我国正在紧锣密鼓的制定京津冀协同发展战略，将各地自行发展的方式转变 为区域联合协同发展的方式。天津市北辰区位于京津冀地区的核心区域，随着城 市化进程的推进，2004 年国务院颁布了天津市的 13 个重点镇，其中北辰区的双 街镇被列为全国重点城镇，同时也是天津市示范小城镇。北辰区双街镇的雲桥住 宅商品房项目与在建和已经建成的、类似的普通住宅商品房项目不同，该项目在 示范镇规划、区位条件以及少数民族特色等方面具有特殊性，因此，开展雲桥住 宅商品房项目可行性研究具有较为重要的价值。 本文以建设项目可行性研究理论为基础，在阐述雲桥住宅商品房项目概况的 基础上，通过实地调研、问卷调查等方法获取相关数据，并从市场环境、技术方 案、经济评价、社会影响和风险控制等方面对雲桥住宅商品房项目的可行性进行 分析。结果显示，雲桥住宅商品房项目在主题定位、建筑规模、开发进度、营销 策略和经济效益方面是可行的，本研究结果有助于该项目的顺利实施。 该项目的实施在促进京津冀协同发展战略方面具有推动意义，在规划建设全 国重点城镇和示范小城镇方面具有示范意义，有助于改善当地居民生活水平和住 房标准。 关键词，住宅商品房；区域特殊性；可行性研究Abstract China is underway on the establishment of the Beijing-Tianjin-Hebei coordinated development strategy, and try to change the respective development mode into coordinated development of regional combination way. Beichen district of Tianjin is located in the core region of the Beijing-Tianjin-Hebei region. Along with the advancement of urbanization, the State Council enacted 13 key town of Tianjin in 2004. Shuangjie, a town of Beichen district, is listed as national key town and demonstration small town in Tianjin. The Cloud Bridge Residential Commodity Housing Projects of Shuangjie town, Beichen district, is different from other ordinary built and buliding commodity housing projects. Cloud Bridge has particularity in the planning of demonstration town, location conditions and ethnic minorities. Therefore, the feasibility studies of Cloud Bridge Residential Commodity House Project has important value. Based on the theory of feasibility study, this paper explains the general situation of Cloud Bridge Residential Commodity House Project. The writer obtains the relevant data on the basis of field survey, questionnaires and other methods, and analysis the feasibility of this project from the market environment, technical scheme, economic evaluation, social influence and risk control. Results show that the Cloud Bridge Project is feasible in the theme orientation, construction scale, development, marketing strategy and economic benefit. This study will help to implement this project smoothly. The implementation of this project has promoting significance on Beijing-Tianjin-Hebei coordinated development strategy, has demonstrative value in the construction planning of national key towns and demonstration small towns, and help to improve the living and housing standard of local residents. Keywords: Residential commodity houses; Regional particularity; Feasibility studyI 目 录 第一章 绪论1 1.1 研究背景1 1.2 研究意义1 1.3 国内外研究现状2 1.3.1 国外研究现状.....................................................................................2 1.3.2 国内研究现状.....................................................................................3 1.4 研究内容及方法4 1.4.1 研究内容.............................................................................................4 1.4.2 研究方法.............................................................................................5 第二章 雲桥住宅商品房项目可行性研究的理论基础6 2.1 可行性研究的理论基础6 2.1.1 市场环境分析.....................................................................................6 2.1.2 市场需求预测.....................................................................................6 2.1.3 资金的时间价值.................................................................................7 2.2 可行性研究的程序7 2.2.1 投资机会研究.....................................................................................7 2.2.2 初步可行性研究.................................................................................7 2.2.3 详细可行性研究.................................................................................7 2.3 可行性研究的内容8 第三章 雲桥住宅商品房项目的环境分析9 3.1 项目概况9 3.1.1 项目区位.............................................................................................9 3.1.2 建设用地状况...................................................................................11 3.1.3 项目周边的社区配套.......................................................................12 3.1.4 项目周边环境...................................................................................12 3.2 雲桥住宅商品房项目主要技术经济指标15 3.3 雲桥住宅商品房项目市场调查17 3.3.1 天津市北辰区住宅用地市场发展现状...........................................17II 3.3.2 天津市北辰区住宅商品房市场.......................................................19 3.3.3 区域内同类型住宅商品房项目分析...............................................22 3.3.4 雲桥住宅商品房项目区域市场产品特点.......................................23 3.3.5 潜在客户调查...................................................................................26 3.4 雲桥住宅商品房项目投资环境分析28 3.4.1 区域环境优越...................................................................................29 3.4.2 区域交通路网发达...........................................................................29 3.4.3 区域配套设施相对完善...................................................................29 3.4.4 潜在客户有待挖掘...........................................................................30 第四章 雲桥住宅商品房项目技术可行性分析31 4.1 雲桥住宅商品房项目总体规划31 4.1.1 主题定位...........................................................................................31 4.1.2 建筑内容及规模...............................................................................32 4.1.3 建筑造型与环境...............................................................................32 4.1.4 总体规划方案...................................................................................33 4.2 雲桥住宅商品房项目建筑工程方案36 4.2.1 建筑工程方案设计原则...................................................................36 4.2.2 平面设计...........................................................................................37 4.2.3 立面设计...........................................................................................41 4.3 雲桥住宅商品房项目公用工程方案43 4.3.1 交通组织设计...................................................................................43 4.3.2 给排水设计.......................................................................................44 4.3.3 强弱电设计.......................................................................................45 4.3.4 设备专业设计...................................................................................45 4.3.5 园林景观设计...................................................................................46 4.4 雲桥住宅商品房项目节能措施47 4.4.1 耗能状况和能耗指标分析...............................................................47 4.4.2 节能措施...........................................................................................47 4.5 雲桥住宅商品房项目开发进度安排48 4.6 雲桥住宅商品房项目营销策略49 4.6.1 定价...................................................................................................49 4.6.2 营销策略...........................................................................................49III 第五章 雲桥住宅商品房项目经济合理性分析51 5.1 投资估算51 5.1.1 编制投资估算的理论依据...............................................................51 5.1.2 编制投资估算的说明.......................................................................51 5.1.3 工程建设总投资...............................................................................51 5.2 资金筹措55 5.2.1 融资总额...........................................................................................55 5.2.2 自有资金筹措...................................................................................55 5.2.3 债务资金筹措...................................................................................55 5.2.4 资金使用计划...................................................................................55 5.2.5 资金平衡计划...................................................................................56 5.3 经济效益分析56 5.3.1 财务指标分析...................................................................................56 5.3.2 财务评价...........................................................................................57 第六章 雲桥住宅商品房项目社会影响力分析及风险分析58 6.1 雲桥住宅商品房项目社会影响力分析58 6.1.1 项目对当地居民的影响...................................................................58 6.1.2 项目对周边环境的影响...................................................................58 6.1.3 项目对双街镇经济发展的影响.......................................................59 6.2 雲桥住宅商品房项目风险分析及其对策59 6.2.1 项目主要风险因素识别...................................................................59 6.2.2 项目主要风险对策...........................................................................60 第七章 结论与展望61 7.1 结论61 7.2 展望61