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1、某项目投资估算与资金筹措运作方案资金筹措运作方案【第十二部分福景花园投资可行性研究报告及融资方案】广西福景投资集团有限公司投资开发中心编制2005年10月福景花园项目总介项目编号：福景花园2005198号项目名称：福景花园总投资：66302.17万元楼面造价：2169.13总占地面积：126,000ma建筑面积:305,712容积率:2. 30建筑密度:29.2%绿化率：30%建设单位：广西福景投资集团有限公司项目负责人：福景集团总经理编制单位：广西福景投资集团有限公司投资开发中心编制负责人：投资开发中心、总经理编制审核人：投资开发中心、副总经理编制人：投资开发中心、经理、首席投资师编制日期：
2、2005-10-9福景花园项目总成本表$工程项目（费用）名称造价或者费用（万元）楼面造价（元/M2）百分匕开发建设成本54070.081768.9581.一、土地取得费14938.02488.7122.二、勘察、设计前期工程费用4439.32145.246.三、建安工程建设费29760.06973.6344.四、室外配套工程费771.3425.231.1五、管理费1546.6950.602.3六、开发期税费41.881.370.C七、不可预见费2572.7784.173.8经营资金5848.Ol191.328.8经营税金及附加5409.41176.978.1土地增值税974.6731.891.
3、4项目总投资66302.172169.13IOi开发产品成本54070.081768.9581.经营成本12232.10400.1818.，福景花园项目成本计算表工程项目（费用）名称计量单位工程量单价或者费率造价或者费用（万元）楼面造价（元/M2）一、土地取得费14938.02488.71土地拍卖价款项1.00145000000.0014500.00474.38土地契税元、%145000000.003.00435.0014.23土地初始登记费（IooOI平方米以上）平方米120890.000.253.020.10土地证工本费项1.0010.000.000.00二、勘察、设计前期工程费用4439
4、.32145.24地质勘察费平方120890.55.00664.9021.75米OO建筑设计费平方米305662.0015.00458.4915.00城市保护建设费（一类住宅）平方米232002.0060.001392.0145.54城市保护建设费（一类商业）平方米58400.0072.00420.4813.76新型建材进展基金平方米305662.008.00244.538.00散装水泥专项资金平方米305662.002.0061.132.00消防建设费平方米305662.003.0091.703.00测量、放样、排污费平方米120890.003.0036.271.19监理费平方米305662
5、.0016.00489.0616.00质量监督、安全保险费平方米305662.0019.00580.7619.00三、建安工程建设费29760.06973.63桩基础工程平方305662.60.001833.9760.00米OO土建工程平方米305662.00850.0025981.27850.00室内供电、供水等线路等线路安装平方米305662.0035.001069.8235.00电梯工程项25.00350000.00875.0028.63四、室外配套工程费771.3425.23道路工程费平方米5000.00100.0050.001.64室外供水管网工程费米5000.00500.00250
6、.008.18室外排污管网工程费米6000.00400.00240.007.85绿化工程工程费平方米36267.0050.00181.345.93围墙建设费米3000.00100.0030.000.98路灯工程费项1.00200000.0020.000.65直接费（1.+2.+3.+4.+5.共5项的与）51455.431683.41五、管理费1546.6950.60管理费元、%515562576.883.001546.6950.60六、开发期税费41.881.37建筑面积测量费平方米305662.000.8024.450.80登记费平方米290402.000.6017.420.57七、不口J
7、预见费2572.7784.17不可预见费元、%514554295.815.002572.7784.17间接费（6.+7.+8.+9.+10.+11.共6项的与）2614.6585.54开发建设成本（直接费+间接费）54070.081768.95福景花园项目销售成本计算表工程项目（费用）名称计量单位工程量单价或者费率造价或者费用（万元）楼面造价（元/M2）广告费元、%974669000.003.002924.0195.66策划费用元、%974669000.003.002924.0195.66营业税及附加元、%974669000.005.555409.41176.97合计11257.43368.3
8、0汇总1:经营资金5848.Ol191.32汇总2:经营税金及附加5409.41176.97福景花园项目销售收入表楼层、单元或者楼房名称计量单位单价建筑面积(M2)项目套数销尽多层住宅元tf2700177904；高层住宅元/Itf300021421264商业元/Itf80003050024停车场元/套800005004(合计97福景花园项目销售收入与经营税金及附加表项目名称合计(万元)第1年第2年第3年第4年肖售收入97466.909546.6919693.3824366.7333913.42电营税金及税金附加5409.41529.841092.981352.351882.19营业税4873.
9、35477.33984.671218.341695.67城市保护建设税341.1333.4168.9385.28118.70教育费附加194.9319.0939.3948.7367.83福景花园项目投资总计划表工程项目（费用）名称成本（万元）合计（万元）第1年第2年第3年第4年开发建设成本54070.0854070.0826315.896938.556938.556938.E5一、土地取得费14938.0214938.0214938.02二、勘察、设计前期工程费用4439.324439.324439.32三、建安工程建设费29760.0629760.065952.015952.015952.0
10、15952.(1四、室外配套工程费771.34771.34154.27154.27154.27154.21五、管理费1546.691546.69309.34309.34309.34309.31六、开发期税费41.8841.888.388.388.388.38七、不口J预见费2572.772572.77514.55514.55514.55514.5E经营资金5848.015848.011462.001169.601169.601169.0经营税金及附加5409.415409.41540.941081.881352.351622.E2土地增值税974.6795.47196.93243.67339.
11、1项目总投资66302.1766302.1728414.319386.979704.1710070.11开发产品成本54070.0854070.0826315.896938.556938.556938,5经营成本12232.1012232.102098.412448.422765.623131.f6福景花园项目开发建设投资计划表工程项目（费用）名称成本（万元）合计（万元）第1年第2年第3年第4年一、土地取得费14938.0214938.0214938.02土地拍卖价款14500.0014500.0014500.00土地契税435.00435.00435.00土地初始登记费（IOoOl平方米以上
12、）3.023.023.02土地证工本费0.000.000.00二、勘察、设计前期工程费用4439.324439.324439.32地质勘察费664.90664.90664.90建筑设计费458.49458.49458.49城市保护建设费（一类住宅）1392.011392.011392.01城市保护建设费（一类商420.48420.48420.48业）新型建材进展基金244.53244.53244.53散装水泥专项资金61.1361.1361.13消防建设费91.7091.7091.70测量、放样、排污费36.2736.2736.27监理费489.06489.06489.06质量监督、安全保险费
13、580.76580.76580.76三、建安工程建设费29760.0629760.065952.015952.015952.015952.(1桩基础工程1833.971833.97366.79366.79366.79366.7土建工程25981.2725981.275196.255196.255196.255196J5室内供电、供水等线路等线路安装1069.821069.82213.96213.96213.96213.9(电梯工程875.00875.00175.00175.00175.00175.0(四、室外配套工程费771.34771.34154.27154.27154.27154.2道路工
14、程费50.0050.0010.0010.0010.0010.00室外供水管网工程费250.00250.0050.0050.0050.0050.00室外排污管网工程费240.00240.0048.0048.0048.0048.00绿化工程工程费181.34181.3436.2736.2736.2736.27围墙建设费30.0030.006.006.006.006.00路灯工程费20.0020.004.004.004.004.00直接费51455.4351455.4325792.966415.626415.626415.(2五、管理费1546.691546.69309.34309.34309.34
15、309.3/管理费1546.691546.69309.34309.34309.34309.31六、开发期税费41.8841.888.388.388.388.38建筑面积测量费24.4524.454.894.894.894.89登记费17.4217.423.483.483.483.48七、不可预见费2572.772572.77514.55514.55514.55514.51不口J预见费2572.772572.77514.55514.55514.55514.55间接费2614.652614.65522.93522.93522.93522.9：开发建设成本54070.0854070.0826315.
16、896938.556938.556938.J5福景花园项目销售投资计划表工程项目（费用）名称成本（万元）合计（万元）第1年第2年第3年第4年广告费2924.012924.01731.00584.80584.80584.80策划费用2924.012924.01731.00584.80584.80584.80营业税及附加5409.415409.41540.941081.881352.351622.82合计11257.4311257.432002.942251.492521.962792.43汇总1:经营资金5848.015848.011462.01169.61169.61169.60000汇总2:
17、经营税金及附加5409.415409.41540.941081.881352.351622.82福景花园项目分期投资计划表工程项目（费用）名称成本（万元）合计（万元）第1期第2期开发建设成本54070.0854070.0826315.896938.55一、土地取得费14938.0214938.0214938.02一、勘察、设计前期工程费用4439.324439.324439.32三、建安工程建设费29760.0629760.065952.015952.01四、室外配套工程费771.34771.34154.27154.27五、管理费1546.691546.69309.34309.34六、开发期税
18、费41.8841.888.388.38七、不可预见费2572.772572.77514.55514.55经营资金5848.015848.011462.001169.60经营税金及附加5409.415409.41540.941081.88土地增值税974.67974.6795.47196.93项目总投资66302.1766302.1728414.319386.97开发产品成本54070.0854070.0826315.896938.55经营成本12232.1012232.102098.412448.42福景花园项目投资分类表序号工程项目（费用）名称成本（7j元）合计（万元）商业1开发建设成本54
19、070.0854070.085395.301.1一、土地取得费14938.0214938.021490.571.2二、勘察、设计前期工程费用4439.324439.32442.971.3三、建安工程建设费29760.0629760.062969.561.4四、室外配套工程费771.34771.3476.971.5五、管理费1546.691546.69154.331.6六、开发期税费41.8841.884.181.7七、不口J预见费2572.772572.77256.722经营资金5848.015848.01583.533经营税金及附加5409.415409.41539.774土地增值税974.
20、67974.6797.265项目总投资66302.1766302.176615.865.1开发产品成本54070.0854070.085395.305.3经营成本12232.1012232.101220.56福景花园项目资金筹措计划表项目名称成本（万元）合计（万元）第1年第2年第3年第4彳投资计划66302.1766302.1728414.319386.979704.171007011资金筹措计划66302.1728414.319386.979704.171007011资本金23205.7623205.76销售收入43096.415208.549386.979704.171007011福景花园
21、项目损益表序号项目名称合计（万元）第1年第2年1经营收入97466.909546.6919693.381.1销售收入97466.909546.6919693.382开发建设成本54070.085296.0610924.972.1商品房分摊经营成本54070.085296.0610924.973经营资金5848.011462.001169.606经营税金及附加5409.41540.941081.888土地增值税974.6795.47196.939利润总额31164.732152.226319.9910所得税10284.36710.232085.6011税后利润20880.371441.99423
22、4.4011.1盈余公积金2088.04144.20423.4411.2公益金2088.04144.20423.4411.3应付利润16704.291153.593387.52税前全投资投资利润率（%）47.00税后全投资投资利润率（%）31.49税前资本金投资利润率（）134.30税后资本金投资利润率（%）89.98福景花园项目全投资现金流量表序号项目名称合计（万元）第1年第2年1现金流入97466.909546.6919693.38CZ1.1销售收入97466.909546.6919693.38CN2现金流出76586.5329124.5411472.5612.1开发建设投资（不含利息）5
23、4070.0826315.896938.552.2经营资金5848.011462.001169.602.5经营税金及附加5409.41540.941081.882.6土地增值税974.6795.47196.932.7所得税10284.36710.232085.603净现金流量（税前）31164.73-18867.6210306.4114累计净现金流量（税前）31164.73-18867.62-8561.205折现净现金流量（Ic=20%）（税前）11908.32-15723.017157.236累计折现净现金流量（Ic=20%）（税前）11908.32-15723.01-8565.787净现金
24、流量（税后）20880.37-19577.858220.8218累计净现金流量（税后）20880.37-19577.85-11357.039折现净现金流量（IC=20%）（税后）6069.51-16314.875708.9010累计折现净现金流量（IC=20%）（税后）6069.51-16314.87-10605.97-税前财务内部收益率（%）57.10财务净现值（IC=20%）11908.32静态回收期（年）2.58动态回收期（年）3.01税后财务内部收益率（%）39.20财务净现值（IC=20%）6069.51静态回收期（年）2.95动态回收期（年）3.38福景花园项目资本金现金流量表项目
25、名称合计（万元）第1年第2年第3年第4年现金流入97466.909546.6919693.3824366.7333913.42销售收入97466.909546.6919693.3824366.7333913.42现金流出76586.5329124.5411472.5612371.7514019.64开发建设投资（不含利息）54070.0826315.896938.556938.556938.55经营资金5848.011462.001169.601169.601169.60经营税金及附加5409.41540.941081.881352.351622.82土地增值税974.6795.47196.9
26、3243.67339.13所得税10284.36710.232085.602667.583949.53净现金流量（税前）31164.73-18867.6210306.4114662.5623843.31累计净现金流量（税前）31164.73-18867.62-8561.206101.3529944.661.折现净现金流量（Ic=20%）（税前）11908.32-15723.017157.238485.2811498.51累计折现净现金流量（IC=20%）（税前）11908.32-15723.01-8565.78-80.5111418.00净现金流量（税后）20880.37-19577.8822
27、0.8211994.919893.7578累计净现金流量（税后）20880.37-19577.85-11357.03637.9420531.72折现净现金流量（IC=20%）（税后）6069.51-16314.875708.906941.549593.84累计折现净现金流量（Ic=20%）（税后）6069.51-16314.87-10605.97-3664.445929.40财务内部收益率（%）57.10财务净现值（IC=20%）11908.32静态回收期（年）2.58动态回收期（年）3.01财务内部收益率（%）39.20财务净现值（IC=20%）6069.51静态回收期（年）2.95动态回收
28、期（年）3.38福景花园项目资本来源与应用表7项目名称合计（万元）第1年第2年第3年第4年资金来源120672.6632752.4519693.3824366.7333913.429销售收入97466.909546.6919693.3824366.7333913.42%自有资金23205.7623205.76资金运用93290.8330278.1314860.0816704.5520434.6411开发建设投资（不含利息）54070.0826315.896938.556938.556938.556经营资金5848.011462.001169.601169.601169.608经营税金及附加54
29、09.41540.941081.881352.351622.828土地增值税974.6795.47196.93243.67339.13C所得税10284.36710.232085.602667.583949.538应付利润16704.291153.593387.524332.806415.0014盈余资金27381.832474.324833.307662.1713478.78-累计盈余资金27381.832474.327307.6214969.7928448.5727项目名称福景花园项目资产负债表资产负债（万元）备注资产97466.90流淌资金97466.90应收帐款97466.90流淌负债
30、总额76586.53应付账款76586.53负债小计76586.53所有者权益25293.80资本金23205.76盈余公积金2088.041.资产负债率(%)78.582.流淌比率(%)1.273.速动比率(%)1.27福景花园项目损益表(投资分类)工程项目(费用)名称合计(万元)商业多层住宅高层住宅停车场经营收入97466.9024400.004803.3064263.604000.00销售收入97466.9024400.004803.3064263.604000.00项目成本66302.176615.863858.8946465.456051.88开发建设成本54070.085395.3
31、03146.9637893.034935.37经营资金5848.01583.53340.364098.37533.79经营税金及附加5409.41539.77314.843790.99493.76土地增值税974.6797.2656.73683.0688.97利润总额31164.7317784.14944.4117798.15-2051.88福景花园项目多方案经济分析表项目名称计量单位基本方案力呆1方案2方案3力杀4方案5土地拍卖价款万元14500.0014500.0014600.0014700.0014800.0014900.00土地拍卖单价元/M21199.001199.001208.00
32、1216.001224.001233.00土地拍卖单价万元/亩79.9679.9680.5181.0781.6282.17土地拍卖价款占比例%21.8721.8721.9822.1022.2122.32项目总成本万元66299.0066299.0066410.0066522.0066633.0066745.00资金筹措万元66299.0066299.0066410.0066522.0066633.0066745.00资本金万元23205.0023205.0023244.0023283.0023322.0023361.00销售收入万元43094.0043094.0043167.0043239.0
33、043312.0043384.00经营总收入万元97467.0097467.0097467.0097467.0097467.0097467.00销售收入万元97467.0097467.0097467.0097467.0097467.0097467.00利润总额万元31168.0031168.0031057.0030945.0030834.0030722.00所得税万元10285.4410285.4410248.6810211.8910175.0910138.30税后利润万元20882.5620882.5620807.9320733.2320658.5220583.82全投资财务内部收益率%57
34、.1057.1056.6056.2055.8055.30全投资财务净现值(Ic=20%)万元11910.0011910.0011819.0011729.0011638.0011547.00全投资静态回收期2.582.582.592.602.612.61全投资动态回收期年3.013.013.013.023.033.04全投资投资利润率%47.0147.0146.7646.5246.2746.03全投资财务内部收益率%39.2039.2038.9038.6038.3038.00全投资财务净现值(Ic=20%)万元6071.006071.006001.005931.005862.005792.00全投资静态回收期2.952.
