福达城邦房地产项目可行性研究

吉林建筑工程学院管理学院毕业论文-1-摘要房地产开发项目的投资额巨大，建设周期长，影响因素多，因而存在着很高的投资风险。随着房地产市场的逐步规范、竞争会日益激烈，房地产投资者靠侥幸获取投资成功的机会越来越少。因此在项目的决策阶段，为避免投资的盲目性，越来越多的房地产投资者把对项目进行的可行性研究作为投资决策的重要依据。但中国的房地产业己经发展了近二十年，投资前的可行性研究却发展较慢。有的开发商要么不做可行性研究就盲目投资，要么虽然想做好可行性研究，却因缺少专业人才或者信息不全、经验不足，所采用的方法和手段不够丰富等，导致所做的可行性研究误差较大。本文对福达城邦项目进行了可行性研究。在这个过程中综合运用了房地产经济学、财务管理学和项目财务评价等多学科的理论和方法，对该项目进行了可行性研究。本文以长春市一个具体的房地产项目为例，运用可行性研究的一般理论对项目的市场背景、项目区域市场状况、项目本身优劣势进行了全面的分析，提出了项目的市场定位及建设经营方案。在此基础之上，对该项目进行了市场分析和环境分析。在市场分析中，通过对该项目的宏观环境分析、日照住宅市场的供给与需求分析、周边区域竞争分析以及SWOT分析，确立了该项目的市场定位，明确了该项目的目标客户、产品形态以及价格策略并为成本和收入估算提供了详实的基础数据。在环境分析中，分析了国家的宏观经济政策和长春市的房地产现状。预测本项目经济上是否合理，财务上是否盈利，社会评价是否合适，从而判定该开发项目是否可行。由于楼盘定价是一个重要而又复杂的市场决策，需要权衡各方面的具体情况。但在实际操作中，决策者容易受市场其他信息的干扰，做出带有较浓主观色彩的决策。为了使项目价格更符合市场实际，在本可行性研究中利用了可比楼盘量化定价法和一元线性回归方程确定项目销售价格，意在对市场深入了解和对项目客观把握的基础上，制定一个合理的市场价格。除此之外，本文对可行性研究的结论进行了一定的反馈，分析造成误差的实际原因。这样做的目的是为了探求提高可研结论准确度的具体方法，从而为今后进行房地产开发项目的可行性研究提供借鉴。吉林建筑工程学院管理学院毕业论文-2-随着房地产市场的发展，可行性研究会朝着更加专业化、社会化的方向发展，因此本文具有一定的实际意义。关键词:房地产投资;市场定位;财务评价;风险分析吉林建筑工程学院管理学院毕业论文-3-AbstractRealestatedevelopmentprojectstremendousamountofinvestment,longconstructionperiod,theimpactoffactors,thusthereisahighinvestmentrisk.Withthegraduallystandardizetherealestatemarket,competitionwillincreasinglyintense,realestateinvestorsaccesstoinvestmentluckonthechancesofsuccesslessandless.Sothedecision-makingphaseoftheproject,inordertoavoidblindinvestment,moreandmorerealestateinvestorstotheproject'sfeasibilitystudyasanimportantbasisforinvestmentdecisions.However,China'srealestateindustryhasbeendevelopingfornearly20years,pre-investmentfeasibilitystudyisthedevelopmentofslow.Somedeveloperseitherdoafeasibilitystudyonblindinvestment,orwouldliketodoagoodjobalthoughthefeasibilitystudy,duetothelackofprofessionalsorincompleteinformation,lackofexperience,theapproachadoptedbytherichandnotenoughmeans,ledbythefeasibleStudyoferror.Inthispaper,ChangchunCityaspecificrealestateprojectsasanexample,thefeasibilitystudyontheuseofthegeneraltheoryofthemarketbackgroundoftheproject,theprojectregionalmarketconditions,theprojectitselfadvantagesanddisadvantagesconductedacomprehensiveanalysisoftheproposedprojectandconstructionmanagementmarketpositionProgramme.Onthisbasis,thisprojecteconomicforecastisreasonable,whetheritisfinancialprofit,thusclearthatthefeasibilityofdevelopmentprojects.Astheeventofpricingisanimportantandcomplexdecision-makingmarket,theneedtobalanceallaspectsofthespecificsituation.Butinpractice,policy-makersvulnerabletointerferencefromotherinformationmarket,withJiaonongtomakesubjectivedecisions.Inordertomakepricesmoreinlinewithmarketreality,thefeasibilitystudyontheuseofcomparablepropertiestoquantifythepricingmethodandalinear吉林建筑工程学院管理学院毕业论文-4-regressionequationsalespriceoftheproject,aimedatthemarketin-depthunderstandingandgrasptheobjectiveoftheprojectonthebasisofthedevelopmentAreasonablemarketprice.Inaddition,thepaperontheconclusionsofthefeasibilitystudyforacertainamountoffeedback,analysisoftheactualcausesoferror.Thepurposeofthiswasaviewtoidentifyingresearchcanimprovetheaccuracyoftheconclusionsofthespecificmethods,soastothefutureforrealestatedevelopmentprojectfeasibilitystudyforreferenceinquiry.Withtherealestatemarketdevelopment,feasibilitystudieswillbetowardmorespecialized,inthedirectionofsocialdevelopment,Sothishasapracticalsignificance.Keywords:Investmentinrealestate；MarketPositioning；FinancialEvaluation；Riskanalysis吉林建筑工程学院管理学院毕业论文-5-目录摘要································································ІABSTRACT···························································Ш第1章绪论······················································11.1可行性研究在国内外研究情况分析································11.1.1可行性研究在国外的研究情况分析································11.1.2可行性研究在国内的研究情况分析································31.3本文研究的主要内容································51.4本文研究的主要方法································5第2章房地产开发项目可行性研究概述································62.1房地产开发项目概述··············································62.1.1房地产含义················································62.1.2房地产开发含义················································62.2可行性研究概述················································72.2.1可行性研究的概念································72.2.2房地产项目可行性研究的阶段划分································72.2.3房地产开发项目可研的目的和作用································9第3章项目背景及项目区域市场调查分析······························63.1项目概况························································63.1.1项目地块位置及面积············································63.1.2地块形状、现状及地貌特征········································63.1.3项目的主要技术经济指标·········································63.2项目背景·························································63.2．1房地产市场的发展状况···········································63.2.2长春市房地产市场走势分析·······································73.2.2.1房地产投资状况分析············································93.2.2.2商品房供应能力分析···········································103.2.2.3商品房市场需求分析··········································113.2.2.4商品房价格走势分析·········································113.3项目区域内市场供给状况····························