The real estate feasibility study report is a scientific analysis and prediction of the project based on the feasibility study. Therefore, doing a good feasibility study of a development project is a prerequisite for the success of the project. The project feasibility study is the most important core document in the project establishment phase. It contains a considerable amount of information and workload and is the main basis for project decision-making. This article shares Vanke’s feasibility report template, which is very detailed and comprehensive and worth collecting for future reference.
Part 1: Project decision-making background and summary
1. External environment
1. The relationship between urban development planning and land parcels and its impact on project development, such as : Planning and construction of the transportation and rapid transit system, urban functional planning and layout, local regional development priorities, major government policies to be promulgated, etc.;
2. The history, economy, and culture of the city to which the parcel belongs , strategic development and other aspects to complete the editorial position. For example, if the project is located in Pudong, Pudong’s status in Shanghai and its status as a national key development zone should be explained.
3. Project origin, special political or cultural background, such as: renovation of dilapidated buildings, supporting residential facilities in high-tech zones, cultural parks, key government projects, etc.
2. Internal factors
1. The significance of project launch to the company’s development strategy and development plan in the next few years (usually 3-5 years), and its status in the company’s development (whether core projects);
2. The company’s entry into key regional markets and the rational layout of projects will play a role in improving the company’s market coverage, enhancing its brand image, reducing operating risks, and expanding its social influence;
3. Describe the significance of the project from the perspective of the company's future profit needs and sustainable operations.
Part 2: Project Overview
1. Location of the parcel
The city, administrative region, and non-administrative region (economic development zone, business and trade zone) where the parcel is located financial district, etc.) location.
Attachment: The location map of the project in the city, marking the location of the parcel area, the relative position, distance and lot to landmark municipal facilities and buildings (such as downtown business districts, airports, etc.) Qualitative description of (relationships with major central area office/business/government).
2. Current status of the parcel
1. Fourth range;
2. Flat terrain, natural elevation, comparison with surrounding terrain;
3. The current situation of the ground, including whether there are canals, deep ravines (small canyons), ponds, high-voltage lines and other factors that have a greater impact on development in the parcel, and calculate the actual land area lost due to this;
4. The current situation of the residents on the ground, including the specific number of residents, number of households, number of factories, scale, product nature, construction status, etc., and an explanation of the impact on the demolition and project development progress;
5 , Underground conditions, including pipelines, underground cables, culverts, original pile foundations of above-ground buildings and underground buildings/structures, etc. Pay attention to whether there are protected historical relics and usable structures above and below ground;
6. The integrity of the land, whether there are municipal land acquisitions, municipal green belts, municipal roads, historical sites, rivers and lakes and other factors to divide the land;
7. Geological conditions, including land structure and bearing capacity , groundwater level and seismic resistance requirements.
Attachment: Plane topographic map, marking the four ranges and related data; topographic and geomorphological map, which mainly reflects the ground buildings, rivers, ravines, high-voltage lines, etc.; underground condition map, including underground pipelines, culverts, Cables etc.
3. Community facilities around the project
(1) Community facilities within 3,000 meters of the surrounding area
1. Traffic conditions
(1) The situation of the public transportation system, including main lines, driving sections, etc.;
(2) Whether the transportation mode that the parcel mainly relies on for travel needs to be solved by the developer itself;
(3) ) Existing transportation rapid transit system, whether there are subway, light rail and other projects that have a major impact on traffic conditions in the near future or in the planning.
Attachment: Schematic diagram of traffic conditions, including existing and future planned urban bus transportation and rapid transit systems;
2. Education: universities, middle schools, primary schools and education quality Situation; 3. Hospital grade and medical level; 4. Large shopping malls, major commercial and vegetable markets; 5. Cultural, sports, and entertainment facilities; 6. Parks; 7. Banks; 8. Post offices; 9. Others.
Attachment: Distribution map of living facilities, specific locations and distances.
1. Public security situation; 2. Air conditions; 3. Noise conditions; 4. Pollution conditions (chemical plants, river and lake pollution, etc.); 5. Hazardous source conditions (such as high-voltage lines, radioactivity, flammable and explosive goods production or warehousing base, etc.); 6. Surrounding landscape; 7. Feng shui conditions; 8. Major recent or planned changes in the surrounding environment, such as road widening, factory relocation, construction of large hospitals, schools, shopping malls/supermarkets etc.; 9. Others.
5. Major municipal supporting facilities (distance from the parcel, cost, and possibility of access must be explained)
1. Road status and planned development: including existing road width, Planned road width, plan implementation time, and relationship (influence) to the parcel.
2. Water supply status: existing pipelines, pipe diameters and future planning and implementation time.
3. Sewage and rainwater drainage: existing pipelines, pipe diameters and future planning and implementation time.
4. Communications (cable TV, telephone, Internet): existing pipelines, source location, distance from the parcel, line costs involved, etc.
5. Permanent power supply and temporary construction electricity: existing pipelines, source location, distance from the parcel, involved line costs, etc.
6. Gas: existing pipelines, pipe diameter, upper source location, distance from the parcel, and interface location.
7. Heating and domestic hot water: existing pipelines, pipe diameter, upper source location, distance from the parcel, and interface location.
Attachment: illustrates the pipeline direction, capacity and interface location of the above supporting facilities, as well as future planned expansion and additions.
VI. Key points of planning control
1. Total land area, acquired land area, net land area, green area, road area; 2. Residential building area, public building area , the contents of public buildings, and distinguish the area of ??commercial and non-commercial public buildings; 3. Comprehensive floor area ratio, residential floor area ratio; 4. Building density; 5. Height control; 6. Greening rate; 7. Others.
7. Land price
The method of calculating land price. If there is land acquisition on behalf of others, the price of land acquisition on behalf of the land owner must be stated. Calculate the total land price and floor price based on the purchase price.
Part Three: Legal and Policy Risk Analysis
1. Cooperation Methods and Conditions
1. Basic information of the partners: name, investment status of major shareholders , registered capital, establishment time, special background, etc.
2. Cooperation methods: For example: one-time purchase of land, distribution of housing (area) after construction, distribution of sales revenue after construction, distribution of profits after construction, joint establishment of a company, etc. In addition to leasing land directly from the government, it is necessary to make sure that the other party can provide formal tax invoices. Regarding housing and income sharing, it is necessary to clarify whether the partner has the obligation to bear business tax.
3. Payment progress and coordination with land acquisition procedures.
4. Other main conditions for cooperation.
5. Other legal provisions related to cooperation methods.
2. Assessment of the legal nature of land
(1) Current situation
1. Ownership of land; 2. Ownership of land use rights; 3. Use of land.
(2) Planning
1. Ownership of the plan; 2. Ownership of the right to use the plan; 3. Purpose of the plan.
3. Evaluation of the procedures for obtaining land use rights
1. Procedures for obtaining land use rights; 2. Working days required to obtain land use rights; 3. Obtaining land use rights for commercial housing land Required conditions; 4. Risks and control of obtaining land use rights (uncertain factors in obtaining land use rights and their resolution).
4. Assessment of changes in land nature (it is not necessary to write if the land is already used for commercial housing)
1. Procedures and reasons for changes in land nature; 2. Policy support or obstacles to changes in land nature ; 3. Working days required for land property change.
5. Policy risk assessment
Urban planning restrictions or changes, unexpected policies and other government factors cause project development to be interrupted, the approval and construction process cannot be completed, and the nature of the land during project development Judgment of the possibility that the change will be frustrated, resulting in the loss of all or part of the initial investment. For example: Yosemite Phase 2 and 3, Beijing Zhongguancun Construction has suspended all residential construction in the area, etc.
6. Overall evaluation
Evaluate the operability, legality, and controllability of risks of various legal procedures and procedures. For example: clauses in the contract that are obviously unfavorable to us and their considerations; control of uncertainties in some or all of the clauses; possible losses caused by unfavorable and uncertain clauses and their impact on the development progress, etc.
Part 4: Market Analysis
1. Growth status of regional residential market
1. Brief description of regional residential market
(1 ) Formation time; (2) Distribution status of each grade of residential area; (3) Changes in purchasers.
2. Growth status of various indicators in the regional residential market (in the past 3-5 years)
(1) Construction starts/completions; (2) Sales volume/supply and demand ratio; ( 3) Average selling price.
3. The ranking and development trend of various indicators of the regional market in the city
2. Characteristics of products supplied in the region
1. Product supply of each grade Status;
2. The collective characteristics of each grade of product.
Especially study the characteristics of properties of similar quality to this case: (1) average selling price; (2) development scale; (3) product form; (4) average digestibility; (5) average floor area ratio; (6) Property distribution characteristics within the region.
3. The status of the best-performing cases in the region
Attached picture: Distribution map of real estate cases around the project, including on-site pictures of some representative major future competing real estate projects.
4. Land availability, product supply and product types in the region in the next 2-3 years
5. Analysis: Opportunities of this case in the regional market
6. Conclusion:
(1) The status and development trend of the regional market in the overall market; (2) The price range of the location of this case and the price range and product form of the products developed in this case; (3) ) This project develops market potential in the region; (4) The marketing focus issues of this project during development.
3. Research on the target customers of the regional market
1. Characteristics of the target customers of each grade of product and the scope of the radiating business district (based on the empirical research of reference projects in the region and the trends of the city Characteristics); 2. Conclusion: The regional origin, industry characteristics, product strength preferences, purchasing methods and main concerns and demands of the target group in this case.
4. Target market positioning and product positioning
1. Market positioning; 2. Characteristics of the target population/region of origin/industry characteristics; 3. Product suggestions.
Part 5: Planning and design analysis
1. Preliminary planning and design ideas
1. Design concept: the theme of the product, the main design style, design Features; 2. Main product types: multi-storey, high-rise, townhouses, roof gardens, penthouse duplexes and other types, and the proportion of different types of products; 3. Considerations in the selection of energy-saving and environmentally friendly building materials; 4. Where In cities, the possibility of producing new and unique products; 5. If it is a large or super-large project, consider the concept of creating a large community.
2. Feasibility analysis of planning and design
1. Under the conditions of established floor area ratio, net land area, residential area, supporting public building area, height control, and building density, manufacturing What are the types and characteristics of the products to be produced, and whether they meet the aforementioned planning and design concepts and the various grades of high-quality residential requirements pursued by Vanke. The possibility of transforming the above hard indicators into actual products is mainly judged from the perspective of planning and design.
2. The impact of changes in floor area ratio on product design concepts, product types and features.
3. The influence and consideration of the characteristics of the land itself on product design. Such as: terrain height, terrain undulations, land parcel integrity, geological conditions, deep ravines (small canyons), rivers, ponds, ground attachments, underground pipelines and culverts, etc., have an impact on product design and environmental protection and how to solve them method.
4. The influence and consideration of the surrounding natural environment and humanistic environment on product design. For example: the impact of public security environment, noise environment, pollution environment, air conditions, hazard sources, "feng shui" factors, etc. on product planning and design and environmental protection and their solutions.
5. The influence and consideration of surrounding municipal engineering supporting facilities on product design. Such as: road conditions (may be related to the main entrances and exits of the community), water supply, drainage, communications (cable TV, telephone, Internet), permanent electricity and temporary construction electricity, gas, heating and domestic hot water, etc. for product planning and design effects and solutions.
6. The influence and consideration of surrounding supporting facilities on product design. For example: traffic conditions (relevant to whether the owner's shuttle bus is available), commercial facilities (large shopping malls), education status, sports and entertainment parks and other leisure places, banks and hospitals and other living facilities make judgments on the scale and area of ??their own supporting construction.
7. The impact and consideration of market analysis results on product design. For example: whether there are conflicts between market price restrictions and total price control principles and the previous product type and product feature design, whether they have an impact on product quality, and how to solve them.
Part Six: Project Development
1. Preliminary Assessment of Land Appreciation Potential
From the perspective of geographical location, land supply, surrounding environment and supporting facilities, market development status, A preliminary assessment of land appreciation potential is made from the perspectives of government planning and urban future development strategies.
2. Analysis of advantages and disadvantages of immediate development and use as land reserve
3. Project plan
Construction period plan, start-up area of ??each phase, completion plan, start and completion time Account for the local city market and regional market share.
4. Sales plan
The sales time, price and area of ??each phase, the estimated market share of each sales phase, and the feasibility analysis of the realization of the sales plan.
Part Seven: Investment Income Analysis
,,,,,,,,,,