1、地块编号用地性质用地面积（）容积率建筑面积地地块块一一C1+R28341.77地地块块二二R215174.51合计23516.286.6155330.6313建建安安成成本本销销售售价价格格租租赁赁价价格格建建设设周周期期销销售售周周期期类别拆除用地面积（）开发建设用地面积（）更新单元规划建筑面积（）其中 容积率原始数据地块编号用地性质用地面积（）容积率建筑面积地地块块一一C1+R28341.8866734.4地地块块二二R215174.58121396C+R用地，住宅不超过40%，商业（酒店、公寓、商业、办公）不低于60%。合计23516.38188130.4建建安安成成本本销销售售价价格格2、建建设设周周期期销销售售周周期期住宅（）创客空间（）商业（）保障性住房（）合计（）97812.9118035.7018035.7017606.32500065006500500026000006500319076754531数值37266.123516.28155330.63住宅（）97812.91商业（）18035.70115419.23办公（）18035.70保障房（）17606.32配套设施（）38406.6住宅（）公寓（）商业（）保障性住房（）合计（）26693.7620020.3220020.32099182.5360022213.464类别拆除用地面积（）开发建设用地面积（）更新单3、元规划建筑面积（）容积率125876.29620020.3220020.3222213.4644950495060504950276102570253115643576754531公共设施114027003840总建面原合法建面(）增容部分合计133884.308131137102747.3081住宅（）97812.90633113766675.9063创客空间（）18035.70091018035.70091商业（）18035.70091018035.70091办公（元/）居住（元/）商业（元/）基准地价108811301683市场售价 2600049000市场评估价780014700原有补4、缴地价增容补缴地价合计35184810925875339.7961060149.7961060149.735184810520072069.1555256879.10140678467.1140678467.10265124803.4265124803.4133884.3081555256879.1 项项目目分分期期项项目目内内容容20162016年年20172017年年 20182018年年 20192019年年 20202020年年 20212021年年 20222022年年 20232023年年销售周期物物业业类类型型开开发发建建面面Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q5、3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4保保障障性性住住房房17606.317606.3立立项项阶阶段段基基础础工工程程建建设设期期回购2.2一一期期住住宅宅97812.997812.9建建设设期期售 售 售 售创创客客空空间间18035.718035.7建建设设期期租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租商商业业18035.718035.7建建设设期期租 租 租 租 租 租 租 租 租 租 租 租 租 6、租 租 租 租 租20242024年年20252025年年20262026年年20272027年年20282028年年20292029年年20302030年年20312031年年20322032年年20332033年年20342034年年Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1租 租 租 租 租 租 租 租 租7、 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租20352035年年20362036年年20372037年年20382038年年20392039年年Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4Q1Q1Q2Q2Q3Q3Q4Q4租 租 租 租 租 租 租8、 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租 租20342034年年建安成本建筑面积建设周期项目2016年拆迁成本90,000,000地价成本150,000,000地价补缴961,060,1505,0005,00017,60617,6067一期保障性住房（）5,0005,00097,81397,8137住宅（）6,5006,50018,03618,0368创客空间（）6,5006,50018,03618,0363商业（）151,491151,491房房地地产产开开发发成成本本1,201,09、60,1501,201,060,150管管理理费费（成成本本3%3%）36,031,80436,031,804不不可可预预见见费费（成成本本3%3%）36,031,80436,031,804成成本本合合计计1,273,123,7591,273,123,759土增建安成本建筑面积建设周期项目2016年00 000 0拆迁成本163,200,000163,200,00000 000 0地价补缴555,256,879555,256,87900 0一期保障性住房（）0 05,0009781397813住宅（）0 06,5001803618036创客空间（）0 06,5001803618036商业（）010、133,884133,884房房地地产产开开发发成成本本718,456,879718,456,879管管理理费费（成成本本3%3%）21,553,70621,553,706不不可可预预见见费费（成成本本3%3%）21,553,70621,553,706成成本本合合计计761,564,292761,564,292扣除项目收入增值额增值比例土土增增2017年2018年2019年合计25,151,89050,303,78012,575,94588,031,61688031615.67139,732,723279,465,44769,866,362489,064,531489,064,53129,3011、8,01458,616,02829,308,014117,232,056117,232,05678,154,70439,077,352117,232,056117,232,056272,347,331272,347,331427,462,607427,462,607111,750,321111,750,3212,012,620,4092,012,620,409811,560,2598,170,4208,170,42012,823,87812,823,8783,352,5103,352,51060,378,61260,378,6128,170,4208,170,42012,823,87812,812、23,8783,352,5103,352,51060,378,61260,378,612288,688,171288,688,171453,110,363453,110,363118,455,340118,455,3402,133,377,6332,133,377,6332017年2018年2019年合计00 00163,200,00000 00555,256,8790 00 00 00 00 0139,732,723139,732,723279,465,447279,465,44769,866,36269,866,362489,064,531489,064,5310 00029,308,0113、429,308,014117,232,056117,232,0560 0000117,232,0560 0139,732,723139,732,723279,465,447279,465,44799,174,37699,174,3761,236,829,4251,236,829,4254,191,9824,191,9828,383,9638,383,9632,975,2312,975,23137,104,88337,104,8834,191,9824,191,9828,383,9638,383,9632,975,2312,975,23137,104,88337,104,883148,116,614、87148,116,687296,233,373296,233,373105,124,838105,124,8381,311,039,1901,311,039,1901,790,685,119扣除金额=（土地使用权所支付的金额+房地产开发成本）*1.2+销售费用+管理费用+财务费用+销售营业税及附加2,543,135,564752,450,445备注：土地使用权所支付的金额=地价款+契税=地价款*1.0342.02%225,735,133225,735,1335825.242718扣除金额=（土地使用权所支付的金额+房地产开发成本）*1.2+销售费用+管理费用+财务费用+销售营业税及附加销售收15、入2015年售价 建筑面积销售周期 项目2016 6年年6,50017,6061保障房260002600097,8134住宅（）0 018,0365创客空间（）0 018,0363商业（）销销售售总总收收入入0销销售售税税费费及及附附加加0营业税（销售收入5%）0城市建设维护税（营业税7%）0教育费附加（营业税3%）0印花税（销售收入0.05%）0预预增增土土地地增增值值税税（销销售售收收入入2%2%）0销销售售费费用用（销销售售收收入入3%3%）0销销售售净净收收入入02017年2018年2019年合计0114,441,100114,441,100635,783,8911,907,351,616、732,543,135,5642,543,135,564000-00-0635,783,8912,021,792,7732,657,576,664035,286,006105,858,018141,144,024031,789,19595,367,584127,156,77802,225,2446,675,7318,900,9740953,6762,861,0283,814,7030317,892953,6761,271,568012,715,67840,435,85553,151,533019,073,51757,220,55076,294,0670568,708,6901,818,278,17、3502,386,987,040租租赁赁收收入入年月2016年2017年2018年2019年2020年出出租租物物业业收收益益0.000.000.0017169694.4123579713.66创创客客空空间间（）0.000.000.004398847.336041083.67出租面积18035.7018035.7018035.7018035.7018035.70平均月租金31.0031.9332.8933.8734.89年收益次数12.0012.0012.0012.0012.00出租比率0.000.000.000.600.80租金递增率0.030.030.030.030.03商商业业（）0.18、000.000.0012770847.0917538630.00出租面积18035.7018035.7018035.7018035.7018035.70平均月租金90.0092.7095.4898.35101.30年收益次数12.0012.0012.0012.0012.00出租比率0.000.000.000.600.80租金递增率0.030.030.030.030.03出出租租经经营营税税费费及及附附加加0.000.000.001116030.141532681.39营业税（租金收益5%）0.000.000.00858484.721178985.68城市建设维护税（营业税7%）0.000.0019、0.0060093.9382529.00教育费附加（营业税3%）0.000.000.0025754.5435369.57印花税（租金收益0.1%）0.000.000.00171696.94235797.14出出租租经经营营成成本本0.000.000.003262241.944480145.60房产税（租金收益12%）0.000.000.002060363.332829565.64房租租赁管理费（租金收益2%）0.000.000.00343393.89471594.27维修费（租金收益2%）0.000.000.00343393.89471594.27房屋租赁手续费（租金收益2%）0.000.0020、0.00343393.89471594.27保险费（租金收益0.1%）0.000.000.00171696.94235797.14出出租租净净收收入入0.000.000.0012791422.3417566886.682033年2034年2035年2036年2037年2038年2039年43284505.5844583040.7545920531.9747298147.9348717092.3750178605.1451683963.3011089418.7911422101.3511764764.3912117707.3212481238.5412855675.7013241345.971821、035.7018035.7018035.7018035.7018035.7018035.7018035.7051.2452.7854.3655.9957.6759.4061.1812.0012.0012.0012.0012.0012.0012.001.001.001.001.001.001.001.000.030.030.030.030.030.030.0332195086.8033160939.4034155767.5835180440.6136235853.8337322929.4438442617.3318035.7018035.7018035.7018035.7018035.7018022、35.7018035.70148.76153.22157.82162.55167.43172.45177.6212.0012.0012.0012.0012.0012.0012.001.001.001.001.001.001.001.000.030.030.030.030.030.030.032813492.862897897.652984834.583074379.623166611.003261609.333359457.612164225.282229152.042296026.602364907.402435854.622508930.262584198.16151495.771560423、0.64160721.86165543.52170509.82175625.12180893.8764926.7666874.5668880.8070947.2273075.6475267.9177525.94432845.06445830.41459205.32472981.48487170.92501786.05516839.638224056.068470777.748724901.078986648.119256247.559533934.989819953.035194140.675349964.895510463.845675777.755846051.086021432.626224、02075.60865690.11891660.82918410.64945962.96974341.851003572.101033679.27865690.11891660.82918410.64945962.96974341.851003572.101033679.27865690.11891660.82918410.64945962.96974341.851003572.101033679.27432845.06445830.41459205.32472981.48487170.92501786.05516839.6332246956.6633214365.3634210796.32325、5237120.2136294233.8237383060.8338504552.66财务费用总额2016年2017年2018年成成本本1,273,123,759288,688,171453,110,363自自有有资资金金640,013,290640,013,290借借贷贷1,493,364,343633,110,469288,688,171453,110,363销销售售净净收收入入0568,708,690出出租租物物业业收收益益0利利息息50,648,83777,795,798114,044,627年年利利率率0.080.08当当年年累累计计总总借借贷贷结结算算683,759,3061,0526、0,243,2761,048,689,576序号项目资金(万元)1自有资金640,013,2902销售回款-1,493,364,3433银行贷款1,493,364,343总投资640,013,2902019年2020年2021年2022年合计118,455,3400002,133,377,633640,013,290118,455,3400001,493,364,34301,818,278,3500002,386,987,0400087,147,929-58,314,339-58,314,339-58,314,339329,637,192-563,985,504-622,299,843-68027、,614,182-738,928,520比例100%-233%233%100%23,095,054序号项目合计2016年1 现现金金流流入入3,460,846,1013,460,846,10101.1 销售收入（详见收入表）2,657,576,6642,657,576,6641.2 出租收入（详见租赁收入表）803,269,437803,269,4372 现现金金流流出出2,990,264,5322,990,264,5321,251,708,9872.1 开发成本投资（详见成本表）2,012,620,4092,012,620,4091,201,060,1502.2 销售费用（销售收入3%）7628、,294,06776,294,0672.3 销售税费及附加（详见收入表）141,144,024141,144,0242.4 预征土地增值税（销售收入3%）53,151,53353,151,5332.5 土地增值税清算（详见成本表）172,583,600172,583,6002.6 财财务务费费用用（详详见见财财务务说说明明表表）329,637,192329,637,19250,648,8372.7 出租经营税费及附加（详见租赁收入表）52,212,51352,212,51302.8 出租经营成本（详见租赁收入表）152,621,193152,621,19303 营营业业利利润润470,581,29、569470,581,569-1,251,708,9874 补补前前期期亏亏损损1,756,868,8301,756,868,8305 利利润润总总额额394,693,956394,693,9566 所所得得税税（利利润润总总额额25%)25%)117,645,392117,645,3927 净净利利润润352,936,177352,936,177总成本费用=2,990,264,531.59 税前成本利润率=利润总额/总投资=13.2%15%税后成本利润率=净利润/总投资=11.8%12%成本费用利润率利润总额成本费用总额100（成本费用总额营业成本营业税金及附加销售费用管理费用财务费用），230、017年2018年2019年2038年2039年0635,783,8912,038,962,46850,178,60551,683,9630635,783,8912,021,792,773000017,169,69450,178,60551,683,963350,143,130608,582,435406,790,94612,795,54413,179,411272,347,331427,462,607111,750,32100019,073,51757,220,55000035,286,006105,858,01800012,715,67840,435,8550077,795,798114,31、044,62787,147,9290001,116,0303,261,6093,359,458003,262,2429,533,9359,819,953-350,143,13027,201,4561,632,171,52237,383,06138,504,553027,201,4561,574,650,661057,520,861014,380,2159,345,7659,626,138043,140,64628,037,29628,878,414#REF!为总成本加销售费用.-1,601,852,1172040年2041年2042年2043年000000000000000000000000032、000000000000000000000000000002044年2045年2046年2047年2048年000000000000000000000000000000000000000000000000000000000000000000002049年2050年2051年2052年2053年00000000000000000000000000000000000000000000000000000000000000000002054年2055年2056年2057年2058年000000000000000000000000000000000000000000000000000000000000033、00000002059年2060年2061年2062年2063年00000000000000000000000000000000000000000000000000000000000000000000序号项目合计2016年1 现现金金流流入入3,460,846,1013,460,846,1010 01.1 销售收入（详见销售收入表）2,657,576,6642,657,576,66401.2 出租收入（详见租赁收入表）803,269,437803,269,43702 现现金金流流出出3,088,938,0203,088,938,0201,251,708,9871,251,708,9872.1 34、开发成本投资（详见成本表）2,012,620,4092,012,620,4091,201,060,1502.2 销售费用（销售收入3%）76,294,06776,294,06702.3 销售税费及附加（详见收入表）141,144,024141,144,02402.4 预征土地增值税（销售收入2%）53,151,53353,151,53302.5 土地增值税清算（详见成本表）172,583,600172,583,60002.6 财务费用（详见财务说明表）329,637,192329,637,19250,648,8372.7 出租经营税费及附加（详见租赁收入表）52,212,51352,212,535、1302.8 出租经营成本（详见租赁收入表）152,621,193152,621,19302.9 所得税（利润总额25%)117,645,392117,645,39203 净净现现金金流流量量371,908,080371,908,080-1,251,708,987-1,251,708,9874 累累计计净净现现金金流流量量371,908,080371,908,080-1,251,708,987-1,251,708,9875 净净现现值值-174,387,166-174,387,166-1,204,457,534-1,204,457,5346 累累计计净净现现值值-174,387,166-17436、,387,166-1,204,457,534-1,204,457,534总投资=2,990,264,531.59基基准准收收益益率率=8%1动动态态回回收收期期=4.210.5财财务务内内部部收收益益率率=4.32%8%数值12%静静态态回回收收期期=10.31129.4335131347.28752017年2018年2019年2020年2021年0 0635,783,891635,783,8912,038,962,4682,038,962,46823,579,71423,579,71430,358,88130,358,8810635,783,8912,021,792,773000017,1637、9,69423,579,71430,358,881350,143,130350,143,130608,582,435608,582,435421,171,161421,171,161178,596,427178,596,4277,741,5157,741,515272,347,331427,462,607111,750,32100019,073,51757,220,55000035,286,006105,858,01800012,715,67840,435,85500000172,583,600077,795,798114,044,62787,147,92900001,116,0301,53238、,6811,973,327003,262,2424,480,1465,768,1870014,380,21500-350,143,130-350,143,13027,201,45627,201,4561,617,791,3071,617,791,307-155,016,714-155,016,71422,617,36722,617,367-1,601,852,117-1,601,852,117-1,574,650,661-1,574,650,66143,140,64643,140,646-111,876,068-111,876,068-89,258,701-89,258,701-311,96739、,948-311,967,94822,440,51222,440,5121,235,774,8521,235,774,852-109,640,656-109,640,65614,811,92114,811,921-1,516,425,482-1,516,425,482-1,493,984,970-1,493,984,970-258,210,118-258,210,118-367,850,774-367,850,774-353,038,853-353,038,853234561.52.53.54.55.52022年2023年2024年2025年2026年31,269,64831,269,648340、2,207,73732,207,73733,173,96933,173,96934,169,18834,169,18835,194,26435,194,2640000031,269,64832,207,73733,173,96934,169,18835,194,2647,973,7607,973,7608,212,9738,212,9738,459,3628,459,3628,713,1438,713,1438,974,5378,974,5370000000000000000000000000000002,032,5272,093,5032,156,3082,220,9972,287,627541、,941,2336,119,4706,303,0546,492,1466,686,9100000023,295,88823,295,88823,994,76423,994,76424,714,60724,714,60725,456,04525,456,04526,219,72726,219,727-65,962,813-65,962,813-41,968,049-41,968,049-17,253,442-17,253,4428,202,6038,202,60334,422,33034,422,33014,126,18414,126,18415,713,96715,713,96714,986,42、46814,986,46814,292,65014,292,65011,686,34611,686,346-338,912,669-338,912,669-323,198,703-323,198,703-308,212,234-308,212,234-293,919,584-293,919,584-282,233,238-282,233,23878910116.55.56.57.510.52027年2028年2029年2030年2031年36,250,09236,250,09237,337,59537,337,59538,457,72338,457,72339,611,45439,611,4543、440,799,79840,799,7980000036,250,09237,337,59538,457,72339,611,45440,799,79813,815,77413,815,77416,475,21416,475,21416,969,47016,969,47017,478,55417,478,55418,002,91118,002,9110000000000000000000000000000002,356,2562,426,9442,499,7522,574,7452,651,9876,887,5177,094,1437,306,9677,526,1767,751,9624,5744、2,0016,954,1277,162,7517,377,6337,598,96222,434,31822,434,31820,862,38120,862,38121,488,25221,488,25222,132,90022,132,90022,796,88722,796,88756,856,64856,856,64877,719,02977,719,02999,207,28299,207,282121,340,182121,340,182144,137,069144,137,0697,937,6547,937,6546,834,6996,834,6996,518,2786,518,278645、,216,5066,216,5065,928,7055,928,705-274,295,584-274,295,584-267,460,885-267,460,885-260,942,606-260,942,606-254,726,100-254,726,100-248,797,396-248,797,396121314151611.512.513.514.515.52032年2033年2034年2035年2036年42,023,79242,023,79243,284,50643,284,50644,583,04144,583,04145,920,53245,920,53247,298,14846、47,298,1480000042,023,79243,284,50644,583,04145,920,53247,298,14818,542,99818,542,99819,099,28819,099,28819,672,26719,672,26720,262,43520,262,43520,870,30820,870,3080000000000000000000000000000002,731,5462,813,4932,897,8982,984,8353,074,3807,984,5208,224,0568,470,7788,724,9018,986,6487,826,9318,061,47、7398,303,5918,552,6998,809,28023,480,79423,480,79424,185,21724,185,21724,910,77424,910,77425,658,09725,658,09726,427,84026,427,840167,617,862167,617,862191,803,080191,803,080216,713,854216,713,854242,371,951242,371,951268,799,791268,799,7915,654,2285,654,2285,392,4585,392,4585,142,8075,142,8074,904,48、7144,904,7144,677,6444,677,644-243,143,168-243,143,168-237,750,710-237,750,710-232,607,903-232,607,903-227,703,189-227,703,189-223,025,545-223,025,545171819202116.517.518.519.520.52037年2038年2039年48,717,09248,717,09250,178,60550,178,60551,683,96351,683,96300 00 048,717,09250,178,60551,683,96321,496,449、1721,496,41712,795,54412,795,54413,179,41113,179,41100 00 000 00 000 00 000 00 000 00 000 00 03,166,6113,261,6093,261,6093,359,4583,359,4589,256,2489,533,9359,533,9359,819,9539,819,9539,073,5589,345,7659,345,7659,626,1389,626,13827,220,67527,220,67537,383,06137,383,06138,504,55338,504,553296,020,467296,020,467333,403,527333,403,527371,908,080371,908,080371,908,080371,908,0804,461,0864,461,0865,672,7405,672,74038,504,55338,504,553-218,564,458-218,564,458-212,891,719-212,891,719-174,387,166-174,387,166-174,387,166-174,387,1662223242521.522.523.524.518445.71429