Land price accounting of commercial part in land auction

Green rate Floor area ratio Building density Building height Net land area Land area (mu) Starting price (10,000 yuan/mu) 90 square meters Requirements Remarks

No less than 25% of residential buildings, no more than 4.0, no more than 30%, no more than 20% of residential buildings, no more than 2 17m (absolute elevation 7 15m), 70.093480, 70% of urban mixed residential land (no more than 50% of compatible public facilities, excluding apartment office \ office).

(2) Assumption of the building nature of the plot.

According to the present situation and trend of real estate development around the plot, the budgetary estimate indicators of the plot are as follows:

Floor area ratio: 8 or so, and 4 for residential buildings.

Building area above ground: 373,829 square meters, including residential area 1869 15 square meters, commercial area 1865 14 square meters, and property management room of 400 square meters.

Parking space: according to the technical management regulations of Chengdu, the residential parking space is 0.7/100㎡, and the commercial parking space is 0.5/100 ㎡; 80% of motor vehicle parking spaces are set as underground parking spaces, with an average parking space of 35m2/parking space.

Total parking spaces =(0.7 parking spaces/100m2 *186915m2+0.5 parking spaces/100m2 *14m2) * 0.8 =/.

Basement area = 1793 * 35 m2/ set = 62755m2.

Total construction area: 436,584 square meters

Property form and building density: According to the planning conditions, the buildable property is a high-rise or super-high-rise elevator apartment.

(3), cost accounting

Project development expenses: prophase engineering expenses, construction and installation engineering expenses, capital construction expenses, management expenses, sales expenses, financial expenses, business taxes and surcharges, unforeseen expenses, other special expenses, land expenses, land transfer tax, etc. Among them, the cost of Jian 'an project will be different according to the different building structures and types, and its cost will be different; As the land has not been auctioned, the land cost and land transfer tax will be calculated at different prices.

Through simple calculation, we can get:

The preliminary project cost, infrastructure cost, management fee and other special expenses totaled about 74,920,200 yuan.

The project cost is about 779,365,438 yuan +0.05 million yuan.

Management fee, sales fee, supporting facilities fee and project management fee are about 97,366,600 yuan.

Land cost, financial expenses and unforeseen expenses

Project 10,000 yuan/mu13201360140014401480.

Land cost is 95840.5 98742.35101644.2104546.05107447.9.

The financial expenses are RMB 3663.05371.093779.13 3837.3838+063895.2.

Unforeseen expenses are 538.39 539.55 540.438+0.54438+0.87 5433.03 yuan.

Total RMB10041.94103002.99105964.04108925.0811.

(4) Calculation of output value

According to the location of the plot, the current situation of the regional real estate market and the future development trend, it is estimated that the average selling price of residential apartments is 6,300 yuan/m2, commercial or business apartments are 6,800 yuan/m2, and 20% of the underground garage is included in the sales.

Property Type Sales Area (㎡) Average Price (RMB/㎡) Sales Amount (RMB 10,000)

Residential186915 6800117756

Business186514 8500126829

359 parking spaces, 80,000 yuan/2,872.

Total 244585

According to the above calculation, after the sale of the above-mentioned real estate, the total income of the project is 2,445.85 million yuan.

(5), land investment analysis

Land price (ten thousand yuan/mu)13201360140014401480.

The total development cost (ten thousand yuan) is 210610.59213575438+0.6326538+06.5089.00000000005

The profit before income tax of project development is 23782.7721710.0419637.317568+054438+0.83.

Profit rate before income tax12.18%10.96% 9.76% 8.61%7.48%.

Break-even point 87.82% 89.04% 90.24% 91.39% 92.52%

According to the above calculation, when the property is completely sold and the local price is lower than 654.38+032 million yuan/mu, the pre-tax profit rate of the project is above 654.38+02%, and the break-even point of the property is 87.82%. When the local price exceeds 6.5438+0.444 million yuan/mu, the pre-tax profit rate of the project is below 8%, and the break-even point of the property is 965.438+0.39%.

summary

According to our judgment on the real estate market in Chengdu, the analysis of the real estate market in Sichuan Normal University and the construction conditions of the plot, the transaction price of the plot is about140,000 yuan/mu.

The land of this plot is about 70 mu, belonging to a medium-sized plot. According to our preliminary calculation, the total transaction amount of this plot is about 950 million-1 billion yuan, which requires the financial strength of the developer, so this plot is more suitable for large developers with sufficient funds.

With the further transformation and demolition of this area, this area will become one of the most livable areas in the east of the city in the future. With the intervention of Vanke, Xinhe, Sun Hung Kai and other big-name developers, the regional real estate development will be greatly enhanced, and the property appreciation potential is huge; At the same time, transportation facilities such as Metro Line 2, Shahebao Railway Station, East Street Extension Line, and related urban facilities will greatly enhance the accessibility, convenience and comfort of regional life and work; The plot will be of great concern to the developers.