在全球性金融危机的背景下,我国正积极采取扩大内需缓减金融 危机对我国实体经济的影响住房消费作为扩大内需的路径之一,能 够拉动整个房地产产业链的发展随着二级!三级城市的居民可支配 收入增加,二级!三级城市的住房需求也急剧增加,促使房地产业得 以快速发展目前,我国整个房地产行业可行性研究报告总体上处于 中低等水平状态,针对二级!三级城市的房地产投资项目进行规范的 可行性研究更是少之又少因此,本文以岳池县/天龙世家0房地产 投资项目为研究对象,针对县域房地产投资项目的可行性研究的相关 理论和实践展开分析这既是县域房地产投资开发项目/天龙世家0 的投资决策提供依据,也是为其它县域房地产投资开发项目的可行性 研究提供一个具有参考价值的参照物 本报告综合运用市场营销学!房地产经济学!财务管理学等多种 学科的理论和方法,并按房地产开发可行性研究的内容要求对县域房 地产投资开发项目的可行性研究进行理论分析,全文共分为七章,主 要内容和结论如下 第一章,报告论述了选题背景!研究目的和意义 第二章,对房地产投资开发项目的可行性研究进行介绍,为报告 的具体研究做方法论的准备,包括房地产投资开发项目可行性研究的 基本原理!主要内容!主要步骤和依据 第三章,通过从宏观经济环境!房地产投资!供需分析等角度的 分析可见,岳池县房地产业自2006年以来快速发展,成交量及交易 价格也快速增长,特别是进年来岳池县进行老城区改造并按年均1.5 平方公里的速度建设新城区,市场始终处于饥饿状态,推出的项目都 能被市场快速消化,房地产开发投资具有良好的市场前景在此市场 氛围之甲,开发本项目,时机正合适 第四章,通过对岳池县竞争性项目的分析,确定了天龙世家依山 傍水毗邻岳池中学的区位优势,并根据所在区位居民的构成特色,确定天龙世家的潜在客户群体主要有希望孩子将来就读于岳池印带,或 者孩子己经在岳池中学读书的家长!岳池甲学的教师!离退体老同志! 政府部门工作人员!个体户等然后确定了天龙世家项目在住宅定位 为低层住宅(6+1层),户型上以中小户型为主,大户型为补充;商 铺定位为中小型超市!中低档餐饮和学习用品商店为主,辅以专卖店! 特色餐饮!体闲娱乐!健身等服务性行业 根据地块形状!容积率等规划要求确定天龙世家项目的方案,以 及项目地段!配套设施!施工质量!物业管理及成本!岳池县房地产 价格发展趋势等初步确定住宅在开发期内可实现的竞争性销售均价 为1380元/平方米,商铺均价为3200元/平方米,车库均价为1800 元/平方米 第五章,对拟建项目进行运作分析,结果表明本项目不产生工业 垃圾,无烟尘及异味产生,主要污染物来自生活污水!垃圾!噪音及 灰尘;项目拟采用强矩阵组织方式进行项目管理;项目计划时间为 18个月,总投资2621.25万元 第六章,社会经济效益分析表明,该项目在投资经营期内,财务 内部收益率大大高于银行贷款利率及基准折现率,财务上可行;影响 本项目的主要不确定性因素销售收入,分析结构表明该项目对销售单 价的变动承受能力较强,项目有一定抗风险能力总的来说,该项目 可行 第七章,对报告主要结论进行总结,并提出项目可能面临的问题 和对策建议 关键词:房地产投资开发项目;可行性研究;投资决策;天龙 世家;岳池县Abstraet Withthebaekgroundoftheglobalfinaneialerisis,China15aetively tryingtoexPanddomestiedemandforalleviatingtheimPaetonthe financialerisisonChina,5realeeonomy.HousingeonsulllPtion15one PathofexPandingdomestiedemand,whichcanPromotethedeveloPment oftheentirerealestateindustryehain.Withtheineomeofurbanresidents inereasedinseeondaryortertiaryelasseities,thedemandforhousinghas alsoinereaseddramatieall玉/,whieh15PromPtingtherealestateindustryto develoPrapidly.AtPresent,thefeasibilitystudyrePortoftherealestate industryingeneral15inthelowstate;furthermore,thefeasibilitystudies oftherealestateinvestmentProjeetsfortheseeondal马2ortertiaryeities areevenfewer.Therefore,thisPaperanalyzesthetheoryandPraetieeof thefeasibilitystudyfortheeountyrealestateinvestmentProjeetswiththe examPleof0DragonFamilyrealestateinvestmentProjeetsinYueehi County.Thisstudynotonlyservesasfoundationforinvestmentdeeisions oftheeountyrealestatePrO-jeet0Dragonfamily0,butalso15avaluable referenCeforothereountyrealestateprojeetfeasibilitystudy. InthisPaper,aceordingtothecontentrequirementsofrealestate feasibilitystudy,thetheoretiealandemPiriealanalysisoftheeountyreal estateProjeetfeasibilitystUdy15donewiththetheoriesandmethodsin thefieldsofmarketing,realestateeeonomies,finaneialmanagementand others.ThewholePaper15di!-idedintosevenehapters.Themaineontent andeonelusional-easfollows. Chapter1dealswiththetoPiesofbaekground,thePurposeand signi五eanee. InChaPterZ,thorealestatePrO-jeetfeasibillt}了study15mail玉, inlrodueed,ineludingrealestateProjeetfeasibilit玉厂stud冬厂ofthebasie PrineiPles,themaincontentandstePs,andthefoundation,inorde1!-eParethe!Pe::八el-esoar:hPopermethodology. InChaPter3,fromthePoi:ztofmaeroeeono]nieenvil-onments,rea〕 estateinvestment,suPPlyanddemaz:danalysis,it15shownthatthereal estatehasraPidlydeveloPedinYueehiCountyandthetradingvolume andtradingPricehavebeenrapidlygrownsinee2006,Partieularly,inthe reeonst川etingoftheoldeityand1.5squarekilometersexPandingof YueehiCounty.Therealestaternarket15alwayshungry,50theProject eanbequieklydigested,andthereaiestatehasagoodmarketProsPeets. IteanbeseenthatdeveloPmentoftheProjeetofDragonFamily15the righttiminginYueehiCounty. InChaPter4,throughaeomPetitiveanalysisoftheProjeetinYueehi County,it15demonstratesthattheadvantagesofDragonFamilyProject areelosedtothebeautifulJiulongPondandFengshanPark,andin aeeordaneewiththecomPositionofresidentsinthehostloeation eharaeteristiestodetenninetheDragonFamilygrouPofPotential eustomersareParents,whomainlywanttheirehildrentostUdyinYueehi middleschoolsinthefuture,orwhoseehildhasstudiedinYueehimiddle sehool,orYueehimiddleschoolteaehers,retiredveteraneomrades, governmentstaff,self-ernPloyedand50on.Andthen,it15also determinedthattheDragonFamilydireetingPosition15alow一rise residentialwith6+1layers.TheunittyPesareonthesmallormedium basiswithlarge一familysuPPlement:shoPPingstoresaremailydirectedas small一ormedium一sizesuPermarkets,mediumandlowfoodandsehool suPPliesStores,suPPlementingwithfranehisedstores,sPeeialty restaurants,elltertai脱ent,fitness,andotherservieeindustries. Aeeordingtobloekshape,thevolumeratio,theDragonFamily Planningaredetermined.Andthen,aceordingtoloeation,faeilities, eonstruetionquality,ProPert)厂managementandeosts,and物eehiCounry realestatePrieetrends,theunitPrieeofhousing15determinedwithan aehievableeomPetitiveaveragePrieeof1380Pel-squaremeter.ShoPPingstore.5averagePriee153200yUanPersquaremeter,andgarage.5average Price151,800yUanPersquaremeter. InChapters,theoPerationof/DragonFamily015analysed.It15 shownthattheProPosedProjeetdoesnotProdueeindustrialwaste,dust andodor,thewastegeneratesfromthernajorPollutants,sewage,garbage, noiseanddust.Thestrongmatrixorganization15usedtotheProjeet apProaehtoProjeetmanagernent,andtheProjeet15Plan-nedfor18 months,andthetotalinvestmentof26.2125millionYuan. InChapter6,throughthesocialandeeonomiebenefitsanalysis,it15 shownthatinthePeriodoftheinvestmentoPerationsoftheProjeet,the 五naneialintemalreturn15姗ehhigherthanthebenehmarkbankIending rateandthediseountrate.50it15thoughtthattheProjeet15viableinthe finanee.Theseeondresult15thatthemainuneertaintiesfaetorsofthis ProjeetaretheProjeetdeveloPrnenteostandsalesrevenues.Another conelusion15thattheProjeethasastrongbearingeapacityforthe ehangesofPriees,andthatatthesanletime,theProjeet15sensitiveto ehangesofsalesrevenue,buthasaeertainabilityofresistingrisks.On thewhole,theProjeet Chapter715the withinthisProjeet fop囚ord. 15feasible. eonelusioninwllichtheProblemsthatmaybefaced 于L-,.且Un.ecp狱Yual-ePointedoutandtheircountmeasures Ke卿ords:feasibili灯厂researeh;real一estatedeveloPment Projeet;deeision一makingofinVestment;DragonFamil6了; Coun认:目录 1绪论...0二0..,/二00..........0.,0.00../,0二0二0.0.0........../二/..,/,/,.,1 1.1选题背景.................................................!............................,1 1.2国内外投资开发项目可行性研究的发展现状........................3 1.2.1国外投资项目可行性研究的发展.......................................4 1.2.2国内投资开发项目可行性研究的发展...............................4 1.3报告的研究思路与主要结构....................................................6 2房地产投资开发项目可行性研究概述.~.00.~二/二~..,.0..一一~..,~二/.~...一8 2.1房地产投资开发项目可行性研究的内容...,......................8 2.1.1房地产投资开发项目的概念..............................................8 2.1.2房地产投资开发项目可行性研究的概念..........................9 2.1.3房地产投资项目可行性的主要研究内