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1、投資估算表序號工程費用名稱計算數量（平方米）數額（萬元）1建安工程費241051.1舊房改造12198.1515861.2新建建筑43763.9974401.3新建建筑（自營部分）18290.0649381.4基礎設施建設費13961.5景觀綠化28049.8528411.6停車場30207.775521.7土地征用費01.8活動廣場6876.63522工程其他費用24113不可預計費2652合計29168規劃總建筑面積 74252.2占地總面積73815.4綠化率38%綠化面積28049.852綠化單價300屋頂綠化面積0屋頂綠化價格350武漢市場價格200-500屋頂綠化費0活動廣場面積62、876.6廣場造價（均價經驗值）530元/平方米展示廣場3102.1集中綠地1274.5綠地造價430元/平方米其他休閑廣場2500停車場地下2500元/平方米地面0內部裝飾費用每平米1000元備注各項之和每平米1300元每平米1700元每平米1700元加上內裝費用工程建設費用10%包括園區綠化和屋頂綠化建安工程費10%按1、2項的10%一期投資15863416.0072 500.20072 229.07342352608.32813 669.16095二期投資218077360.7704經營成本估算表序號項目計算期123451客房成本0.000.0020.4420.4423.002酒店其他服3、務成本0.000.0037.4737.4742.163管理費用（萬元）151.60170.63360.37374.68404.634推廣費（萬元）60.6468.25144.15149.87161.855合計（萬元）212.23238.88562.44582.47631.64注：客房成本按照客房收入的2%提取注：其他服務成本按照酒店其他服務收入的3%提取注：管理費用按照運營收入的5%提取注：推廣費用按照運營收入的2%提取注：酒店人力資源、設備等成本計入客房成本和服務成本6789101112131423.0024.1424.1425.3525.3526.6226.6227.9527.9542.14、644.2744.2746.4846.4848.8048.8051.2451.24406.90425.41425.41444.84444.84465.25465.25486.67486.67162.76170.16170.16177.94177.94186.10186.10194.67194.67634.81663.98663.98694.61694.61726.77726.77760.54760.5415161729.3529.3527.9553.8053.8051.24509.17236.40247.30203.6794.5698.92795.99414.11425.4110189.79一5、一期期工工程程租租金金收收入入表表序號項目計算期123451面積(）29209.0229209.0229209.0229209.0229209.022租金遞增(%)005%05%3出租率（%）0.70.80.90.950.954日平均租金（元/天）3.503.503.683.683.865年租金合計（萬元）2612.016613 2985.1618 3526.2224 3722.1237 3908.2299注：日租金按照電子數碼3.5元/平方米/天，商務辦公1元/平方米/天注：自營商務配套區的收入分為客房收入以及其他酒店服務收入注：前兩年為市場培育期、準備期，出租率未達到標準平均值注：一期工程6、建筑面積為29209.02二二期期工工程程租租金金收收入入表表序號項目計算期123451招租面積23669.823669.823669.823669.823669.82租金遞增(%)005%05%3出租率（%）0.70.80.90.950.954日平均租金（元/天）1.001.001.051.051.105年租金合計（萬元）604.76339691.15816 816.43058 861.78783 904.87722注：日租金按照電子數碼3.5元/平方米/天，商務辦公1元/平方米/天注：自營商務配套區的收入分為客房收入以及其他酒店服務收入注：前兩年為市場培育期、準備期，出租率未達到標準平均值7、二二期期工工程程自自營營收收入入表表序號項目計算期123451自營面積21373.3521373.3521373.3521373.3521373.352房間數2002002002002003房間租金遞增(%)005%05%4客房平均出租率（%）0.70.70.750.750.755房間租金（元/間/天）200.00200.00210.00210.00220.506年租金合計（萬元）102210221149.751149.751207.23757酒店配套服務1249.111111 1249.11111405.251405.251475.51258合計2271.111111 2271.1111258、5525552682.75注：項目地塊周邊同級別酒店、賓館房價方位129-259注：酒店配套服務包括商務會議、休閑、餐飲等，此部分收入占酒店收入的55%來計算一一期期園園區區配配套套服服務務收收入入序號項目計算期123451物業管理費350.50824350.50824 350.50824 350.50824 350.508242停車泊位94949494943園區服務費52.24033227 59.703237 70.524449 74.442473 78.1645974停車收費17.15517.15517.15517.15517.1555合計419.9035723 427.36648 4389、.18769 442.10571 445.82784注：物業管理費參照江城壹號的水平，同時考慮武漢的實際情況，暫定為10元/平方米/月注:園區服務費按租金收入的2%提取注：停車收費根據停車場類別不同定為：地面停車場5元/天，地下和半地下停車場10元/天二二期期園園區區配配套套服服務務收收入入序號項目計算期123451物業管理費145.788145.788145.788145.788145.7882停車泊位100610061006100610063園區服務費12.095267813.823163 16.328612 17.235757 18.0975444停車收費367.19367.19367.10、19367.19367.195合計525.0732678 526.80116 529.30661 530.21376 531.07554注：物業管理費參照江城壹號的水平，同時考慮武漢的實際情況，暫定為10元/平方米/月注:園區服務費按租金收入的2%提取注：停車收費根據停車場類別不同定為：地面停車場5元/天，地下和半地下停車場10元/天運運營營收收入入小小計計序號項目計算期12345一期租金收入2612.016613 2985.1618 3526.2224 3722.1237 3908.2299園區配套服務收入419.9035723 427.36648 438.18769 442.10571 411、45.82784合計3031.920186 3412.5283 3964.4101 4164.2294 4354.0577二期租金收入604.76339 691.15816 816.43058自營產業收入2271.1111 2271.11112555園區配套服務收入367.19367.19367.19合計003243.0645 3329.4593 3738.62066789101112131429209.0229209.0229209.0229209.0229209.0229209.0229209.0229209.0229209.0205%05%05%05%00.950.950.950.95012、.950.950.950.950.953.864.054.054.254.254.474.474.694.693908.2299 4103.6414 4103.6414 4308.8234 4308.8234 4524.2646 4524.2646 4750.4778 4750.4778 6789101112131423669.823669.823669.823669.823669.823669.823669.823669.823669.805%05%05%05%00.950.950.950.950.950.950.950.950.951.101.161.161.221.221.281.28113、.341.34904.87722 950.12108 950.12108 997.62714 997.62714 1047.5085 1047.5085 1099.8839 1099.88396789101112131421373.3521373.3521373.3521373.3521373.3521373.3521373.3521373.3521373.3520020020020020020020020020005%05%05%05%00.750.750.750.750.750.750.750.750.75220.50231.53231.53243.10243.10255.26255.2614、268.02268.021207.2375 1267.5994 1267.5994 1330.9793 1330.9793 1397.5283 1397.5283 1467.4047 1467.40471475.5125 1549.2881 1549.2881 1626.7525 1626.7525 1708.0902 1708.0902 1793.4947 1793.49472682.752816.8875 2816.8875 2957.7319 2957.7319 3105.6185 3105.6185 3260.8994 3260.899467891011121314350.50824 15、350.50824 350.50824 350.50824 350.50824 350.50824 350.50824 350.50824 350.5082494949494949494949478.164597 82.072827 82.072827 86.176468 86.176468 90.485292 90.485292 95.009556 95.00955617.15517.15517.15517.15517.15517.15517.15517.15517.155445.82784 449.73607 449.73607 453.83971 453.83971 458.14853 16、458.14853 462.6728462.6728計算期計算期計算期注：酒店配套服務包括商務會議、休閑、餐飲等，此部分收入占酒店收入的55%來計算計算期注：物業管理費參照江城壹號的水平，同時考慮武漢的實際情況，暫定為10元/平方米/月67891011121314145.788145.788145.788145.788145.788145.788145.788145.788145.78810061006100610061006100610061006100618.097544 19.002422 19.002422 19.952543 19.952543 20.9501720.95017 2117、.997678 21.997678367.19367.19367.19367.19367.19367.19367.19367.19367.19531.07554 531.98042 531.98042 532.93054 532.93054 533.92817 533.92817 534.97568 534.97568678910111213143908.2299 4103.6414 4103.6414 4308.8234 4308.8234 4524.2646 4524.2646 4750.4778 4750.4778445.82784 449.73607 449.73607 453.83918、71 453.83971 458.14853 458.14853 462.6728462.67284354.0577 4553.3774 4553.3774 4762.6631 4762.6631 4982.4131 4982.4131 5213.1506 5213.1506861.78783 904.87722 904.87722 950.12108 950.12108 997.62714 997.62714 1047.5085 1047.508525552682.752682.752816.8875 2816.8875 2957.7319 2957.7319 3105.6185 3105.19、6185367.19367.19367.19367.19367.19367.19367.19367.19367.193783.9778 3954.8172 3954.8172 4134.1986 4134.1986 4322.5494322.5494520.3174520.317注：停車收費根據停車場類別不同定為：地面停車場5元/天，地下和半地下停車場10元/天計算期注：物業管理費參照江城壹號的水平，同時考慮武漢的實際情況，暫定為10元/平方米/月注：停車收費根據停車場類別不同定為：地面停車場5元/天，地下和半地下停車場10元/天1529209.025%0.954.924988.001761020、24.41523669.85%0.951.411154.878114129.0541521373.352005%0.75281.421540.775 19225.7731883.1694 23498.1683423.9444 42723.94115350.508249499.76003417.155467.42327 6735.436615145.788100623.097562367.19536.07556 7977.25111516174988.0017467.423275455.42567759.8371099.8839 1099.8839 1154.87813260.8994 326021、.8994 3423.9444367.19367.19367.194727.9733 4727.9733 4946.0125 62360.845收收益益預預測測表表序號項目計算期123451項目收入3031.923412.537207.477493.698092.681.1租金收入2612.022985.164130.994413.284724.661.2園區配套服務收入 419.90427.37805.38809.30813.021.3自營產業收入0.000.002271.112271.112555.002成本費用653.88680.522312.492332.532381.702.1運營成22、本212.23238.88562.44582.47631.642.2折舊與攤銷441.65441.651750.061750.061750.063營業稅及附加151.60170.63360.37374.68404.634稅前利潤2226.442561.384534.614786.475306.355所得稅556.61640.341133.651196.621326.596凈利潤1669.831921.033400.953589.863979.76營業稅金及附加稅按5%的標準計算所得稅按25%稅率計算一期投資15863416.0072 500.20072 229.07342352608.328123、3二期投資21807678910111213148138.048508.198508.198896.868896.869304.969304.969733.479733.474770.025008.525008.525258.945258.945521.895521.895797.995797.99813.02816.93816.93821.03821.03825.34825.34829.86829.862555.002682.752682.752816.892816.892957.732957.733105.623105.622384.872414.042414.042444.672444.24、672476.832476.832510.592510.59634.81663.98663.98694.61694.61726.77726.77760.54760.541750.061750.061750.061750.061750.061750.061750.061750.061750.06406.90425.41425.41444.84444.84465.25465.25486.67486.675346.265668.745668.746007.356007.356362.896362.896736.206736.201336.571417.191417.191501.841501.84125、590.721590.721684.051684.054009.704251.564251.564505.514505.514772.164772.165052.155052.15669.16095 7360.770415161710183.404727.974946.016087.891099.881154.88834.61367.19367.193260.903260.903423.942546.051722.521733.83795.99414.11425.411750.061308.411308.41509.17236.40247.307128.182769.052964.89178226、.04692.26741.225346.132076.792223.66項目總投資使用計劃表工程或費用名稱年度第一年第二年第三年一一期期工工程程改改造造工工程程1586建建筑筑工工程程3416配配套套工工程程1081其其它它608預預備備費費669合合計計7360二二期期工工程程改改造造工工程程建建筑筑工工程程53223639配配套套工工程程44384623其其它它883920預預備備費費9711012合合計計1161410194總計7360116141019421406.832263二期18290.0623669.833639.16113109.3102384.7120553.060.96027、1169351829.0067151.006現金流量表序 號項 目建設期（一年）計算期第一年第二年第三年第四年第五年1現金流入3031.923412.537207.477493.698092.681.1租金收入2612.022985.164130.994413.284724.661.2自營收入0.000.002271.112271.112555.001.3園區服務收入419.90427.37805.38809.30813.022現金流出7360.7712534.4411243.852056.462153.772362.862.1建設投資7360.7711614.0010194.002.2經營成28、本0.00212.23238.88562.44582.47631.64其中：自營產業成本0.000.0057.9157.9165.15管理費用151.60170.63360.37374.68404.63推廣費用60.6468.25144.15149.87161.852.3營業稅及附加151.60170.63360.37374.68404.632.4所得稅556.61640.341133.651196.621326.593年凈現金流量-7360.77-9502.52-7831.325151.015339.915729.824累計凈現金流量-7360.77-16863.29-24694.61-1929、543.60-14203.68-8473.875凈現值-7360.77-8876.71-6833.794198.874066.194075.756累計凈現值-7360.77-16237.48-23071.27-18872.40-14806.21-10730.46財務凈現值NPV（萬元）25,503.99內部收益率IRR（%）18.03%動態投資回收期（年）6.40靜態投資回收期（年）7.90注：參照目前商業銀行利率水平，以7.05%作為市場利率，考慮資金的時間價值，貼現率定位6%注：為簡單起見，以項目正式開始啟動施工的大規模資金投入為建設核算期，之前的準備工作不計入建設期內注：一期工程建設期為30、一年，二期工程兩年的建設期放入計算器中進行計算注：由于計算期中的前兩年為二期工程的建設期，故投資回收期相應減去2年7%10.93410.87260.81520.7615第六年第七年第八年第九年第十年第十一年第十二年第十三年第十四年第十五年8138.048508.198508.198896.868896.869304.969304.969733.479733.4710183.404770.025008.525008.525258.945258.945521.895521.895797.995797.996087.892555.002682.752682.752816.892816.892957.31、732957.733105.623105.623260.90813.02816.93816.93821.03821.03825.34825.34829.86829.86834.612378.282506.582506.582641.292641.292782.742782.742931.262931.263087.21634.81663.98663.98694.61694.61726.77726.77760.54760.54795.9965.1568.4168.4171.8371.8375.4275.4279.1979.1983.15406.90425.41425.41444.84444.8432、465.25465.25486.67486.67509.17162.76170.16170.16177.94177.94186.10186.10194.67194.67203.67406.90425.41425.41444.84444.84465.25465.25486.67486.67509.171336.571417.191417.191501.841501.841590.721590.721684.051684.051782.045759.756001.626001.626255.576255.576522.226522.226802.216802.217096.19-2714.113233、87.509289.1215544.6921800.2628322.4834844.7041646.9148449.1255545.313827.223725.303479.963388.343165.193082.782879.762805.582620.822554.03-6903.24-3177.94302.033690.376855.569938.3412818.0915623.6818244.4920798.520.71130.66450.62070.57980.54170.50600.47270.44150.41250.3853計算期第十六年第十七年4727.974946.011099.881154.883260.903423.94367.19367.191342.771413.94414.11425.4183.1579.19236.40247.3094.5698.92236.40247.30692.26741.223385.203532.0858930.5162462.591138.151109.3221936.6623045.980.35990.33620.3141