淮海花园是淮海工学院为引进高级专业技术人才以及安置教职工的一项集 资项目,按照成本价分配给教职工,因此也将此项目设定为一个以社会效益为主 要考察对象,重点是提高学校声誉为主要目的,而不是以营利为目的的一般房地 产项目本报告将对国内房地产市场特别是连云港市房地产运行情况进行分析, 论证项目投资的市场环境对项目及建设单位基本情况进行必要的介绍,对项目 的设计方案和组织进度进行分析!评价然后对此项目进行经济效益分析,编制 项目的建筑安装工程投资表!设备及工器具投资表!工程建设其他投资表!预备 费表!项目投资构成表!资金筹措表!建设总成本费用估算表!还本付息表!项 目利润估算表!现金流量表!资金使用计划表等,对项目进行必要的参数计算, 如净现值,利润总额,项目销售收入,建设期贷款,项目总投资,项目资本金, 项目融资,流动资金,所得税总额,内部收益率,总投资收益率等对此项目的 风险和效益进行分析评估,最后得出此项目可行的结论给决策者一个有力的参 考,同时为非营利性房地产项目的投资开发,如集资房!保障房!安置房!经济 适用房等项目的可行性研究提供一些借鉴 关键词:可行性研究集资房房地产社会效益社会风险AbstraCt硕仁报告 AbstfaCt HuaiHaiGarden,afinaneingProjeetdesignedbyHUAIHAIINSTITUTEOF TECHNOLOGYtointrodueeseniorProfessionalandteehniealtalentsandresettle staffmembers,willbealloeatedtostaffmembersbasedoneostPriees.Therefore,this Projeet,differingfromthegeneralrealestateProjeets,aimstoaehievesoeial effieieneyandboosttheUniversity,5rePutation.ThisPaPereonsiderstheeurrent oPeratingstatusofdomestierealestatemarketesPeeiallythatinLianYungangand marketeircumstaneesforProjeetinvesting.Itseekstoanalyzethebasiesituationof theProjeetandundertakingorganizationsandevaluatetheProjeetdesignsehemesand itsProgress.Basedontheoverallbaekground,wearenextfoeusedontheanalysisof eeonolnieefficieneyofthisProjeet,theeomPilationofConstruetionandInstallation InvestmentSehedule,DevieeandToolInvestmentSehed!lle,OtherConstruction InvestmentSehedule,PrePayTable,InvestmentComPositionTable,FinaneingTable, TotalConstruetionCostEstimationTab]e,DebtServieeTable,EstimatedProfit Statement,CashLossStatement,FundsUsageSehedule,ete.andtheneeessary caleulationofProjectPara-metersineludingNetPresentValue(NPV),totalProfit,sale Proeeeds,loansduringeonstruetion,totalinvestment,statUtorycapital,finaneing, workingeapital,totalincometax,intemalrateofretum,breakevenPoint,RetUrnOn Investment(ROI),rateofretumontota]investment,etc.Priortothefinaleonelusion thatit15feasible,wefurtherweightheriskandefficieneyoftheProjeetfor deeision一makers.reference.Inconelusion,thisPaperintendstooffersomeexPerience tothosedeveloPersofnon一ProfitrealestateProjeets!uehasfinaneinghousing, indemnifieatoryhousing,transitionalhousingandaffordableholisingfortheirfeasible research. Keywords:feasibilitystudy;housingfinaneing:realestate;soeialbenefits;soeial risk硕士报告淮海花园项目可行性研究 目录 要摘 ABSTRACT 论绪 .........................................................................11 ..........................................................................1 研究背景和研究意义 2 1.1研究背景 1.2研究意义 1.2国内外研究现状.......................................#..2 1.2.1国内研究现状..............................................#.#2 1.2.2国外研究现状...................,....................................#3 1.3研究内容和研究方法.....................................#4 1.3.1研究内容................................................................................#4 13.2研究方法............................................,....................................#..4 2项目可行性研究的一般内容和方法............................................5 2.1项目可行性研究的内容..............................................................................5 2.2项目可行性研究的一般方法......................................................................6 3淮海花园项目的基本概况............................................................8 3.1地理环境与建设单位概况.........................................................................8 3.1.1地理位置与周边环境...........................................................................8 3.1.2建设单位基本情况..............................#8 3.2项目主要指标............................................................10 3.3项目组织管理控制.............................................#10 3.3.1前期准备工作.............................................-.,..#10 3.3.2项目组织............................................................................#11 4淮海花园项目的市场分析..........................................................12 4.1连云港市房地产市场分析........................................................................12 4.1.1房地产行业基本情况.........................................................................12 4.1.2连云港市房地产市场基本情况.........................................................16 4.2淮海花园的市场预测................................................................................19 5淮海花园项目的经济效益分析,...........................................22 5.1项目的投资估算......................................................22 5.1.1投资估算依据..........................................................一22 5.1.2各单项投资估算....................................................#22目录硕8:报告 5.1.3项目总投资估算.............................................................................24 5.2资金筹措与投资计划.............................,...........................................25 5.2.1总成本费用估算.................................................................................25 5.2.2资金筹措.............................................................................................25 5.2.3资金成本.,.....................................................................................25 5.3项目收入预算............................,..........................................................26 5.3.1营业收入.............................................................................................27 5.3.2项目开发利润估算.............................................................................27 5.4项目财务分析............................................................................................28 5.4.1项目静态指标.....................................................................................28 5.4.2现金流量表及动态分析.....................................................................29 6淮海花园项目的环境影响分析..................................................31 6.1环境和生态影响分析................................................................................31 6.1.1建设地区生态环境现状.....................................................................31 6.1.2生态环境影响分析...................,...................................................31 6.1.3生态环境保护措施...................!...................................................32 6.2项目节能分析..................................,...................................................33 6.2.1项目耗能及供能.................................................................................33 6.2.2节能措施和节能效果分析.......-...................................................34 7淮海花园项目的社会效益分析..................................,.........36 7.1项目对淮工教职工居住水平的影响........................................................36 7.2项目给淮海工学院带来的社会效益........................................................36 7.3项目对所在地区居民就业的影响..........,...........................................38 8淮海花园项目的风险分析..........................................................39 8.1淮海花园项目的SWOT分析..................................................................39 8.2项目投资风险及对策...............................................................................41 结论............................................,0...................................44 致谢............................................................................................46