自从20世纪90年代以来，伴随着我国社会经济的持续发展，人民生活水平 的不断改善，房地产业逐步走上了全面发展的快车道。在省会等大中型城市房地 产迅速发展的同时，如何解决市县级城市的住房及商业发展问题，又将使房地产 业主要投资方向之一。 秦安北坛小区项目就是在这样一个背景下诞生的，公司采用差异化经营的战 略思想，避开房地产行业主要集中区域，在中小城市适时进入，抢抓机遇，为公 司的发展奠定基础。 本项目是一个集城市基础设施建设，公益性站前停车广场和商贸、住宅为一 体的综合开发建设项目。本项目地处未来秦安县城市中心地带，自然、环境、道 路、交通条件优越，区域位置显著，极大地满足商贸和住宅的要求。本项目的规 划设计和方案先后通过多次优化调整，具有较强的前瞻性。它的建设，将对秦安 经济、社会和文化的发展有较大的促进作用，能极大地改变城市面貌，提高城市 品味。 本项目总投资约17060万元，销售收入25351万元，经营成本17217万元， 项目投资利润率为48. 60 Yo，投资利税率为39.50%,资本金利润率为75，所 得税后财务内部收益率为21.30%，财务净现值171. 19万元，财务内部收益率 等指标高于房地产行业近年基准。 本文主要从市场分析、方案优选、投资估算、项目实施、财务评价等方面对 本项目的可行性进行论证，结果表明该项目具有可行性。 关键词:秦安;房地产;北坛小区;可行性研究 MBA学位报告 秦安北坛小区开发建设项目可行性研究 ABSTRACT Since the last 1990s ,with the rapid and continuous development of the society economy of our country. The people's life lever has been significantly improving continually. The real estate in our country has gradually stepped on the highway of complete development. As the large-middle size city has been rapidly developed, how to resolve business and living in the middle-small size city will be one of the real estate investment. Qian'an Beitan Zone was born in this background. The company introduce strategic idea about difference management, which is to enter to middle-small city and evade concentrated area of the real estate competition for seizing the opportuneity to lay the foundation for the sustained development of the company. Qian'an Beitan Zone an integrative construction project, includes the development of basic city facilities, public vehicles parking grounds, commerce and residence purpose. To be located in the center of Qin An county in the future, the project has the advantages ranging from good natural view, healthy environment and routes to traffic condition. Its distinct geographical location will meet the requirements of both business and living use adequately. Optimization and regulation to the layout and scheme of the project have taken place several times. Hence, the project is anticipated with great prospects. The construction will facilitate the development of economy, society and culture of Qin'an effectively. It can change the appearance of the city greatly and hereby improve the overall level of the city. The total investment of the project is 170.06 million RAB. The selling incoming is 253.51 million. The develepment cost is 172.17 million. The return on investment is 48.60%. And the rate of profit and tax on investment is 39.50%. The rate of EAIT investment is 21.30%. The financial net present is 1.71 million. The rate of inner financial retams investment is better than the reference value of real estate industry in past few years. This article mainly expounds feasibility of this project from market analysis, optimization to the layout, investment assumption, project execution and financial remarking. Result shows that this project feasible. Key words: Real estate; Qinan; Beitan zone; Feasibility study MBA学位报告 秦安北坛小区开发建设项目可行性研究 目录 一、总论·.........................................................................................1 (一)项目背景·..........................................................................1 (二)建设单位概况·....................................................................1 (三)项目概况·..........................................................................2 二、项目投资环境与市场研究·..............................................................4 (一)项目投资环境分析·..............................................................4 (二)秦安县城市建设与房地产发展现状及未来趋势·..........................6 (三)项目市场分析··························································.....9 (四)销售预测·..........................................................................12 三、建设规模与项目开发条件·...........................................................14 (一)推荐开发建设规模方案·........................................................14 (二)项目现状概况·....................................................................16 (三)项目建设条件·....................................................................17 四、建筑方案选择·..........................................................................19 (一)建筑设计指导思想与原则·.....................................................19 (二)项目总体规划方案·..............................................................19 (三)项目总体建筑方案·..............................................................22 五、项目开发实施方案·....................................................................29 (一)组织机构与人员安排·...........................................................29 (二)项目实施控制·....................................................................31 (三)劳动安全卫生·....................................................................33 六、投资估算与资金筹措·.................................................................35 (一)投资估算依据·....................................................................35 (二)开发建设投资估算·..............................................................35 (三)运营资金估算·....................................................................36 (四)项目投入总资金及分年度投入计划·.........................................37 (五)资金来源与筹措方式·...........................................................37 七、财务评价·................................................................................37 MBA学位报告 秦安北坛小区开发建设项目可行性研究 (一)财务评价依据·....................................................................37 (二)销售收入估算·....................................................................37 (三)项目财务评价·....................................................................39 (四)税金及三项基金··················································’二””’‘’42 (五)财务评价报表·....................................................................42 (六)财务评价指标汇总·..............................................................42 (七)不确定性分析·....................................................................44 (八)财务评价结论·....................................................................45 八、节能节水与环境评价·.................................................................45 (一)节能措施·..........................................................................45 (二)节水措施·..........................................................................46 (三)项目场址环境现状·..............................................................46 (四)项目建设与运营对环境的影响·...............................................47 (五)环境保护措施·....................................................................49 (六)环境影响评价·....................................................................50 九、社会评价·................................................................................50 (一)项目对社会的影响分析·........................................................50 (二)项目与所在地互适性分析·.....................................................51 (三)社会评价结论·....................................................................52 十、研究结论与建议·....................................................................52 附表(1一12) ....................................................................................54