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宝武模式的旧厂房改造成创意产业园可行性研究报告

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I 摘要 国内经济形势和产业布局结构的变化,城市规划调整和企业转型,城市中 心的一些国有企业已经迁出城市,闲置出大量旧厂房。转型和再利用的趋势正 在全面展开,改造后再利用的成功案例在社会价值、经济价值、历史文化传承 价值和生态环境价值等方面都有突出表现。宝武集团有大量城市钢厂和存量土 地,然而这部分城市钢厂的土地价值未被挖掘利用。将旧厂房改造成创意产业 园的可行性研究是科学决策的重要手段。项目启动前,做市场分析,通过分析 项目优势与竞争力,政策和区域市场情况等,从而进行项目定位和财务评价。 本文分析和研究了宝武上钢二厂地块旧工业厂房改造创意产业园项目的可 行性。首先提出了研究的背景,并提出了宝武模式的旧厂房改造成创意产业园 可行性研究的必要性与重要性;其次,对项目的背景和环境进行综述,并进行 市场分析;估算项目的投资估算、融资规模和还款计划;最后,通过项目的成 本费用估算、销售收入估算、财务评价报表、盈利能力分析、偿债能力分析、 不确定性分析,对数据进行分析,得出财务评价结论。同时提出了项目的分险, 并提出了对策和建议。 本文研究揭示宝武上钢二厂地块旧厂房改造创意产业园项目在市场和财务 方面,都满足企业经营目标,不仅此项目确实可行,而且集团以后同类型项目 的开发也可以参考该项目的模式与经验。 关键词:旧厂房改造;可行性研究;市场分析Abstract II ABSTRACT Due to the change of domestic economic situation and industrial layout structure, city planning adjustment, enterprises transformation, etc, some state-owned enterprises located in the urban center have been moved and a large of plants become to be idle assets. The trend of reconstruction and reuse is obviously, and the successful cases of reconstruction and reuse have prominent performance in social value, economic value, historic cultural inheritance value, ecological environmental value, etc. Baosteel group own a large number of mills and stock land, but the land value has not been developed. The feasibility research of transforming old factory buildings into creative industrial campus is an important method to make project decisions scientifically. Before the project started, market analysis has been done, and taking the advantage of program feature and competitiveness, policies and regional market conditions, so as to make an evaluation of project positioning and finance. The project feasibility of transforming old factory building into creative industrial campus in baowu no2 has been analyzed and studied. Firstly, the research background has been proposed, and points out the necessity and importance of the feasibility study on the transformation of old factory buildings into creative industrial campus. Secondly, the background and environment of the project are summarized, and the market is analyzed. Then the project investment estimate, financing scale and repayment plan have been estimated; Finally, through the project cost estimation, sales revenue estimation, financial evaluation statement, profitability analysis, solvency analysis, uncertainty analysis, the financial evaluation has been concluded. simultaneously, the measures and suggestion on the existing risks in the project have been proposed. It shows that the project of transforming the old factory building into a creative industrial campus in baosteel no2 can satisfy the operation target in terms of market and finance. The project is feasible, and the development of later similar projects can apply the model and experience of this project. Key Words: Renovation of old factory buildings; feasibility study; market analysis目录 III 目 录 第 1 章 引言.................................................................................................................1 1.1 研究的背景和意义 .........................................................................................1 1.1.1 研究背景 ...............................................................................................1 1.1.2 研究意义 ...............................................................................................2 1.2 国内外研究现状 .............................................................................................2 1.2.1 国外研究现状 .......................................................................................2 1.2.2 国内研究现状 .......................................................................................3 1.2.3 国内外研究现状评析 ...........................................................................6 1.3 研究目标与内容 .............................................................................................6 1.3.1 研究内容 ...............................................................................................6 1.3.2 研究成果与创新之处 ...........................................................................7 1.4 研究方法与技术路线 .....................................................................................7 1.4.1 研究方法 ...............................................................................................7 1.4.2 技术路线 ...............................................................................................8 第 2 章 相关理论基础及方法.....................................................................................9 2.1 旧厂房改造再利用相关概念 .........................................................................9 2.1.1 旧厂房改造再利用定义与优势 ...........................................................9 2.1.2 旧厂房改造再利用典型模式 ...............................................................9 2.1.2 旧厂房改造再利用政策分析 .............................................................11 2.2 项目可行性研究相关概述 ...........................................................................12 2.2.1 项目可行性研究的概念 .....................................................................12 2.2.2 项目可行性研究的主要内容 .............................................................12 2.2.3 财务可行性评价的内容和步骤 .........................................................13 第 3 章 宝武模式的旧厂房改造成创意产业园分析...............................................15 3.1 宝武旧厂房改造创意产业园的优势 ...........................................................15 3.2 宝武模式的旧厂房改造成创意产业园的特色 ...........................................17目录 IV 3.3 项目简介 .......................................................................................................19 第 4 章 项目市场分析和融资分析...........................................................................23 4.1 区域同类型产品市场成长状况 ...................................................................23 4.2 区域内供应产品市场研究 ...........................................................................24 4.3 区域内同类型产品的集合特征 ...................................................................27 4.4 项目平面设计方案与经营计划 ...................................................................28 4.5 项目投资估算 ...............................................................................................29 4.5.1 编制依据与说明 .................................................................................29 4.5.2 投资估算内容与范围 .........................................................................29 4.5.3 投资总估算 .........................................................................................30 4.6 融资方案 .......................................................................................................30 4.6.1 融资规模与主体 .................................................................................30 4.6.2 融资方式 .............................................................................................30 第 5 章 项目财务评价与风险分析.........................................................................32 5.1 评价原则和方法 ...........................................................................................32 5.2 项目经济评价分析 .......................................................................................32 5.2.4 利润分配估算 .....................................................................................33 5.3 基本财务报表 ...............................................................................................34 5.4 旧厂房改造项目财务评价 ...........................................................................35 5.4.1 静态财务指标分析 .............................................................................35 5.4.2 动态财务指标分析 .............................................................................36 5.5 清偿能力分析 ...............................................................................................37 5.5.1 资产负债分析 .....................................................................................37 5.5.2 还款计划 .............................................................................................37 5.6 项目的财务评价结果 ...................................................................................37 5.7 财务风险分析 ...............................................................................................39 5.7.1 盈亏平衡分析 .....................................................................................39 5.7.2 敏感性分析 .........................................................................................39 5.8 其他风险分析及解决措施 ...........................................................................39目录 V 第 6 章 结论.............................................................................................................41 6.1 研究结论 .......................................................................................................41 6.2 展望 ...............................................................................................................41 致谢.............................................................................................................................43