天瑞園項目可行性研究報告.

1、1目錄第一章總論............................................................................................................................41.1項目可行性研究目的...........................................................................

2、..............................41.2項目概況............................................................................................................................41.項目名稱...................................................

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

4、...............................................................................54.項目宗地一般情況.......................................................................................................51.3項目產(chǎn)權(quán)與開發(fā)運作所處階段..........

5、...............................................................................51.4項目主要技術(shù)經(jīng)濟指標(biāo).....................................................................................................61.5項目可行性研究報告編制依據(jù).........

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

7、..................................................................................62、項目市場地位定位......................................................................................................63、項目產(chǎn)品定位................

8、..............................................................................................74、項目目標(biāo)顧客群定位..................................................................................................75、項目價格組合定位.....

9、.................................................................................................76、項目經(jīng)濟評價指標(biāo)......................................................................................................7第二章項目開發(fā)經(jīng)營

10、環(huán)境與機會分析................................................................................92.1武漢市經(jīng)濟發(fā)展態(tài)勢分析.................................................................................................92.2武漢市房地產(chǎn)市場特征與發(fā)展趨勢分析

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

12、.....................................................................132.2.3武漢市住宅市場需求層面分析............................................................................142.2.4市場供給層面分析........................................

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

14、...........................................172.3項目所在區(qū)域——金銀湖片區(qū)房地產(chǎn)市場分析..........................................................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)市場分析................................................................................192.4項目開發(fā)經(jīng)營機會分析...................................................

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

18、................................................................23第三章項目定位..................................................................................................................253.1項目市場地位定位....................

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

20、........................................................................................................263.4項目的價格定位........................................................................................................

21、......27第四章項目開發(fā)方案..............................................................................................................294.1項目開發(fā)方式..................................................................................

22、................................294.2項目開發(fā)經(jīng)營計劃..........................................................................................................293前言武漢市東西湖區(qū)天瑞園項目原為武漢石化房地產(chǎn)綜合開發(fā)公司與青山區(qū)國稅局聯(lián)合開發(fā)的住宅商品房項目。由于種種原因，現(xiàn)擬將項目轉(zhuǎn)讓。本報

23、告是為受讓該房地產(chǎn)開發(fā)經(jīng)營項目進行初步的可行性研究。天瑞園項目總用地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計算，可建建筑面積為75000m2。根據(jù)我們對武漢市經(jīng)濟發(fā)展態(tài)勢與房地產(chǎn)市場的調(diào)查、預(yù)測與分析，該項目初步可行性研究結(jié)論如下：1.開發(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、，停車位350個，含建筑物底層架空車位200個）2.投入資金總投資：13721.51萬元資本金：5500.00萬元資本金占總投資比例：40.08％3.開發(fā)經(jīng)營周期：2年4.項目住宅售價：全程均價2580元平方米商業(yè)用房售價：全程均價4000元平方米停車位售價：7萬個5.項目開發(fā)經(jīng)營利潤：營業(yè)稅后利潤：營業(yè)稅后利潤：5011.315011.31萬元萬元營業(yè)稅后投資利潤率（年均）：營業(yè)稅后投資利潤率（年均）：18.26%18.26%所得稅后

25、利潤：所得稅后利潤：3357.583357.58萬元萬元所得稅后利潤率（年均）：所得稅后利潤率（年均）：12.23&12.23&營業(yè)稅后資本金利潤率（年均）：營業(yè)稅后資本金利潤率（年均）：45.56%45.56%所得稅后資本金利潤率（年均）：所得稅后資本金利潤率（年均）：30.52%30.52%6.所得稅后財務(wù)內(nèi)部收益率（基準(zhǔn)收益率7％）：19.57%所得稅后財務(wù)凈現(xiàn)值：1989.73萬元該報告僅為初步可行性研究報告。盡管如此，總體上看