I 摘要 近年来，随着我国房地产市场的迅猛发展，房地产行业已成为我国国民经济 的重要产业，而房地产市场的健康、合理的持续发展成为了当前社会及房地产企 业所关心的问题。对房地产开发建设企业而言，房地产开发建设项目具有资金需 求量大、项目周期长、易受宏观经济形势及政策影响等特征，进行科学而全面的 项目可行性分析是规避风险、做出正确决策的依据。 本文在结合国内外房地产开发建设工程项目可行性研究现状以及本人工作实 践的基础上，对成都西祥置业有限公司 FLMG 房地产开发建设工程项目进行可行 性研究分析，通过采用项目管理、可行性研究、风险管理等相关理论和方法着重 从项目开发建设的客户市场、建设方案、财务效益的可行性和风险管理几个方面 进行了研究分析并得出相应的可行性结论。纵观全文，经本文的研究分析认为成 都西祥置业有限公司综合实力较强，具备本项目开发所需能力；本项目目标客户 定位准确合理，市场前景良好；本项目收益较好、风险一般，社会效益、经济效 益显著，是一个完全可行且是较好的投资项目。借此希望为房地产项目的合理有 效开发和房地产开发企业科学合理的决策提供参考和依据。 做好成都西祥置业有限公司 FLMG 房地产开发建设工程项目的可行性研究分 析，对完善房地产项目可行性研究的论证具有一定的理论价值，对本项目的顺利 开展具有一定的实践意义。 关键词，房地产开发建设，工程项目，可行性研究，风险管理ABSTRACT II ABSTRACT In recent years, with the rapid development of China's real estate market, the real estate industry has become an important industry in our national economy, and the healthy, reasonable and sustainable development of the real estate market has become the current society and real estate enterprises concerns. On real estate development and construction companies, real estate development and construction projects with high demand of funds, the project cycle long, easy characteristics influenced by the macro economic situation and policy, scientific and feasibility analysis comprehensive project is to avoid the risk, to make the right decision. On the basis of this writing, combined with the status quo construction project feasibility study abroad and my work in real estate development practice, Cheung Investment Co., Ltd. Chengdu West FLMG real estate development and construction project feasibility studies, through the use of project management, feasibility theories and methods, risk management focuses on the development and construction projects carried out from customer markets, building programs, financial feasibility and effectiveness of the risk management aspects of research and analysis and draw the appropriate conclusions feasibility. Throughout the entirety of this article by writing research analysis Cheung Investment Co., Ltd. Chengdu, strong comprehensive strength, has the required capacity of the project development; This project target customers accurate and reasonable, good market prospects; This project revenue is better, the risk of general , social, significant economic benefits, is an entirely feasible and is a good investment. Thereby hope to provide reference and basis for the rational and efficient development of real estate projects and real estate development enterprises scientific and rational decisions. Chengdu to do a feasibility study Sai Cheung Properties Limited FLMG estate development and construction project analysis, project feasibility studies to improve the real estate argument has a certain theoretical value, has some practical significance for the smooth conduct of the project. Key words， Real estate development and construction, projects, feasibility studies, risk management目录 III 目录 第一章 绪论...................................................................................................................1 1.1 报告选题的背景及其意义 .................................................................................1 1.1.1 选题的背景 ...............................................................................................1 1.1.2 研究的意义 ...............................................................................................1 1.2 理论综述及研究发展现状 .................................................................................2 1.2.1 项目可行性研究 .......................................................................................3 1.2.2 房地产项目可行性研究 ...........................................................................3 1.2.3 国外研究发展的现状 ...............................................................................5 1.2.4 国内研究发展的现状 ...............................................................................6 1.3 研究的内容、方法及技术路线 .........................................................................7 1.3.1 研究的内容 ...............................................................................................7 1.3.2 研究的方法 ...............................................................................................8 1.3.3 研究的技术路线 .......................................................................................8 第二章 FLMG 房地产开发建设工程项目介绍...........................................................9 2.1 项目简介 .............................................................................................................9 2.1.1 项目概况 ...................................................................................................9 2.1.2 项目开发企业简介 .................................................................................10 2.1.3 项目关联企业情况简介 .........................................................................11 2.2 项目开发建设的必要性 ...................................................................................12 2.3 项目可行性研究的重要目的 ...........................................................................13 第三章 FLMG 房地产开发建设项目的市场可行性分析.........................................15 3.1 项目的市场可行性分析 ...................................................................................15 3.1.1 项目市场需求分析 .................................................................................15 3.1.2 项目市场可行性分析要解决的主要问题 .............................................16 3.1.3 项目市场可行性分析的主要内容与方法 .............................................16 3.2 房地产项目宏观市场分析 ...............................................................................17 3.2.1 房地产市场政策 .....................................................................................17 3.2.2 房地产金融政策 .....................................................................................18 3.2.3 成都市房地产市场分析 .........................................................................18 3.3 房地产项目区域市场分析 ...............................................................................20目录 IV 3.3.1 项目区域情况分析 .................................................................................20 3.3.2 项目区域内竞争楼盘分析 .....................................................................21 3.3.3 项目客户定位、销售卖点及优劣势分析 .............................................22 3.3.4 项目相关物业市场售价情况统计 .........................................................24 3.4 项目售价预测及市场可行性分析 ...................................................................24 第四章 FLMG 房地产开发建设项目方案设计可行性分析.....................................27 4.1 工程项目方案设计可行性分析 .......................................................................27 4.1.1 工程项目方案设计可行性分析的主要内容 .........................................27 4.1.2 工程项目方案运作可行性分析 ..............................................................27 4.2 房地产项目开发建设的方案可行性分析 .......................................................28 4.2.1 项目规划与建设设计方案分析 .............................................................28 4.2.2 项目的勘察设计、建筑与监理单位资质评价 .....................................31 4.3 有效组织房地产项目开发建设方案设计可行性研究的措施 .......................32 4.3.1 项目先论证再决策 .................................................................................32 4.3.2 避免先入为主的可行性研究 .................................................................32 第五章 FLMG 房地产开发建设项目财务可行性分析.............................................34 5.1 项目投资估算与资金筹措可行性分析 ...........................................................34 5.1.1 项目投资的构成与投资估算 .................................................................34 5.1.2 项目投资估算的依据、要求与步骤 .....................................................35 5.2 房地产项目投资估算和筹资评价 ...................................................................36 5.2.1 项目投资估算 .........................................................................................36 5.2.2 项目资金来源及筹资评价 .....................................................................39 5.3 房地产项目偿债能力可行性评估分析 ...........................................................40 5.3.1 项目财务效益预测 .................................................................................40 5.3.2 项目财务现金流量分析 .........................................................................42 5.3.3 项目盈亏平衡分析 .................................................................................43 5.3.4 项目偿债能力分析 .................................................................................43 第六章 FLMG 房地产开发建设项目风险管理分析.................................................46 6.1 房地产开发建设项目的不确定性分析 ...........................................................46 6.1.1 项目风险要素分析 .................................................................................46 6.1.2 项目敏感性分析 .....................................................................................46 6.2 房地产开发建设项目的风险识别 ...................................................................47 6.2.1 项目决策阶段风险的识别 .....................................................................47目录 V 6.2.2 项目建设阶段风险的识别 .....................................................................48 6.2.3 项目租售阶段风险的识别 .....................................................................49 6.3 房地产开发建设项目的风险评价 ...................................................................50 6.3.1 建立项目风险评价的指标体系 .............................................................50 6.3.2 项目风险评价分析 .................................................................................50 6.4 房地产开发建设项目风险的应对策略 ...........................................................53 第七章 结论.................................................................................................................56 致谢.................................................................................................................................57