天瑞園項(xiàng)目可行性研究報(bào)告.

1、1目錄第一章總論............................................................................................................................41.1項(xiàng)目可行性研究目的...........................................................................

2、..............................41.2項(xiàng)目概況............................................................................................................................41.項(xiàng)目名稱(chēng)...................................................

3、....................................................................42.項(xiàng)目區(qū)位.......................................................................................................................43.項(xiàng)目周邊交通條件與環(huán)境............

4、...............................................................................54.項(xiàng)目宗地一般情況.......................................................................................................51.3項(xiàng)目產(chǎn)權(quán)與開(kāi)發(fā)運(yùn)作所處階段..........

5、...............................................................................51.4項(xiàng)目主要技術(shù)經(jīng)濟(jì)指標(biāo).....................................................................................................61.5項(xiàng)目可行性研究報(bào)告編制依據(jù).........

6、................................................................................61.6項(xiàng)目可行性研究報(bào)告主要結(jié)論.........................................................................................61、項(xiàng)目性質(zhì)與規(guī)模........................

7、..................................................................................62、項(xiàng)目市場(chǎng)地位定位......................................................................................................63、項(xiàng)目產(chǎn)品定位................

8、..............................................................................................74、項(xiàng)目目標(biāo)顧客群定位..................................................................................................75、項(xiàng)目?jī)r(jià)格組合定位.....

9、.................................................................................................76、項(xiàng)目經(jīng)濟(jì)評(píng)價(jià)指標(biāo)......................................................................................................7第二章項(xiàng)目開(kāi)發(fā)經(jīng)營(yíng)

10、環(huán)境與機(jī)會(huì)分析................................................................................92.1武漢市經(jīng)濟(jì)發(fā)展態(tài)勢(shì)分析.................................................................................................92.2武漢市房地產(chǎn)市場(chǎng)特征與發(fā)展趨勢(shì)分析

11、......................................................................122.2.1武漢房地產(chǎn)市場(chǎng)總體特點(diǎn)....................................................................................122.2.2政策層面分析...................................

12、.....................................................................132.2.3武漢市住宅市場(chǎng)需求層面分析............................................................................142.2.4市場(chǎng)供給層面分析........................................

13、........................................................152.2.5房產(chǎn)價(jià)格分析........................................................................................................162.2.6武漢居住空間分異的特征逐漸強(qiáng)化.........................

14、...........................................172.3項(xiàng)目所在區(qū)域——金銀湖片區(qū)房地產(chǎn)市場(chǎng)分析..........................................................182.3.1區(qū)域概況...................................................................................

15、.............................182.3.2總體規(guī)劃................................................................................................................182.3.3區(qū)域特征.........................................................

16、.......................................................192.3.4金銀湖區(qū)域房地產(chǎn)市場(chǎng)分析................................................................................192.4項(xiàng)目開(kāi)發(fā)經(jīng)營(yíng)機(jī)會(huì)分析...................................................

17、...............................................222.4.1SWOT分析............................................................................................................222.4.2NMN矩陣分析......................................

18、................................................................23第三章項(xiàng)目定位..................................................................................................................253.1項(xiàng)目市場(chǎng)地位定位....................

19、......................................................................................253.2項(xiàng)目目標(biāo)顧客群定位......................................................................................................263.3項(xiàng)目的產(chǎn)品定位......

20、........................................................................................................263.4項(xiàng)目的價(jià)格定位........................................................................................................

21、......27第四章項(xiàng)目開(kāi)發(fā)方案..............................................................................................................294.1項(xiàng)目開(kāi)發(fā)方式..................................................................................

22、................................294.2項(xiàng)目開(kāi)發(fā)經(jīng)營(yíng)計(jì)劃..........................................................................................................293前言武漢市東西湖區(qū)天瑞園項(xiàng)目原為武漢石化房地產(chǎn)綜合開(kāi)發(fā)公司與青山區(qū)國(guó)稅局聯(lián)合開(kāi)發(fā)的住宅商品房項(xiàng)目。由于種種原因，現(xiàn)擬將項(xiàng)目轉(zhuǎn)讓。本報(bào)

23、告是為受讓該房地產(chǎn)開(kāi)發(fā)經(jīng)營(yíng)項(xiàng)目進(jìn)行初步的可行性研究。天瑞園項(xiàng)目總用地66712.37m2，含代征道路16748.66m2，凈用地49423.71m2，約75畝，建筑容積率以1.5計(jì)算，可建建筑面積為75000m2。根據(jù)我們對(duì)武漢市經(jīng)濟(jì)發(fā)展態(tài)勢(shì)與房地產(chǎn)市場(chǎng)的調(diào)查、預(yù)測(cè)與分析，該項(xiàng)目初步可行性研究結(jié)論如下：1.開(kāi)發(fā)規(guī)模占地：49423.71m2總建筑面積：75000m2，約700戶。（其中公建配套面積2700m2，含商業(yè)用房面積1200m2

24、，停車(chē)位350個(gè)，含建筑物底層架空車(chē)位200個(gè)）2.投入資金總投資：13721.51萬(wàn)元資本金：5500.00萬(wàn)元資本金占總投資比例：40.08％3.開(kāi)發(fā)經(jīng)營(yíng)周期：2年4.項(xiàng)目住宅售價(jià)：全程均價(jià)2580元平方米商業(yè)用房售價(jià)：全程均價(jià)4000元平方米停車(chē)位售價(jià)：7萬(wàn)個(gè)5.項(xiàng)目開(kāi)發(fā)經(jīng)營(yíng)利潤(rùn)：營(yíng)業(yè)稅后利潤(rùn)：營(yíng)業(yè)稅后利潤(rùn)：5011.315011.31萬(wàn)元萬(wàn)元營(yíng)業(yè)稅后投資利潤(rùn)率（年均）：營(yíng)業(yè)稅后投資利潤(rùn)率（年均）：18.26%18.26%所得稅后

25、利潤(rùn)：所得稅后利潤(rùn)：3357.583357.58萬(wàn)元萬(wàn)元所得稅后利潤(rùn)率（年均）：所得稅后利潤(rùn)率（年均）：12.23&12.23&營(yíng)業(yè)稅后資本金利潤(rùn)率（年均）：營(yíng)業(yè)稅后資本金利潤(rùn)率（年均）：45.56%45.56%所得稅后資本金利潤(rùn)率（年均）：所得稅后資本金利潤(rùn)率（年均）：30.52%30.52%6.所得稅后財(cái)務(wù)內(nèi)部收益率（基準(zhǔn)收益率7％）：19.57%所得稅后財(cái)務(wù)凈現(xiàn)值：1989.73萬(wàn)元該報(bào)告僅為初步可行性研究報(bào)告。盡管如此，總體上看