The first part: the background and overview of project decision.
I. External environment
1. The relationship between urban development planning and land plot and its influence on the development of the project, such as the planning and construction of rapid transit system, the planning and layout of urban functions, the focus of local regional development, and the upcoming major government policies;
2. The position of the area where the parcel is located in the historical, economic, cultural and strategic development of the city. For example, if the project is in Pudong, it is necessary to explain Pudong's status in Shanghai and its status as a national key development zone.
3. The origin of the project, special political or cultural background, such as: renovation of dangerous houses, supporting products for living in high-tech zones, cultural parks, key government projects, etc.
Second, internal factors.
1, the significance of the project launch to the company's development strategy and development planning in the next few years (generally 3? 5 years), the position in the company's development (whether it is a core project);
2. The company's entry into key regional markets and reasonable project layout will improve the company's market coverage, enhance brand image, reduce business risks and expand social influence;
3. Describe the significance of the project from the perspective of the company's future profit demand and sustainable operation;
Part I: General situation of logistics park projects.
I. Parcel location
Urban geographical location, administrative areas and non-administrative areas (economic development zones, commercial and financial areas, etc.). ) the location of the package.
Attached drawings: Zoning map of the city where the project is located, indicating the location of the area where the parcel is located, the relative position and distance from landmark municipal facilities and buildings (such as downtown business district and airport), and the qualitative description of the lot (the relationship with the office/business/government in the main central area).
Second, the status quo of the parcel
1, four intervals;
2. Flat terrain and natural elevation, compared with the surrounding terrain;
3. The present situation of the ground, including whether there are canals, deep ditches (small canyons), ponds, high-voltage lines and other factors that have great influence on the development, and calculate the actual land area lost as a result;
4, the existing residents on the ground, including the specific number of residents, households, factory number, scale, product nature, start-up status, etc. , and explain the impact on the demolition and project development progress;
5. Underground conditions, including original pile foundations of pipelines, underground cables, culverts, above-ground buildings and underground buildings. , pay attention to whether there are protected historical relics and available structures on the ground and underground;
6, the integrity of the land, whether there are municipal land, municipal green belts, municipal roads, places of interest, rivers and lakes and other factors to divide the land;
7. Geological conditions, including land structure, bearing capacity, groundwater level and seismic requirements.
Attached drawings: Plane topographic map, with four areas and related data marked;
Topographic map mainly reflects buildings, rivers, gullies and high-voltage lines on the ground. ;
Underground maps, including underground pipelines, culverts and cables.
Third, the logistics park surrounding community facilities projects
(a) within 3000 meters of the surrounding community.
1, traffic conditions
(1) Public transport system, including main lines and running sections. ;
(2) Whether the mode of transportation that parcel travel mainly depends on needs to be solved by the developer;
(3) The existing rapid transit system, whether there are subway, light rail and other projects that have a significant impact on traffic conditions in the near future or in the planning.
Attached drawings: schematic diagram of traffic conditions, including existing and future planned urban public transport and bus rapid transit systems;
2. Education: universities, primary and secondary schools and the quality of education.
3, hospital level and medical level
4. Shopping malls, major commercial and vegetable markets
5. Cultural, sports and recreational facilities
6. Parks
7. Banks
8. Post Office
9. Others
Attached Figure: Distribution map of living facilities, specific location and distance.
(two) the status quo of the main communities around 3000 meters but within the radiation range.
Fourth, the surrounding environment of the logistics park project (described according to the characteristics of the case, no need to write)
1, security situation
2. Air conditioning
3. Noise situation
4, pollution (chemical plants, rivers and lakes pollution, etc.). )
5 hazards (such as high-voltage lines, radioactive, flammable and explosive materials production or storage bases, etc.). )
6, the surrounding landscape
7. Feng Shui situation
8. Recent or planned major changes in the surrounding environment, such as road widening, factory relocation, construction of large hospitals, schools, shopping centers/supermarkets, etc.
9. Others
Five, logistics park project municipal facilities (all should explain the distance from the parcel, cost, accessibility)
1, Road Status and Planning Development
Including the existing road width, the planned road width, the implementation time of the plan, and the relationship (impact) with the parcel.
2. Water supply status: existing pipelines, pipe diameters and implementation time of future planning.
3. Sewage and rainwater discharge: existing pipelines, pipe diameters and implementation time of future planning.
4. Communication (cable TV, telephone, network): existing pipeline, upstream location, distance from the plot, line cost involved, etc.
5. Permanent power supply and temporary construction electricity consumption: existing pipelines, upstream location, distance from the plot, line cost, etc.
6. Natural gas: existing pipeline, pipe diameter, source location, distance from the plot and interface location.
7. Heating and domestic hot water: existing pipeline, pipe diameter, water source location, distance from the plot and interface location.
Attached drawings: Explain the pipeline direction, capacity and interface location of the above supporting facilities, as well as the planned expansion and increase in the future.
Six, logistics park project planning control points
1, total area, land area, net land area, green area and road area.
2. Product building area, public building area and public building content, and distinguish between operating and non-operating public building areas.
3. Comprehensive floor area ratio and product floor area ratio
4. Density of construction land
5. Height control
6. Greening rate
7. Others
Seven. land price
The calculation method of land price, if any, should explain the price of land acquisition. Calculate the total land price and floor land price according to the purchase price.
The second part: legal and policy risk analysis.
I. Ways and conditions of cooperation
1. Basic information of partners: name, capital contribution of major shareholders, registered capital, time of establishment, special background, etc.
2. Cooperation mode: for example, buy out the land at one time, allocate the house (area) after completion, distribute the sales income after completion, distribute the profits after completion, and jointly establish the company. In addition to leasing land directly from the government, it must be clear that the other party will be able to provide formal tax invoices. For housing distribution and income distribution, it should be clear whether the partners have the obligation to bear business tax.
3. Payment progress and coordination with land acquisition procedures
4. Main conditions for other cooperation
5. Other legal provisions related to the mode of cooperation.
Second, the legal nature of land evaluation
(1) current situation
1, land ownership
2. Ownership of land use right
3. Land use
(2) Planning
1, planning ownership
2. Ownership of planning use right
3. The purpose of planning
Three. Evaluation of procedures for obtaining land use rights
1, procedures for obtaining land use rights
2. Working days required for obtaining land use rights
3. Conditions for obtaining the land use right of commercial housing
4. Risk and control of land use right acquisition (uncertain factors in land use right acquisition and their solutions)
Four. Evaluation of land nature change (commercial housing land can be omitted)
1, procedures and reasons for land property change
2. Policy support or obstacles to the change of land nature.
3. Working days required for the change of land nature
Verb (abbreviation of verb) policy risk assessment
Government factors, such as restrictions or changes in urban planning, sudden policies, etc. , leading to the interruption of project development, unable to complete the process of approval and construction, and the frustration of land property rights change during project development, thus leading to the possibility of total or partial loss of initial investment. For example, the second and third phases of Yosemite and the construction of Zhongguancun in Beijing stopped all products in the region.
Comprehensive evaluation of intransitive verbs
Evaluate the operability, legality and risk controllability of various legal procedures and processes. Such as: obviously unfavorable clauses in signing contracts and their considerations; Control the uncertainties existing in some or all clauses; The possible losses caused by unfavorable and uncertain terms and the impact on development progress.
Part III: Market analysis of logistics park projects.
I. Growth of regional product markets
1, introduction of regional product market
? formation time
? Regional distribution of all grades of products
? Changes in the buying population
2, the growth index of regional product market (nearly 3-5 years)
? Quantity started/completed
? Sales volume/supply-demand ratio
? Average selling price
3. The ranking status and development trend of urban regional market.
Second, the characteristics of the products supplied in this area.
1, product supply status of all grades
2. Collection characteristics of products of various grades
In particular, study the characteristics of attributes with similar levels as this case.
? Average selling price
? Development scale
? Product form
? Average digestibility
? Average plot ratio
? Characteristics of property distribution in the region
3. The best case in the region
Attached Figure: The distribution map of real estate cases around the project, in which some representative future major competitive real estate will be equipped with live pictures.
4. Land availability, product supply and product types in this area in the next 2-3 years.
5. Analysis: The opportunity of this case in the regional market.
6. Conclusion:
? The position and development trend of regional market in the whole market
? The price range where the case is located and the price range and product form of the products developed in this case.
? This case has developed the market potential of this region.
? The marketing focus of this case in development
Third, the regional market target customer level research
1, the hierarchical characteristics of target customers and the scope of radiation business circle of products of all grades (based on the empirical research of reference projects in this region and the trend characteristics of the whole city)
2. Conclusion: The regional sources, industry characteristics, product preferences, purchase methods, main concerns and complaints of the target population in this case.
Fourth, target market positioning and product positioning.
1, market positioning
2. Target population/source/industry characteristics
3. Product suggestion
The fourth part: Analysis of the planning and design of the logistics park project.
First, the preliminary planning and design ideas
1. Design concept: the theme, main design style and design characteristics of the product.
2. Main product types.
3. Thinking about choosing energy-saving and environment-friendly building materials.
4, in the city, the possibility of producing new and unique products.
5. If it is a large or super-large project, consider the concept of building a large community.
Second, the feasibility analysis of planning and design
1. What types and characteristics of products are manufactured under the conditions of given plot ratio, net land area, product area, supporting public building area, height control, building density, etc., and whether they meet the requirements of the planning and design concept mentioned above and the quality products of various grades pursued by WK. Mainly from the perspective of planning and design to judge the possibility of transforming the above hard indicators into real products.
2. The influence of volume ratio change on product design concept, product type and characteristics.
3. The influence of land characteristics on product design and thinking. For example, topography, landform ups and downs, plot integrity, geological conditions, deep valleys (small canyons), rivers, ponds, ground attachments, underground pipelines, culverts and other influences on product design and environmental protection and solutions.
4. The influence of surrounding natural environment and human environment on product design and thinking. Such as: public security environment, noise environment, polluted environment, air condition, hazard sources, etc. Feng shui? Factors affecting product planning and design and environmental protection and their solutions.
5. The influence of surrounding municipal engineering facilities on product design and thinking. Such as: road conditions (which may be related to the main entrances and exits of the community), water supply, drainage, communication (cable TV, telephone, network), permanent electricity and temporary construction electricity, gas, heating and domestic hot water, etc. And their solutions.
6. The influence of surrounding living facilities on product design and thinking. Such as: traffic conditions (related to whether the owner's shuttle bus is opened), commercial facilities (shopping malls), education conditions, leisure places such as sports and entertainment parks, banks, hospitals and other living facilities to judge the scale and area of its supporting construction.
7. The influence of market analysis results on product design and thinking. For example, is there any contradiction between the market price limit and the total price control principle and the previous product type and product characteristic design, whether it has an impact on product quality, and how to solve it?
Part V: Project development of logistics park.
First of all, preliminary assessment of land appreciation potential.
This paper makes a preliminary assessment of the land appreciation potential from the perspectives of geographical location, land supply, surrounding environment and supporting facilities, market development, government planning, and urban future development strategy.
Second, the advantages and disadvantages of spot development and land reserve analysis
3. Project plan: construction period plan, starting area of each phase, completion plan and market share of local city and district at the time of completion.
4. Sales plan: the sales time, price and area of each period, the estimated market share of each period, and the feasibility analysis of realizing the sales plan.
Part VI: Analysis of investment income of logistics park projects.
I. Cost Forecast
Explain the calculation assumptions and main application indicators, such as product type assumptions, total construction area, floor area ratio, total project investment (direct construction cost plus period expenses, excluding business tax and income tax), etc. And refer to the following table:
Total investment of the project (ten thousand yuan) and unit cost (yuan/square meter)
Land cost
Pre-project cost
Infrastructure fee
Jian' an engineering fee
Support cost
Indirect cost of development
Subtotal of direct construction cost
expense
Management cost
General plan
Second, tax analysis.
1, business tax and surcharges
2. Income tax
3. Land value-added tax
The basic tax rate of the above taxes can be the tax rate when enjoying preferential tax policies and the tax rate applicable to the project itself. If you enjoy the preferential policies of the local government, you need to specify whether the preferential policies conflict with the national policies, how to solve them, and what is the specific operation process.
Third, the economic benefit analysis
1. Assumptions of economic benefit analysis, such as whether to enjoy various government tax breaks, etc.
2 project profit rate, return on investment and main economic indicators. Please refer to the following table:
Unit value of economic indicators (yuan /m2) Total project amount (ten thousand yuan)
Sales revenue
direct cost
total investment
gross profit rate
profit before tax
post-taxation profit
net profit margin on sales/net profit margin
Commercial rate of return
3. Profits of each stage of project development.
Economic indicator 200 1 20? Annual total
First half, second half, second half, second half.
Settlement area (m2)
Unit profit (RMB/m2)
Profit (ten thousand yuan)
4. Sensitivity analysis can refer to the following contents and tables, and increase or decrease according to the actual situation.
(1) Changes in various economic indicators are compared under the assumption that costs increase (decrease) by a certain amount or proportion, such as:
Economic indicators predict costs? 90% forecast cost forecast cost? 1 10% forecast cost? 120%
total investment
gross profit rate
profit before tax
Net profit after tax
net profit margin on sales/net profit margin
Total return on investment
(2) Price changes Changes in various economic indicators are compared under the assumption that prices increase (decrease) by a certain amount or proportion, such as:
Economic indicators predict the selling price? 90% forecast selling price forecast selling price? 1 10% predicted selling price? 120%
turnover
gross profit rate
profit before tax
Net profit after tax
net profit margin on sales/net profit margin
Total return on investment
(3) Changes of various indicators of floor area ratio
Main indicators Floor area ratio 1 Floor area ratio 2 Floor area ratio 3 Floor area ratio 4 Floor area ratio 5.
Multilayer ratio
turnover
total investment
gross profit rate
post-taxation profit
Net interest rate after tax
Total return on investment
Fourth, the project funds forecast
1. Capital investment plan: investment arrangement of land price, upfront expenses, foundation, Jian 'an, supporting facilities, development and management fees, etc.
2. Capital withdrawal plan: sales withdrawal plan for each period.
3. Capital demand plan: combining the capital situation of the whole company, list the capital demand gap and financing channels in each period.
4. Start-up funds and the contents of funds occupied during start-up, the peak value of funds occupied, the time to realize the positive inflow of cash, and the average amount of funds occupied every month.
Part VII: Resource allocation of logistics park project management.
Verb (abbreviation of verb) organization setting: whether it is necessary to set up an independent legal person company (project company); Major department settings.
6. Human resource demand: the demand for professionals (departments) at the start of the project, and the specific number (with emphasis on professional managers).
7. Human resource gap and its solutions: whether the existing personnel can meet the needs, and the solutions for the gap personnel (transfer, recruitment, training, etc.). ).
Part VIII: Comprehensive analysis and suggestions of logistics park projects.
1. Advantages: This paper discusses the brand, design, starting speed, product quality and characteristics, market competition, marketing, cooperation mode, supporting facilities for big cities, supporting facilities for life, and whether it conforms to WK's consistent development ideas.
2. Disadvantages: This paper discusses the brand, design, starting speed, product quality and characteristics, market competition, marketing, cooperation mode, large-scale municipal facilities, living facilities, and whether it conforms to WK's consistent development ideas.
3. Opportunity: This paper discusses the market opportunity, increasing market share, establishing brand image, regional preferential policies, urban development planning, land price trend and so on in the area where the parcel belongs.
Four. conclusion and suggestion
Attachment:
1. Supplementary supporting materials and legal documents related to the parcel situation, such as various government approvals and warrants.
2. Set account details according to the cost accounting guidelines of WK Group, and list the cost calculation process in detail.