（土地使用權(quán)所支付的金額+房地產(chǎn)開發(fā)成本）*1.2+銷售費用+管理費用+財務費用+銷售營業(yè)稅及附加銷售收15、入2015年售價 建筑面積銷售周期 項目2016 6年年6,50017,6061保障房260002600097,8134住宅（）0 018,0365創(chuàng)客空間（）0 018,0363商業(yè)（）銷銷售售總總收收入入0銷銷售售稅稅費費及及附附加加0營業(yè)稅（銷售收入5%）0城市建設維護稅（營業(yè)稅7%）0教育費附加（營業(yè)稅3%）0印花稅（銷售收入0.05%）0預預增增土土地地增增值值稅稅（銷銷售售收收入入2%2%）0銷銷售售費費用用（銷銷售售收收入入3%3%）0銷銷售售凈凈收收入入02017年2018年2019年合計0114,441,100114,441,100635,783,8911,907,351,616、732,543,135,5642,543,135,564000-00-0635,783,8912,021,792,7732,657,576,664035,286,006105,858,018141,144,024031,789,19595,367,584127,156,77802,225,2446,675,7318,900,9740953,6762,861,0283,814,7030317,892953,6761,271,568012,715,67840,435,85553,151,533019,073,51757,220,55076,294,0670568,708,6901,818,278,17、3502,386,987,040租租賃賃收收入入年月2016年2017年2018年2019年2020年出出租租物物業(yè)業(yè)收收益益0.000.000.0017169694.4123579713.66創(chuàng)創(chuàng)客客空空間間（）0.000.000.004398847.336041083.67出租面積18035.7018035.7018035.7018035.7018035.70平均月租金31.0031.9332.8933.8734.89年收益次數(shù)12.0012.0012.0012.0012.00出租比率0.000.000.000.600.80租金遞增率0.030.030.030.030.03商商業(yè)業(yè)（）0.18、000.000.0012770847.0917538630.00出租面積18035.7018035.7018035.7018035.7018035.70平均月租金90.0092.7095.4898.35101.30年收益次數(shù)12.0012.0012.0012.0012.00出租比率0.000.000.000.600.80租金遞增率0.030.030.030.030.03出出租租經(jīng)經(jīng)營營稅稅費費及及附附加加0.000.000.001116030.141532681.39營業(yè)稅（租金收益5%）0.000.000.00858484.721178985.68城市建設維護稅（營業(yè)稅7%）0.000.0019、0.0060093.9382529.00教育費附加（營業(yè)稅3%）0.000.000.0025754.5435369.57印花稅（租金收益0.1%）0.000.000.00171696.94235797.14出出租租經(jīng)經(jīng)營營成成本本0.000.000.003262241.944480145.60房產(chǎn)稅（租金收益12%）0.000.000.002060363.332829565.64房租租賃管理費（租金收益2%）0.000.000.00343393.89471594.27維修費（租金收益2%）0.000.000.00343393.89471594.27房屋租賃手續(xù)費（租金收益2%）0.000.0020、0.00343393.89471594.27保險費（租金收益0.1%）0.000.000.00171696.94235797.14出出租租凈凈收收入入0.000.000.0012791422.3417566886.682033年2034年2035年2036年2037年2038年2039年43284505.5844583040.7545920531.9747298147.9348717092.3750178605.1451683963.3011089418.7911422101.3511764764.3912117707.3212481238.5412855675.7013241345.971821、035.7018035.7018035.7018035.7018035.7018035.7018035.7051.2452.7854.3655.9957.6759.4061.1812.0012.0012.0012.0012.0012.0012.001.001.001.001.001.001.001.000.030.030.030.030.030.030.0332195086.8033160939.4034155767.5835180440.6136235853.8337322929.4438442617.3318035.7018035.7018035.7018035.7018035.7018022、35.7018035.70148.76153.22157.82162.55167.43172.45177.6212.0012.0012.0012.0012.0012.0012.001.001.001.001.001.001.001.000.030.030.030.030.030.030.032813492.862897897.652984834.583074379.623166611.003261609.333359457.612164225.282229152.042296026.602364907.402435854.622508930.262584198.16151495.771560423、0.64160721.86165543.52170509.82175625.12180893.8764926.7666874.5668880.8070947.2273075.6475267.9177525.94432845.06445830.41459205.32472981.48487170.92501786.05516839.638224056.068470777.748724901.078986648.119256247.559533934.989819953.035194140.675349964.895510463.845675777.755846051.086021432.626224、02075.60865690.11891660.82918410.64945962.96974341.851003572.101033679.27865690.11891660.82918410.64945962.96974341.851003572.101033679.27865690.11891660.82918410.64945962.96974341.851003572.101033679.27432845.06445830.41459205.32472981.48487170.92501786.05516839.6332246956.6633214365.3634210796.32325、5237120.2136294233.8237383060.8338504552.66財務費用總額2016年2017年2018年成成本本1,273,123,759288,688,171453,110,363自自有有資資金金640,013,290640,013,290借借貸貸1,493,364,343633,110,469288,688,171453,110,363銷銷售售凈凈收收入入0568,708,690出出租租物物業(yè)業(yè)收收益益0利利息息50,648,83777,795,798114,044,627年年利利率率0.080.08當當年年累累計計總總借借貸貸結(jié)結(jié)算算683,759,3061,0526、0,243,2761,048,689,576序號項目資金(萬元)1自有資金640,013,2902銷售回款-1,493,364,3433銀行貸款1,493,364,343總投資640,013,2902019年2020年2021年2022年合計118,455,3400002,133,377,633640,013,290118,455,3400001,493,364,34301,818,278,3500002,386,987,0400087,147,929-58,314,339-58,314,339-58,314,339329,637,192-563,985,504-622,299,843-68027、,614,182-738,928,520比例100%-233%233%100%23,095,054序號項目合計2016年1 現(xiàn)現(xiàn)金金流流入入3,460,846,1013,460,846,10101.1 銷售收入（詳見收入表）2,657,576,6642,657,576,6641.2 出租收入（詳見租賃收入表）803,269,437803,269,4372 現(xiàn)現(xiàn)金金流流出出2,990,264,5322,990,264,5321,251,708,9872.1 開發(fā)成本投資（詳見成本表）2,012,620,4092,012,620,4091,201,060,1502.2 銷售費用（銷售收入3%）7628、,294,06776,294,0672.3 銷售稅費及附加（詳見收入表）141,144,024141,144,0242.4 預征土地增值稅（銷售收入3%）53,151,53353,151,5332.5 土地增值稅清算（詳見成本表）172,583,600172,583,6002.6 財財務務費費用用（詳詳見見財財務務說說明明表表）329,637,192329,637,19250,648,8372.7 出租經(jīng)營稅費及附加（詳見租賃收入表）52,212,51352,212,51302.8 出租經(jīng)營成本（詳見租賃收入表）152,621,193152,621,19303 營營業(yè)業(yè)利利潤潤470,581,29、569470,581,569-1,251,708,9874 補補前前期期虧虧損損1,756,868,8301,756,868,8305 利利潤潤總總額額394,693,956394,693,9566 所所得得稅稅（利利潤潤總總額額25%)25%)117,645,392117,645,3927 凈凈利利潤潤352,936,177352,936,177總成本費用=2,990,264,531.59 稅前成本利潤率=利潤總額/總投資=13.2%15%稅后成本利潤率=凈利潤/總投資=11.8%12%成本費用利潤率利潤總額成本費用總額100（成本費用總額營業(yè)成本營業(yè)稅金及附加銷售費用管理費用財務費用），230、017年2018年2019年2038年2039年0635,783,8912,038,962,46850,178,60551,683,9630635,783,8912,021,792,773000017,169,69450,178,60551,683,963350,143,130608,582,435406,790,94612,795,54413,179,411272,347,331427,462,607111,750,32100019,073,51757,220,55000035,286,006105,858,01800012,715,67840,435,8550077,795,798114,31、044,62787,147,9290001,116,0303,261,6093,359,458003,262,2429,533,9359,819,953-350,143,13027,201,4561,632,171,52237,383,06138,504,553027,201,4561,574,650,661057,520,861014,380,2159,345,7659,626,138043,140,64628,037,29628,878,414#REF!為總成本加銷售費用.-1,601,852,1172040年2041年2042年2043年000000000000000000000000032、000000000000000000000000000002044年2045年2046年2047年2048年000000000000000000000000000000000000000000000000000000000000000000002049年2050年2051年2052年2053年00000000000000000000000000000000000000000000000000000000000000000002054年2055年2056年2057年2058年000000000000000000000000000000000000000000000000000000000000033、00000002059年2060年2061年2062年2063年00000000000000000000000000000000000000000000000000000000000000000000序號項目合計2016年1 現(xiàn)現(xiàn)金金流流入入3,460,846,1013,460,846,1010 01.1 銷售收入（詳見銷售收入表）2,657,576,6642,657,576,66401.2 出租收入（詳見租賃收入表）803,269,437803,269,43702 現(xiàn)現(xiàn)金金流流出出3,088,938,0203,088,938,0201,251,708,9871,251,708,9872.1 34、開發(fā)成本投資（詳見成本表）2,012,620,4092,012,620,4091,201,060,1502.2 銷售費用（銷售收入3%）76,294,06776,294,06702.3 銷售稅費及附加（詳見收入表）141,144,024141,144,02402.4 預征土地增值稅（銷售收入2%）53,151,53353,151,53302.5 土地增值稅清算（詳見成本表）172,583,600172,583,60002.6 財務費用（詳見財務說明表）329,637,192329,637,19250,648,8372.7 出租經(jīng)營稅費及附加（詳見租賃收入表）52,212,51352,212,535、1302.8 出租經(jīng)營成本（詳見租賃收入表）152,621,193152,621,19302.9 所得稅（利潤總額25%)117,645,392117,645,39203 凈凈現(xiàn)現(xiàn)金金流流量量371,908,080371,908,080-1,251,708,987-1,251,708,9874 累累計計凈凈現(xiàn)現(xiàn)金金流流量量371,908,080371,908,080-1,251,708,987-1,251,708,9875 凈凈現(xiàn)現(xiàn)值值-174,387,166-174,387,166-1,204,457,534-1,204,457,5346 累累計計凈凈現(xiàn)現(xiàn)值值-174,387,166-17436、,387,166-1,204,457,534-1,204,457,534總投資=2,990,264,531.59基基準準收收益益率率=8%1動動態(tài)態(tài)回回收收期期=4.210.5財財務務內(nèi)內(nèi)部部收收益益率率=4.32%8%數(shù)值12%靜靜態(tài)態(tài)回回收收期期=10.31129.4335131347.28752017年2018年2019年2020年2021年0 0635,783,891635,783,8912,038,962,4682,038,962,46823,579,71423,579,71430,358,88130,358,8810635,783,8912,021,792,773000017,1637、9,69423,579,71430,358,881350,143,130350,143,130608,582,435608,582,435421,171,161421,171,161178,596,427178,596,4277,741,5157,741,515272,347,331427,462,607111,750,32100019,073,51757,220,55000035,286,006105,858,01800012,715,67840,435,85500000172,583,600077,795,798114,044,62787,147,92900001,116,0301,53238、,6811,973,327003,262,2424,480,1465,768,1870014,380,21500-350,143,130-350,143,13027,201,45627,201,4561,617,791,3071,617,791,307-155,016,714-155,016,71422,617,36722,617,367-1,601,852,117-1,601,852,117-1,574,650,661-1,574,650,66143,140,64643,140,646-111,876,068-111,876,068-89,258,701-89,258,701-311,96739、,948-311,967,94822,440,51222,440,5121,235,774,8521,235,774,852-109,640,656-109,640,65614,811,92114,811,921-1,516,425,482-1,516,425,482-1,493,984,970-1,493,984,970-258,210,118-258,210,118-367,850,774-367,850,774-353,038,853-353,038,853234561.52.53.54.55.52022年2023年2024年2025年2026年31,269,64831,269,648340、2,207,73732,207,73733,173,96933,173,96934,169,18834,169,18835,194,26435,194,2640000031,269,64832,207,73733,173,96934,169,18835,194,2647,973,7607,973,7608,212,9738,212,9738,459,3628,459,3628,713,1438,713,1438,974,5378,974,5370000000000000000000000000000002,032,5272,093,5032,156,3082,220,9972,287,627541、,941,2336,119,4706,303,0546,492,1466,686,9100000023,295,88823,295,88823,994,76423,994,76424,714,60724,714,60725,456,04525,456,04526,219,72726,219,727-65,962,813-65,962,813-41,968,049-41,968,049-17,253,442-17,253,4428,202,6038,202,60334,422,33034,422,33014,126,18414,126,18415,713,96715,713,96714,986,42、46814,986,46814,292,65014,292,65011,686,34611,686,346-338,912,669-338,912,669-323,198,703-323,198,703-308,212,234-308,212,234-293,919,584-293,919,584-282,233,238-282,233,23878910116.55.56.57.510.52027年2028年2029年2030年2031年36,250,09236,250,09237,337,59537,337,59538,457,72338,457,72339,611,45439,611,4543、440,799,79840,799,7980000036,250,09237,337,59538,457,72339,611,45440,799,79813,815,77413,815,77416,475,21416,475,21416,969,47016,969,47017,478,55417,478,55418,002,91118,002,9110000000000000000000000000000002,356,2562,426,9442,499,7522,574,7452,651,9876,887,5177,094,1437,306,9677,526,1767,751,9624,5744、2,0016,954,1277,162,7517,377,6337,598,96222,434,31822,434,31820,862,38120,862,38121,488,25221,488,25222,132,90022,132,90022,796,88722,796,88756,856,64856,856,64877,719,02977,719,02999,207,28299,207,282121,340,182121,340,182144,137,069144,137,0697,937,6547,937,6546,834,6996,834,6996,518,2786,518,278645、,216,5066,216,5065,928,7055,928,705-274,295,584-274,295,584-267,460,885-267,460,885-260,942,606-260,942,606-254,726,100-254,726,100-248,797,396-248,797,396121314151611.512.513.514.515.52032年2033年2034年2035年2036年42,023,79242,023,79243,284,50643,284,50644,583,04144,583,04145,920,53245,920,53247,298,14846、47,298,1480000042,023,79243,284,50644,583,04145,920,53247,298,14818,542,99818,542,99819,099,28819,099,28819,672,26719,672,26720,262,43520,262,43520,870,30820,870,3080000000000000000000000000000002,731,5462,813,4932,897,8982,984,8353,074,3807,984,5208,224,0568,470,7788,724,9018,986,6487,826,9318,061,47、7398,303,5918,552,6998,809,28023,480,79423,480,79424,185,21724,185,21724,910,77424,910,77425,658,09725,658,09726,427,84026,427,840167,617,862167,617,862191,803,080191,803,080216,713,854216,713,854242,371,951242,371,951268,799,791268,799,7915,654,2285,654,2285,392,4585,392,4585,142,8075,142,8074,904,48、7144,904,7144,677,6444,677,644-243,143,168-243,143,168-237,750,710-237,750,710-232,607,903-232,607,903-227,703,189-227,703,189-223,025,545-223,025,545171819202116.517.518.519.520.52037年2038年2039年48,717,09248,717,09250,178,60550,178,60551,683,96351,683,96300 00 048,717,09250,178,60551,683,96321,496,449、1721,496,41712,795,54412,795,54413,179,41113,179,41100 00 000 00 000 00 000 00 000 00 000 00 03,166,6113,261,6093,261,6093,359,4583,359,4589,256,2489,533,9359,533,9359,819,9539,819,9539,073,5589,345,7659,345,7659,626,1389,626,13827,220,67527,220,67537,383,06137,383,06138,504,55338,504,553296,020,467296,020,467333,403,527333,403,527371,908,080371,908,080371,908,080371,908,0804,461,0864,461,0865,672,7405,672,74038,504,55338,504,553-218,564,458-218,564,458-212,891,719-212,891,719-174,387,166-174,387,166-174,387,166-174,387,1662223242521.522.523.524.518445.71429