Company Name: * * Real Estate Company
Prepared by: * * *
Completion date: July 2, 20041
catalogue
Researcher statement 4
Part I: Project Overview 5
1. 1 project background 5
1.2 project overview 5
1.2. 1 project name 5
1.2.2 Overview of project construction unit 5
1.2.3 Project plot location and surrounding status quo 5
1.2.4 project planning control point 7
1.2.5 project development overview 7
1.3 basis for compiling feasibility study report 7
1.4 conclusions and recommendations of the feasibility study 8
Part II: Market Survey 8
2. 1 Macro-environmental analysis 8
2.2 National Real Estate Industry Development Analysis Page 8
2.3 Analysis of the real estate market in this Municipality, Page 8
2.3. 1 Current situation of real estate market in this city 8
2.3.2 Development Trend of Real Estate Market in this Municipality 9
2.4 plate market analysis 9
2.4. 1 Regional housing market growth 9
2.4.2 Characteristics of products supplied in 10 area
2.4.3 Research on target customer hierarchy in regional market 10
2.5 project proposal 10
2.5. 1 market survey of comparable projects 10
2.5.2 SWOT analysis of the project 1 1
2.5.3 project positioning scheme 1 1
Part III: Project Development Plan +0 1
3. 1 Analysis of the characteristics and value of the project plot 1 1
3.2 Planning and Design Analysis 12
3.3 product design suggestions 13
3.4 Project Implementation Progress 15
3.5 Marketing Plan 16
3.6 Mechanism Settings 16
3.7 Ways and Conditions of Cooperation 17
Part IV: Investment Estimation and Financing Scheme 17
4. 1 investment estimation 17
4. 1. 1 investment estimation description 17
4. 1.2 itemized cost estimation 17
4. 1.3 total cost estimate 20
4. 1.4 unit cost 20
4. 1.5 sales revenue estimate 20
4. 1.6 tax analysis 20
4. 1.7 Project fund forecast 2 1
4. 1.8 cash flow statement 2 1
4. 1.9 Self-owned fund accounting 2 1
4.2 Financing Scheme 22
4.2. 1 project financing subjects 22
4.2.2 Sources of project funds
4.2.3 Analysis of financing scheme
4.2.4 Investment use plan
Loan repayment plan 22
Part V: Financial Evaluation 23
5. 1 Basic data and parameter selection of financial evaluation 23
5.2 Financial Evaluation (Scheme 1) 23
5.2. 1 financial profitability analysis 23
5.2.2 Static profit analysis 24
5.2.3 Dynamic profit analysis 24
5.2.4 Solvency Analysis 24
Comprehensive index table 24
5.3 Financial Evaluation (Scheme 2) 25
5.4 Financial evaluation conclusion 25
Part VI: Uncertainty Analysis 25
6. 1 breakeven analysis 25
6.2 Sensitivity analysis 26
6.2. 1 variation factor-cost variation 26
6.2.2 Change Factor II Price Change 26
6.2.3 Coefficient of variation-volume ratio variation 26
6.3 Risk Analysis 27
6.3. 1 Identification and assessment of risk factors 27
6.3.2 Risk prevention countermeasures
Part VII: Comprehensive Evaluation 27
7. 1 social evaluation (qualitative) 27
7.2 Environmental Assessment (Impact and Countermeasures) 27
7.3 Company Resource Matching Analysis 27
Part VIII: Research conclusions and recommendations 27
8. 1 conclusion 27
8.2 Recommendation 27
Part IX: Appendix 28
9. 1 attachment: 28
9.2 Timetable: 28
9.3 Attached Drawings: 29
Statement of the investigator
We solemnly declare:
1. The facts stated in this investigation report are true and accurate.
2. We analyze according to the unified real estate feasibility study report model of XXXX Company.
3. Form opinions and conclusions.
4. Write this feasibility study report.
5. We have (or haven't) conducted field investigation on the proposed project in this report (in this statement, it should be clearly stated which investigators conducted field investigation on the proposed project).
6. (Other matters to be declared)
Signature of survey participant:
Signature of company leader:
Note: After reaching an agreement, attach it for the record.
Part I: Overview of the project.
1. 1 project background
This part should mainly explain the project establishment process, the reasons, the development process of preliminary work, the intention of investors, the necessity of investment and other work bases of feasibility study. Therefore, it is necessary to systematically describe the background and development of the project. Explain the project background, investment reasons, work done before feasibility study and its achievements, decision-making and decision-making process of major issues, etc. While describing the general situation of the project development, the key points and problems of the feasibility study of this project should be clearly pointed out.
1. 1. 1 development of the project area
The relationship between urban development planning and land plot and its influence on project development; The position of region in urban history, economy, culture and strategic development, regional policy, economy and industrial environment.
1. 1.2 project sponsors and reasons for launching.
Project background, special political or cultural background, such as: renovation of dangerous houses, supporting living houses in high-tech zones, cultural parks, key government projects, etc.
1. 1.3 necessity of project investment
(1) The significance of the start of the project to the development strategy and planning of the company in the next few years (usually 3-5 years) and its position in the development of the company (whether it is a core project or not);
(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;
1.2 project overview
1.2. 1 project name
1.2.2 Overview of the project construction unit
1.2.3 the location of the project plot and its surrounding status quo.
① Location of plot
Urban geographical location, administrative areas and non-administrative areas (economic development zones, commercial and financial areas, etc.). ) where the plot is. 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).
② Current situation of plots
1) peripheral range;
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) Existing residents on the ground, including the specific number of residents, households, the number and scale of factories, the nature of products, and the starting conditions. , 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 acquisition, 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.
③ Community supporting facilities around the project.
1) Community facilities within 3000m around.
traffic
(1) Public transport system, including trunk lines and driving sections. ;
(b) Whether the main mode of transportation for the package trip needs to be solved by the developer;
(c) Whether there are any subway, light rail and other projects in the existing rapid transit system 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;
Education: universities, primary and secondary schools and the quality of education.
Hospital grade and medical level
Shopping malls, major commercial and vegetable markets
Cultural, sports and recreational facilities
park
bank
post office
other
Attached Figure: Distribution map of living facilities, specific location and distance.
2) The supporting status of the main communities around the plot 3000 meters away but within the radiation range.
(4) Surrounding environment of the project (according to the description of case characteristics, it is unnecessary to write)
1) security situation
2) air conditioning
3) Noise situation
4) Pollution (chemical plant, river and lake pollution, etc. )
5) Hazard sources (such as high-voltage lines, production or storage bases for radioactive, inflammable and explosive materials, etc.). )
6) 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
⑤ Large-scale municipal supporting facilities (the distance, cost and accessibility to the plot should be explained).
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, location of upstream power supply, distance from the plot, line cost, etc.
6) Natural gas: existing pipeline, pipe diameter, gas source location, distance from the plot and interface location.
7) Heating and domestic hot water: existing pipeline, pipe diameter, water source location, distance from parcel 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.
1.2.4 project planning control points
Key points of plan control
(1) Total area, sign area, net land area, green area and road area.
② Residential building area, public building area and contents of public buildings, and distinguish the areas of commercial and non-commercial public buildings.
③ Comprehensive floor area ratio and residential floor area ratio
④ Building density
⑤ Height control
6. Greening rate
All landowners others
1.2.5 Overview of project development
(1) The investigation and research projects and achievements have been implemented.
(2) Preliminary survey and measurement of the project plot.
③ Preparation, submission and approval process of project proposal
④ Progress of research work.
1.3 basis for compiling feasibility study report
The names, sources and release dates of the laws, regulations, documents and materials on which the feasibility study is based shall be listed. The necessary part is attached to the feasibility study report. These regulations, documents and materials can be roughly divided into four parts:
Mandatory documents on project construction requirements issued by the competent department of the project; Reply to the request report of the project organizer or feasibility study unit.
Work results and documents that have been formed before the feasibility study begins.
Policies, decrees and regulations of the state and the proposed area.
Investigate and collect basic design data according to project needs.
(1) Code for Planning and Design of Urban Residential Areas
(2) Regulations on the Administration of Urban Demolition
(3) Provisions on the establishment of public service facilities in urban residential areas
(4) Code for Residential Design
(5) Design standard of residential buildings
(6) Standard for Traffic Design and Parking Lot Setting of Building Engineering
(7) Code for Planning and Design of Urban Road Greening
(8) Code for Fire Protection Design of High-rise Civil Buildings
1.4 conclusions and suggestions of feasibility study
1.4. 1 market research
1.4.2 development plan
1.4.3 investment estimation and financing scheme
1.4.4 financial evaluation
1.4.5 uncertainty analysis
1.4.6 comprehensive evaluation
1.4.7 research conclusions and suggestions
1.4.8 table of main technical and economic indicators
Part II: Market survey.
2. 1 Macro-environmental analysis
When a real estate developer plans to invest in a certain area of a country, the first thing to consider is the macro factors of the country, such as politics, economy, culture, geography, customs and habits.
2.2 Analysis of the development of the national real estate industry
2.2. 1 industry policy
Market supply and demand
2.2.3 Industry development trend
2.3 Urban real estate market analysis
Generally speaking, the development between China and the project area is unbalanced, and the differences always exist to varying degrees. It is not enough to study its macro factors, but also to analyze the factors in the area where the project is located. This is because: first, the macro-economy has different effects on regional economy, some of which are large and some are small; Secondly, influenced by macroeconomics, there is a "time lag" phenomenon in regional economic development. It often takes a long time for the current macroeconomic situation to have an impact on regional economic development. Some areas are quick to respond, while others are lagging behind, which must be considered when investing; Third, the country-specific regional economy makes some regional economies more or less affected by macroeconomic fluctuations, and even forms a trend opposite to the macroeconomic trend.
2.3. 1 Current situation of the real estate market in this city
Overall competition pattern, supply and demand status quo
1. Development of commodity housing market in recent three to five years: starting area, completed area, sales area and sales volume.
2. Quantitative description of the market situation: the main market indicators of the year: land lease, construction, completion, sales volume, sales volume, supply-demand ratio, individual purchase ratio, average selling price, and the proportion of personal credit line to sales volume.
3. Market characteristics of various products: price difference, market share of each grade, development trend, product characteristics, distribution area, etc.
4. Comparison of administrative regional markets:
(1) Value description: land lease amount, commencement amount, completion amount, sales volume, sales ratio of various grades of real estate, average price, etc.
(2) Distribution characteristics of commercial housing in each district: supply and marketing changes and development trends.
5. Description of the short-term and medium-term planning and development direction of the local city.
Urban development planning, functional layout and infrastructure construction are closely related to project development and residential buildings.
6. Major developers: strength of developers, nature of enterprises and development level; The top 20 developers in recent three years started, completed, sales, sales, sales rate, market share.
7. Description and characteristics of hot areas and hot products.
8. Customers' purchasing preferences and purchasing considerations
9. Description of main buildings
Remarks: It is necessary to complete the investigation report on urban development and real estate market (the format and content of the report are attached).
2.3.2 Development Trend of Real Estate Market in this Municipality
① Demand forecast
Demand forecasting is based on the information, data and materials of real estate market survey, and uses scientific methods to analyze and predict the market demand law and changing trend of a certain kind of real estate, so as to infer the future market demand of this kind of real estate.
② Supply forecast
Supply forecasting is based on the information and data of real estate market survey, using scientific methods to analyze the market supply law and changing trend of a certain kind of property, so as to predict the supply situation of this kind of property in the future market.
(Prediction methods: usually can be divided into time series analysis and causal analysis. Time series analysis method can be divided into: moving average method, exponential smoothing method and so on. Causality analysis can be divided into linear regression method, nonlinear regression method and simulation method. )
2.4 plate market analysis
2.4. 1 Regional housing market growth
① Brief introduction of regional housing market
formation time
Distributed in different grades of residential areas
Changes in the buying population
(2) The growth of various indicators of the regional housing market (in recent 3-5 years)
Quantity started/completed
Sales volume/supply-demand ratio
Average selling price
③ The ranking status and development trend of regional markets in the city.
2.4.2 Characteristics of products supplied in the region
(1) Supply of various grades of products.
(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 sales rate
Average plot ratio
Characteristics of property distribution in the region
③ The best cases 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 type 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
2.4.3 Research on Target Customer Hierarchy in Regional Market
(1) Target customer characteristics and radiation business circle scope of products of all grades (based on the empirical research of reference projects in this region and the trend characteristics of the whole city)
Conclusion: The regional source, industry characteristics, preference for product strength, purchase methods, main concerns and demands of the target population in this case.
2.5 project planning
2.5. 1 Market survey of comparable projects
Serial number comparison factors Typical building score weight Suggested project score remarks (detailed)
1 location of the lot 100 40% 1 10 distance from the regional center; Whether the business and office buildings are frontage or backstreet;
2 supporting facilities10010%15 urban infrastructure: water supply, power supply and drainage; Social service facilities; Culture, education, medical care, culture and sports, post and telecommunications, park greening
3 planning and design10010%110 planning level and concept
4 property management 100 10% 95 is safe and tidy; Interior wall; Greening rate and maintenance status; Property management fee; Whether people and vehicles are diverted; Property manager qualification
5. Traffic situation: 100 5% 80. Number of CMB lines; Distance from the bus stop; Number of sites; Comfort of buses, minibuses and buses
6. Construction scale 1003%, total construction area 100 (under construction); Total floor area; Number of families;
7 Whether the product appearance 100 5% 105 is eye-catching; Whether it is novel; Whether it is high-grade; Sensory comfort;
8-apartment design 100 10% 105 Whether the layout of the apartment is reasonable, whether there is a darkroom and whether the utilization rate is high.
9 developer's reputation 100 2% 90 assets and qualifications, the number of properties developed, the quality and brand of properties.
10 sales method 100 5% 1 10
1 1 If the other party has no other aspects, the percentage value can consider the proportion of this item in the whole house price.
12 total 106 The weight of each line is multiplied by the score of the proposed building.
13 proposed building price = typical building price * 106 calculation.
Remarks:
1) This table mainly finds out the advantages and disadvantages of the proposed project by comparing with local typical buildings.
2) Make our pricing more objective and reasonable.
3) The weight proportion in this table can be appropriately adjusted by the company according to the actual situation.
2.5.2 SWOT analysis of the project
2.5.3 Project Positioning Scheme
① market positioning
② Target market positioning
③ Project product positioning
Main functions/building scale/main technical and economic indicators
④ Price positioning:
Average selling price of the project (RMB/㎡) Average rent (RMB/㎡× month) Remarks on the usable area (㎡)
scriptorium
Support function
stop
Residential sales
Part III: Project Development Plan
3. 1 Analysis of the characteristics and value of the project plot
3. 1. 1 Analysis of plot characteristics
3. 1.2 land value analysis
1) pricing method and calculation formula
2) Valuation process
3) Estimation of demolition cost
3. 1.3 Preliminary evaluation of land appreciation potential.
This paper makes a preliminary evaluation of the land appreciation potential from the perspectives of geographical location, surrounding land supply (price and transaction), surrounding environment and supporting facilities, market development, government planning, and urban future development strategy.
3. 1.4 land legal nature evaluation
Land ownership and use right/planned use
Evaluation of procedures for obtaining land use rights
Evaluation of land nature change (it is already commercial housing land, so it can be left blank)
Policy risk assessment: in the process of project development, due to the restriction or change of government factors such as urban planning and unexpected policies, the project development is interrupted, the construction approval process cannot be completed, and the change of land nature is frustrated, resulting in the possibility of all or part of the previous investment loss.
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.