城市建设项目可行性研究是企业投资决策的基础，对项目成败发挥着至关重 要的作用。张贵庄南侧 A 地块建设项目的承担单位为天津松江市政建设有限公 司。为了满足该地域不断增强的商业建筑用房需求，抓住机遇，经公司研究决定， 提出建设天津市张贵庄南侧 A 地块项目。对于大型建设项目而言，为了避免投 资决策失误，必须对项目的可行性进行综合分析，为相关企业的投资决策提供科 学依据，从而帮助企业选择最佳的投资方案，提高经济效益。基于上述原因，本 文对该项目的投资可行性进行了探讨。 首先，本文回顾了项目可行性研究的基本理论，包括可行性研究的目的、作 用、特征、原则、分类以及程序；其次，分析了本研究中的项目的区域概况、选 址、建设规模和建设条件，并在探讨全国房地产市场与天津市房地产市场的基础 上，对项目进行了 SWOT 分析，从而对本研究中的项目进行了市场定位与定价； 第三，探讨本研究中的项目的规划与建设方案，具体包括总平面布局、建筑设计、 结构设计、给排水设计、电力工程设计等；第四，在对项目投资、成本费用、销 售收入、税金等进行合理估计的基础上，通过计算投资收益率、财务净现值、内 部收益率、投资回收期等指标对项目的财务生存能力进行了评价，并对项目进行 了敏感性分析和盈亏平衡分析；第五，对项目的主要风险因素进行了识别，并提 出了防范与降低风险的措施。最后得出了本研究的主要结论并提出了相关的对策 建议。 关键词，建设项目；市场分析；项目规划；可行性研究ABSTRACT Feasibility study of urban construction project is the foundation of the enterprise investment decision and plays an important role in success or failure of project. Zhang Guizhuang South A Plot Construction Project was undertaken by Tianjin Songjiang Municipal Construction Co., LTD. In order to meet the demand of the region growing commercial building occupancy and seize the opportunity, the company put forward the construction of Zhang Guizhuang South A Plot Construction Project in Tianjin. For large construcion projects, in order to avoid the investment decision-making errors, it is necessary to carry on the comprehensive analysis on the feasibility of the project, which will provide a scientific basis for investment decision of related companies, and build foundation for the enterprise to choose the best investment scheme and improve business efficiency. First this dissertation reviewed the basic theory of project feasibility study, including purpose, function, characteristics, principle, classification and procedures of feasibility study; Secondly, the dissertation analyzed the regional situation of the project, site selection, construction scale and construction conditions, on the basis of discussion of the real estate market of the nation and Tianjin, the dissertation carried on the SWOT analysis, and conducted market positioning and pricing for the project; Thirdly, the dissertation discussed the planning and construction scheme of the project, including the general layout, architectural design, structural design, water supply and drainage design, electrical engineering design, etc.; Fourthly, on the basis of reasonable estimates of investment, cost, sales income, taxes of the project, through calculating the return on investment, financial net present value, internal rate of return and payback period of investment, the financial viability of project was evaluated, and the sensitivity analysis and break-even analysis of project were carried on; Fifthly, the dissertation analyzed the main risk factors in the project, and put forward some prevention and measures to reduce risk. Finally the dissertation concluded the main conclusions of the study and put forward the relevant countermeasures and suggestions. Key words: Construction project; Market analysis; Project planning; Feasibility study 目 录 第一章 绪论 .................................................................................................................1 1.1 研究背景..........................................................................................................1 1.2 研究意义..........................................................................................................2 1.3 本文研究的基本思路和主要内容..................................................................3 1.3.1 研究的基本思路.....................................................................................3 1.3.2 本文主要研究内容.................................................................................4 第二章 建设项目可行性研究的基本理论.................................................................5 2.1 建设项目可行性研究的目的和作用..............................................................5 2.2 建设项目可行性研究的基本特征..................................................................6 2.3 建设项目可行性研究的基本原则..................................................................7 2.4 建设项目可行性研究的一般分类..................................................................8 2.5 建设项目可行性研究的基本程序..................................................................8 第三章 项目概况与市场分析 ...................................................................................11 3.1 项目概况........................................................................................................11 3.1.1 项目的选址及建设规模.......................................................................11 3.1.2 项目建设条件.......................................................................................12 3.2 项目市场分析................................................................................................13 3.2.1 全国房地产市场运行分析...................................................................13 3.2.2 天津房地产市场运行分析...................................................................17 3.2.3 项目 SWOT 分析 .................................................................................23 3.2.4 项目定位...............................................................................................24 3.2.5 项目定价...............................................................................................25 第四章 项目规划与建设方案 ...................................................................................27 4.1 总平面布局....................................................................................................27 4.2 建筑设计........................................................................................................29 4.2.1 工程技术数据与设计标准...................................................................29 4.2.2 建筑方案...............................................................................................29 4.2.3 竖向设计与防火分区...........................................................................30 4.2.4 防潮、防水工程...................................................................................31 4.2.5 地面、墙体与内外装修.......................................................................32 4.2.6 门窗工程与电梯...................................................................................33 4.2.7 技术指标...............................................................................................34 4.3 结构设计........................................................................................................35 4.4 给排水设计....................................................................................................37 4.4.1 给水设计...............................................................................................37 4.4.2 排水设计...............................................................................................40 4.5 采暖、通风、空调系统................................................................................41 4.5.1 技术设计指标.......................................................................................41 4.5.2 采暖.......................................................................................................42 4.5.3 空气调节...............................................................................................43 4.5.4 通风.......................................................................................................44 4.6 电力工程........................................................................................................44 第五章 项目的财务可行性分析...............................................................................47 5.1 投资估算........................................................................................................47 5.2 资金筹措........................................................................................................48 5.3 项目的财务可行性........................................................................................49 5.3.1 财务评价的基础数据...........................................................................49 5.3.2 销售收入和税金及附加估算...............................................................50 5.3.3 总成本费用估算...................................................................................51 5.3.4 财务评价...............................................................................................52 第六章 项目风险分析 ...............................................................................................56 6.1 主要风险因素识别........................................................................................56 6.2 防范和降低风险措施....................................................................................57 结论与建议 .................................................................................................................59