福景集團福景花園項目投資估算及資金籌措運作方案

1、福景集團福景花園項目投資估算及資金籌措運作方案【第十二部分 福景花園投資可行性研究報告及融資方案】廣西福景投資集團有限公司投資開發(fā)中心編制 2005年 10月 福景花園項目總介項目編號：福景花園 2005198 號項目名稱：福景花園總投資：66302.17 萬元樓面造價：2169.13 元/總占地面積：126,000 建筑面積：305,712 建筑密度：29.2%容積率：2.30綠化率： 30%建設(shè)單位：廣西福景投資集團有限公司項目負(fù)責(zé)人：福景集團總經(jīng)理編制單位：廣西福景投資集團有限公司投資開發(fā)中心編制負(fù)責(zé)人：投資開發(fā)中心、總經(jīng)理編制審核人：投資開發(fā)中心、副總經(jīng)理編制人：投資開發(fā)中心、經(jīng)理、首

2、席投資師編制日期： 2005-10-9福景花園項目總成本表工程項目（費用）名稱造價或費用(萬元)樓面造價(元/M2)百分比開發(fā)建設(shè)成本54070.081768.9581.56一、土地取得費14938.02488.7122.54二、勘察、設(shè)計前期工程費用4439.32145.246.7%三、建安工程建設(shè)費29760.06973.6344.89四、室外配套工程費771.3425.231.17五、管理費1546.6950.602.34六、開發(fā)期稅費41.881.370.07七、不可預(yù)見費2572.7784.173.89經(jīng)營資金5848.01191.328.83經(jīng)營稅金及附加5409.41176.97

3、8.16土地增值稅974.6731.891.48項目總投資66302.172169.13100%開發(fā)產(chǎn)品成本54070.081768.9581.56經(jīng)營成本12232.10400.1818.45福景花園項目成本計算表工程項目（費用）名稱計量單位工程量單價或費率造價或費用(萬元)樓面造價(元/M2)一、土地取得費14938.02488.71土地拍賣價款項1.00145000000.0014500.00474.38土地契稅元、%145000000.003.00435.0014.23土地初始登記費（10001 平方米以上）平方米120890.000.253.020.10土地證工本費項1.0010.0

4、00.000.00二、勘察、設(shè)計前期工程費用4439.32145.24地質(zhì)勘察費平方米120890.0055.00664.9021.75建筑設(shè)計費平方米305662.0015.00458.4915.00城市維護建設(shè)費（一類住宅）平方米232002.0060.001392.0145.54城市維護建設(shè)費（一類商業(yè)）平方米58400.0072.00420.4813.76新型建材發(fā)展基金平方米305662.008.00244.538.00散裝水泥專項資金平方米305662.002.0061.132.00消防建設(shè)費平方米305662.003.0091.703.00測量、放樣、排污費平方米120890.0

5、03.0036.271.19監(jiān)理費平方米305662.0016.00489.0616.00質(zhì)量監(jiān)督、安全保險費平方米305662.0019.00580.7619.00三、建安工程建設(shè)費29760.06973.63樁基礎(chǔ)工程平方米305662.0060.001833.9760.00土建工程平方米305662.00850.0025981.27850.00室內(nèi)供電、供水等線路等線路安裝平方米305662.0035.001069.8235.00電梯工程項25.00350000.00875.0028.63四、室外配套工程費771.3425.23道路工程費平方米5000.00100.0050.001.64

6、室外供水管網(wǎng)工程費米5000.00500.00250.008.18室外排污管網(wǎng)工程費米6000.00400.00240.007.85綠化工程工程費平方米36267.0050.00181.345.93圍墻建設(shè)費米3000.00100.0030.000.98路燈工程費項1.00200000.0020.000.65直接費(1.+2.+3.+4.+5.共 5 項的和)51455.431683.41五、管理費1546.6950.60管理費元、%515562576.883.001546.6950.60六、開發(fā)期稅費41.881.37建筑面積測量費平方米305662.000.8024.450.80登記費平方

7、米290402.000.6017.420.57七、不可預(yù)見費2572.7784.17不可預(yù)見費元、%514554295.815.002572.7784.17間接費(6.+7.+8.+9.+10.+11.共 6 項的和)2614.6585.54開發(fā)建設(shè)成本(直接費+間接費)54070.081768.95福景花園項目銷售成本計算表工程項目（費用）名稱計量單位工程量單價或費率造價或費用(萬元)樓面造價(元/M2)告費元、%974669000.003.002924.0195.66劃費用元、%974669000.003.002924.0195.66業(yè)稅及附加元、%974669000.005.555409

8、.41176.97計11257.43368.30匯總 1:經(jīng)營資金5848.01191.32匯總 2:經(jīng)營稅金及附加5409.41176.9748177902700元/項目套數(shù)建筑面積(M2)單價計量單位福景花園項目銷售收入表樓層、單元或樓房名稱銷售收多層住宅高層住宅元/300021421264商業(yè)元/80003050024停車場元/套8000050040合計97福景花園項目銷售收入與經(jīng)營稅金及附加表項目名稱合計(萬元)第 1 年第 2 年第 3 年第 4 年售收入97466.909546.6919693.3824366.7333913.42營稅金及稅金附加5409.41529.841092.

9、981352.351882.19營業(yè)稅4873.35477.33984.671218.341695.67城市維護建設(shè)稅341.1333.4168.9385.28118.70教育費附加194.9319.0939.3948.7367.83福景花園項目投資總計劃表工程項目（費用）名稱成本(萬元)合計(萬元)第 1 年第 2 年第 3 年第 4 年開發(fā)建設(shè)成本54070.0854070.0826315.896938.556938.556938.55一、土地取得費14938.0214938.0214938.02二、勘察、設(shè)計前期工程費用4439.324439.324439.32三、建安工程建設(shè)費2976

10、0.0629760.065952.015952.015952.015952.01四、室外配套工程費771.34771.34154.27154.27154.27154.27五、管理費1546.691546.69309.34309.34309.34309.34六、開發(fā)期稅費41.8841.888.388.388.388.38七、不可預(yù)見費2572.772572.77514.55514.55514.55514.55經(jīng)營資金5848.015848.011462.001169.601169.601169.60經(jīng)營稅金及附加5409.415409.41540.941081.881352.351622.82

11、土地增值稅974.6795.47196.93243.67339.13項目總投資66302.1766302.1728414.319386.979704.1710070.11開發(fā)產(chǎn)品成本54070.0854070.0826315.896938.556938.556938.55經(jīng)營成本12232.1012232.102098.412448.422765.623131.56福景花園項目開發(fā)建設(shè)投資計劃表工程項目（費用）名稱成本(萬元)合計(萬元)第 1 年第 2 年第 3 年第 4 年一、土地取得費14938.0214938.0214938.02土地拍賣價款14500.0014500.0014500.

12、00土地契稅435.00435.00435.00土地初始登記費（10001 平方米以上）3.023.023.02土地證工本費0.000.000.00二、勘察、設(shè)計前期工程費用4439.324439.324439.32地質(zhì)勘察費664.90664.90664.90建筑設(shè)計費458.49458.49458.49城市維護建設(shè)費（一類住宅）1392.011392.011392.01城市維護建設(shè)費（一類商業(yè)）420.48420.48420.48新型建材發(fā)展基金244.53244.53244.53散裝水泥專項資金61.1361.1361.13消防建設(shè)費91.7091.7091.70測量、放樣、排污費36.

13、2736.2736.27監(jiān)理費489.06489.06489.06質(zhì)量監(jiān)督、安全保險費580.76580.76580.76三、建安工程建設(shè)費29760.0629760.065952.015952.015952.015952.01樁基礎(chǔ)工程1833.971833.97366.79366.79366.79366.79土建工程25981.2725981.275196.255196.255196.255196.25室內(nèi)供電、供水等線路等線路安裝1069.821069.82213.96213.96213.96213.96電梯工程875.00875.00175.00175.00175.00175.00四、

14、室外配套工程費771.34771.34154.27154.27154.27154.27道路工程費50.0050.0010.0010.0010.0010.00室外供水管網(wǎng)工程費250.00250.0050.0050.0050.0050.00室外排污管網(wǎng)工程費240.00240.0048.0048.0048.0048.00綠化工程工程費181.34181.3436.2736.2736.2736.27圍墻建設(shè)費30.0030.006.006.006.006.00路燈工程費20.0020.004.004.004.004.00直接費51455.4351455.4325792.966415.626415.

15、626415.62五、管理費1546.691546.69309.34309.34309.34309.34管理費1546.691546.69309.34309.34309.34309.34六、開發(fā)期稅費41.8841.888.388.388.388.38建筑面積測量費24.4524.454.894.894.894.89登記費17.4217.423.483.483.483.48七、不可預(yù)見費2572.772572.77514.55514.55514.55514.55不可預(yù)見費2572.772572.77514.55514.55514.55514.55間接費2614.652614.65522.935

16、22.93522.93522.93開發(fā)建設(shè)成本54070.0854070.0826315.896938.556938.556938.55福景花園項目銷售投資計劃表工程項目（費用）名稱成本(萬元)合計(萬元)第 1 年第 2 年第 3 年第 4 年廣告費2924.012924.01731.00584.80584.80584.80策劃費用2924.012924.01731.00584.80584.80584.80營業(yè)稅及附加5409.415409.41540.941081.881352.351622.82合計11257.4311257.432002.942251.492521.962792.43匯

17、總 1:經(jīng)營資金5848.015848.011462.001169.601169.601169.60匯總 2:經(jīng)營稅金及附加5409.415409.41540.941081.881352.351622.82福景花園項目分期投資計劃表工程項目（費用）名稱成本(萬元)合計(萬元)第 1 期第 2 期開發(fā)建設(shè)成本54070.0854070.0826315.896938.55一、土地取得費14938.0214938.0214938.02二、勘察、設(shè)計前期工程費用4439.324439.324439.32三、建安工程建設(shè)費29760.0629760.065952.015952.01四、室外配套工程費77

18、1.34771.34154.27154.27五、管理費1546.691546.69309.34309.34六、開發(fā)期稅費41.8841.888.388.38七、不可預(yù)見費2572.772572.77514.55514.55經(jīng)營資金5848.015848.011462.001169.60經(jīng)營稅金及附加5409.415409.41540.941081.88土地增值稅974.67974.6795.47196.93項目總投資66302.1766302.1728414.319386.97開發(fā)產(chǎn)品成本54070.0854070.0826315.896938.55經(jīng)營成本12232.1012232.1020

19、98.412448.42福景花園項目投資分類表序號工程項目（費用）名稱成本(萬元)合計(萬元)商業(yè)1開發(fā)建設(shè)成本54070.0854070.085395.301.1一、土地取得費14938.0214938.021490.571.2二、勘察、設(shè)計前期工程費用4439.324439.32442.971.3三、建安工程建設(shè)費29760.0629760.062969.561.4四、室外配套工程費771.34771.3476.971.5五、管理費1546.691546.69154.331.6六、開發(fā)期稅費41.8841.884.181.7七、不可預(yù)見費2572.772572.77256.722經(jīng)營資金5

20、848.015848.01583.533經(jīng)營稅金及附加5409.415409.41539.774土地增值稅974.67974.6797.265項目總投資66302.1766302.176615.865.1開發(fā)產(chǎn)品成本54070.0854070.085395.305.3經(jīng)營成本12232.1012232.101220.56福景花園項目資金籌措計劃表項目名稱成本(萬元)合計(萬元)第 1 年第 2 年第 3 年第 4 年投資計劃66302.1766302.1728414.319386.979704.1710070.11資金籌措計劃66302.1728414.319386.979704.171007

21、0.11資本金23205.7623205.76銷售收入43096.415208.549386.979704.1710070.11福景花園項目損益表序號項目名稱合計(萬元)第 1 年第 2 年1經(jīng)營收入97466.909546.6919693.381.1銷售收入97466.909546.6919693.382開發(fā)建設(shè)成本54070.085296.0610924.972.1商品房分?jǐn)偨?jīng)營成本54070.085296.0610924.973經(jīng)營資金5848.011462.001169.606經(jīng)營稅金及附加5409.41540.941081.888土地增值稅974.6795.47196.939利潤總額

22、31164.732152.226319.9910所得稅10284.36710.232085.6011稅后利潤20880.371441.994234.4011.1盈余公積金2088.04144.20423.4411.2公益金2088.04144.20423.4411.3應(yīng)付利潤16704.291153.593387.52稅前全投資投資利潤率（%）47.00稅后全投資投資利潤率（%）31.49稅前資本金投資利潤率（%）134.30稅后資本金投資利潤率（%）89.98福景花園項目全投資現(xiàn)金流量表序號項目名稱合計(萬元)第 1 年第 2 年1現(xiàn)金流入97466.909546.6919693.381.1

23、銷售收入97466.909546.6919693.382現(xiàn)金流出76586.5329124.5411472.562.1開發(fā)建設(shè)投資(不含利息)54070.0826315.896938.552.2經(jīng)營資金5848.011462.001169.602.5經(jīng)營稅金及附加5409.41540.941081.882.6土地增值稅974.6795.47196.932.7所得稅10284.36710.232085.603凈現(xiàn)金流量(稅前)31164.73-18867.6210306.414累計凈現(xiàn)金流量(稅前)31164.73-18867.62-8561.205折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅前)1190

24、8.32-15723.017157.236累計折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅前)11908.32-15723.01-8565.787凈現(xiàn)金流量(稅后)20880.37-19577.858220.828累計凈現(xiàn)金流量(稅后)20880.37-19577.85-11357.039折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅后)6069.51-16314.875708.9010累計折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅后)6069.51-16314.87-10605.97稅前財務(wù)內(nèi)部收益率(%)57.10財務(wù)凈現(xiàn)值(Ic=20%)11908.32靜態(tài)回收期(年)2.58動態(tài)回收期(年)3.01稅后財務(wù)內(nèi)部收益

25、率(%)39.20財務(wù)凈現(xiàn)值(Ic=20%)6069.51靜態(tài)回收期(年)2.95動態(tài)回收期(年)3.38福景花園項目資本金現(xiàn)金流量表項目名稱合計(萬元)第 1 年第 2 年第 3 年第 4 年現(xiàn)金流入97466.909546.6919693.3824366.7333913.42銷售收入97466.909546.6919693.3824366.7333913.42現(xiàn)金流出76586.5329124.5411472.5612371.7514019.64開發(fā)建設(shè)投資(不含利息)54070.0826315.896938.556938.556938.55經(jīng)營資金5848.011462.001169.6

26、01169.601169.60經(jīng)營稅金及附加5409.41540.941081.881352.351622.82土地增值稅974.6795.47196.93243.67339.13所得稅10284.36710.232085.602667.583949.53凈現(xiàn)金流量(稅前)31164.73-18867.6210306.4114662.5623843.31累計凈現(xiàn)金流量(稅前)31164.73-18867.62-8561.206101.3529944.66折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅前)11908.32-15723.017157.238485.2811498.51累計折現(xiàn)凈現(xiàn)金流量(Ic=

27、20%)(稅前)11908.32-15723.01-8565.78-80.5111418.00凈現(xiàn)金流量(稅后)20880.37-19577.858220.8211994.9719893.78累計凈現(xiàn)金流量(稅后)20880.37-19577.85-11357.03637.9420531.72折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅后)6069.51-16314.875708.906941.549593.84累計折現(xiàn)凈現(xiàn)金流量(Ic=20%)(稅后)6069.51-16314.87-10605.97-3664.445929.40財務(wù)內(nèi)部收益率(%)57.10財務(wù)凈現(xiàn)值(Ic=20%)11908.32

28、靜態(tài)回收期(年)2.58動態(tài)回收期(年)3.01財務(wù)內(nèi)部收益率(%)39.20財務(wù)凈現(xiàn)值(Ic=20%)6069.51靜態(tài)回收期(年)2.95動態(tài)回收期(年)3.38項目名稱合計(萬元)第 1 年第 2 年第 3 年第 4 年第資金來源120672.6632752.4519693.3824366.7333913.4299銷售收入97466.909546.6919693.3824366.7333913.4299自有資金23205.7623205.76資金運用93290.8330278.1314860.0816704.5520434.64110開發(fā)建設(shè)投資(不含利息)54070.0826315.8

29、96938.556938.556938.5569經(jīng)營資金5848.011462.001169.601169.601169.6087經(jīng)營稅金及附加5409.41540.941081.881352.351622.8281土地增值稅974.6795.47196.93243.67339.139所得稅10284.36710.232085.602667.583949.5387應(yīng)付利潤16704.291153.593387.524332.806415.0014盈余資金27381.832474.324833.307662.1713478.78-10累計盈余資金27381.832474.327307.62149

30、69.7928448.57273福景花園項目資本來源與應(yīng)用表福景花園項目資產(chǎn)負(fù)債表項目名稱資產(chǎn)負(fù)債(萬元)備注資產(chǎn)97466.90流動資金97466.90應(yīng)收帳款97466.90流動負(fù)債總額76586.53應(yīng)付賬款76586.53負(fù)債小計76586.53所有者權(quán)益25293.80資本金23205.76盈余公積金2088.041. 資產(chǎn)負(fù)債率(%)78.582. 流動比率(%)1.273. 速動比率(%)1.27福景花園項目損益表（投資分類）工程項目（費用）名稱合計(萬元)商業(yè)多層住宅高層住宅停車場經(jīng)營收入97466.9024400.004803.3064263.604000.00銷售收入974

31、66.9024400.004803.3064263.604000.00項目成本66302.176615.863858.8946465.456051.88開發(fā)建設(shè)成本54070.085395.303146.9637893.034935.37經(jīng)營資金5848.01583.53340.364098.37533.79經(jīng)營稅金及附加5409.41539.77314.843790.99493.76土地增值稅974.6797.2656.73683.0688.97利潤總額31164.7317784.14944.4117798.15-2051.88福景花園項目多方案經(jīng)濟分析表項目名稱計量單位基本方案方案 1方案

32、 2方案 3方案 4方案 5土地拍賣價款萬元14500.0014500.0014600.0014700.0014800.0014900.00土地拍賣單價元/M21199.001199.001208.001216.001224.001233.00土地拍賣單價萬元/畝79.9679.9680.5181.0781.6282.17土地拍賣價款占比例%21.8721.8721.9822.1022.2122.32項目總成本萬元66299.0066299.0066410.0066522.0066633.0066745.00資金籌措萬元66299.0066299.0066410.0066522.0066633

33、.0066745.00資本金萬元23205.0023205.0023244.0023283.0023322.0023361.00銷售收入萬元43094.0043094.0043167.0043239.0043312.0043384.00經(jīng)營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.00銷售收入萬元97467.0097467.0097467.0097467.0097467.0097467.00利潤總額萬元31168.0031168.0031057.0030945.0030834.0030722.00所得稅萬元10285.4410285.

34、4410248.6810211.8910175.0910138.30稅后利潤萬元20882.5620882.5620807.9320733.2320658.5220583.82全投資財務(wù)內(nèi)部收益率%57.1057.1056.6056.2055.8055.30全投資財務(wù)凈現(xiàn)值(Ic=20%)萬元11910.0011910.0011819.0011729.0011638.0011547.00全投資靜態(tài)回收期年2.582.582.592.602.612.61全投資動態(tài)回收期年3.013.013.013.023.033.04全投資投資利潤率%47.0147.0146.7646.5246.2746.03

35、全投資財務(wù)內(nèi)部收益率%39.2039.2038.9038.6038.3038.00全投資財務(wù)凈現(xiàn)值(Ic=20%)萬元6071.006071.006001.005931.005862.005792.00全投資靜態(tài)回收期年2.952.952.952.962.972.98全投資動態(tài)回收期年3.383.383.393.403.403.41全投資投資利潤率%31.5031.5031.3331.1731.0030.84資本金財務(wù)內(nèi)部收益率%57.1057.1056.6056.2055.8055.30資本金財務(wù)凈現(xiàn)值(Ic=20%)萬元11910.0011910.0011819.0011729.00116

36、38.0011547.00資本金靜態(tài)回收期年2.582.582.592.602.612.61資本金動態(tài)回收期年3.013.013.013.023.033.04資本金投資利潤率%134.32134.32133.61132.91132.21131.51資本金財務(wù)內(nèi)部收益率%39.2039.2038.9038.6038.3038.00資本金財務(wù)凈現(xiàn)值(Ic=20%)萬元6071.006071.006001.005931.005862.005792.00資本金靜態(tài)回收期年2.952.952.952.962.972.98資本金動態(tài)回收期年3.383.383.393.403.403.41資本金投資利潤率%

37、89.9989.9989.5289.0588.5888.11福景花園項目多方案經(jīng)濟分析表項目名稱計量單位基本方案方案 7方案 8方案 9方案 10方案 11土地拍賣價款萬元14500.0015100.0015200.0015300.0015400.0015500.00土地拍賣單價元/M21199.001249.001257.001266.001274.001282.00土地拍賣單價萬元/畝79.9683.2783.8284.3784.9385.48土地拍賣價款占比例%21.8722.5522.6622.7722.8822.99項目總成本萬元66299.0066968.0067079.00671

38、91.0067302.0067414.00資金籌措萬元66299.0066968.0067079.0067191.0067302.0067414.00資本金萬元23205.0023439.0023478.0023517.0023556.0023595.00銷售收入萬元43094.0043529.0043602.0043674.0043746.0043819.00經(jīng)營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.00銷售收入萬元97467.0097467.0097467.0097467.0097467.0097467.00利潤總額萬元311

39、68.0030499.0030388.0030276.0030165.0030053.00所得稅萬元10285.4410064.7110027.929991.139954.339917.54稅后利潤萬元20882.5620434.4220359.7220285.0220210.3220135.61全投資財務(wù)內(nèi)部收益率%57.1054.5054.1053.6053.2052.80全投資財務(wù)凈現(xiàn)值(Ic=20%)萬元11910.0011365.0011274.0011183.0011092.0011001.00全投資靜態(tài)回收期年2.582.632.642.642.652.66全投資動態(tài)回收期年3.

40、013.053.063.073.083.08全投資投資利潤率%47.0145.5445.3045.0644.8244.58全投資財務(wù)內(nèi)部收益率%39.2037.4037.2036.9036.6036.30全投資財務(wù)凈現(xiàn)值(Ic=20%)萬元6071.005652.005583.005513.005443.005373.00全投資靜態(tài)回收期年2.952.993.003.003.013.01全投資動態(tài)回收期年3.383.433.443.443.453.46全投資投資利潤率%31.5030.5130.3530.1930.0329.87資本金財務(wù)內(nèi)部收益率%57.1054.5054.1053.6053

41、.2052.80資本金財務(wù)凈現(xiàn)值(Ic=20%)萬元11910.0011365.0011274.0011183.0011092.0011001.00資本金靜態(tài)回收期年2.582.632.642.642.652.66資本金動態(tài)回收期年3.013.053.063.073.083.08資本金投資利潤率%134.32130.12129.43128.74128.06127.37資本金財務(wù)內(nèi)部收益率%39.2037.4037.2036.9036.6036.30資本金財務(wù)凈現(xiàn)值(Ic=20%)萬元6071.005652.005583.005513.005443.005373.00資本金靜態(tài)回收期年2.952

42、.993.003.003.013.01資本金動態(tài)回收期年3.383.433.443.443.453.46資本金投資利潤率%89.9987.1886.7286.2685.8085.34福景花園項目多方案經(jīng)濟分析表項目名稱計量單位基本方案方案 13方案 14方案 15方案 16方案 17地拍賣價款萬元14500.0015700.0015800.0015900.0016000.0016100.00土地拍賣單價元/M21199.001299.001307.001315.001324.001332.00土地拍賣單價萬元/畝79.9686.5887.1387.6888.2388.79土地拍賣價款占比例%2

43、1.8723.2123.3223.4323.5423.65目總成本萬元66299.0067637.0067748.0067860.0067971.0068083.00金籌措萬元66299.0067637.0067748.0067860.0067971.0068083.00資本金萬元23205.0023673.0023712.0023751.0023790.0023829.00銷售收入萬元43094.0043964.0044036.0044109.0044181.0044254.00營總收入萬元97467.0097467.0097467.0097467.0097467.0097467.00銷售收入萬元97467.0097467.0097467.0097467.0097467.0097467.00潤總額萬元31168.0029830.0029719.0029607.0029496.0