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第一章 概 述 ........................................................................................................................... 35 1.1项目概述 ................................................................................................................................. 1 1.2可行性研究报告的编制目的 ................................................................................................. 3 1.3可行性研究报告的编制依据 ................................................................................................. 3 1.4项目效益分析 ......................................................................................................................... 4 1.5特殊说明事项 ......................................................................................................................... 5 第二章 项目的界定与现状描述 ............................................................................................... 6 2.1宗地法律关系 ......................................................................................................................... 6 2.2项目的自然条件与区位 ......................................................................................................... 7 2.3地上物状况 ........................................................................................................................... 10 2.4宗地环境 ............................................................................................................................... 11 2.5宗地开发目标 ....................................................................................................................... 13 第三章 投资环境 ..................................................................................................................... 14 3．1海淀区经济介绍 ................................................................................................................ 14 3．2海淀区大西山风景旅游区现状分析 ................................................................................ 14 3．3海淀区大西山风景旅游区目前存在的问题 .................................................................... 15 3．4项目建设的必要性分析 .................................................................................................... 16 第四章 市场分析 ..................................................................................................................... 17 4．1总体宏观经济分析 ............................................................................................................ 17 4．2土地市场分析 .................................................................................................................... 18 4．3旅游市场分析 .................................................................................................................... 19 4．4北京市旅游饭店业发展的主要特点 ................................................................................ 26 4．5竞争性项目分析 .................................................................................................................... 第五章 项目的策划和运作 ......................................................................................................... 30 5．1规划设计条件 .................................................................................................................... 30 5．2项目组织结构与实施方式 ................................................................................................ 31 5．3拆迁补偿方式 .................................................................................................................... 31 5．4项目实施进度计划 ............................................................................................................ 31 5．5资金筹集…………………………………………………………………………………..34 5．6土地销售时间和方式选择……………………………………………………………….34 5．7收款方式与回款计划……………………………………………………………………...34 5．8营销策略…………………………………………………………………………………..34 第六章 总投资成本分析 ....................................................................................................... 366 6．1征地费 .............................................................................................................................. 376 6．2拆迁费…………………………………………………………………………………….36 6．3前期工程费.……………………………………………………………………………….36 6．4市政基础设施及公共服务设施建设费………………………………………………….37 6．5地价款………………………………….………………………………………………….40 6．6管理费用…………………………………………………………………………………..40 6．7财务费用…………………………………………………………………………………..40
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6．8销售推广费………………………………………………………………………………..40 6．9开发期税费………………………………………………………………………………..41 6．10不可预见费………………………………………………………………………………41 6．11资金使用计划…………………………………………………………………………….41 第七章 项目竣工后的土地价值分析……………………………………………………….42 7．1假设开发法测算土地市场价格………………………………………………………….43 7．2开发余值的分析 ................................................................................................................ 43 第八章 财务分析 ..................................................................................................................... 45 8．1销售收入估算 .................................................................................................................... 45 8．2成本分析 ............................................................................................................................ 45 8．3静态分析 ............................................................................................................................ 45 8．4现金流量分析 .................................................................................................................... 45 8．5借款偿还 ............................................................................................................................ 46 8．6结论 .................................................................................................................................... 46 第九章 风险分析 ..................................................................................................................... 47 9．1不确定性分析 .................................................................................................................... 47 9．2盈亏平衡分析 .................................................................................................................... 47 9．3敏感性分析 ........................................................................................................................ 48 9．4投资环境风险 .................................................................................................................... 49 9．5资金风险 ............................................................................................................................ 50 9．6管理风险………………………………………………………………………………….50 9．7政策风险 ............................................................................................................................ 50 第十章 社会效益评价 ............................................................................................................... 51 10．1对就业效益的影响 .......................................................................................................... 51 10．2对环境效益的影响 .......................................................................................................... 51 10．3对政府财政的影响 .......................................................................................................... 51 10．4对区域发展的影响 .......................................................................................................... 51 第十一章 结论 ........................................................................................................................... 53
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