房地产投资是一种高风险高收入的投资在我国,房地产业经过二十几年的发展, 己经成为我国国民经济的重要支柱之一但是在房地产业中还存在很多不完善的地方, 尤其在投资可行性分析研究方面还比较滞后目前,在我国房地产市场中出现了一些问 题,这与房地产开发企业在投资决策前没有重视可行性研究有关系房地产项目可行性 研究是房地产开发决策分析过程中的重要步骤,它是房地产开发项目投资决策的重要依 据通过对开发项目的全面分析!论证!各方案比较和评价,从而保证它在技术上可行! 环境上允许!经济上合理!经济效益显著在房地产开发过程中加强可行性研究,可以 减少投资决策的盲目性,提高房地产企业的经济效益和促进城市土地的合理使用,使房 地产市场健康发展和不断完善 大连明珠项目可行性研究主要包括五个部分内容:首先是本文的导论,然后就房 地产项目可行性研究的基础理论和房地产项目可行性研究的基本内容进行阐述,紧接 着以大连明珠房地产项目为对象对房地产项目可行性分析进行实证研究,通过对大连 市地产市场的综合分析,研究大连明珠项目开发的市场前景及市场定位,拟定项目投 资开发方案并进行经济测算与比较分析,得出结论从而为大连明珠的投资开发提供 依据 关键词:房地产项目,可行性研究,经济评价,不确定性分析,投资决策 必TheFeasibleResearchofDaLianMingZhu RealEstateProject Abstract Theinvestmentinrealestate15highriskandbenefit.InChina,realestatehasPlayed animPortaniroleinnation,5economieswithintwentyyears.Buttherearealotofthingsin thisseetorneedingtobeimProved,esPeeiallyininvestmentfeasibleresearehanalysis.At Present,therearesomeProblemsintherealestatemarketofoureouniry,whiehhavethe relationshiPwiththerealestateenterprisesignoredthefeasibleresearehbeforemaking deeision.Thefeasiblereseareh15animPortantstePindeeisionanalysisofrealestate exPloitation.It15theimPortantbasisoftheinvestmentdeeisionofrealestateexPloitation Projeet.Throughintegratedanalysisandargument,eomParingandevaluatingevery exPloitationPlan,it15guaranteedthetechniealfeasibility,allowedbyenvironment, eeonomiealrationality,remarkableeeonomiealbenefit.DuringtherealestateexPloitation, toimProvethefeasiblereseareheanredueetheblindnessofinvestmentdecision,imProve theeeonomiealbenefitofrealestateenterprisesandPromotetousethegroundineity reasonably,50astomaketherealestatemarketdeveloPinghealthilyandbeeomingPerfeet constantly. Thisthesisineludesfiveseetions:First,it15theintroduetionofthisthesisandthe basiecontentofit.Then,itexPoundsthebasietheoryoffeasibleresearehofrealestate Projeet.Following,itusesDaLianMingZhurealestateProjeettotestandverifythe researeh.StartingwiththemaeroeconomicanalysisoftherealestatedeveloPmentinDa Lian.ThisthesisPresentsaeolllPrehensiveanalysisoftheeity,5realestatemarket,astudy oftheProsPeetsanddireetionsfordeveloPment,andseveralsehemesforeeonomicmarket ealeulationsandeomParisons.ThethesiswillultimatelyProvideasolidbasisforthe develoPmentofDaLianMingZhu. KeyWords:RealEstateProjeet,FeasibleReseareh,EconomicEvaluation UneertaintyAnalysis,InvestmentDeeision 件目录 摘要...............00.0.0/,00二//..............000//0/000.00.0,00.0............I Abstract............././.0,/....................00..,00/0.............0,/....................11 第一章绪论二/././........./.....0..,00/.0二000二0000......././//.0...0/,.1 1.1问题提出及选题意义#//01 1.2国内外可行性研究的发展#,#1 1.2.1国外可行性研究的发展..........,.......................................................1 1.2.2国内可行性研究的发展.......,..........................................................3 1.2.3国内外可行性研究综述........................................................................6 1.3我国房地产投资可行性研究的现状及存在的主要问题6 1.4本项目可行性研究的主要途径与方法8 1.5创新点8 1.6本文研究内容8 第二章项目概述与市场分析.0/0二0,0#0//0///0二0/#0# 2.1项目概述,#9 2.1.1项目地理位置及地块特征......,.......................................................9 2.1.2本项目特点............................,.................................,.........#一9 2.1.3发展前景................................,......................................................10 2.2大连住宅大市场分析#,#-.//-#0-0.-.-10 2.2.12006年大连住宅市场环境分析........................................................10 2.2.2大连市在售高档楼盘个案分析...............................,............13 2.2.3大连市3一5年住宅市场发展分析,.....................................................14 2.2.4影响项目成功的几个问题.................................................................,14 2.2.5大连大市场分析的结论........,.,...........................................,...16 2.3项目定位分析,#16 2.3.1本案条件与资源分析....................,............#16 2.3.2市场竞争分析......................................................................18 2.3.3主要细分市场缺口分析..........,.....................................................20 第三章选址分析....0.0,//.0/00./0/.../0.000//0..#0..#/,0,22 3.1所在区位分析#22 3.1.1项目所在城市介绍....................................#.#,22沈阳工业大学硕士学位报告 3.1.2项目所在区位介绍.............................................................................22 3.1.3项目地块基本情况........................................,..............,.........23 3.1.4区域优势分析.....................................................................................23 3,1.5区域人口构成.................................................................,.............24 3.1.6区域居住质量分析.............................................................................24 3.2土地价值研判25 3.2.1地理位置和形状.................................................................................25 3.2.2交通分析...................................................,.........,...................25 3.2.3土地性质........................................,..............................................25 3.2.4景观环境及配套.................................................................................26 3.2.5土地开发成本与基础条件.................................................................26 第四章项目开发总体思路与规划...../,0/.000.0/,0//.0/00..,0....................27 4.1项目开发总体设想,#,#27 4.2目标市场定位................................................................................................27 4.2.1形象定位........................................................................................,27 4.2.2首期价格定位...............................................................,...............27 4.2.3首期目标客户群定位.........................................................................27 4.3产品定位28 4.3.1住宅产品定位.....................................................................,.........28 4.3.2配套设施定位.....................................................................................28 4.3.3产品规划.............................................................................................28 4.4开发设想........................................................................................................30 4.4.1营销规划...............................................,.......................................30 4.4.2配套设施.............................................................................................30 4.4.3物业管理.............................................................................................30 第五章建设方式和建设进度...0..,00.//./..,0/,0..,/0/.00/..,///..............32 5.1建设规模及内容32 5.1.1建设规模及物业构成..............,....................................................32 5.1.2建设内容............................................,...................................,32 5.2建设方式,#,#犯 53项目实施计划32 第六章财务与风险分析./0...0,0..00.0/.000./0,/0/..,/0.0二//二/.0二/0,34 6.1成本分析#,34 6.1.1成本计算依据和设定.........................................................................34目录 6.1.2成本分析..............................................................................................36 6.2效益分析#37 6.2.1效益分析的假设前提.......,....................,.................................37 6.2.2财务指标的选取..................................................................................37 6.2.3销售收入的预测..................................................................................37 6.2.4总体财务效益静态分析............................................,...................38 6.2.5首期动态财务分析..............................................................................38 6.3风险分析#41 6.3.1盈亏平衡分析...........................................................,....................41 6.3.2敏感性分析..........................................................................................42 第七章结论./...000...../二/..,000,0........../00..,0/..........//.0/0,45