长沙华盛新外滩项目定价模型(正稿)

环境18.08环境18.08配套13.16配套13.16交通8.76户型景观12.2440交通8.76户型景观12.24建筑指标7.08建筑指标7.08设备6.84设备6.84发展商实力6.6发展商实力6.6项目规模6.6项目规模6.6营销策划5.64营销策划5.64物业管理5.28物业管理5.28规划5.16规划5.16小区配套4.56小区配套4.5610060小区环境及绿化交通是否便利开发公司的声誉价格户型设计物业管理水平52%46.40%41.60%40.80%36%35.20%离市中心的远近程度社区及周遍配套保值增值的能力建筑风格28%22.40%15.20%5.60%区位因素修正个别因素修正住所离工作地点近12.80%环境16.08建筑指标12.08户型景观11.24配套11.16交通8.76设备6.84发展商实力6.6项目规模6.6营销策划5.64物业管理5.28规划5.16小区配套4.56100序号评分项目打分序号评分项目打分区位级差A比我高合理性A比我好B比我低B比我差C相当C相当自然环境A比我好山景A比我好B比我差B比我差C相当C相当生活环境A比我好水景A比我好B比我差B比我差C相当C相当商业环境A比我好都市景观A比我好B比我差B比我差C相当C相当升值潜力A比我大开阔性A比我好B比我小B比我差C相当C相当通达程度A比我好电梯A比我好B比我差B比我差C都相当C相当道路状况A比我好智能化A比我好B比我差B比我差C相当C相当交通秩序A比我好车位配比A比我好B比我差B比我差C相当C相当文化设施A比我好活动场所A比我多B比我差B比我少C相当C相当商场A比我多会所设施A比我好B比我少B比我差C相当C相当学校A比我多设施档次A比我好B比我少B比我差C相当C相当邮局/银行A比我多实用率A比我高B比我少B比我低C相当C相当菜场A比我多施工单位品牌A比我好B比我少B比我差C相当C相当餐饮A比我多装修标准A比我好B比我少B比我差C相当C相当发展商实力A比我强工程进度A比我快B比我弱B比我慢C相当C相当项目规模A比我大管理公司品牌A比我好B比我小B比我差C相当C相当小区规划A比我好收费标准A比我高B比我差B比我低C相当C相当外观设计A比我好物管服务A比我好B比我差B比我差C相当C相当绿化/景观A比我好代理商品牌A比我好B比我差B比我差C相当C相当覆盖率/容积率A比我大地盘包装A比我好B比我小B比我差C相当C相当38395评分说明：将参考楼盘与景秀江山共分为5个档次，打分时参考景秀江山和参考楼盘的实际情况，设景秀江山基分为100，在此基础上，如果认为参考楼盘各评分项目要比景秀江山高（或者低）1（或者2）个档次，则在相应项目的评分上加或减10分（20分），即上下限为20分，10分为一个档次；如果认为各参考楼盘的评分项目与景秀江山相当，则基分100不变。-12223评分统计12321评分参考户型景观2425729826272830910-1设备353637331312-1-1环境交通周边配套评分参考1411645规划小区配套建筑指标物业管理营销策划191817203431321615-140沁园春银府花园江岸锦城华盛家园锦绣华天创远景园刘洪伟黄杨0.90.80.750.60.50.7罗旭晏平0.90.90.80.80.50.7杨率0.950.90.90.60.60.8何应强0.70.850.850.50.50.65唐小元10.950.80.850.80.850.70.80.750.50.50.6510.950.90.850.80.850.9166666670.8833333330.8166666670.666666670.5333333330.7333333330.9166666670.8833333330.8166666670.666666670.5333333330.733333333沁园春银府花园江岸锦城华盛家园锦绣华天创远景园刘洪伟黄杨评分标准：1.完全具有可比性：0.9~1.0；2.基本具有可比性：0.6~0.8；3.没有可比性：0.1~0.5；4.评分精确到0.05评分人去掉一个最低分可比性评分表可比楼盘可比性系数去掉一个最高分最后平均得分可比性评分：是指对出售的现楼、准现楼或者楼花的地段、价格、功能、用途、档次相近程度等的定量描述可比性评分表可比楼盘评分人罗旭晏平杨率何应强唐小元去掉一个最高分最后平均得分可比性系数评分人去掉一个最低分总项目权重（%）权重修正（%）评分加权得分评分加权得分评分加权得分评分加权得分评分加权得分评分加权得分区位级差12.95.161005.161005.161105.6761005.161306.7081105.676自然环境4.81.92801.536801.536801.536801.536701.3441001.92生活环境9.23.681003.681104.0481204.4161104.0481204.4161104.048商业环境6.82.721002.721102.9921203.2641002.721203.2641002.72升值潜力11.54.6904.14904.141004.6904.141105.061004.6通达程度10.24.081004.081004.081204.896903.6721004.081004.08道路状况7.32.921103.2121002.921103.2121103.2121103.2121002.92交通秩序4.41.761101.9361001.761101.936901.5841001.761001.76文化设施2.91.161001.161101.2761201.3921001.161101.2761101.276商场7.73.08902.7721103.3881203.6961103.3881103.3881103.388学校7.73.081003.081103.3881103.388902.7721003.081103.388邮局/银行41.61001.61101.761101.761001.61201.921001.6菜场4.21.681001.681101.8481101.8481001.681001.681001.68餐饮6.42.561002.561102.8161203.0721203.0721102.8161102.81610040138039.316145041.112156044.692139039.744151044.004146041.872116.61006.6905.941006.61207.921107.261107.26116.6905.941006.6905.941006.6905.941006.6小区规划21.21001.21001.21001.2901.08800.961001.2外观设计21.21001.21001.21001.21001.21001.21001.2绿化/景观21.2901.08800.96800.96901.08901.081001.2覆盖率/容积率2.61.56901.4041001.56901.4041001.56901.4041001.56合理性9.45.641106.204905.076905.0761005.64905.0761005.64山景2.751.65701.155801.32801.32801.32701.155701.155水景2.751.651302.145901.4851201.98901.485901.4851101.815都市景观2.751.651101.8151101.8151201.981001.651201.981101.815开阔性2.751.651101.815901.485901.4851001.65801.321001.65电梯4.22.521002.521002.521002.521002.521002.521002.52智能化7.24.321004.321004.32903.8881004.321004.321004.32车位配比1.40.84900.7561000.84900.756900.7561100.9241000.84活动场所1.30.781000.781100.858900.7021000.78900.7021000.78会所设施3.11.861001.861001.86801.4881102.046901.6741001.86设施档次1.81.081001.081001.08900.9721001.08900.9721001.08实用率2.81.681001.681001.681001.681001.681001.681001.68施工单位品牌3.52.1901.89901.89901.891002.11002.1901.89装修标准21.21001.21001.21001.21001.21001.21001.2工程进度3.52.11503.151302.731002.11503.151302.731202.52管理公司品牌2.61.561001.56901.4041001.56901.4041001.561001.56收费标准3.62.161002.161102.3761002.161002.161002.161002.16物管服务2.61.561001.56901.404901.4041001.561001.561001.56代理商品牌2.81.68801.344901.512901.5121001.681001.681001.68地盘包装6.63.961305.1481003.961003.961204.7521104.3561104.35610060264061.566254058.275247056.937263062.373253058.998262061.1012001004020100.882399099.3874030101.6294020102.1174040103.0024080102.9730.991257111.0061680.983970.979270.970850.9711281修正系数和5.90264827002200265024502680300023760.700.850.850.500.500.65189018702252.51225134019501873.4761881.532216.391199.61300.951893.72376修正均价合计10365.65加权平均17562212总计个别因素修正发展商实力项目规模规划小区配套建筑指标物业管理户型景观合计设备项目及分值分项目区位因素修正环境交通配套合计可比性系数2002商品房均价江岸锦城华盛家园锦绣华天创远景园可比性价格一期住宅销售均价：可控成本×（1＋目标收益）×70%+市场基准价×30%营销策划景秀江山一期销售价格计算表市场基准价沁园春银府花园修正均价修正系数可比楼盘实际销售均价2栋3栋4栋5栋一期总均价2212221222122212系数和每栋调整系数-0.042-0.0580.0480.0520每栋均价211920842318232721022103220422052206系数-0.005-0.015000.0150.005垂直价差调整调整后每层价格系数和0楼层系数2栋垂直价差3栋垂直价差4栋垂直价差5栋垂直价差2栋3栋4栋5栋1楼-0.015-32-31-35-35架空2053架空架空1楼2楼-0.02-42-42-46-4720772042227222812楼2067204620772077210820873楼-0.02-42-42-46-4720772042227222813楼2067204620772077210820874楼-0.01-21-21-23-2320982063229523044楼2088206720982098213021095楼-0.01-21-21-23-232098