1、S5S5地地块块户户型型面面积积汇汇总总编号 户型结构 单户型面积总面积腿数单腿面积12房8810560426402小3房102165245330533房12049920133840S5地块经济指标表4大3房13548060114369项目名称54房1503810084763总净用地面积65房1752310045775本次设计总建筑面积小小计计1862641862644545计容建筑面积S5S5地地块块推推售售安安排排序号批次年份推售户型腿数推售面积普标非普标1第一批201988410560105600不计容面积210226610661003120415360153600413528738872、380容积率51502952509525建筑密度61750000住宅总户数小计1450793412684126895259525住宅总人口7第二批2020880000建筑总占地面积81023991499140绿地率9120519200192000车位数10135521845218450111502952509525121750000地上可售面积小计156048550960509609525952513第三批2021880000141020000地上不可售15120415360153600售建比（地上可售面/总建筑面积)16135417476174760商住比1715041905001905013、8175423100023100小计167498632836328364215042150合合计计45451862641862641250641250646120061200第三批2021数量单位备注63747241324191314高层住宅面积186264住宅占比98%商业建筑面积2200商业占比1%幼儿园1800配套占比1%物业管理用房105050010地下车库面积50010其中人防面积70643指标要求3.013%1440户4608人816642%1487地面车位数149辆地下车位数1339辆188464住宅186264商业2200S5地块经济指标表项目名称总净用地面积本次设计总建筑面积4、计容建筑面积不计容面积容积率建筑密度住宅总户数住宅总人口建筑总占地面积绿地率车位数地上可售面积28500.780.01地上不可售售建比（地上可售面/总建筑面积)商住比序号名称单位数据1占地面积18,278.002建筑面积163,659.002.1计容积率建筑面积129,774.002.1.1计容面积129,124.00商业9,524.00普通标准住宅62,000.00商务公寓57,600.00配建面积-2.1.2公共配套650.002.2不计容积率建筑面积(地下室建筑面积)33,885.003其他指标容积率7.10地块总停车位个9244起拍地价总地价（万元)5可销售物业面积129,124.005、商业67,124.00住宅62,000.00序号项目计容单方成本（元/）建筑单方成本（元/）76007700总投资总投资1土地成本7,9486,271102,623103,9731.1地价7,638.266,026.4598,62899,9261.2契税305.53241.063,9453,9971.3地下土地契税-1.4土地印花税3.823.0149501.5其他-2开发成本6,5905,20085,09785,0972.1前期工程费359.98284.024,6484,648 可行研究+策划咨询费3.362.654343 管线迁移费6.314.988282 勘察丈量费4.373.455656、6 规划设计费76.2360.14984984 报批报建增容费257.70203.323,3283,328 三通一平费121,704.235.288686 临时设施5.324.206969 招标代理管理费+服务费-2.2建筑工程费6,146.004,849.0879,36079,360 主体建筑工程费4,357.603,438.0756,26756,267 主体安装工程费880.46694.6711,36911,369 室外管网工程费15.4912.22200200 室外环境工程费104.6582.571,3511,351 配套设施工程费787.80621.5610,17210,1722.3开7、发间接费45.6235.99589589 工程管理费-.00-.00-主体工程监理费20.2816.00262262 专项检测费16.7013.17216216 工程保险费-.00-.00-专项维修资金-.00-.00-物业开办费-.00-.00-造价咨询费8.646.821121122.4不可预见费38.7230.555005003期间费用-.00-.00-12,1593.1管理费-.00-.004,0003.2营销费-.00-.007,7983.3财务费-.00-.00361合计14,46511,470187,720201,229项目指标6,865.12单位：总建筑面积163,659.008、总计容面积129,774.000.65573165778007900800081008200总投资总投资总投资总投资总投资105,323106,674108,024109,374110,724101,224102,521103,819105,117106,4154,0494,1014,1534,2054,257515152535385,09785,09785,09785,09785,0974,6484,6484,6484,6484,6484343434343828282828256565656569849849849849843,3283,3283,3283,3283,3288686868689、66969696969-79,36079,36079,36079,36079,36056,26756,26756,26756,26756,26711,36911,36911,36911,36911,3692002002002002001,3511,3511,3511,3511,35110,17210,17210,17210,17210,172589589589589589-262262262262262216216216216216-11211211211211250050050050050012,15912,15912,15912,15912,1594,0004,0004,0004,000410、,0007,7987,7987,7987,7987,798361361361361361202,579203,930205,280206,630207,98083008400总投资总投资112,075113,425107,712109,0104,3084,360545585,09785,0974,6484,6484343828256569849843,3283,32886866969-79,36079,36056,26756,26711,36911,3692002001,3511,35110,17210,172589589-262262216216-11211250050012,15912,111、594,0004,0007,7987,798361361209,331210,681备注地价3%地价0.05%参考二三期参考二三期方案20，施工图22，其他8城市配套240+水保1.5+其他参考二三期参考二三期参考二三期基础350+主体1350+门窗幕墙260+公共区装修105+营销、样板50室内水电(含自来水统建)180+消防80+燃气15+电梯75+智能化35+供配电145+泛光及其他设备40室外雨污水400元/m2地下室、人防、学校、物业、泳池等配套参市场行情参考二三期参市场行情建安工程费3%滚动开发，管理费用按1000万元计算预留500万利息余量￥166,458.32￥21,261.212、8序号物业类型合计2017年2018年2019年上半年下半年上半年下半年上半年下半年1销售收入（万元）311,909-60,41560,415 销售面积（）188,172-38,40738,407 销售均价（元/）16,576-15,73015,730 销售比例100%20%20%1.1商业销售收入（万元）7,260-销售面积（）3,300-销售均价（元/）22,000 销售比例100%1.2普通住宅销售收入（万元）199,356-38,73638,736 销售面积（）126,447-24,56924,569 销售均价（元/）15,766-15,76615,766 销售比例100%19%19%13、1.3非普通住宅销售收入（万元）91,943-21,67921,679 销售面积（）58,425-13,83813,838 销售均价（元/）15,667-15,66715,667 销售比例100%24%24%1.4车位销售收入（万元)13,350-销售个数1,339-销售均价（元/个）销售比例100%1.5自持物业租赁收入（万元）-1.6车位租赁收入（万元）-3营销费（万元）7,798-1,5101,5104增值税预征(万元）9,442-1,8291,8297土地增值税预征收（万元）5,823-1,0701,0708销售净收入（万元）296,644-57,51657,5162020年2021年14、上半年下半年上半年上半年54,10154,10141,43941,43933,45933,45922,22022,22016,16916,16918,64918,64918%18%12%12%3,6303,630-1,6501,65022,00022,00050%50%36,99636,99623,94723,94723,46623,46615,18915,18915,53515,53515,82715,82719%19%12%12%15,60615,6068,6878,6879,9949,9945,3815,38115,61515,61516,14316,14317%17%9%9%1,50015、1,5005,1755,175150150518518100,000100,000100,000100,00011%11%39%39%1,3531,3531,0361,0361,6381,6381,2541,25499199185085051,47251,47239,33439,3347600序号项目合计2017年2018年2019年2020年2021年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年1土土地地成成本本102,623-102,623-1.1成交价98,62898,6281.2契税3,9943,9942开开发发成成本本85,097-4656,2083,8038,15416、13,70910,53510,48014,2852.1前期工程费4,6484653,7194652.2建筑工程费79,3602,3813,1747,93613,49110,31710,31714,2852.3不可预见费5005075100100100752.4开发间接费5895988118118118883期期间间费费用用-1,5101,5101,3531,3531,0361,0363.1管理费-3.2营销费-1,5101,5101,3531,3531,0361,0364投资合计178,058-103,0886,2085,3139,66415,06111,88711,51615,321备注：财17、务费用按实际发生额计算，在计算利润时扣除。77002022年序号项目合计2017年2018年2019年2020年上半年下半年上半年下半年上半年下半年上半年下半年上半年1土土地地成成本本103,923-103,923-1.1成交价99,92699,9261.2契税3,9973,99717,459-2开开发发成成本本85,097-4656,2083,8038,15413,7092.1前期工程费4,648-4653,719465-17,4592.2建筑工程费79,360-2,3813,1747,93613,4912.3不可预见费500-50751001002.4开发间接费589-598811811818、3期期间间费费用用7,798-1,5101,5101,3533.1管理费-3.2营销费7,798-1,5101,5101,3534投资合计179,359-103,9234656,2085,3139,66415,061备注：财务费用按实际发生额计算，在计算利润时扣除。78002021年2022年序号项目合计2017年2018年下半年上半年下半年上半年下半年上半年下半年上半年下半年-1土土地地成成本本105,273-105,273-1.1成交价101,224101,2241.2契税4,0494,04910,53510,48014,28517,459-2开开发发成成本本85,097-4656,20819、-2.1前期工程费4,648-4653,71910,31710,31714,28517,459-2.2建筑工程费79,360-2,38110075-2.3不可预见费500-5011888-2.4开发间接费589-591,3531,0361,0363期期间间费费用用7,798-3.1管理费-1,3531,0361,036-3.2营销费7,798-11,88711,51615,3214投资合计180,708-105,2734656,208备注：财务费用按实际发生额计算，在计算利润时扣除。2020年79002019年2020年2021年2022年序号项目合计2017年上半年下半年上半年下半年上半年下20、半年上半年下半年上半年-1土土地地成成本本106,622-1.1成交价102,5211.2契税4,1013,8038,15413,70910,53510,48014,28517,459-2开开发发成成本本85,097-465-2.1前期工程费4,648-3,1747,93613,49110,31710,31714,28517,459-2.2建筑工程费79,360-7510010010075-2.3不可预见费500-8811811811888-2.4开发间接费589-1,5101,5101,3531,3531,0361,0363期期间间费费用用7,798-3.1管理费-1,5101,5101,321、531,3531,0361,036-3.2营销费7,798-5,3139,66415,06111,88711,51615,3214投资合计182,058-备注：财务费用按实际发生额计算，在计算利润时扣除。80002018年2019年2020年2021年2022年序号项目下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年106,622-1土土地地成成本本102,5211.1成交价4,1011.2契税-4656,2083,8038,15413,70910,53510,48014,28517,459-2开开发发成成本本-4653,719465-2.1前期工程费-2,3813,174722、,93613,49110,31710,31714,28517,459-2.2建筑工程费-507510010010075-2.3不可预见费-598811811811888-2.4开发间接费-1,5101,5101,3531,3531,0361,0363期期间间费费用用-3.1管理费-1,5101,5101,3531,3531,0361,036-3.2营销费106,6224656,2085,3139,66415,06111,88711,51615,3214投资合计备注：财务费用按实际发生额计算，在计算利润时扣除。2017年备注：财务费用按实际发生额计算，在计算利润时扣除。合计2017年2018年223、019年2020年2021年2022年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年107,972-107,972-103,819103,8194,1534,15385,097-4656,2083,8038,15413,70910,53510,48014,28517,459-4,648-4653,719465-79,360-2,3813,1747,93613,49110,31710,31714,28517,459-500-507510010010075-589-598811811811888-7,798-1,5101,5101,3531,3531,0361,036-724、,798-1,5101,5101,3531,3531,0361,036-183,407-107,9724656,2085,3139,66415,06111,88711,51615,321备注：财务费用按实际发生额计算，在计算利润时扣除。8100序号项目合计2017年2018年2019年2020年2021年上半年下半年上半年下半年上半年下半年上半年下半年上半年1土土地地成成本本109,322-109,322-1.1成交价105,117105,1171.2契税4,2054,2052开开发发成成本本85,097-4656,2083,8038,15413,70910,53510,4802.1前期工程费25、4,648-4653,719465-2.2建筑工程费79,360-2,3813,1747,93613,49110,31710,3172.3不可预见费500-5075100100100752.4开发间接费589-5988118118118883期期间间费费用用7,798-1,5101,5101,3531,3531,0363.1管理费-3.2营销费7,798-1,5101,5101,3531,3531,0364投资合计184,757-109,3224656,2085,3139,66415,06111,88711,516备注：财务费用按实际发生额计算，在计算利润时扣除。82002022年序号项目合计26、2017年2018年2019年下半年上半年下半年上半年下半年上半年下半年上半年下半年-1土土地地成成本本110,671-110,671-1.1成交价106,415106,4151.2契税4,2574,25714,28517,459-2开开发发成成本本85,097-4656,2083,8038,154-2.1前期工程费4,648-4653,719465-14,28517,459-2.2建筑工程费79,360-2,3813,1747,936-2.3不可预见费500-5075100-2.4开发间接费589-59881181,0363期期间间费费用用7,798-1,5101,510-3.1管理费-1,27、036-3.2营销费7,798-1,5101,51015,3214投资合计186,107-110,6714656,2085,3139,664备注：财务费用按实际发生额计算，在计算利润时扣除。2021年83002020年2021年2022年序号项目合计2017年2018年上半年下半年上半年下半年上半年下半年上半年下半年上半年-1土土地地成成本本112,021-112,021-1.1成交价107,712107,7121.2契税4,3084,30813,70910,53510,48014,28517,459-2开开发发成成本本85,097-465-2.1前期工程费4,648-46513,49110,28、31710,31714,28517,459-2.2建筑工程费79,360-10010075-2.3不可预见费500-11811888-2.4开发间接费589-1,3531,3531,0361,0363期期间间费费用用7,798-3.1管理费-1,3531,3531,0361,036-3.2营销费7,798-15,06111,88711,51615,3214投资合计187,456-112,021465备注：财务费用按实际发生额计算，在计算利润时扣除。84002019年2020年2021年2022年序号项目合计2017年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年-1土土地地成成本29、本113,371-1.1成交价109,0101.2契税4,3606,2083,8038,15413,70910,53510,48014,28517,459-2开开发发成成本本85,097-3,719465-2.1前期工程费4,648-2,3813,1747,93613,49110,31710,31714,28517,459-2.2建筑工程费79,360-507510010010075-2.3不可预见费500-598811811811888-2.4开发间接费589-1,5101,5101,3531,3531,0361,0363期期间间费费用用7,798-3.1管理费-1,5101,5101,3530、31,3531,0361,036-3.2营销费7,798-6,2085,3139,66415,06111,88711,51615,3214投资合计188,806-备注：财务费用按实际发生额计算，在计算利润时扣除。2018年2018年2019年2020年2021年2022年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年113,371-109,0104,360-4656,2083,8038,15413,70910,53510,48014,28517,459-4653,719465-2,3813,1747,93613,49110,31710,31714,28517,459-50731、510010010075-598811811811888-1,5101,5101,3531,3531,0361,036-1,5101,5101,3531,3531,0361,036-113,3714656,2085,3139,66415,06111,88711,51615,3212017年备注：财务费用按实际发生额计算，在计算利润时扣除。7600序号资金成本按1-3年基准利率4.75%。上浮10%等于5.225%合计金额（万元）2017年2018年2019年2020年2021年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年1年初借款109,296-103,0886,208-2当期32、应计利息 2.58%10,702-2,6592,8882,9621,692501-3期末还本付息119,998-52,20347,85119,944-5期末本息合计305,632-105,746114,84265,60219,442-资金筹措计划序号资金明细合计金额（万元）2017年2018年2019年2020年2021年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年1投资计划178,058-103,0886,2085,3139,66415,06111,88711,51615,3212资金筹措计划280,681-102,623103,0886,2085,3139,66415,0633、111,88711,51615,3213自有资金102,623-102,623-4借款109,296-103,0886,208-5销售利用68,762-5,3139,66415,06111,88711,51615,32177002022年序号资金成本按1-3年基准利率4.75%。上浮10%等于5.225%合计金额（万元）2017年2018年2019年2020年上半年下半年上半年下半年上半年下半年上半年下半年上半年-1年初借款6,673-4656,208-2当期应计利息 2.58%361-12172177-3期末还本付息7,034-7,034-5期末本息合计7,334-4776,858-资金筹措34、计划2022年序号资金明细合计金额（万元）2017年2018年2019年2020年上半年下半年上半年下半年上半年下半年上半年下半年上半年-1投资计划179,359-103,9234656,2085,3139,66415,061-2资金筹措计划179,409-103,9734656,2085,3139,66415,061-3自有资金103,973-103,973-4借款6,673-4656,208-5销售利用68,762-5,3139,66415,06178002021年2022年序号资金成本按1-3年基准利率4.75%。上浮10%等于5.225%合计金额（万元）2017年2018年下半年上半年35、下半年上半年下半年上半年下半年上半年下半年-1年初借款6,673-4656,208-2当期应计利息 2.58%361-12172-3期末还本付息7,034-5期末本息合计7,334-4776,858资金筹措计划2021年2022年序号资金明细合计金额（万元）2017年2018年下半年上半年下半年上半年下半年上半年下半年上半年下半年11,88711,51615,321-1投资计划180,708-105,2734656,20811,88711,51615,321-2资金筹措计划180,759-105,3234656,208-3自有资金105,323-105,323-4借款6,673-4656,2036、811,88711,51615,321-5销售利用68,762-2020年2020年79002019年2020年2021年2022年序号资金成本按1-3年基准利率4.75%。上浮10%等于5.225%合计金额（万元）2017年上半年下半年上半年下半年上半年下半年上半年下半年上半年-1年初借款6,673-177-2当期应计利息 2.58%361-7,034-3期末还本付息7,034-5期末本息合计7,334-资金筹措计划2019年2020年2021年2022年序号资金明细合计金额（万元）2017年上半年下半年上半年下半年上半年下半年上半年下半年上半年5,3139,66415,06111,887137、1,51615,321-1投资计划182,058-5,3139,66415,06111,88711,51615,321-2资金筹措计划182,109-3自有资金106,674-4借款6,673-5,3139,66415,06111,88711,51615,321-5销售利用68,762-2018年2019年2020年2021年2022年序号资金成本按1-3年基准利率4.75%。上浮10%等于5.225%下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年-4656,208-1年初借款-12172177-2当期应计利息-7,034-3期末还本付息-4776,858-5期末本息合计资38、金筹措计划2018年2019年2020年2021年2022年序号资金明细下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年106,6224656,2085,3139,66415,06111,88711,51615,321-1投资计划106,6744656,2085,3139,66415,06111,88711,51615,321-2资金筹措计划106,674-3自有资金-4656,208-4借款-5,3139,66415,06111,88711,51615,321-5销售利用2017年资金筹措计划2017年8000合计金额（万元）2017年2018年2019年2020年202139、年2022年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年6,673-4656,208-2.58%361-12172177-7,034-7,034-7,334-4776,858-合计金额（万元）2017年2018年2019年2020年2021年2022年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年183,407-107,9724656,2085,3139,66415,06111,88711,51615,321-183,459-108,0244656,2085,3139,66415,06111,88711,51615,321-108,024-40、108,024-6,673-4656,208-68,762-5,3139,66415,06111,88711,51615,321-资金成本按1-3年基准利率4.75%。上浮10%等于5.225%年初借款期末还本付息期末本息合计资金筹措计划资金明细投资计划资金筹措计划自有资金借款销售利用8100序号资金成本按1-3年基准利率4.75%。上浮10%等于5.225%合计金额（万元）2017年2018年2019年2020年2021年上半年下半年上半年下半年上半年下半年上半年下半年上半年1年初借款6,673-4656,208-2当期应计利息 2.58%361-12172177-3期末还本付息7,034-41、7,034-5期末本息合计7,334-4776,858-资金筹措计划序号资金明细合计金额（万元）2017年2018年2019年2020年2021年上半年下半年上半年下半年上半年下半年上半年下半年上半年1投资计划184,757-109,3224656,2085,3139,66415,06111,88711,5162资金筹措计划184,810-109,3744656,2085,3139,66415,06111,88711,5163自有资金109,374-109,374-4借款6,673-4656,208-5销售利用68,762-5,3139,66415,06111,88711,516820020242、2年序号资金成本按1-3年基准利率4.75%。上浮10%等于5.225%合计金额（万元）2017年2018年2019年下半年上半年下半年上半年下半年上半年下半年上半年下半年-1年初借款6,673-4656,208-2当期应计利息 2.58%361-12172177-3期末还本付息7,034-7,034-5期末本息合计7,334-4776,858-资金筹措计划2022年序号资金明细合计金额（万元）2017年2018年2019年下半年上半年下半年上半年下半年上半年下半年上半年下半年15,321-1投资计划186,107-110,6714656,2085,3139,66415,321-2资金筹措计划43、186,160-110,7244656,2085,3139,664-3自有资金110,724-110,724-4借款6,673-4656,208-15,321-5销售利用68,762-5,3139,6642021年2021年83002020年2021年2022年序号资金成本按1-3年基准利率4.75%。上浮10%等于5.225%合计金额（万元）2017年2018年上半年下半年上半年下半年上半年下半年上半年下半年上半年-1年初借款6,673-465-2当期应计利息 2.58%361-12-3期末还本付息7,034-5期末本息合计7,334-477资金筹措计划2020年2021年2022年序号资金44、明细合计金额（万元）2017年2018年上半年下半年上半年下半年上半年下半年上半年下半年上半年15,06111,88711,51615,321-1投资计划187,456-112,02146515,06111,88711,51615,321-2资金筹措计划187,510-112,075465-3自有资金112,075-112,075-4借款6,673-46515,06111,88711,51615,321-5销售利用68,762-84002019年2020年2021年2022年序号资金成本按1-3年基准利率4.75%。上浮10%等于5.225%合计金额（万元）下半年上半年下半年上半年下半年上半年45、下半年上半年下半年6,208-1年初借款6,673172177-2当期应计利息 2.58%361-7,034-3期末还本付息7,0346,858-5期末本息合计7,334资金筹措计划2019年2020年2021年2022年序号资金明细合计金额（万元）下半年上半年下半年上半年下半年上半年下半年上半年下半年6,2085,3139,66415,06111,88711,51615,321-1投资计划188,8066,2085,3139,66415,06111,88711,51615,321-2资金筹措计划188,861-3自有资金113,4256,208-4借款6,673-5,3139,66415,046、6111,88711,51615,321-5销售利用68,7622018年资金筹措计划2018年2017年2018年2019年2020年2021年2022年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年-4656,208-12172177-7,034-4776,858-2017年2018年2019年2020年2021年2022年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年-113,3714656,2085,3139,66415,06111,88711,51615,321-113,4254656,2085,3139,66415,06111,847、8711,51615,321-113,425-4656,208-5,3139,66415,06111,88711,51615,321-资金筹措计划序号项目税率合计2017年2018年2019年2020年2021年2022年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年1.1销售收入（含税）311,909-60,41560,41554,10154,10141,43941,439-1.2当期允许扣除的土地金额98,628-20,13020,13017,53717,53711,64611,646-1.3扣除土地成本后销售收入（不含税）11%192,145-36,29236,29248、32,94132,94126,84026,840-1销项税11%21,136-3,9923,9923,6233,6232,9522,952-2.1开发成本11%76,469-4395,7123,3877,26712,2729,4129,38312,86915,729前期工程费（不含税）4,385-4393,508439-建筑工程费（不含税）71,495-2,1452,8607,15012,1549,2949,29412,86915,729开发间接费589-598811811811888-2.2期间费用7,798-1,5101,5101,3531,3531,0361,036-管理费用-营销费用749、,798-1,5101,5101,3531,3531,0361,036-2.3合计（抵扣税额）8,631-264504378841,4251,1111,0901,4781,7302进项税11%8,6314764378841,4251,1111,0901,4781,7303增值税12,505-10,8981,8631,475-1,730下半年-2022年7600 土地增值税测算表地价敏感性分析序号项目税率、计算百分比普标非普标其它1收入总额11%179,60082,83118,5682扣除项目总额105,27497,80331,8942.1土地成本49,27545,7787,5692.2开发费用50、32,56730,25614,1462.2.1前期工程费用6%1,8551,7248062.2.2建筑工程费用11%30,25128,10413,1402.2.3开发间接费2492321082.2.4不可预见费212197922.3期间费用10%7,5997,0603,3012.4增值税附加税金12%6355902762.5加计扣除20%15,19814,1196,6013增值额74,326-14,972-13,3263.1增值率71%-15%-42%3.2适用税率40%30%30%3.3速算扣除率5%0%0%4土地增值税24,467-增值率四级累进税率级次增值率税率速算扣除率120%(含)以51、下0%0%250%（含）以下30%0%350%-100%40%5%4100%-200%50%15%5200%（含）以上60%35%行行次次类型面面积积土土地地单单方方成成本本 其其他他单单方方成成本本 可可售售单单方方成成本本1 1普标住宅62,0007,9485,80713,7552非普标住宅57,6007,9485,80713,7553 3商业9,5247,9485,80713,7554车位17,4075,8075,8075 5146,5317700 土地增值税测算表合计金额（万元）计算公式序号项目税率、计算百分比普标非普标280,9991收入总额11%179,60082,831234,952、702扣除项目总额106,09298,563102,6232.1土地成本49,92446,38176,9692.2开发费用32,56730,2564,3852.2.1前期工程费用6%1,8551,72471,4952.2.2建筑工程费用11%30,25128,1045892.2.3开发间接费2492325002.2.4不可预见费21219717,959(2.1+2.2)*10%2.3期间费用10%7,6567,1131,5012.4增值税附加税金12%63458935,918(2.1+2.2)*20%2.5加计扣除20%15,31214,22546,0291-23增值额73,508-15,7353、2323.1增值率69%-16%3.2适用税率40%30%3.3速算扣除率5%0%24,4674土地增值税24,099-增值率四级累进税率级次增值率税率速算扣除率120%(含)以下0%0%250%（含）以下30%0%350%-100%40%5%4100%-200%50%15%5200%（含）以上60%35%行行次次类型面面积积土土地地单单方方成成本本 其其他他单单方方成成本本1 1普标住宅62,0008,052-2非普标住宅57,6008,052-3 3商业9,5248,052-4车位17,407-5 5146,5317800 土地增值税测算表其它合计金额（万元）计算公式序号项目税率、计算百分54、比普标非普标18,568280,9991收入总额11%179,60082,83132,067236,7222扣除项目总额106,90599,3187,669103,9732.1土地成本50,57246,98314,14676,9692.2开发费用32,56730,2568064,3852.2.1前期工程费用6%1,8551,72413,14071,4952.2.2建筑工程费用11%30,25128,1041085892.2.3开发间接费249232925002.2.4不可预见费2121973,32618,094(2.1+2.2)*10%2.3期间费用10%7,7137,1662751,497255、.4增值税附加税金12%6275826,65136,188(2.1+2.2)*20%2.5加计扣除20%15,42614,332-13,49944,2761-23增值额72,695-16,487-42%323.1增值率68%-17%30%3.2适用税率40%30%0%3.3速算扣除率5%0%-24,0994土地增值税23,733-增值率四级累进税率级次增值率税率速算扣除率120%(含)以下0%0%2 50%（含）以下30%0%350%-100%40%5%4100%-200%50%15%5 200%（含）以上 60%35%可可售售单单方方成成本本行行次次类型面面积积土土地地单单方方成成本本 其其56、他他单单方方成成本本8,0521 1普标住宅62,0008,157-8,0522非普标住宅57,6008,157-8,0523 3商业9,5248,157-4车位17,407-5 5146,531土地增值税测算表7900 土地增值税测算表其它合计金额（万元）计算公式序号项目税率、计算百分比普标非普标其它18,568280,9991收入总额11%179,60082,83118,56832,238238,4622扣除项目总额107,718 100,07432,4097,768105,3232.1土地成本51,22047,5857,86814,14676,9692.2开发费用32,56730,25657、14,1468064,3852.2.1前期工程费用6%1,8551,72480613,14071,4952.2.2建筑工程费用11%30,25128,10413,1401085892.2.3开发间接费249232108925002.2.4不可预见费212197923,35018,229(2.1+2.2)*10%2.3期间费用10%7,7707,2193,3752721,4812.4增值税附加税金12%6205762696,70136,459(2.1+2.2)*20%2.5加计扣除20%15,54114,4386,750-13,67142,5371-23增值额71,882-17,243-13,858、42-42%323.1增值率67%-17%-43%30%3.2适用税率40%30%30%0%3.3速算扣除率5%0%0%-23,7334土地增值税23,367-增值率四级累进税率级次增值率税率速算扣除率120%(含)以下0%0%2 50%（含）以下30%0%350%-100%40%5%4100%-200%50%15%5 200%（含）以上 60%35%可可售售单单方方成成本本行行次次类型面面积积土土地地单单方方成成本本其其他他单单方方成成本本可可售售单单方方成成本本8,1571 1普标住宅62,0008,261-8,2618,1572非普标住宅57,6008,261-8,2618,1573 359、商业9,5248,261-8,261-4车位17,407-5 5146,531土地增值税测算表8000 土地增值税测算表合计金额（万元）计算公式序号项目税率、计算百分比普标非普标其它280,9991收入总额11%179,60082,83118,568240,2012扣除项目总额108,531100,82932,580106,6742.1土地成本51,86948,1887,96876,9692.2开发费用32,56730,25614,1464,3852.2.1前期工程费用6%1,8551,72480671,4952.2.2建筑工程费用11%30,25128,10413,1405892.2.3开发60、间接费2492321085002.2.4不可预见费2121979218,364(2.1+2.2)*10%2.3期间费用10%7,8277,2723,4001,4652.4增值税附加税金12%61357026636,729(2.1+2.2)*20%2.5加计扣除20%15,65514,5446,80040,7981-23增值额71,069-17,998-14,013323.1增值率65%-18%-43%3.2适用税率40%30%30%3.3速算扣除率5%0%0%23,3674土地增值税23,001-增值率四级累进税率级次增值率税率速算扣除率120%(含)以下0%0%2 50%（含）以下30%0%61、350%-100%40%5%4100%-200%50%15%5 200%（含）以上 60%35%行行次次类型面面积积土土地地单单方方成成本本其其他他单单方方成成本本可可售售单单方方成成本本1 1普标住宅62,0008,366-8,3662非普标住宅57,6008,366-8,3663 3商业9,5248,366-8,3664车位17,407-5 5146,531可可售售单单方方成成本本8100 土地增值税测算表合计金额（万元）计算公式序号项目税率、计算百分比普标非普标其它280,9991收入总额11%179,60082,83118,568241,9402扣除项目总额109,344101,58462、32,751108,0242.1土地成本52,51748,7908,06776,9692.2开发费用32,56730,25614,1464,3852.2.1前期工程费用6%1,8551,72480671,4952.2.2建筑工程费用11%30,25128,10413,1405892.2.3开发间接费2492321085002.2.4不可预见费2121979218,499(2.1+2.2)*10%2.3期间费用10%7,8857,3253,4251,4492.4增值税附加税金12%60656326336,999(2.1+2.2)*20%2.5加计扣除20%15,76914,6506,85039,63、0581-23增值额70,256-18,753-14,184323.1增值率64%-18%-43%3.2适用税率40%30%30%3.3速算扣除率5%0%0%23,0014土地增值税22,635-增值率四级累进税率级次增值率税率速算扣除率120%(含)以下0%0%2 50%（含）以下30%0%350%-100%40%5%4100%-200%50%15%5 200%（含）以上 60%35%行行次次类型面面积积土土地地单单方方成成本本 其其他他单单方方成成本本 可可售售单单方方成成本本1 1普标住宅62,0008,470-8,4702非普标住宅57,6008,470-8,4703 3商业9,52464、8,470-8,4704车位17,407-5 5146,5318200 土地增值税测算表合计金额（万元）计算公式序号项目税率、计算百分比普标非普标280,9991收入总额11%179,60082,831243,6802扣除项目总额110,157102,340109,3742.1土地成本53,16549,39276,9692.2开发费用32,56730,2564,3852.2.1前期工程费用6%1,8551,72471,4952.2.2建筑工程费用11%30,25128,1045892.2.3开发间接费2492325002.2.4不可预见费21219718,634(2.1+2.2)*10%2.365、期间费用10%7,9427,3781,4332.4增值税附加税金12%60055737,269(2.1+2.2)*20%2.5加计扣除20%15,88314,75637,3191-23增值额69,443-19,508323.1增值率63%-19%3.2适用税率40%30%3.3速算扣除率5%0%22,6354土地增值税22,269-增值率四级累进税率级次增值率税率速算扣除率120%(含)以下0%0%2 50%（含）以下30%0%350%-100%40%5%4100%-200%50%15%5 200%（含）以上 60%35%行行次次类型面面积积土土地地单单方方成成本本其其他他单单方方成成本本1 66、1普标住宅62,0008,575-2非普标住宅57,6008,575-3 3商业9,5248,575-4车位17,407-5 5146,5318300其它合计金额（万元）计算公式序号项目税率、计算百分比普标18,568280,9991收入总额11%179,60032,922245,4192扣除项目总额110,9708,167110,7242.1土地成本53,81414,14676,9692.2开发费用32,5678064,3852.2.1前期工程费用6%1,85513,14071,4952.2.2建筑工程费用11%30,2511085892.2.3开发间接费249925002.2.4不可预见费67、2123,45018,769(2.1+2.2)*10%2.3期间费用10%7,9992601,4172.4增值税附加税金12%5936,89937,539(2.1+2.2)*20%2.5加计扣除20%15,998-14,35535,5801-23增值额68,630-44%323.1增值率62%30%3.2适用税率40%0%3.3速算扣除率5%-22,2694土地增值税21,904增值率四级累进税率级次增值率税率速算扣除率120%(含)以下0%0%2 50%（含）以下30%0%350%-100%40%5%4100%-200%50%15%5 200%（含）以上 60%35%可可售售单单方方成成本本68、行行次次类型面面积积土土地地单单方方成成本本8,5751 1普标住宅62,0008,6808,5752非普标住宅57,6008,6808,5753 3商业9,5248,680-4车位17,4075 5146,531土地增值税测算表土地增值税测算表非普标其它合计金额（万元）计算公式序号项目税率、计算百分比82,83118,568280,9991收入总额11%103,09533,094247,1582扣除项目总额49,9958,266112,0752.1土地成本30,25614,14676,9692.2开发费用1,7248064,3852.2.1前期工程费用6%28,10413,14071,49569、2.2.2建筑工程费用11%2321085892.2.3开发间接费197925002.2.4不可预见费7,4313,47418,904(2.1+2.2)*10%2.3期间费用10%5512581,4012.4增值税附加税金12%14,8626,94937,809(2.1+2.2)*20%2.5加计扣除20%-20,264-14,52633,8411-23增值额-20%-44%323.1增值率30%30%3.2适用税率0%0%3.3速算扣除率-21,9044土地增值税增值率四级累进税率级次增值率税率120%(含)以下0%2 50%（含）以下30%350%-100%40%4100%-200%50%70、5 200%（含）以上 60%其其他他单单方方成成本本可可售售单单方方成成本本行行次次类型面面积积-8,6801 1普标住宅62,000-8,6802非普标住宅57,600-8,6803 3商业9,524-4车位17,4075 5146,531增值率四级累进税率8400 土地增值税测算表普标非普标其它合计金额（万元）计算公式179,60082,83118,568280,999111,783103,85033,265248,89854,46250,5978,366113,42532,56730,25614,14676,9691,8551,7248064,38530,25128,10413,14071、71,495249232108589212197925008,0567,4843,49919,039(2.1+2.2)*10%5865442551,38516,11214,9686,99938,079(2.1+2.2)*20%67,817-21,019-14,69732,1011-261%-20%-44%3240%30%30%5%0%0%21,538-21,538速算扣除率0%0%5%15%35%土土地地单单方方成成本本其其他他单单方方成成本本可可售售单单方方成成本本8,784-8,7848,784-8,7848,784-8,784-增值率四级累进税率地价变化7600760077007700序72、号项目金额（万元）金额（万元）1销售收入311,909311,9092总投资187,720201,2292.1土地成本102,623103,9732.2开发成本85,09785,0972.3期间费用-12,1593税费38,59338,0753.1增值税12,61212,4793.2销售收入增值税附加1,5131,4973.3土地增值税24,46724,0995利润额85,59672,6056企业所得税21,39918,1517税后利润64,19754,4548销售净利润率22.85%19.38%9投资净利润率37.96%30.04%10毛利润率39.82%35.48%11内部收益率(IRR)73、28.58%25.46%78007800790079008000800081008100金额（万元）金额（万元）金额（万元）金额（万元）311,909311,909311,909311,909202,579203,930205,280206,630105,323106,674108,024109,37485,09785,09785,09785,09712,15912,15912,15912,15937,55937,04336,52836,01212,34512,21112,07711,9431,4811,4651,4491,43323,73323,36723,00122,63571,7717074、,93670,10169,26717,94317,73417,52517,31753,82853,20252,57651,95019.16%18.93%18.71%18.49%29.49%28.96%28.43%27.91%35.05%34.62%34.19%33.75%24.78%24.17%23.54%22.75%820082008300830084008400金额（万元）金额（万元）金额（万元）311,909311,909311,909207,980209,331210,681110,724112,075113,42585,09785,09785,09712,15912,15912,1575、935,49634,98034,46511,81011,67611,5421,4171,4011,38522,26921,90421,53868,43267,59866,76317,10816,89916,69151,32450,69850,07218.26%18.04%17.82%27.39%26.88%26.38%33.32%32.89%32.45%22.16%21.57%21.00%7600序号项目合计（万元）2017年2018年2019年2020年2021年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年1现金流入292,080-56,54356,54350,30950,376、0939,18839,1881.1销售收入311,909-60,41560,41554,10154,10141,43941,4391.2增值税及附加14,006-2,8012,8012,8012,8011,4011,4011.3土地增值税5,823-1,0701,0709919918508502现金流出206,219-105,7469,0968,27511,35615,56311,88711,51615,3212.1土地成本102,623-102,623-2.2开发成本85,097-4656,2083,8038,15413,70910,53510,48014,2852.3期间费用18,500-77、2,6592,8884,4723,2021,8541,3531,0361,0363所得税前净现金流85,861-105,746-9,09648,26845,18734,74638,42227,67223,8674企业所得税21,399-4,1454,1453,7123,7122,8432,8435所得税后净现金流64,462-105,746-9,09644,12341,04231,03434,71024,82921,0256累计净现金流-105,746-114,842-70,719-29,6771,35736,06760,89681,9217折现系数5%1.0000.9760.9520.92978、0.9070.8850.8640.8430.8230.8038净现值46,883-100,711-8,45440,02136,32926,80829,26120,42716,8809累计净现值-100,711-109,165-69,144-32,814-6,00623,25543,68260,562IRR28.58%回报周期4.20=5+200/(1+10%)60/(1+10%)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=.77002022年序号项目合计（万元）2017年2018年2019年2020年上半年下半年上半年下半年上半年下半年上半年下79、半年上半年-1现金流入292,110-56,54956,54950,315-1.1销售收入311,909-60,41560,41554,101-1.2增值税及附加13,976-2,7952,7952,795-1.3土地增值税5,823-1,0701,07099117,459-2现金流出197,179-103,9234776,3815,4909,66415,061-2.1土地成本103,923-103,923-17,459-2.2开发成本85,097-4656,2083,8038,15413,709-2.3期间费用8,159-121721,6871,5101,353-17,459-3所得税前净现80、金流94,931-103,923-477-6,38151,05946,88535,253-4企业所得税-4,1454,1453,712-17,459-5所得税后净现金流73,532-103,923-477-6,38146,91442,74031,54164,46264,4626累计净现金流-103,923-104,400-110,781-63,866-21,12610,4160.7840.7657折现系数5%1.0000.9760.9520.9290.9070.8850.864-13,680-8净现值52,727-101,418-454-5,93042,55337,83227,24746,8881、346,8839累计净现值-101,418-101,873-107,803-65,250-27,418-171IRR25.46%回报周期4.20=5+200/(1+10%)60/(1+10%)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=.78002021年2022年序号项目合计（万元）2017年2018年下半年上半年下半年上半年下半年上半年下半年上半年下半年50,31539,19139,191-1现金流入292,260-54,10141,43941,439-1.1销售收入311,909-2,7951,3981,398-1.2增值税及附加13,882、26-991850850-1.3土地增值税5,823-11,88711,51615,32117,459-2现金流出198,579-105,3234776,381-2.1土地成本105,323-105,323-10,53510,48014,28517,459-2.2开发成本85,097-4656,2081,3531,0361,036-2.3期间费用8,159-1217238,42827,67523,870-17,459-3所得税前净现金流93,681-105,323-477-6,3813,7122,8432,843-4企业所得税-34,71624,83221,027-17,459-5所得税后净现83、金流72,281-105,323-477-6,38145,13169,96390,99173,53273,5326累计净现金流-105,323-105,800-112,1810.8430.8230.8030.7840.7657折现系数5%1.0000.9760.9520.92929,26620,42916,882-13,680-8净现值51,490-102,785-454-5,93029,09549,52466,40752,72752,7279累计净现值-102,785-103,239-109,170IRR24.78%回报周期4.20=5+200/(1+10%)60/(1+10%)260/(184、+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=.2020年79002019年2020年2021年2022年序号项目合计（万元）2017年上半年下半年上半年下半年上半年下半年上半年下半年上半年56,57956,57950,34550,34539,20639,206-1现金流入292,410-60,41560,41554,10154,10141,43941,439-1.1销售收入311,909-2,7652,7652,7652,7651,3831,383-1.2增值税及附加13,676-1,0701,070991991850850-1.3土地增值税5,823-585、,4909,66415,06111,88711,51615,32117,459-2现金流出199,878-2.1土地成本106,622-3,8038,15413,70910,53510,48014,28517,459-2.2开发成本85,097-1,6871,5101,3531,3531,0361,036-2.3期间费用8,159-51,08946,91535,28338,45827,69023,885-17,459-3所得税前净现金流92,531-4,1454,1453,7123,7122,8432,843-4企业所得税-46,94442,77031,57134,74624,84721,0486、2-17,459-5所得税后净现金流71,132-65,236-22,4669,10543,85168,69889,74172,28172,2816累计净现金流-0.9070.8850.8640.8430.8230.8030.7840.7657折现系数5%1.00042,58037,85927,27329,29120,44216,894-13,680-8净现值50,351-66,590-28,731-1,45827,83348,27565,17051,49051,4909累计净现值-IRR24.17%回报周期4.20=5+200/(1+10%)60/(1+10%)260/(1+10%)360/87、(1+10%)460/(1+10%)5/60/(1+10%)6=.=5+200/(1+10%)60/(1+10%)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=2018年2019年2020年2021年2022年序号下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年-56,60956,60950,37550,37539,22139,221-1-60,41560,41554,10154,10141,43941,439-1.1-2,7352,7352,7352,7351,3681,368-1.2-1,0701,070991991850888、50-1.3106,6224776,3815,4909,66415,06111,88711,51615,32117,459-2106,622-2.1-4656,2083,8038,15413,70910,53510,48014,28517,459-2.2-121721,6871,5101,3531,3531,0361,036-2.3-106,622-477-6,38151,11946,94535,31338,48827,70523,900-17,459-3-4,1454,1453,7123,7122,8432,843-4-106,622-477-6,38146,97442,80031,601389、4,77624,86221,057-17,459-5-106,622-107,099-113,480-66,505-23,7057,89642,67267,53488,59171,13271,13260.9760.9520.9290.9070.8850.8640.8430.8230.8030.7840.7657-104,053-454-5,93042,60737,88527,29829,31720,45416,907-13,680-8-104,053-104,507-110,437-67,830-29,945-2,64626,67047,12564,03150,35150,3519IRR回报周90、期2017年=5+200/(1+10%)60/(1+10%)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=8000项目合计（万元）2017年2018年2019年2020年2021年2022年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年现金流入292,560-56,63956,63950,40550,40539,23639,236-销售收入311,909-60,41560,41554,10154,10141,43941,439-增值税及附加13,527-2,7052,7052,7052,7051,3531,353-土地增值税591、,823-1,0701,070991991850850-现金流出201,228-107,9724776,3815,4909,66415,06111,88711,51615,32117,459土地成本107,972-107,972-开发成本85,097-4656,2083,8038,15413,70910,53510,48014,28517,459期间费用8,159-121721,6871,5101,3531,3531,0361,036-所得税前净现金流91,332-107,972-477-6,38151,14946,97535,34338,51727,72023,915-17,459企业所得税92、-4,1454,1453,7123,7122,8432,843-所得税后净现金流69,933-107,972-477-6,38147,00442,83031,63134,80624,87721,072-17,459累计净现金流-107,972-108,449-114,829-67,825-24,9956,63641,44266,31987,39269,933折现系数5%1.0000.9760.9520.9290.9070.8850.8640.8430.8230.8030.784净现值49,164-105,370-454-5,93042,63437,91227,32429,34220,4661693、,919-13,680累计净现值-105,370-105,824-111,754-69,120-31,208-3,88425,45845,92562,84349,16423.54%4.20=5+200/(1+10%)60/(1+10%)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=.8100序号项目合计（万元）2017年2018年2019年2020年下半年上半年下半年上半年下半年上半年下半年上半年下半年-1现金流入292,709-1,07056,66956,74850,43550,576-1.1销售收入311,909-60,41560,4155494、,10154,101-1.2增值税及附加13,377-2,6752,6752,6752,675-1.3土地增值税5,823-1,0701,070991991850-2现金流出202,578-109,3224776,3815,4909,66415,06111,887-2.1土地成本109,322-109,322-2.2开发成本85,097-4656,2083,8038,15413,70910,535-2.3期间费用8,159-121721,6871,5101,3531,353-3所得税前净现金流90,132-109,322-477-7,45151,17947,08435,37338,689-4企95、业所得税-4,1454,1453,7123,712-5所得税后净现金流68,733-109,322-477-7,45147,03442,93931,66134,97769,9336累计净现金流-109,322-109,798-117,249-70,215-27,2764,38539,3630.7657折现系数5%1.0000.9760.9520.9290.9070.8850.8640.843-8净现值47,852-106,687-454-6,92542,66238,00827,35029,48749,1649累计净现值-106,687-107,141-114,066-71,405-33,39696、-6,04623,440IRR22.75%回报周期4.20=5+200/(1+10%)60/(1+10%)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=.2022年82002021年2022年序号项目合计（万元）2017年2018年2019年上半年下半年上半年下半年上半年下半年上半年下半年上半年39,25140,101-1现金流入292,859-1,07056,69941,43941,439-1.1销售收入311,909-60,4151,3381,338-1.2增值税及附加13,227-2,645850-1.3土地增值税5,823-1,0701,97、07011,51615,32117,459-2现金流出203,927-110,6714776,3815,490-2.1土地成本110,671-110,671-10,48014,28517,459-2.2开发成本85,097-4656,2083,8031,0361,036-2.3期间费用8,159-121721,68727,73524,780-17,459-3所得税前净现金流88,932-110,671-477-7,45151,2092,8432,843-4企业所得税-4,14524,89221,937-17,459-5所得税后净现金流67,533-110,671-477-7,45147,06498、64,25586,19268,73368,7336累计净现金流-110,671-111,148-118,599-71,5350.8230.8030.7840.7657折现系数5%1.0000.9760.9520.9290.90720,47917,613-13,680-8净现值46,664-108,004-454-6,92542,68943,91961,53247,85247,8529累计净现值-108,004-108,458-115,383-72,695IRR22.16%回报周期4.20=5+200/(1+10%)60/(1+10%)260/(1+10%)360/(1+10%)460/(1+199、0%)5/60/(1+10%)6=.83002020年2021年2022年序号项目合计（万元）2017年下半年上半年下半年上半年下半年上半年下半年上半年下半年56,77850,46550,60639,26640,116-1现金流入293,009-60,41554,10154,10141,43941,439-1.1销售收入311,909-2,6452,6452,6451,3231,323-1.2增值税及附加13,077-991991850850-1.3土地增值税5,823-9,66415,06111,88711,51615,32117,459-2现金流出205,277-112,021-2.1土地100、成本112,021-112,0218,15413,70910,53510,48014,28517,459-2.2开发成本85,097-1,5101,3531,3531,0361,036-2.3期间费用8,159-47,11435,40338,71927,75024,795-17,459-3所得税前净现金流87,732-112,0214,1453,7123,7122,8432,843-4企业所得税-42,96931,69135,00724,90721,952-17,459-5所得税后净现金流66,333-112,021-28,5663,12538,13363,04084,99267,53367,101、5336累计净现金流-112,0210.8850.8640.8430.8230.8030.7840.7657折现系数5%1.0000.97638,03527,37629,51220,49117,625-13,680-8净现值45,477-109,321-34,660-7,28422,22842,71960,34446,66446,6649累计净现值-109,321IRR21.57%回报周期4.20=5+200/(1+10%)60/(1+10%)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=.2019年=5+200/(1+10%)60/(1+10%102、)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=84002018年2019年2020年2021年2022年序号项目上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年-1,07056,72956,80850,49550,63639,28140,131-1现金流入-60,41560,41554,10154,10141,43941,439-1.1销售收入-2,6152,6152,6152,6151,3081,308-1.2增值税及附加-1,0701,070991991850850-1.3土地增值税4776,3815,4909,66415,06103、111,88711,51615,32117,459-2现金流出-2.1土地成本4656,2083,8038,15413,70910,53510,48014,28517,459-2.2开发成本121721,6871,5101,3531,3531,0361,036-2.3期间费用-477-7,45151,23947,14435,43338,74927,76524,810-17,459-3所得税前净现金流-4,1454,1453,7123,7122,8432,843-4企业所得税-477-7,45147,09442,99931,72135,03724,92221,967-17,459-5所得税后净现104、金流-112,498-119,949-72,854-29,8561,86636,90361,82583,79266,33366,3336累计净现金流0.9520.9290.9070.8850.8640.8430.8230.8030.7840.7657折现系数-454-6,92542,71638,06127,40229,53720,50317,637-13,680-8净现值-109,775-116,700-73,984-35,923-8,52121,01641,51959,15645,47745,4779累计净现值IRR21.00%回报周期4.20.=5+200/(1+10%)60/(1+10%105、)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=合计（万元）2017年2018年2019年2020年2021年2022年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年上半年下半年293,159-1,07056,75956,83850,52450,66639,29640,146-311,909-60,41560,41554,10154,10141,43941,439-12,927-2,5852,5852,5852,5851,2931,293-5,823-1,0701,070991991850850-206,626-113,371477106、6,3815,4909,66415,06111,88711,51615,32117,459-113,371-113,371-85,097-4656,2083,8038,15413,70910,53510,48014,28517,459-8,159-121721,6871,5101,3531,3531,0361,036-86,533-113,371-477-7,45151,26947,17435,46338,77927,78024,825-17,459-4,1454,1453,7123,7122,8432,843-65,133-113,371-477-7,45147,12443,02931,75107、135,06724,93721,982-17,459-113,371-113,847-121,298-74,174-31,14560635,67360,61082,59365,13365,1335%1.0000.9760.9520.9290.9070.8850.8640.8430.8230.8030.7840.76544,289-110,638-454-6,92542,74338,08827,42829,56220,51617,649-13,680-110,638-111,092-118,018-75,274-37,187-9,75919,80440,31957,96844,28944,289108、=5+200/(1+10%)60/(1+10%)260/(1+10%)360/(1+10%)460/(1+10%)5/60/(1+10%)6=规划指标敏感性分析-地价变化单位：序号楼面地价（元）序号名称合计7,600.001总用地面积18,2787,700.002总建筑面积163,6597,800.002.1计容建筑面积129,7747,900.00商业9,5248,000.00住宅119,6008,100.00配建拆迁安置房面积8,200.00公共配套6508,300.002.2不计容建筑面积33,8858,400.003容积率7.14挂牌起始价-5成交地价103,819经济指标单位：万元序109、号项目指标1总投资187,7202销售收入311,9093总利润85,5964净利润64,1975净利润率37.96%6税后净现值46,8837内部收益率28.58%8回报周期4.20土地溢价率拍卖总地价（万元）总投资（万元）销售毛利率净利润#DIV/0!98,628187,72039.82%64,197#DIV/0!99,926201,22935.48%54,454#DIV/0!101,224202,57935.05%53,828#DIV/0!102,521203,93034.62%53,202#DIV/0!103,819205,28034.19%52,576#DIV/0!105,11720110、6,63033.75%51,950#DIV/0!106,415207,98033.32%51,324#DIV/0!107,712209,33132.89%50,698#DIV/0!109,010210,68132.45%50,072敏感性分析-地价变化财务费用现金流净现值（5%）投资净利润率 内部投资利润率-46,88337.96%28.58%36152,72730.04%25.46%36151,49029.49%24.78%36150,35128.96%24.17%36149,16428.43%23.54%36147,85227.91%22.75%36146,66427.39%22.16%3111、6145,47726.88%21.57%36144,28926.38%21.00%敏感性分析-价格变化举牌次数楼面地价（元）溢价率拍卖总地价（万元）竞拍保障房面积（）保障房占计容面积比例住宅销售面积销售收入（万元）销售毛利率净利润现金流净现值（6%）投资净利润率内部投资利润率08,000.00#DIV/0!103,819119,600311,90939.82%64,19746,88337.96%28.58%1238,000.00167.56%152,818184,872320,41914.75%27,8191,08111.30%5.26%8,000.00167.56%152,818184,87112、2318,53714.23%26,535-1010.78%5.00%8,000.00167.56%152,818184,872316,65613.71%25,251-1,10210.26%4.73%8,000.00167.56%152,818184,872314,77413.18%23,967-2,1939.73%4.46%8,000.00167.56%152,818184,872312,89212.64%22,683-3,2849.21%4.20%8,000.00167.56%152,818184,872311,01112.10%21,400-4,3758.69%3.93%8,000.001113、67.56%152,818184,872309,12911.55%20,116-5,4668.17%3.66%8,000.00167.56%152,818184,872307,24710.99%18,832-6,5577.64%3.39%8,000.00167.56%152,818184,872305,36510.43%17,548-7,6487.12%3.12%8,000.00167.56%152,818184,872303,4849.86%16,264-8,7406.60%2.84%8,000.00167.56%152,818184,872301,6029.26%14,934-9,8676114、.06%2.56%序号项目税率、计算百分比7600760077007700合计金额（万元）合计金额（万元）1收入总额（不含税）11%311,909311,9092扣除项目总额235,0952.1土地成本102,623103,9732.2开发费用76,969.352.3期间费用10%17,9592.4增值税附加税金13%1,625.672.5加计扣除20%35,9183增值额45,9043.1增值率20%3.2适用税率0%3.3速算扣除率0%4土地增值税-增值率四级累进税率级次增值率税率速算扣除率120%(含)以下0%0%250%（含）以下30%0%350%-100%40%5%4100%-200115、%50%15%5200%（含）以上60%35%7800780079007900800080008100810082008200合计金额（万元）合计金额（万元）合计金额（万元）合计金额（万元）合计金额（万元）311,909311,909311,909311,909311,909105,323106,674108,024109,374110,7248300830084008400合计金额（万元）合计金额（万元）计算公式311,909311,909311,909112,075113,425(2.1+2.2)*10%(2.1+2.2)*20%1-2321*3.2-2*3.3项目调整前调整后差额差额说明116、总投资（万元）276,855282,9916,136增加金额主要为利息支出总收入（万元）298,974310,13411,160配建面积减少，收入增加综合开发周期37个月43.5个月增加6.5个月项目报建等前期阶段增加4个月，工期增加2.5个月销售开盘时间2018年5月2018年9月顺延4个月项目入伙时间2019年12月2020年6月顺延6个月现金流回正时间2.5年3.2年增加6个月资金成本（万元）27,52633,5476,021销售开盘时间延后，资金成本增加举牌竞配建面积上限（）11700（26手）9900（22手）-1800（减少4手）项目净利润（万元）9,45010,8491,399销117、售净利润率3.16%3.50%1、地价188,968万元；配建拆迁安置房0平米；住宅均价58,100元/平米；序号集团出资员工跟投合计跟投占比 净利润 集团分红跟投分红14,5005005,00010%49,77644,7984,97824,2507505,00015%49,77642,3107,46632,8335003,33315%49,50142,0757,4262、地价188,968万元；配建拆迁安置房9,900平米；住宅均价58,100元/平米；序号集团出资员工跟投合计跟投占比 净利润 集团分红跟投分红14,5005005,00010%7,6586,81976624,2507505,118、00015%7,6586,8191,14932,8335003,33315%7,1706,4971,076结论：1、注册资本固定不变时，员工跟投金额比例无论如何变化，收益率均相等；2、员工跟投总额不变时，如果占注册资本的比例越高，收益率越大。跟投收益率995.52%995.52%1485.18%跟投收益率153.16%153.16%215.12%2、地价188,968万元；配建拆迁安置房9,900平米；住宅均价58,100元/平米；结论：1、注册资本固定不变时，员工跟投金额比例无论如何变化，收益率均相等；序号楼面地价（元）土地溢价率拍卖总地价（万元）总投资（万元）销售毛利率净利润133,350119、45.00%188,968283,24415.82%25,198.05231,82438.37%180,323272,60218.98%29,748.28330,05930.69%170,323260,29222.64%35,011.71428,29523.02%160,323247,98226.30%40,275.14526,53015.35%150,323235,67229.96%45,538.57624,7657.67%140,323223,36333.62%50,801.19723,0000.00%130,323211,10537.26%55,913.82净利润率内部投资利润率8.90%10.50%10.91%11.41%13.45%12.56%16.24%13.82%19.32%15.21%22.74%16.75%26.49%18.46%