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1、07上07下08上08下09上09下畝序號(hào)物業(yè)定位、規(guī)劃設(shè)計(jì)99.880513137.86214.67%120.64524.09%4.09%79.32753101.475488.228557.18%91.0395646.752746.752890.306985.963510115.97251199.1365121203.341建設(shè)比例4.09%4.09%7.18%4.67%建筑面積983319.8402154021570582.8圖例開(kāi)發(fā)開(kāi)發(fā)、銷售銷售開(kāi)發(fā)時(shí)序圖例正開(kāi)發(fā)待開(kāi)發(fā)已開(kāi)發(fā)08年131234567 8910111209年131213345367 8961011121010年1312132、345367 8961011101011年131213345367 8961011121012年131213345367 8961011121013年131213345368961011121014年131213345368961011121011年10上10下11上11下12上12下13上13下14上6.77%4.67%6.45%8.26%9.26%4.75%9.18%11.79%10.08%4.67%8.26%6.77%6.45%9.18%10.08%4.75%11.79%9.26%45954459548118066587634629030699136.546752 115972.51243、57 89111012457 89111212457 89111212457 8911121245891112124589111214下15上8.74%8.74%0.00%100.00%91039.585963.5基基礎(chǔ)礎(chǔ)指指標(biāo)標(biāo)表表地塊序號(hào)占地面積畝規(guī)劃容積率規(guī)劃建筑面積權(quán)屬1366,58799.881.066,587191,908137.861.091,908海南成燕280,430120.651.080,430海南成燕352,88579.331.263,462海南成燕467,650101.481.281,180海南成燕558,81988.231.270,583海南成燕660,69391.04、41.591,040 海南燕成731,16846.750小學(xué)831,16846.751.546,752960,20490.311.590,306海南成燕1057,30985.961.585,964 海南燕成1177,315115.971.5115,973海南成燕1266,09199.141.599,137海南成燕小小計(jì)計(jì)802,227802,2271,2031,203983,320983,3202.2567.511.25獨(dú)棟（0.3)聯(lián)排(0.8)多層(1.0)（小）高層(1.5)商業(yè)總建筑面積04,80061,7870066,58704,80087,1080091,9086,0007,2005、13,00054,230080,43007,20026,00011,45218,81063,46207,20039,00016,17018,81081,18007,20039,0005,57318,81070,58300072,23018,81091,040000037,3479,40546,75200071,49618,81090,30600085,964085,964000115,9730115,97300099,137099,1376,00038,400265,895569,571103,454983,3202 2號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層6、(1.0)(1.0)（小小）高高層層(1.2)(1.2)商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.21.0套數(shù)2436100542702單套面積250200130100建筑面積600072001300054,23080,430占比3.42%5.13%14.24%77.22%0.00%100.00%占地面積20,0009,00013,00045,19287,1921 1號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.21.0套數(shù)24670694單套面積250200130100建筑面積4807、087,10891,908占比3.46%96.54%100.00%占地面積06,00087,108093,1081313號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.21.0套數(shù)24475499單套面積250200130100建筑面積480061,78766,587占比4.81%95.19%0.00%100.00%占地面積06,00061,787067,7873 3號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層商商業(yè)業(yè)總總計(jì)8、計(jì)容積率0.30.81.01.21.2套數(shù)36200115351單套面積250200130100建筑面積072002600011,45218,81063,462占比0.00%10.27%57.06%32.67%100.00%占地面積09,00026,0009,54344,5434 4號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.21.2套數(shù)36300162498單套面積250200130100建筑面積720039,00016,17018,81081,180占比60.28%32.49%929、.77%占地面積09,00039,00013,47561,4755 5號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.21.2套數(shù)3630056392單套面積250200130100建筑面積720039,0005,57318,81070,583占比76.58%14.23%90.81%占地面積09,00039,0004,64452,6446 6號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層(1.5)(1.5)商商業(yè)業(yè)總總計(jì)計(jì)容積10、率0.30.81.01.51.5套數(shù)722722單套面積250200130100建筑面積0072,23018,81091,040占比100.00%100.00%占地面積00048,15348,1538 8號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層(1.5)(1.5)商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.51.5套數(shù)373373單套面積250200130100建筑面積0037,3479,40546,752占比100.00%100.00%占地面積00024,89824,8989 9號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排11、排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層(1.5)(1.5)商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.51.5套數(shù)715715單套面積250200130100建筑面積0071,49618,81090,306占比100.00%100.00%占地面積00047,66447,6641010號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層(1.5)(1.5)商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.51.5套數(shù)860860單套面積250200130100建筑面積0085,96485,964占比100.00%1012、0.00%占地面積00057,30957,3091111號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層(1.5)(1.5)商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.51.5套數(shù)11601,160單套面積250200130100建筑面積00115,973115,973占比100.00%100.00%占地面積00077,31577,3151212號(hào)號(hào)地地塊塊獨(dú)獨(dú)棟棟（0.3)0.3)聯(lián)聯(lián)排排(0.8)(0.8)多多層層(1.0)(1.0)（小小）高高層層(1.5)(1.5)商商業(yè)業(yè)總總計(jì)計(jì)容積率0.30.81.01.51.5套數(shù)9913、1991單套面積250200130100建筑面積0099,13799,137占比100.00%100.00%占地面積00066,09166,091商業(yè)地塊分?jǐn)?03454 18809.818面積比例6.77%9.35%8.18%6.45%8.26%7.18%9.26%0.00%4.75%9.18%8.74%11.79%10.08%100.00%規(guī)劃建面80,430規(guī)劃占地80,430120.58471規(guī)劃建面91,908規(guī)劃占地91,908137.7931規(guī)劃建面66,587規(guī)劃占地66,587規(guī)劃建面63,462規(guī)劃占地52,885規(guī)劃建面81,180規(guī)劃占地67,650規(guī)劃建面70,58314、規(guī)劃占地58,819規(guī)劃建面91,040規(guī)劃占地60,693規(guī)劃建面46,752規(guī)劃占地31,168規(guī)劃建面90,306規(guī)劃占地60,204規(guī)劃建面85,964規(guī)劃占地57,309規(guī)劃建面115,973規(guī)劃占地77,315規(guī)劃建面99,137規(guī)劃占地66,091用用地地規(guī)規(guī)劃劃指指標(biāo)標(biāo)序序號(hào)號(hào) 項(xiàng)項(xiàng) 目目總總用用地地規(guī)規(guī)劃劃指指標(biāo)標(biāo)指指標(biāo)標(biāo)功功能能比比例例1 1用用地地面面積積()802,227802,2272 2容容積積率率1.231.233覆蓋率18%4 4總總建建筑筑面面積積983,320983,3205 5其其中中：計(jì)計(jì)容容積積率率面面積積()983,320983,320100.00%15、100.00%5.1公寓：(小)高層569,57157.92%5.2別墅：獨(dú)棟6,0000.61%0.00%聯(lián)排38,4003.91%多層265,89527.04%5.3商業(yè)103,45410.52%5.4會(huì)所及其他0.00%6 6不不計(jì)計(jì)容容積積率率面面積積()253,621253,6218,4548,454住宅地面車(chē)位62,0592,069住宅半地下車(chē)庫(kù)170,8715,696商業(yè)地面車(chē)位10,345345商業(yè)地下車(chē)位10,345345可可租租售售面面積積序序號(hào)號(hào)物物業(yè)業(yè)類類型型建建筑筑面面積積可可售售面面積積可可租租面面積積5.1公寓：高層00 小高層569,571569,5715.2別16、墅：獨(dú)棟6,0006,000 雙拼00 聯(lián)排38,40038,400 洋房265,895265,8955.3 商業(yè)103,4540103,454合計(jì)983,320879,866103,454占比89.48%10.52%項(xiàng)項(xiàng)目目總總投投資資估估算算表表序序號(hào)號(hào)項(xiàng)項(xiàng)目目名名稱稱總總額額（萬(wàn)萬(wàn)元元）單單價(jià)價(jià)(元元/)占占總總投投資資比比例例1土地成本51,00051921.10%2前期工程費(fèi)10,4721074.33%3建安工程136,4781,38856.46%4管理費(fèi)1,979200.82%5不可預(yù)見(jiàn)費(fèi)5,938602.46%6其他費(fèi)用10,8171104.47%7行政規(guī)費(fèi)000.00%8財(cái)務(wù)費(fèi)17、用16,3481666.76%9銷售費(fèi)用8,681883.59%10公用設(shè)施專用基金000.00%11合 計(jì)241,713241,7132,4582,458100.00%100.00%注：?jiǎn)蝺r(jià)為按計(jì)容積率建筑面積分?jǐn)傆?jì)算的單價(jià)項(xiàng)項(xiàng)目目資資金金構(gòu)構(gòu)成成序序號(hào)號(hào)項(xiàng)項(xiàng) 目目資資金金(萬(wàn)萬(wàn)元元)比比例例1自有資金0.000.0%2投資方投入51000.0021.1%3銀行融資16000.006.6%3銷售收入174713.2572.3%4總總投投資資241713.25241713.25100.0%100.0%預(yù)預(yù)售售項(xiàng)項(xiàng)目目利利潤(rùn)潤(rùn)估估算算表表序序號(hào)號(hào)項(xiàng)項(xiàng) 目目計(jì)計(jì)算算公公式式金金額額（萬(wàn)萬(wàn)元元）1銷18、售收入618,4392開(kāi)發(fā)成本216,6843銷售費(fèi)用8,6814運(yùn)營(yíng)費(fèi)用1,4865銷售稅金及附加32,1216出租稅金及附加4677財(cái)務(wù)費(fèi)用16,3488土土地地增增值值稅稅161,5549利利潤(rùn)潤(rùn)總總額額1-2-3-4-5-6-7-8181,098181,09810所得稅所得額25%45,27511凈凈利利潤(rùn)潤(rùn)89135,824135,82412成成本本利利潤(rùn)潤(rùn)率率利潤(rùn)總額/總投資74.92%74.92%13稅稅后后成成本本利利潤(rùn)潤(rùn)率率凈利潤(rùn)/總投資56.19%56.19%結(jié)結(jié)果果指指標(biāo)標(biāo)序序號(hào)號(hào)項(xiàng)項(xiàng) 目目單單位位指指標(biāo)標(biāo)1占地面積802,2272總建筑面積（含地下）983,3203項(xiàng)目19、總投資萬(wàn)元241,7134項(xiàng)目經(jīng)營(yíng)收入萬(wàn)元618,4395利潤(rùn)總額萬(wàn)元181,0986稅后利潤(rùn)萬(wàn)元135,8247成本利潤(rùn)率（稅前）74.92%8成本凈利潤(rùn)率（稅后）56.19%9財(cái)務(wù)凈現(xiàn)值（FNPV）萬(wàn)元91,18910財(cái)務(wù)內(nèi)部收益率（FIRR）30.0%11動(dòng)態(tài)投資回收期年4.70項(xiàng)項(xiàng)目目開(kāi)開(kāi)發(fā)發(fā)成成本本估估算算表表 序序號(hào)號(hào)物物業(yè)業(yè)類類型型建建筑筑面面積積（）1 公寓：高層、小高層569,571 洋房265,8952別墅：獨(dú)棟6,000 雙拼0 聯(lián)排38,4003 商業(yè)103,4544會(huì)所及其他0敏感性系數(shù)100%5合計(jì)983,320序序號(hào)號(hào)項(xiàng)項(xiàng)目目名名稱稱計(jì)計(jì)算算依依據(jù)據(jù)單單位位成成本20、本（元元/）成成本本高高層層、小小高高層層洋洋房房獨(dú)獨(dú)棟棟別別墅墅雙雙拼拼別別墅墅聯(lián)聯(lián)排排別別墅墅商商業(yè)業(yè)、會(huì)會(huì)所所等等（萬(wàn)萬(wàn)元元）1 1土土地地成成本本518.6551,00051,0002 2前前期期工工程程費(fèi)費(fèi)106.5010,4722.1勘察測(cè)量費(fèi)1.501472.2規(guī)劃設(shè)計(jì)費(fèi)等45.004,4252.3臨時(shí)供水供電10.009832.4場(chǎng)地平整、臨時(shí)道路50.004,9173 3建建筑筑安安裝裝工工程程費(fèi)費(fèi)1,5001,2001,6001,5001,5001,200136,478136,4784 4管管理理費(fèi)費(fèi)用用(1+2+3)1%(1+2+3)1%1,9791,9795 5工工程程21、建建設(shè)設(shè)其其他他費(fèi)費(fèi)用用10,8175.1工程監(jiān)理費(fèi)10.009835.2其他（報(bào)建費(fèi)等）100.009,8336 6不不可可預(yù)預(yù)見(jiàn)見(jiàn)費(fèi)費(fèi)(1+2+3)3%(1+2+3)3%5,9385,9387 7行行政政規(guī)規(guī)費(fèi)費(fèi)0 08 8公公用用設(shè)設(shè)施施專專用用基基金金0 09 9合合計(jì)計(jì)（不不含含地地價(jià)價(jià)）2+3+4+5+6+7+82+3+4+5+6+7+81,684.95165,684165,6841010總總開(kāi)開(kāi)發(fā)發(fā)成成本本1+91+92,203.60216,684216,684單單位位開(kāi)開(kāi)發(fā)發(fā)成成本本2 2,2 20 03 3.6 60 0項(xiàng)項(xiàng)目目投投資資計(jì)計(jì)劃劃估估算算表表 單單位位：萬(wàn)萬(wàn)元元22、序序號(hào)號(hào)項(xiàng)項(xiàng)目目名名稱稱投投資資金金額額20072007年年20082008年年20092009年年20102010年年20112011年年20122012年年20132013年年20142014年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年1土地成本51,00051,0002前期費(fèi)用10,4721,0471,0471,0471,0471,0471,0471,0471,0471,0471,0473開(kāi)發(fā)成本155,2126,3486,34811,123、417,2547,25412,81410,51010,01714,25415,6487,38018,30614,37013,5694 4合合計(jì)計(jì)216,684216,68452,04752,0471,0471,0477,3957,3957,3957,39512,18812,1888,3018,3018,3018,30113,86113,86111,55811,55811,06411,06414,25414,25415,64815,6487,3807,38018,30618,30614,37014,37013,56913,569注：工程款的工程款按實(shí)際工程進(jìn)度的情況進(jìn)行支付；項(xiàng)項(xiàng)目目銷銷售售收收24、入入與與經(jīng)經(jīng)營(yíng)營(yíng)稅稅金金及及附附加加估估算算表表單位:萬(wàn)元22511402154021570582.84595445954序序號(hào)號(hào)項(xiàng)項(xiàng)目目合合計(jì)計(jì)20072007年年20082008年年20092009年年20102010年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年1 1銷銷售售收收入入578,752578,75224,20224,20228,33828,33834,83534,83532,40132,40132,40132,4011.11.1商商業(yè)業(yè)銷銷售售收收入入(萬(wàn)萬(wàn)元元)1.1.1商業(yè)銷售面積()1.1.2商業(yè)平均售價(jià)(元/)1025、,00010,00010,00011,00011,00011,55011,5501.1.3商業(yè)銷售率（%）1.21.2公公寓寓銷銷售售收收入入(萬(wàn)萬(wàn)元元)342,779.41342,779.4112,201.7512,201.7513,421.9313,421.932,758.632,758.631.2.1公寓銷售面積()569,57127,115.0027,115.005,572.981.2.2公寓平均售價(jià)(元/)4,5004,5004,5004,9504,9505,1985,1981.2.3公寓銷售率（%）1.31.3獨(dú)獨(dú)棟棟銷銷售售收收入入(萬(wàn)萬(wàn)元元)12,600.0012,600.0026、6,000.006,000.006,600.006,600.001.3.1獨(dú)棟銷售面積()6,0003,0003,0001.3.2獨(dú)棟平均售價(jià)(元/)20,00020,00020,00022,00022,00023,10023,1001.3.3獨(dú)棟銷售率（%）1.41.4雙雙拼拼銷銷售售收收入入(萬(wàn)萬(wàn)元元)1.4.1雙拼銷售面積()1.4.2雙拼平均售價(jià)(元/)10,00010,00010,00011,00011,00011,55011,5501.4.3雙拼銷售率（%）1.51.5聯(lián)聯(lián)排排銷銷售售收收入入(萬(wàn)萬(wàn)元元)35,796.3135,796.312,880.002,880.003,16827、.003,168.006,336.006,336.002,217.602,217.602,217.602,217.601.5.1聯(lián)排銷售面積()38,4003,6003,6007,2002,4002,4001.5.2聯(lián)排平均售價(jià)(元/)8,0008,0008,0008,8008,8009,2409,2401.5.3聯(lián)排銷售率（%）1.61.6洋洋房房銷銷售售收收入入(萬(wàn)萬(wàn)元元)187,576.35187,576.353,120.003,120.005,148.005,148.0025,740.0025,740.0030,182.9230,182.9230,182.9230,182.921.6.28、1洋房銷售面積()265,8955,2007,80039,00043,55443,5541.6.2洋房平均售價(jià)(元/)6,0006,0006,0006,6006,6006,9306,9301.6.3洋房銷售率（%）2 2當(dāng)當(dāng)期期銷銷售售回回款款578,752578,75216,94116,94127,09727,09732,88632,88633,13133,13132,40132,4013 3銷銷售售稅稅金金及及附附加加32,12132,1219409401,5041,5041,8251,8251,8391,8391,7981,7983.1營(yíng)業(yè)稅28,9388471,3551,6441,6529、71,6203.2城市建設(shè)維護(hù)稅2,02659951151161133.3教育費(fèi)附加86825414950493.4地方教育費(fèi)附加2898141617163.5水利基金4 4土土地地增增值值稅稅161,554161,5544,1122,5749,0198,7554,5175 5銷銷售售凈凈收收入入385,077385,07711,88911,88923,01923,01922,04122,04122,53722,53726,08526,08541339128116108118066587634629030699136.546752115972.591039.585963.520112011年年30、20122012年年20132013年年20142014年年20152015年年上上半半年年下下半半年年上上半半年年4 4季季度度上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年44,18844,18849,61649,61633,76233,76240,96940,96959,64859,64822,47122,47173,26773,26745,63245,63257,02457,02412,12812,12812,73412,73413,37113,37114,03914,03914,74114,7418,824.678,824.676,562.386,562.331、840,969.0540,969.0559,648.0159,648.0122,470.8322,470.8373,266.7173,266.7145,631.7845,631.7857,023.6657,023.6616,170.1811,452.1871,496.1899,136.5037,347.09115,972.5072,229.6885,963.505,4575,4575,7305,7306,0176,0176,3186,3186,6336,63324,25524,25525,46825,46826,74126,74128,07828,07829,48229,48212,1281232、,12812,73412,73413,37113,37114,03914,03914,74114,7416,985.446,985.444,656.964,656.967,334.717,334.717,2004,8007,2009,7029,70210,18710,18710,69610,69611,23111,23111,79311,79328,378.3528,378.3544,959.3144,959.3119,864.8519,864.8539,00061,78726,000單位:萬(wàn)元7,2777,2777,6407,6408,0228,0228,4238,4238,8458,84533、40,65240,65247,98847,98838,51838,51838,80738,80754,04454,04433,62433,62458,02858,02853,92253,92253,60653,60617,10717,1072,2562,2562,6632,6632,1382,1382,1542,1542,9992,9991,8661,8663,2213,2212,9932,9932,9752,9759499492,0332,3991,9261,9402,7021,6812,9012,6962,68085514216813513618911820318918860617258534、8815087818026202419192717292727911,93515,5844,8527,99426,28723,96711,43730,52226,46126,46129,74129,74131,52931,52928,65928,65924,75824,75831,75831,75830,84030,84039,49339,49320,10920,10916,15816,158項(xiàng)項(xiàng)目目商商業(yè)業(yè)租租金金收收入入與與經(jīng)經(jīng)營(yíng)營(yíng)稅稅金金及及附附加加估估算算表表225114133912序序號(hào)號(hào)項(xiàng)項(xiàng)目目合合計(jì)計(jì)20072007年年20082008年年20092009年年20102010年年35、20112011年年20122012年年20132013年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年下下半半年年1 1房房地地產(chǎn)產(chǎn)租租金金收收入入8,257.518,257.510.000.000.000.000.000.000.000.000.000.00188.10188.10206.91206.91206.91206.91413.82413.82413.82413.82744.87744.87993.16993.16993.16993.161.11.1商商業(yè)業(yè)租租金金收收入入8,25736、.518,257.510.000.000.000.000.000.000.000.000.000.00188.10188.10206.91206.91206.91206.91413.82413.82413.82413.82744.87744.87993.16993.16993.16993.161.1.1出租面積()103,454.00103,454.000.000.000.000.000.0018,809.8218,809.8218,809.8237,619.6437,619.6456,429.4575,239.2775,239.271.1.2平均月租金(元/)100.00100.00100.37、001001001001001101101101101321321321.1.3租金遞增率10%20%1.1.4出租比例（%）2 2出出租租經(jīng)經(jīng)營(yíng)營(yíng)稅稅金金及及附附加加466.55466.550.000.000.000.000.000.000.000.000.000.0010.6310.6311.6911.6911.6911.6923.3823.3823.3823.3842.0942.0956.1156.1156.1156.112.1營(yíng)業(yè)稅（租金的5%）412.880.000.000.000.000.009.4010.3510.3520.6920.6937.2449.6649.662.2城市建38、設(shè)維護(hù)費(fèi)及教育費(fèi)附加（營(yíng)業(yè)稅的11%）45.420.000.000.000.000.001.031.141.142.282.284.105.465.462.3印花稅（租金的0.1%）8.260.000.000.000.000.000.190.210.210.410.410.740.990.993 3出出租租營(yíng)營(yíng)運(yùn)運(yùn)成成本本1,486.351,486.350.000.000.000.000.000.000.000.000.000.0033.8633.8637.2437.2437.2437.2474.4974.4974.4974.49134.08134.08178.77178.77178.771739、8.772.1房產(chǎn)稅（租金的12%）990.900.000.000.000.000.0022.5724.8324.8349.6649.6689.38119.18119.182.2房屋租賃管理費(fèi)（租金的2%）165.150.000.000.000.000.003.764.144.148.288.2814.9019.8619.862.3維修費(fèi)用（租金的2%）165.150.000.000.000.000.003.764.144.148.288.2814.9019.8619.862.4廣告營(yíng)銷費(fèi)(租金的1%)82.580.000.000.000.000.001.882.072.074.144.14740、.459.939.932.5管理費(fèi)（租金的1%）82.580.000.000.000.000.001.882.072.074.144.147.459.939.934 4出出租租凈凈收收入入6,304.616,304.610.000.000.000.000.000.000.000.000.000.00143.61143.61157.97157.97157.97157.97315.95315.95315.95315.95568.71568.71758.28758.28758.28758.285 5凈凈轉(zhuǎn)轉(zhuǎn)售售收收入入31,429.6631,429.66注：1、凈轉(zhuǎn)售收入為2015年至土地使用年限結(jié)41、束時(shí)的租金純收益折現(xiàn)至2014年底的值。附附表表4 4811620142014年年下下半半年年上上半半年年下下半半年年1,117.301,117.301,340.761,340.761,638.711,638.711,117.301,117.301,340.761,340.761,638.711,638.7184,644.1884,644.18103,454.0013215815820%63.1363.1375.7575.7592.5992.5955.8767.0481.946.157.379.011.121.341.64201.11201.11241.34241.34294.97294.9742、134.08160.89196.6522.3526.8232.7722.3526.8232.7711.1713.4116.3911.1713.4116.39853.06853.061,023.671,023.671,251.161,251.1631,429.6631,429.6620132013年年項(xiàng)項(xiàng)目目資資金金來(lái)來(lái)源源與與運(yùn)運(yùn)用用表表 單位：萬(wàn)元序序號(hào)號(hào)項(xiàng)項(xiàng)目目合合計(jì)計(jì)20072007年年20082008年年20092009年年20102010年年20112011年年20122012年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半43、年年下下半半年年上上半半年年一一資資金金來(lái)來(lái)源源 685,439685,43954,00054,0003,0003,00010,00010,00016,94116,94127,09727,09733,07433,07433,33833,33832,60732,60741,06641,06648,40248,40239,26339,2631 1經(jīng)經(jīng)營(yíng)營(yíng)活活動(dòng)動(dòng)產(chǎn)產(chǎn)生生的的現(xiàn)現(xiàn)金金來(lái)來(lái)源源618,439618,43916,94116,94127,09727,09733,07433,07433,33833,33832,60732,60741,06641,06648,40248,40239,2633944、,2631.1銷售收入578,75216,94127,09732,88633,13132,40140,65247,98838,5181.2商業(yè)出租收入8,2581882072074144147451.3商業(yè)凈轉(zhuǎn)售收入31,4301.4 其他收入2 2 籌籌資資活活動(dòng)動(dòng)產(chǎn)產(chǎn)生生的的現(xiàn)現(xiàn)金金來(lái)來(lái)源源 67,00054,00054,0003,0003,00010,00010,0002.1自有資金或自籌資金2.2銀行借款16,0003,0003,00010,0002.3投資方投入51,00051,0003 3其其它它來(lái)來(lái)源源二二資資金金運(yùn)運(yùn)用用 549,615549,61553,89453,8942,45、9972,9979,6869,68616,99216,99226,89626,89632,63232,63234,01334,01331,84031,84041,24341,24339,43739,43728,78828,7881開(kāi)發(fā)成本投資216,684216,68452,0471,0477,3957,39512,1888,3018,30113,86111,55811,06414,2542商業(yè)經(jīng)營(yíng)成本1,4861,48634373774741343銷售費(fèi)用8,6818,681254406493497486610720578土土地地增增值值稅稅161,554161,5544,1122,574946、,0198,7554,51711,93515,5844,8524商業(yè)出租經(jīng)營(yíng)稅金及附加4674671112122323425銷售稅金及附加32,12132,1219401,5041,8251,8391,7982,2562,6632,1386所得稅45,27545,2756,7907盈余公積8應(yīng)付利潤(rùn)9銀行借款本金償還16,00016,0002,0008,0006,00010投資方借款本金償還51,00051,0005,00013,00010,00014,0009,00011借款利息支付(財(cái)務(wù)費(fèi)用)16,34816,3481,8471,9492,2912,2912,2231,9491,5731,47、1297873080三三盈盈余余資資金金135,824135,8241061063 331431451512022024424426766767687681771778,9658,96510,47510,475四四累累計(jì)計(jì)盈盈余余資資金金1061061091094234233723725735731,0151,0153393391,1071,1079299299,8949,89420,37020,370附附表表10.610.6項(xiàng)項(xiàng)目目一一期期損損益益及及利利潤(rùn)潤(rùn)分分配配表表單位：萬(wàn)元損損益益與與利利潤(rùn)潤(rùn)分分配配表表 單位：萬(wàn)元20072007年年20082008年年20092009年年201048、2010年年20112011年年序序號(hào)號(hào)項(xiàng)項(xiàng) 目目合合計(jì)計(jì)上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年1經(jīng)營(yíng)收入618,43916,94127,09733,07433,33832,60741,0661.1 銷售收入578,75216,94127,09732,88633,13132,40140,6521.2商業(yè)出租收入8,2581882072074141.3商業(yè)凈轉(zhuǎn)售收入31,4301.4 其他收入2開(kāi)發(fā)成本216,68452,0471,0477,3957,39512,1888,3018,30113,86111,5583商業(yè)經(jīng)營(yíng)成本49、1,486343737744銷售費(fèi)用8,6812544064934974866105商業(yè)經(jīng)營(yíng)稅金及附加467111212236銷售稅金及附加32,1219401,5041,8251,8391,7982,2567財(cái)務(wù)費(fèi)用16,3481,8471,9492,2912,2912,2231,9491,5731,129787土土地地增增值值稅稅161,5544,1122,5749,0198,7554,51711,9358營(yíng)業(yè)利潤(rùn)181,09853,8942,9979,6861,9498,20211,44212,32410,76813,8239補(bǔ)前期虧損66,5771,9498,20211,44212,350、2410,76813,82310利潤(rùn)總額181,09811所得稅45,27512凈利潤(rùn)135,824 稅前成本利潤(rùn)率=利潤(rùn)總額/總投資=74.92%稅后成本利潤(rùn)率=凈利潤(rùn)/總投資=56.19%項(xiàng)項(xiàng)目目現(xiàn)現(xiàn)金金流流量量表表（全全部部投投資資）單位：萬(wàn)元序序號(hào)號(hào)項(xiàng)項(xiàng)目目合合計(jì)計(jì)20072007年年20082008年年20092009年年20102010年年20112011年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年上上半半年年下下半半年年1 1現(xiàn)現(xiàn)金金流流入入618,439618,43916,94116,94127,09727,09733,051、7433,07433,33833,33832,60732,60741,06641,06648,40248,4021.1銷售收入578,75216,94127,09732,88633,13132,40140,65247,9881.2商業(yè)出租收入8,2581882072074144141.3商業(yè)凈轉(zhuǎn)售收入31,4302 2現(xiàn)現(xiàn)金金流流出出466,268466,26852,04752,0471,0471,0477,3957,39512,70112,70116,67316,67319,68319,68319,44019,44020,71120,71126,45726,45730,12930,1292.52、1開(kāi)發(fā)成本投資216,68452,0471,0477,3957,39512,1888,3018,30113,86111,55811,0642.2商業(yè)經(jīng)營(yíng)成本1,48634373774742.3銷售費(fèi)用8,6812544064934974866107202.4商業(yè)經(jīng)營(yíng)稅金及附加46711121223232.5銷售稅金及附加32,1219401,5041,8251,8391,7982,2562,663土土地地增增值值稅稅161,5544,1122,5749,0198,7554,51711,93515,5842.6所得稅45,2753凈現(xiàn)金流量152,17152,0471,0477,3954,24053、10,42513,39113,89811,89614,60918,2734累計(jì)凈現(xiàn)金流量52,04753,09460,48956,24945,82532,43418,5366,6407,96926,2425凈現(xiàn)值91,18950,0829706,5893,6358,60010,63010,6168,74410,33312,4366累計(jì)凈現(xiàn)值50,08251,05257,64154,00645,40634,77524,16015,4165,0837,353計(jì)算指標(biāo)：123456789財(cái)務(wù)內(nèi)部收益率=30.0%財(cái)務(wù)凈現(xiàn)值（I=8%)=91,188.86萬(wàn)元?jiǎng)討B(tài)投資回收期=4.70年2012201254、年年上上半半年年39,26339,26338,51874528,78828,78814,254134578422,1384,8526,79010,47536,7176,86014,214單位：萬(wàn)元序序號(hào)號(hào)項(xiàng)項(xiàng)目目1 1現(xiàn)現(xiàn)金金流流入入1.1銷售收入1.2商業(yè)出租收入1.3商業(yè)凈轉(zhuǎn)售收入2 2現(xiàn)現(xiàn)金金流流出出2.1開(kāi)發(fā)成本投資2.2商業(yè)經(jīng)營(yíng)成本2.3銷售費(fèi)用2.4商業(yè)經(jīng)營(yíng)稅金及附加2.5銷售稅金及附加土土地地增增值值稅稅2.6所得稅3凈現(xiàn)金流量4累計(jì)凈現(xiàn)金流量5凈現(xiàn)值6累計(jì)凈現(xiàn)值計(jì)算指標(biāo)：財(cái)務(wù)內(nèi)部收益率=財(cái)務(wù)凈現(xiàn)值（I=8%)=動(dòng)態(tài)投資回收期=項(xiàng)項(xiàng)目目敏敏感感性性分分析析表表因因素素變變化化情情55、況況部部分分指指標(biāo)標(biāo)變變化化敏敏感感性性分分析析結(jié)結(jié)果果銷銷售售收收入入（萬(wàn)萬(wàn)元元）總總投投資資（萬(wàn)萬(wàn)元元）稅稅后后利利潤(rùn)潤(rùn)（萬(wàn)萬(wàn)元元）成成本本利利潤(rùn)潤(rùn)率率財(cái)財(cái)務(wù)務(wù)凈凈現(xiàn)現(xiàn)值值（萬(wàn)萬(wàn)元元）內(nèi)內(nèi)部部收收益益率率動(dòng)動(dòng)態(tài)態(tài)投投資資回回收收期期（年年）基基本本方方案案670,248670,248236,543236,543131,612131,61274.19%74.19%92,62192,62131.23%31.23%4.454.45銷售收入變化銷銷售售收收入入下下降降5%5%銷銷售售收收入入上上升升5%5%租金收入變化租租金金收收入入下下降降10%10%租租金金收收入入上上升升10%10%工程成本變化工工程程成成本本增增加加10%10%工工程程成成本本減減少少10%10%