北京市通州区运河湾建设项目可行性研究 房地产行业在我国国民经济中占有举足轻重的地位，能够为投资者创造丰 厚的利润，为国家财政收入做出贡献，受到了越来越多的投资者的追捧和关注。 但是，由于房地产行业过快的增长，近几年我国部分城市尤其以一线城市为代 表已经出现不同程度的房地产泡沫并仍有进一步扩大的趋势，这种局面增加了 房地产行业的不稳定性，使投资者风险增加，监控难度增加，因此，对于房地 产投资我们应更加谨慎，增加对房地产项目可行性分析的研究。房地产项目可 行性研究是一项重要并复杂的工作，本文通过北京市通州区这个项目的推进研 究，试图完善房地产项目可行性分析研究体系。 本文在查阅大量资料并结合国内外学者对房地产项目可行性研究分析的基 础上，结合自己在实际工作中的经验和实践，对北京市通州区运河湾的建筑项 目进行可行性研究分析。首先介绍可行性分析的理论背景，包括可行性分析的 内容、重要性等等，然后介绍房地产项目可行性分析的国内外研究成果。在分 析可行性研究的理论背景基础上，对通州区运河湾的建筑项目进行可行性的分 析研究。在介绍北京市通州区的投资环境（包括硬环境和软环境）的基础上， 结合通州区运河湾项目的各项可获得数据和根据实际情况预测的数据，对通州 区运河湾的建筑项目整体规划方案详尽分析，并对运河湾项目进行动态分析。 对运河湾项目的可行性分析具有一定的实践意义，给房地产开发项目一定的理 论和实际经验，同时，对运河湾项目的推进具有一定的指导作用。 关键词， 房地产 项目可行性分析 项目建设 II Abstract The project feasibility study of Beijing tongzhou district river construction The real estate industry occupies an important position in the national economy in our country, to create profits for investors, contribute to national finance income, popular and attention by more and more investors. However, due to the growth of the real estate industry rapidly, some cities in China in recent years, especially represented by first-tier cities have appeared different degree of real estate bubble and still has a tendency to expand, the situation has increased the instability of the real estate industry, increase investors' risk, monitoring the difficulty increases, therefore, for real estate investment, we should be more cautious, increase the study of real estate project feasibility analysis. Real estate project feasibility study is an important and complex work, In this article, through the Beijing tongzhou district the advance of the project research, trying to perfect the system of the real estate project feasibility analysis. Based on consulting a large number of data and combined with domestic and foreign scholars, on the basis of analysis of real estate project feasibility study, combining his own experience and practice in actual work, the river of Beijing tongzhou district construction project feasibility study analysis. Firstly introduces the feasibility analysis of theoretical background, including the feasibility analysis of the content, importance, etc., and then introduce the domestic and foreign research results of real estate project feasibility analysis. Based on the analysis of the feasibility study of theoretical background, construction of tongzhou district yun river project feasibility analysis. In introduced the investment environment of Beijing tongzhou district (including hardware and soft environment), on the basis of combination of yun river project of tongzhou zone can be obtained data and predicted data according to actual condition, the yun river district of detailed analysis of the construction project overall planning, and dynamic analysis of yun river project. III To yun river analysis has certain practical significance and the feasibility of the project to certain theory and practical experience in real estate development, at the same time, the advance of yun river project has a certain guiding role. Key words: real estate ，project feasibility analysis，project construction IV 目 录 第 1 章 绪 论....................................................................................... 1 1.1 课题研究背景 ................................................................................ 1 1.2 课题研究意义 ................................................................................ 1 1.3 国内外研究综述 ............................................................................ 2 1.3.1 国外研究现状 ......................................................................... 2 1.3.2 国内研究现状 ......................................................................... 3 1.4 研究思路与结构安排 .................................................................... 5 第 2 章 可行性研究的相关基础理论综述........................................... 6 2.1 房地产项目可行性研究的概念 .................................................... 6 2.2 房地产项目可行性研究的作用 .................................................... 7 2.3 房地产项目可行性研究的阶段与内容........................................ 9 2.3.1 房地产项目可行性研究的内容 ............................................. 9 2.3.2 房地产项目可行性研究的阶段划分 ................................... 12 第 3 章 运河湾项目的可行性分析..................................................... 14 3.1 运河湾项目目概况 ...................................................................... 14 3.1.1 项目地理位置 ....................................................................... 14 3.1.2 项目周边环境 ....................................................................... 14 3.2 项目建设的必要性 ...................................................................... 16 3.3 项目规划设计方案 ...................................................................... 17 3.3.1 规划设施指导思想与原则 ................................................... 17 3.3.2 项目规划的总体规划设计方案 ........................................... 17 V 3.4 项目建设优势 .............................................................................. 20 第 4 章 运河湾项目运作分析............................................................. 22 4.1 环境保护与安全 .......................................................................... 22 4.2 建筑节能 ...................................................................................... 23 4.3 项目进度计划 .............................................................................. 25 4.4 项目设立的效益方案 .................................................................. 28 4.4.1 经济效益 ............................................................................... 28 4.4.2 社会效益 ............................................................................... 30 4.4.3 环境效益 ............................................................................... 30 4.5 经济指标的计算分析 .................................................................. 30 4.5.1 运河湾项目主要技术经济指标介绍 ................................... 30 4.5.2 经济指标可行性分析的依据 ............................................... 31 4.5.3 建设项目成本预测 ............................................................... 31 4.5.4 对建筑项目的税收分析 ....................................................... 32 4.5.5 对项目集资方式分析 ........................................................... 32 4.5.6 建设项目的收入分析 ........................................................... 33 4.5.7 建筑项目财务分析 ............................................................... 34 结 论 ..................................................................................................... 37