可行性研究是房地产开发过程中首要的和最关键的工作本文针对玉华苑房地 产开发项目进行了可行性研究首先在市场调查!需求分析和城市建设规划要求等 基础上,确定出项目的市场定位和总体布局其次对开发项目的场地现状!建设条 件和规划设计方案等进行分析,编制项目的进度计划然后编制项目投资估算和销 售计划并在此基础上编制项目的现金流量表!损益表!资产负债表!资金来源与运 用表等则一务报表,并对这些报表进行分析!研究!计算出项目的财务内部收益率! 投资回收期等主要评价指标,考察玉华苑项目的盈利能力!清偿能力等财务状况; 通过盈亏平衡分析,评价项目的风险大小,最终的出结论:认为本项目具有明显的 经济效益和一定的社会效益,该项目的开发是可行的 关键词:房地产开发项目管理可行性研究财务评价Abstraet硕士报告 AbstraCt InrealestatedeveloPmeniProeess,thefeasibilitystudy15thefirstandmosteritical work.ThisartielehascarriedonfeasibilityresearehtoYuHuagardenrealestate develoPmentitem.First,basedoninthemarketsurvey,demandanalysis,andurban eonstructionPlanningrequiremenis,ideniifiedmarketPositioningandtheoveralllayoutof theProjeet.NexttothedeveloPmeniofthesiteoftheProjectstatus,buildingeonditions anddesignProgrammesforanalysis,PreParationoftheProgressofaProjectPlan.Andthe PreParationofProjectestimatesandmarketinginvestmentsehemeand,onthatbasis,the cash一flowProjeetPreParation,Profit,assetsandliabilities,fundingsoureesandtheuseof tablesandotherfinancialstatements,andthesestatementsforanalysis,research,the Projeetealeulatedthefinaneialinternalrateofretum,investmentrecoveryPeriod,themain evaluationindieators,insPeetionYuHuaGardenProjeetProfitability,liquidityand finaneialeondition;Through1055balaneeanalysis,thesizeoftheriskassessmentProject,a finaleonelusion:thatthisProjectwillhavesignificanteeonomieandsoeialbenefits,the ProjeetdeveloPment15feasible. Keywords:RealestateDevelopmentprojectManagementFeasibilityReseareh Finaneialevaluation.硕士报告连云港玉华苑房地产开发项目可行性研究 目录 摘要......................................................................................................I AbstraCt......................................................................................................11 1绪论..........................................................................................................1 1.1研究背景和意义............................................................#1 1.1.1研究背景.............................................................................#..#1 1.1.2研究意义...............................................................................................2 1.2文献综述........................................................................,...................#.#..2 1.3研究内容和报告框架结构..................................,................................3 1.4研究方法和技术路线............................,5 2可行性研究理论与方法概述..................................................................6 2.1建设项目可行性研究的基本内容.............................................................6 2.1.1基本概念....................................................................................#...6 2.1.2可行性研究的步骤及内容....................................................................6 2.2房地产开发项目可行性研究的主要内容.....................................................8 2.3可行性研究中的若干分析方法.....................................................................9 2.3.1房地产项目开发方案评价...................................................................9 2.3.2房地产项目不确定性分析................................................................,.10 3玉华苑房地产开发项目的市场与需求分析........................................15 3.1项目概况............,..................................................................................,.巧 3.2项目建设背景分析...............................................15 3.3宏观环境分析....................................................................,..........#.#......#16 3.3.1经济环境分析............................................................................16 3.3.2政策环境分析............................................................................#.#.17 3.4连云港市房地产市场供需分析...................................................................19 3.4.1当前住宅市场现状.,...............................#.#..19 3.4.22008年连云港住宅市场供应分析......................................................21 3.4.3连云港住宅市场成交量分析..............................................................22 3.4.4连云港住宅市场成交价格分析...................................................22 3.5当前住宅市场面临的矛盾和问题........................................................23 3.6发展/精品住宅0的市场需求分析二,-,,.......,!...-...............,.24 3.6.1住宅市场趋向细分化.............................................,...........24目录硕士报告 3.6.2商品房市场进入品牌角逐时代..........................................................24 3.6.3户内智能科技的运用成为住宅市场的亮点......................................25 3.6.4消费者对住宅质量和物业管理的关注..............................................25 3.6.5住房消费逐步成为居民消费热点和投资手段..................................26 4玉华苑房地产开发项目的规划设计方案............................................27 4.1建设条件.......................................................................................................27 4.1.1地质状况..............................................................................................27 4.1,2气候条件.........,..............................................................................27 4.1.3配套设施................................................................................27 4.2项目的规划设计......!..............................................................................27 4.2.1建设规模及功能标准..........................................................................27 4.3总体规划布局.......,.................................................................................30 4.4建筑方案!结构设计.........................................,...................................30 4.4.1建筑方案总体构思..............................................,.........................30 4.4.2平面设计.!............................................................................................30 4.4.3立面设计.,............................................................................................30 4.4.4基础选型及处理..................................................................................31 4.4.5上部结构.,....................................................,.................................31 4.5公用设施方案.......................................!.................................................31 4.5.1供水排水.................................................,......................................31 4.5.2供电..............................................,...........................,........32 4.5.3供气..............................................!-..........................................32 4.5.4通风空调...............................................................,........................32 4.5.5弱电设计.................................................................,......................33 4.6消防方案.......................................................................................................33 4.7环境保护措施.........................................................................................,..,33 5玉华苑房地产开发项目财务评价........................................................34 5.1项目总投资估算.......,.............................................................................34 5.2项目总投资的资金来源...............................................................................36 5.3盈利能力分析...............................................................................................37 5.4清偿能力分析...........................................................................,.............38 5.5不确定性分析...........................................................................................