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1、 項目二十年租金凈收入展望項目第1年度第2年度第3年度第4年度(一)、經營面積測算的基礎數據1.建筑面積600006000060000600002.轉化比率【出租面積/建筑面積】52.00%52.00%52.00%52.00%3.凈出租面積312003120031200312004.公攤比率92.31%92.31%92.31%92.31%5.經營面積60000600006000060000(二)、凈租金單價測算的基礎數據1.合同租金單價【元/平方*月】616168742.審批優惠比率3.凈租金單價61616874(三)、年度凈租金收入總額測算1.年度累計加權出租率98.00%99.00%99.2、50%99.50%2.年度實租面積總額7056007128007164007164003.年度凈租金單價【元/平方*月】616168744.年度凈租金收入總額(萬元)4,292.874,336.684,842.865,327.15物業租賃成本支出：物業租賃計租面積：60000600006000060000物業租賃計租單價：【元/平方*月】34.5034.5034.5040.19物業租賃成本總額2484248424842894附加:凈租金單價增長率0.00%11.11%10.00%租金收入總額增長率1.02%11.67%10.00%1.151.151.151.34第5年度第6年度第7年度第8年度3、第9年度第10年度第11年度第12年度第13年度60000600006000060000600006000060000600006000052.00%52.00%52.00%52.00%52.00%52.00%52.00%52.00%52.00%31200312003120031200312003120031200312003120092.31%92.31%92.31%92.31%92.31%92.31%92.31%92.31%92.31%6000060000600006000060000600006000060000600008188951021101191291391508188951024、11011912913915099.50%99.80%99.80%99.80%99.80%99.80%100.00%100.00%100.00%7164007185607185607185607185607185607200007200007200008188951021101191291391505,811.44 6,295.28 6,798.90 7,342.81 7,930.23 8,564.659,268.3610,009.83 10,810.6260000600006000060000600006000060000600006000040.1940.1946.8246.8246.825、54.5554.5554.5554.642894289433713371337139283928392839349.09%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%9.09%8.33%8.00%8.00%8.00%8.00%8.22%8.00%8.00%1.341.341.561.561.561.821.821.821.82 項目二十年租金凈收入展望第14年度第15年度第16年度第17年度第18年度第19年度第20年度匯總6000060000600006000060000600006000052.00%52.00%52.00%52.00%52.00%52.6、00%52.00%3120031200312003120031200312003120092.31%92.31%92.31%92.31%92.31%92.31%92.31%60000600006000060000600006000060000162175189204221238257162175189204221238257100.00%100.00%100.00%100.00%100.00%100.00%100.00%72000072000072000072000072000072000072000016217518920422123825711,675.47 12,609.50 13,617、8.26 14,707.73 15,884.34 17,155.0918,527.50195,809.570.000.006000060000600006000060000600006000054.6454.6463.6663.6663.6671.9871.981,027.04393439344583458345835182518273,947.278.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%1.821.822.122.122.122.402.4079440.92 項目二十年租金凈收入展望項目第1年8、度第2年度第3年度第4年度(一)、經營面積測算的基礎數據1.建筑面積600006000060000600002.轉化比率【出租面積/建筑面積】52.00%52.00%52.00%52.00%3.凈出租面積312003120031200312004.公攤比率30.00%30.00%30.00%30.00%5.經營面積40560405604056040560(二)、凈租金單價測算的基礎數據1.合同租金單價【元/平方*月】90901001102.審批優惠比率3.凈租金單價9090100110(三)、年度凈租金收入總額測算1.年度累計加權出租率98.00%99.00%99.50%99.50%2.年度實9、租面積總額4769864818534842864842863.年度凈租金單價90901001104.年度凈租金收入總額(萬元)4,292.874,336.684,842.865,327.15物業租賃成本支出：物業租賃計租面積：60000600006000060000物業租賃計租單價：【元/平方*月】34.5034.5034.5040.19物業租賃成本總額2484248424842894附加:凈租金單價增長率0.00%11.11%10.00%租金收入總額增長率1.02%11.67%10.00%1.151.151.151.34第1年第2年第3年第4年2484.002484.002484.0028910、3.8634.5034.5034.5040.19三年一增長16.50%第5年度第6年度第7年度第8年度第9年度第10年度第11年度第12年度第13年度60000600006000060000600006000060000600006000052.00%52.00%52.00%52.00%52.00%52.00%52.00%52.00%52.00%31200312003120031200312003120031200312003120030.00%30.00%30.00%30.00%30.00%30.00%30.00%30.00%30.00%40560405604056040560405604011、56040560405604056012013014015116317619020622212013014015116317619020622299.50%99.80%99.80%99.80%99.80%99.80%100.00%100.00%100.00%4842864857474857474857474857474857474867204867204867201201301401511631761902062225,811.44 6,295.28 6,798.90 7,342.81 7,930.23 8,564.659,268.3610,009.83 10,810.62600006000012、6000060000600006000060000600006000040.1940.1946.8246.8246.8254.5554.5554.5554.642894289433713371337139283928392839349.09%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%9.09%8.33%8.00%8.00%8.00%8.00%8.22%8.00%8.00%1.341.341.561.561.561.821.821.821.82第5年第6年第7年第8年第9年第10年第11年第12年第13年2893.862893.863371.353371.313、53371.353927.623927.623927.623934.1040.1940.1946.8246.8246.8254.5554.5554.5554.6416.50%16.50%16.50%1.124864 項目二十年租金凈收入展望第14年度第15年度第16年度第17年度第18年度第19年度第20年度匯總6000060000600006000060000600006000052.00%52.00%52.00%52.00%52.00%52.00%52.00%3120031200312003120031200312003120030.00%30.00%30.00%30.00%30.00%314、0.00%30.00%40560405604056040560405604056040560240259280302326352381240259280302326352381100.00%100.00%100.00%100.00%100.00%100.00%100.00%48672048672048672048672048672048672048672024025928030232635238111,675.47 12,609.50 13,618.26 14,707.73 15,884.34 17,155.0918,527.50195,809.570.000.006000060000600015、06000060000600006000054.6454.6463.6663.6663.6671.9871.981,027.04393439344583458345835182518273,947.278.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%1.821.822.122.122.122.402.40第14年第15年第16年第17年第18年第19年第20年3934.103934.104583.234583.234583.235182.325182.3273947.1054.6454.6463.66616、3.6663.6671.9871.9879440.9216.50%16.50%(5493.82)79440.92 項目二十年經營利潤展望項目第1年度第2年度第3年度第4年度一、經營收入（1+2）4,642.874,696.685,212.865,707.151.租金凈收入4,292.874,336.684,842.865,327.152.其他業務收入350.00360.00370.00380.00 其他業務收入-聯合營銷200.00210.00220.00230.00 其他業務收入-水電費150.00150.00150.00150.00二、營業成本275.38283.38291.38299.317、8 其他業務成本-聯合營銷160.00168.00176.00184.00 其他業務成本-水電費115.38115.38115.38115.38三、經營費用2,619.322,615.342,741.062,873.611人工成本532.22564.16598.01657.812企劃廣告1,030.29975.751,017.001,038.793物業管理費400.00404.00408.04412.124差旅及業務招待費35.0035.0035.0035.005網絡及通訊費15.0015.0015.0015.006稅金及附加【含增值稅】306.81316.43358.01399.89其中:不18、動產租賃增值稅212.71214.88239.96263.96經營管理費增值稅121.50122.74137.06150.77其他業務收入增值稅33.1233.6834.2534.81經營費用可抵扣進項稅105.84101.28104.77106.62應納增值稅261.48270.01306.50342.92涉及租賃及采購的印花稅7.647.668.199.10城建教育附加費等37.6938.7543.3147.867其他經營費用300.00305.00310.00315.00四、經營利潤1,748.161,797.952,180.422,534.16五、物業租賃成本支出2,484.002,419、84.002,484.002,893.86六、租賃自營經營利潤-735.84-686.05-303.58-359.70預算基礎支持依據：1.凈租金單價增長率0.00%0.00%11.11%10.00%2.人工成本增長比率6.00%6.00%10.00%3.企劃廣告/租金收入比率24.00%22.50%21.00%19.50%4.物業成本合理增長率5.00%5.00%5.00%5.經營利潤率37.65%38.28%41.83%44.40%2647.9436.78第5年度第6年度第7年度第8年度第9年度第10年度第11年度6,201.446,695.287,208.907,762.818,360.20、239,004.659,718.365,811.446,295.286,798.907,342.817,930.238,564.659,268.36390.00400.00410.00420.00430.00440.00450.00240.00250.00260.00270.00280.00290.00300.00150.00150.00150.00150.00150.00150.00150.00307.38315.38323.38331.38339.38347.38355.38192.00200.00208.00216.00224.00232.00240.00115.38115.38115.21、38115.38115.38115.38115.382,992.633,101.023,200.823,299.953,398.283,456.873,423.19717.61775.02837.02903.98976.301,054.401,138.751,046.061,038.721,019.83991.28951.63856.47834.15416.24420.40424.61428.85433.14437.47441.8535.0035.0035.0035.0035.0035.0040.0015.0020.0020.0020.0020.0020.0025.00442.72486.8822、534.36585.84642.22708.53773.44287.95311.93336.88363.83392.94424.37459.24164.47178.17192.42207.82224.44242.40262.3135.3835.9536.5137.0837.6438.2138.78107.26106.66105.10102.7399.4291.4689.65380.55419.38460.71506.00555.60613.52670.689.6010.0811.0611.5912.1613.3113.9252.5757.4262.5968.2574.4581.6988.84323、20.00325.00330.00335.00340.00345.00170.002,901.433,278.873,684.694,131.474,622.575,200.405,939.792,893.862,893.863,371.353,371.353,371.353,927.623,927.627.57385.01313.34760.121,251.221,272.782,012.179.09%8.00%8.00%8.00%8.00%8.00%8.00%9.09%8.00%8.00%8.00%8.00%8.00%8.00%18.00%16.50%15.00%13.50%12.00%124、0.00%9.00%5.00%5.00%5.00%5.00%5.00%5.00%5.00%46.79%48.97%51.11%53.22%55.29%57.75%61.12%3387.103931.5147.0454.60 項目二十年經營利潤展望第12年度第13年度第14年度第15年度第16年度第17年度第18年度10,469.8311,280.6212,155.4713,099.5014,118.2615,217.7316,404.3410,009.8310,810.6211,675.4712,609.5013,618.2614,707.7315,884.34460.00470.00480.25、00490.00500.00510.00520.00310.00320.00330.00340.00350.00360.00370.00150.00150.00150.00150.00150.00150.00150.00363.38371.38379.38387.38395.38403.38411.38248.00256.00264.00272.00280.00288.00296.00115.38115.38115.38115.38115.38115.38115.383,554.773,689.273,826.334,079.764,358.764,653.604,971.661,229.8526、1,328.241,434.501,549.261,673.201,807.061,951.62800.79756.74700.53756.57817.10882.46953.06446.27450.73455.24459.79464.39469.03473.7240.0040.0040.0040.0040.0040.0040.0025.0025.0025.0025.0030.0030.0030.00842.86918.551,001.061,079.141,164.071,255.051,353.25495.98535.66578.51624.80674.78728.76787.06283.27、30305.96330.44356.87385.42416.26449.5639.3439.9140.4741.0441.6142.1742.7486.8783.2078.5183.2488.3593.8699.82731.75798.33870.92939.471,013.461,093.331,179.5414.6515.4316.2717.2418.9320.0521.2796.47104.79113.87122.43131.68141.67152.44170.00170.00170.00170.00170.00170.00170.006,551.677,219.967,949.768,28、632.359,364.1210,160.7411,021.303,927.623,934.103,934.103,934.104,583.234,583.234,583.232,624.063,285.864,015.664,698.264,780.895,577.516,438.078.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%8.00%7.00%6.00%6.00%6.00%6.00%6.00%5.00%5.00%5.00%5.00%5.00%5.00%5.00%62.58%64.00%65.429、0%65.90%66.33%66.77%67.19%第19年度第20年度匯總17,685.0919,067.50204,709.5717,155.0918,527.50195,809.57530.00540.008,900.00380.00390.005,900.00150.00150.003,000.00419.38427.387,027.69304.00312.004,720.00115.38115.382,307.695,315.385,685.5773,857.192,107.752,276.3724,113.151,029.311,111.6518,608.18478.46483.230、48,807.6040.0040.00750.0030.0030.00450.001,459.861,574.3016,203.26850.03918.039,702.28485.52524.365,541.7843.3043.87769.86106.24113.191,954.061,272.611,373.0814,059.8523.1824.59285.93164.08176.631,857.48170.00170.004,925.0011,950.3312,954.54123,824.685,182.325,182.4973,947.276,768.007,772.0549,877.418.00%8.00%8.00%8.00%6.00%6.00%5.00%5.00%67.57%67.94%