房地產(chǎn)項(xiàng)目投資估算及財(cái)務(wù)分析模型6p812

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1、項(xiàng)項(xiàng)目目總總投投資資估估算算表表序序號(hào)號(hào)項(xiàng)項(xiàng)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(jià)18,480.0032.9%2前期工程費(fèi)1,540.002.7%3建安工程28,490.0050.8%4不可預(yù)見費(fèi)1,501.502.7%5管理費(fèi)900.901.6%6其他費(fèi)用670.781.2%8財(cái)務(wù)費(fèi)用2,234.654.0%7銷售費(fèi)用2,269.224.0%9合 計(jì)56,087.05100.0%附附表表2：項(xiàng)項(xiàng)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(jì)入容積率建筑面積(m2)220000序序號(hào)號(hào)項(xiàng)項(xiàng)目目名名稱稱計(jì)計(jì)算算程程式式單單價(jià)價(jià)（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(fèi)2.1勘察測(cè)量費(fèi)20440.002.2規(guī)劃設(shè)計(jì)費(fèi)30660.002.3臨時(shí)供水供電10220.002.4場(chǎng)地平整及道路10220.00前期工程小計(jì)2.12.4701,540三建筑安裝工程費(fèi)3.1基礎(chǔ)工程費(fèi)901,980.003.2土建工程費(fèi)75016,500.003.3安裝工程費(fèi)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(duì)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(jì)3.13.51,29528,490.00四不可預(yù)見費(fèi)681,501.50五管理費(fèi)用41900.90六其他費(fèi)用6.1工程監(jiān)理費(fèi)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(fèi)用小計(jì)6.16.730670.78七合計(jì)(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(jì)計(jì)劃劃表表單位：萬元序號(hào) 項(xiàng)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(fèi)用1540.00308.00308.00308.00308.00三基礎(chǔ)工程費(fèi)1980.00470.25470.25470.25四主體工程費(fèi)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(duì)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(fèi)1501.50100.10100.10100.10100.10100.10100.10100.10100.10100.10十四 管理費(fèi)900.9060.0660.0660.0660.0660.0660.0660.0660.0660.06十五 其他費(fèi)用67

6、0.78191.65191.6522.1122.1122.1122.1122.1122.1122.11十六 合計(jì)51583.1819139.81659.81652.522038.523678.901903.772038.523678.901903.77注：1.土地成本按計(jì)算初期一次性投入計(jì)。2.按照通常情況,工程費(fèi)用中5%留取保修金及滯留金，竣工驗(yàn)收后一年付出。3.工程款的支付與工程進(jìn)度表相對(duì)應(yīng)，不考慮工程隊(duì)大額墊資，按工程進(jìn)度付款，竣工驗(yàn)收后支付率達(dá)95%，其它部分在工程建設(shè)過程中平均投入。投投資資計(jì)計(jì)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(hào) 項(xiàng)目名稱一土地

9、成本二前期費(fèi)用三基礎(chǔ)工程費(fèi)四主體工程費(fèi)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(duì)講系統(tǒng)十一 公用天線十二 室外配套十三 不可預(yù)見費(fèi)十四 管理費(fèi)十五 其他費(fèi)用十六 合計(jì)附附表表4：項(xiàng)項(xiàng)目目銷銷售售回回款款計(jì)計(jì)劃劃表表項(xiàng)目?jī)?nèi)容銷銷售售建建筑筑面面積積(m2）銷銷售售價(jià)價(jià)格格（元元/m2）總總價(jià)價(jià)（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(jì)215000.0078,990.00住宅銷售率95%商鋪銷售率100%銷售收入75,640.50計(jì)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(jì)計(jì)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(jì)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(jì)劃綜合考慮銀行按揭放款時(shí)間。附附表表5:資資金金來來源源與與運(yùn)運(yùn)用用表表單位：萬元序序號(hào)號(hào) 季季度度項(xiàng)項(xiàng)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(yíng)活動(dòng)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(dòng)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(yùn)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(yíng)期當(dāng)期發(fā)生營(yíng)業(yè)成本3銷售費(fèi)用66.99133.98174.73186.73203.484銷售稅費(fèi)113.88227.77297.04317.44345.915所得稅151.99179.42241.176盈余公積7應(yīng)付利潤(rùn)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(jì)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(hào)號(hào) 季季度度項(xiàng)項(xiàng)目目一資金來源1經(jīng)營(yíng)活動(dòng)產(chǎn)生的現(xiàn)金來源1.1銷售收入2 籌資活動(dòng)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(yùn)用1建設(shè)期開發(fā)成本2經(jīng)營(yíng)期當(dāng)期發(fā)生營(yíng)業(yè)成本3銷售費(fèi)用4銷售稅費(fèi)5所得稅6盈余公積7應(yīng)付利潤(rùn)8借款本金償還

16、9借款利息支付三盈余資金四累計(jì)盈余資金資資金金來來源源與與運(yùn)運(yùn)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(hào)號(hào) 季季度度項(xiàng)項(xiàng)目目一資金來源1經(jīng)營(yíng)活動(dòng)產(chǎn)生的現(xiàn)金來源1.1銷售收入2 籌資活動(dòng)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(yùn)用1建設(shè)期開發(fā)成本2經(jīng)營(yíng)期當(dāng)期發(fā)生營(yíng)業(yè)成本3銷售費(fèi)用4銷售稅費(fèi)5所得稅6盈余公積7應(yīng)付利潤(rùn)8借款本金償還9借款利息支付三盈余資金四累計(jì)盈余資金附附表表6:損損益益及及利利潤(rùn)潤(rùn)表表單位：萬元序序號(hào)號(hào)項(xiàng)項(xiàng)目目合合計(jì)計(jì)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(fèi)用2,269.2266.99133.98174.73186.73203.484財(cái)務(wù)費(fèi)用2,234.65279.33279.33279.33279.33279.33279.33279.33279.330.005銷售稅費(fèi)3,857.67113.88227.77297.043

20、17.44345.916利潤(rùn)總額15,695.79-279.33-279.33-279.33-279.33250.00779.331,101.301,196.121,607.787補(bǔ)前期虧損250.00779.3388.008所得稅2,354.370.00151.99179.42241.179稅后利潤(rùn)13,341.42-279.33-279.33-279.33-279.330.000.00861.301,016.701,366.61成本利潤(rùn)率23.8%損損益益及及利利潤(rùn)潤(rùn)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(hào)號(hào)項(xiàng)項(xiàng)目目1銷售收入2開發(fā)成本3銷售費(fèi)用4財(cái)務(wù)費(fèi)用5銷售稅費(fèi)6利潤(rùn)總額7補(bǔ)前期虧損8所得稅9稅后利潤(rùn)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(hào)號(hào) 季季度度項(xiàng)項(xiàng)目目合合計(jì)計(jì)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(yíng)期當(dāng)期成本2.3銷售費(fèi)用2,269.2266.99133.98174.73186.73203.482.4銷售稅費(fèi)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(jì)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(jì)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(jì)算指標(biāo)：財(cái)務(wù)內(nèi)部收益率=21.44%財(cái)務(wù)凈現(xiàn)值（I=8%)=8,273動(dòng)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(hào)號(hào) 季季度度項(xiàng)項(xiàng)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(yíng)期當(dāng)期成本2.3銷售費(fèi)用

29、2.4銷售稅費(fèi)2.5所得稅3凈現(xiàn)金流量4累計(jì)凈現(xiàn)金流量5凈現(xiàn)值6累計(jì)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(jià)價(jià)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(rùn)潤(rùn)（萬萬元元）投投資資利利潤(rùn)潤(rùn)率率財(cái)財(cái)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(dòng)動(dòng)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(jià)格變化價(jià)價(jià)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(jià)價(jià)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(jià)變化工工程程造造價(jià)價(jià)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(jià)價(jià)減減少少10%10%220,000住宅330075,64152,87616,07130.40%10,62525.39%3.46商業(yè)10000