地块开发可行性策划报告.docx

地块开发可行性策划报告.docx

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地块开发可行性策划报告

第一部分：

项目概况

一、宗地位置······················································5

二、宗地现状······················································5

三、项目周边的社区配套

1、交通状况······················································6

2、教育状况······················································6

3、医疗水平······················································6

4、大型购物中心··················································6

5、银行··························································6

6、其他··························································6

四、项目周边环境··················································6

五、市政配套

1、道路现状及规划发展············································7

2、供、排水状况··················································7

六、规划控制要点··················································7

七、土地价格······················································7

第二部分：

法律及政策性风险分析

一、土地法律性质评估

1、现状··························································8

2、规划··························································8

二、政策性风险评估················································8

三、总体评价······················································8

第三部分：

市场分析

一、2010年房地产市场的政策动向···································9

二、成都住宅市场分析

1、成都市房地产市场历年市场状况

（1）、成都市07年-10年房地产市场状况·····························10

（2）、成都市历年住宅·市场投资状况·······························11

（3）、成都市历年普通住宅投资增长情况分析·························12

（4）、成都市历年投资成份状况·····································13

（5）、成都市历年投资开发分析·····································14

2、区域住宅市场各项指标成长状况··································14

三、区域内供应产品特征

1、城西市场背景简述··············································15

2、城西区域市场特征··············································16

3、城西区域商品房住宅市场供应状况································17

4、城西区域商品房住宅市场成交状况································18

5、2010年各月份不同建筑类型商品房供求状况·······················18

6、2010年各月份不同建筑面积商品房供求状况·······················20

7、区域内表现最好个案状况········································22

8、分析：

本案在区域市场内的机会点································23

9、结论··························································24

四、目标市场定位及产品定位

1、市场定位

（1）、户型定位···················································25

（2）、项目形象定位···············································25

（3）、项目客户定位···············································25

（4）、价格定位···················································26

（5）、销售定位···················································26

2、产品建议······················································27

第四部分：

规划设计分析

一、初步规划设计思路

1、设计概念······················································28

2、主要产品类型·················································28

二、规划设计的可行性分析

1、各硬指标转化成现实产品的可能性·······························28

2、容积率变化对产品设计概念、产品类型和特征的影响···············28

3、土地本身特征对产品设计的影响和考虑···························29

4、周边自然环境和人文环境对产品设计的影响及考虑·················29

5、周边市政工程配套设施对产品设计的影响和考虑···················29

6、周边生活配套设施对产品设计的影响和考虑·······················29

7、市场分析结果对产品设计的影响和考虑···························30

第五部分：

项目开发

一、土地升值潜力初步评估·········································31

二、工程计划·····················································32

三、销售计划·····················································32

第六部分：

投资收益分析

一、成本预测

1、项目投资估算依据·············································33

2、项目投资概算·················································33

二、经济效益分析

1、项目销售收入估算·············································35

2、项目销售回款计划·············································36

3、销售利润测算·················································36

第七部分：

风险分析

一、盈利能力分析·················································37

二、项目不确定性分析

1、风险分析

（1）、风险因素识别··············································38

（2）、风险程度分析··············································38

（3）、风险的防范················································39

2、敏感性分析···················································39

3、项目盈亏平衡分析·············································40

三、社会效益和影响分析···········································40

第八部分：

可研究性结论与建议

一、拟建方案的结论性意见·········································41

二、项目主要问题的解决办法和建议·································41

三、项目风险及防范建议···········································41

第九部分：

附件

附件一：

项目开发成本估算表·······································43

附件二：

资金来源与运用表·········································44

附件三：

项目损益及利润分配表·····································45

附件四：

现金流量表···············································46

第一部分：

项目概况

一、宗地位置

“金沙云庭”该宗地位于四川省成都市金沙遗址路，金沙派出所旁。

二、宗地现状

1、四至范围：

东面是“金沙西苑”楼盘，西到蜀金璐，北达金沙遗址路，南面至清江西路。

2、此处地势平坦，与周边地势持平。

3、宗地内无水渠及较深的沟壑，无池塘及高压线等对开发有较大影响的因素。

4、该宗地位于金沙遗址路，被摸底河公园、金沙遗址公园两大公园环绕，距金沙遗址博物馆仅200米。

是内金沙高尚住区内最后的可开发的低密度风景住区。

三、项目周边的社区配套

1、交通状况

（1）、公交车状况：

公交5路金沙遗址路站下；7路、13路金阳路站下；163路金凤路站下；14、83、96、111、502路青羊大道北站下；77、19、113、62、47、81、305、69、801、809路金沙车站下。

（2）、该宗地出行主要可以依靠公交和驾车，并不需要发展商自己解决。

（3）、该宗地位于规划地铁2号线沿线，以后交通将更加便捷。

2、教育状况

在教育状况方面，则有以下多所学校：

金沙幼儿园、金沙小学、石室联合中学金沙西园分校、青羊实验中学、实验外国语学校、西南财经大学。

（金沙云庭业主子女可优先录取入读石室联合中学金沙西园分校。

）

3、医疗水平

在“金沙云庭”周围，有多家医院，包括：

成都金沙医院、成都妇女儿童医院、西区医院、中医