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1、項項目目總總投投資資估估算算表表序序號號項項目目名名稱稱總總額額（萬萬元元）占占總總投投資資比比例例1地 價18,480.0032.9%2前期工程費1,540.002.7%3建安工程28,490.0050.8%4不可預(yù)見費1,501.502.7%5管理費900.901.6%6其他費用670.781.2%8財務(wù)費用2,234.654.0%7銷售費用2,269.224.0%9合 計56,087.05100.0%附附表表2：項項目目開開發(fā)發(fā)總總成成本本估估算算表表容積率=2.2計入容積率建筑面積(m2)220000序序號號項項目目名名稱稱計計算算程程式式單單價價（元元/m/m2 2）金金額額(萬萬元
2、元）備備注注一土地成本84018,480.00二前期工程費2.1勘察測量費20440.002.2規(guī)劃設(shè)計費30660.002.3臨時供水供電10220.002.4場地平整及道路10220.00前期工程小計2.12.4701,540三建筑安裝工程費3.1基礎(chǔ)工程費901,980.003.2土建工程費75016,500.003.3安裝工程費45510,0103.3.1 水電安裝1002,200.003.3.2 電梯工程801,760.003.3.3 空調(diào)工程-3.3.4 消防工程601,320.003.3.5 通訊工程15330.003.3.6 室外配套1603,520.003.3.7 煤氣管道2
3、0440.003.3.8 對講系統(tǒng)15330.003.3.9 公用天線5110.003.4地下室3.5建安工程小計3.13.51,29528,490.00四不可預(yù)見費681,501.50五管理費用41900.90六其他費用6.1工程監(jiān)理費15330.006.2市交通管理局0.122.646.3市道橋管理局0.378.146.4市建設(shè)局(散裝水泥)-6.5墻改基金5110.006.6白蟻防治10220.00其他費用小計6.16.730670.78七合計(二)(六)1,50533,103.18八總開發(fā)成本(一)+(七)2,34551,583.18附附表表3：投投資資計計劃劃表表單位：萬元序號 項目
4、名稱投資總額第第1 1季季第第2 2季季第第3 3季季第第4季季第第5季季第第6 6季季第第7 7季季第第8 8季季第第9季季一土地成本18480.0018480.00二前期費用1540.00308.00308.00308.00308.00三基礎(chǔ)工程費1980.00470.25470.25470.25四主體工程費16500.001856.252062.501856.252062.50五水電安裝2200.00247.50275.00247.50275.00六消防工程1320.00148.50165.00148.50165.00七電梯工程1760.00198.00220.00198.00220.0
5、0八通迅工程330.0037.1341.2537.1341.25九煤氣工程440.0049.5055.0049.5055.00十對講系統(tǒng)330.0037.1341.2537.1341.25十一 公用天線110.0012.3813.7512.3813.75十二 室外配套3520.00396.00440.00396.00440.00十三 不可預(yù)見費1501.50100.10100.10100.10100.10100.10100.10100.10100.10100.10十四 管理費900.9060.0660.0660.0660.0660.0660.0660.0660.0660.06十五 其他費用67
6、0.78191.65191.6522.1122.1122.1122.1122.1122.1122.11十六 合計51583.1819139.81659.81652.522038.523678.901903.772038.523678.901903.77注：1.土地成本按計算初期一次性投入計。2.按照通常情況,工程費用中5%留取保修金及滯留金，竣工驗收后一年付出。3.工程款的支付與工程進度表相對應(yīng)，不考慮工程隊大額墊資，按工程進度付款，竣工驗收后支付率達95%，其它部分在工程建設(shè)過程中平均投入。投投資資計計劃劃表表（續(xù)續(xù)表表）單位：萬元第第10季季第第1111季季第第1212季季第第1313季季
7、第第14季季第第15季季第第1616季季第第1717季季第第1818季季第第19季季308.0024.75470.2524.7524.7524.752062.502062.502062.502062.50206.25206.2527.50247.50275.0027.50247.50275.0027.5027.5016.50148.50165.0016.50148.50165.0016.5016.5022.00198.00220.0022.00198.00220.0022.0022.004.1337.1341.254.1337.1341.254.134.135.5049.5055.005.50
8、49.5055.005.505.504.1337.1341.254.1337.1341.254.134.131.3812.3813.751.3812.3813.751.381.3844.00396.00440.0044.00396.00440.0044.0044.00100.10100.10100.10100.10100.10100.1060.0660.0660.0660.0660.0660.0622.1122.1122.1122.1122.1122.112394.653678.901903.772394.653370.901433.52356.13356.13附附表表3：序號 項目名稱一土地
9、成本二前期費用三基礎(chǔ)工程費四主體工程費五水電安裝六消防工程七電梯工程八通迅工程九煤氣工程十對講系統(tǒng)十一 公用天線十二 室外配套十三 不可預(yù)見費十四 管理費十五 其他費用十六 合計附附表表4：項項目目銷銷售售回回款款計計劃劃表表項目內(nèi)容銷銷售售建建筑筑面面積積(m2）銷銷售售價價格格（元元/m2）總總價價（萬萬元元）備備注注住宅203000.003,30066,990.00商業(yè)12000.0010,00012,000.00合計215000.0078,990.00住宅銷售率95%商鋪銷售率100%銷售收入75,640.50計算期（季度）銷銷售售比比例例回回款款比比例例回回款款金金額額合合計計住住宅
10、宅商商業(yè)業(yè)住住宅宅商商業(yè)業(yè)住住宅宅商商業(yè)業(yè)123455.00%3.33%2,233.002,233.0067.50%6.67%4,466.004,466.0077.50%10.00%7.50%6.67%5,024.25800.005,824.2587.50%10.00%7.50%10.00%5,024.251,200.006,224.2598.75%10.00%8.33%10.00%5,582.501,200.006,782.50107.50%10.00%7.92%10.00%5,303.381,200.006,503.38117.50%10.00%7.50%10.00%5,024.251,2
11、00.006,224.25128.75%10.00%8.33%10.00%5,582.501,200.006,782.50137.50%10.00%7.92%10.00%5,303.381,200.006,503.38147.50%10.00%7.50%10.00%5,024.251,200.006,224.25158.75%10.00%8.33%10.00%5,582.501,200.006,782.50167.50%10.00%7.92%10.00%5,303.381,200.006,503.38172.50%4.17%3.33%2,791.25400.003,191.25181.25%1
12、.67%1,116.501,116.50190.42%279.13279.13合計95.00%100%95.00%100%63,640.5012,000.0075,640.50注：剩余5%住宅作為企業(yè)留存資產(chǎn)，銷售回款計劃綜合考慮銀行按揭放款時間。附附表表5:資資金金來來源源與與運運用用表表單位：萬元序序號號 季季度度項項目目1 12 23 34 45 56 67 78 89 9一資金來源19,500.001,000.00900.002,300.004,233.004,466.005,824.256,224.2514,782.501經(jīng)營活動產(chǎn)生的現(xiàn)金來源2,233.004,466.005,82
13、4.256,224.256,782.501.1銷售收入2,233.004,466.005,824.256,224.256,782.502 籌資活動產(chǎn)生的現(xiàn)金來源19,500.001,000.00900.001,300.001,000.005,000.002.1自有資金1,000.001,000.00900.001,300.001,000.005,000.002.2銀行借款18,500.003其它來源1,000.001,000.003,000.00二資金運用19,419.14939.14931.862,317.864,139.102,544.852,941.614,641.8121,194.32
14、1建設(shè)期開發(fā)成本19,139.81659.81652.522,038.523,678.901,903.772,038.523,678.901,903.772經(jīng)營期當(dāng)期發(fā)生營業(yè)成本3銷售費用66.99133.98174.73186.73203.484銷售稅費113.88227.77297.04317.44345.915所得稅151.99179.42241.176盈余公積7應(yīng)付利潤8借款本金償還18,500.009借款利息支付279.33279.33279.33279.33279.33279.33279.33279.33三盈余資金80.8660.86-31.86-17.8693.901,921.1
15、52,882.641,582.44-6,411.82四累計盈余資金80.86141.71109.8692.00185.902,107.054,989.696,572.12160.3010106,503.386,503.386,503.383,152.662,394.65195.10331.67231.243,350.713,511.01附附表表5:序序號號 季季度度項項目目一資金來源1經(jīng)營活動產(chǎn)生的現(xiàn)金來源1.1銷售收入2 籌資活動產(chǎn)生的現(xiàn)金來源2.1自有資金2.2銀行借款3其它來源二資金運用1建設(shè)期開發(fā)成本2經(jīng)營期當(dāng)期發(fā)生營業(yè)成本3銷售費用4銷售稅費5所得稅6盈余公積7應(yīng)付利潤8借款本金償還
16、9借款利息支付三盈余資金四累計盈余資金資資金金來來源源與與運運用用表表（續(xù)續(xù)表表）單位：萬元1111121213131414151516161717181819196,224.256,782.506,503.386,224.256,782.506,503.383,191.251,116.50279.136,224.256,782.506,503.386,224.256,782.506,503.383,191.251,116.50279.136,224.256,782.506,503.386,224.256,782.506,503.383,191.251,116.50279.134,404.38
17、2,694.323,152.664,096.382,224.071,114.14371.96130.14388.663,678.901,903.772,394.653,370.901,433.52356.13356.13186.73203.48195.10186.73203.48195.1095.7433.508.37317.44345.91331.67317.44345.91331.67162.7556.9414.24221.32241.17231.24221.32241.17231.24113.4739.709.921,819.874,088.183,350.712,127.874,558
18、.435,389.232,819.29986.36-109.535,330.889,419.0612,769.7714,897.6419,456.0724,845.3027,664.5928,650.9528,541.42附附表表5:序序號號 季季度度項項目目一資金來源1經(jīng)營活動產(chǎn)生的現(xiàn)金來源1.1銷售收入2 籌資活動產(chǎn)生的現(xiàn)金來源2.1自有資金2.2銀行借款3其它來源二資金運用1建設(shè)期開發(fā)成本2經(jīng)營期當(dāng)期發(fā)生營業(yè)成本3銷售費用4銷售稅費5所得稅6盈余公積7應(yīng)付利潤8借款本金償還9借款利息支付三盈余資金四累計盈余資金附附表表6:損損益益及及利利潤潤表表單位：萬元序序號號項項目目合合計計第第1
19、1季季第第2 2季季第第3 3季季第第4季季第第5季季第第6 6季季第第7 7季季第第8 8季季第第9季季1銷售收入75,640.502,233.004,466.005,824.256,224.256,782.502開發(fā)成本51,583.181,522.803,045.603,971.864,244.644,625.343銷售費用2,269.2266.99133.98174.73186.73203.484財務(wù)費用2,234.65279.33279.33279.33279.33279.33279.33279.33279.330.005銷售稅費3,857.67113.88227.77297.043
20、17.44345.916利潤總額15,695.79-279.33-279.33-279.33-279.33250.00779.331,101.301,196.121,607.787補前期虧損250.00779.3388.008所得稅2,354.370.00151.99179.42241.179稅后利潤13,341.42-279.33-279.33-279.33-279.330.000.00861.301,016.701,366.61成本利潤率23.8%損損益益及及利利潤潤表表（續(xù)續(xù)表表）單位：萬元第第10季季第第1111季季第第1212季季第第1313季季第第14季季第第15季季第第1616季
21、季第第1717季季第第1818季季第第19季季6,503.386,224.256,782.506,503.386,224.256,782.506,503.383,191.251,116.50279.134,434.994,244.644,625.344,434.994,244.644,625.344,434.992,176.28761.40190.35195.10186.73203.48195.10186.73203.48195.1095.7433.508.370.000.000.000.000.000.000.00331.67317.44345.91331.67317.44345.91331
22、.67162.7556.9414.241,541.611,475.451,607.781,541.611,475.451,607.781,541.61756.48264.6666.17231.24221.32241.17231.24221.32241.17231.24113.4739.709.921,310.371,254.131,366.611,310.371,254.131,366.611,310.37643.01224.9656.24附附表表6:序序號號項項目目1銷售收入2開發(fā)成本3銷售費用4財務(wù)費用5銷售稅費6利潤總額7補前期虧損8所得稅9稅后利潤附附表表7:現(xiàn)現(xiàn)金金流流量量表表（全全
23、部部投投資資）單位：萬元序序號號 季季度度項項目目合合計計1234567891現(xiàn)金流入75,640.502,233.004,466.005,824.256,224.256,782.501.1銷售收入75,640.502,233.004,466.005,824.256,224.256,782.501.2出租收入1.3 其他收入2現(xiàn)金流出60,064.4319,139.81659.81652.522,038.523,859.772,265.522,662.284,362.482,694.322.1建設(shè)期開發(fā)成本51,583.1819,139.81659.81652.522,038.523,678.
24、901,903.772,038.523,678.901,903.772.2經(jīng)營期當(dāng)期成本2.3銷售費用2,269.2266.99133.98174.73186.73203.482.4銷售稅費3,857.67113.88227.77297.04317.44345.912.5所得稅2,354.37151.99179.42241.173凈現(xiàn)金流量15,576.07-19,139.81-659.81-652.52-2,038.52-1,626.772,200.483,161.971,861.774,088.184累計凈現(xiàn)金流量-19,139.81-19,799.62-20,452.15-22,490.
25、67-24,117.44-21,916.96-18,754.99-16,893.22-12,805.055凈現(xiàn)值8,273.37-19,139.81-647.24-627.89-1,924.19-1,506.271,998.652,817.231,627.183,504.956累計凈現(xiàn)值-19,139.81-19,787.05-20,414.94-22,339.13-23,845.40-21,846.75-19,029.52-17,402.34-13,897.39計算指標(biāo)：財務(wù)內(nèi)部收益率=21.44%財務(wù)凈現(xiàn)值（I=8%)=8,273動態(tài)投資回收期（年）=3.64現(xiàn)現(xiàn)金金流流量量表表（全全部部
26、投投資資）（續(xù)續(xù)表表）單位：萬元101112131415161718196,503.386,224.256,782.506,503.386,224.256,782.506,503.383,191.251,116.50279.136,503.386,224.256,782.506,503.386,224.256,782.506,503.383,191.251,116.50279.133,152.664,404.382,694.323,152.664,096.382,224.071,114.14371.96130.14388.662,394.653,678.901,903.772,394.653,
27、370.901,433.52356.13356.13195.10186.73203.48195.10186.73203.48195.1095.7433.508.37331.67317.44345.91331.67317.44345.91331.67162.7556.9414.24231.24221.32241.17231.24221.32241.17231.24113.4739.709.923,350.711,819.874,088.183,350.712,127.874,558.435,389.232,819.29986.36-109.53-9,454.34-7,634.47-3,546.2
28、9-195.581,932.296,490.7211,879.9514,699.2415,685.6115,576.072,817.951,501.353,308.372,659.901,656.983,482.024,038.202,072.26711.19-77.47-11,079.44-9,578.09-6,269.72-3,609.82-1,952.831,529.195,567.397,639.658,350.848,273.37附附表表7:序序號號 季季度度項項目目1現(xiàn)金流入1.1銷售收入1.2出租收入1.3 其他收入2現(xiàn)金流出2.1建設(shè)期開發(fā)成本2.2經(jīng)營期當(dāng)期成本2.3銷售費用
29、2.4銷售稅費2.5所得稅3凈現(xiàn)金流量4累計凈現(xiàn)金流量5凈現(xiàn)值6累計凈現(xiàn)值附附表表8：敏敏感感性性分分析析表表因因素素變變化化情情況況相相關(guān)關(guān)指指標(biāo)標(biāo)變變化化情情況況敏敏感感性性分分析析結(jié)結(jié)果果總總建建筑筑面面積積（m2)銷銷售售價價格格（元元/m2)銷銷售售收收入入（萬萬元元）總總投投資資（萬萬元元）稅稅后后利利潤潤（萬萬元元）投投資資利利潤潤率率財財務(wù)務(wù)凈凈現(xiàn)現(xiàn)值值（萬萬元元）內(nèi)內(nèi)部部收收益益率率動動態(tài)態(tài)投投資資回回收收期期（年年）基基本本方方案案(容容積積率率=2.2）220,000220,000住住宅宅3300330075,64175,64156,08756,08713,34113,3
30、4123.8%23.8%8,2738,27321.44%21.44%3.643.64商商業(yè)業(yè)1000010000銷售價格變化價價格格下下降降10%10%220,000住宅2970297068,07655,9707,33913.10%3,33313.57%3.94商業(yè)90009000價價格格上上升升10%10%220,000住宅3630363083,20556,42419,15734.00%13,03528.57%3.28商業(yè)1100011000工程造價變化工工程程造造價價增增加加10%10%220,000住宅330075,64159,51810,42517.50%5,74317.22%3.81商業(yè)10000工工程程造造價價減減少少10%10%220,000住宅330075,64152,87616,07130.40%10,62525.39%3.46商業(yè)10000
房地產(chǎn)項目投資估算及財務(wù)分析模型6p812
