本文關(guān)鍵詞： 地產(chǎn) 計劃書 財務分析 風險　出處：《華南理工大學》2014年碩士論文　論文類型：學位論文

【摘要】：PG公司是一家多元化集團公司，業(yè)務范圍包括房地產(chǎn)開發(fā)、房地產(chǎn)基金業(yè)務等。本商業(yè)計劃書是有關(guān)PG公司融資開發(fā)的CC地產(chǎn)項目的可行性研究報告，包括CC地產(chǎn)項目的內(nèi)外部環(huán)境分析、市場定位、銷售策略、成本控制及財務計劃等分析結(jié)果。研究目標一方面在于為相關(guān)債權(quán)人提供項目投資信息，更有效地完成項目資金籌集；另一方面為PG公司的CC地產(chǎn)項目的投資提供決策依據(jù)。 本商業(yè)計劃書首先介紹了PG公司及DL房地產(chǎn)現(xiàn)狀及擬獲取本地塊的起因，隨后闡述了開發(fā)方案：PG公司將通過拍賣方式獲得CC地產(chǎn)項目，并希望通過CC地產(chǎn)項目的成功運作成為PG公司進入DL市房地產(chǎn)市場的敲金石。CC地產(chǎn)項目將依托DL市開發(fā)區(qū)航運服務集聚區(qū)、現(xiàn)代產(chǎn)業(yè)集聚區(qū)、濱海旅游、船舶配套、汽車電子等產(chǎn)業(yè)集群為平臺，樹立公司及項目品牌，引領(lǐng)DL市開發(fā)區(qū)年輕白領(lǐng)綠色、健康生活。 計劃書通過五力競爭模型分析法和優(yōu)勢、弱勢、機會及風險分析法對CC地產(chǎn)項目的競爭環(huán)境作了詳細分析。分析結(jié)果顯示CC地產(chǎn)項目擁有區(qū)域優(yōu)勢和集聚優(yōu)勢，但因所處區(qū)域為新建開發(fā)區(qū)因此與成熟市區(qū)比較面臨價格劣勢，現(xiàn)有競爭對手對其構(gòu)成一定威脅，可以通過深度挖掘目標客戶需求尋求差異化競爭，以保證本項目的成功運作。 商業(yè)計劃中的資金籌措，預計由PG公司投入資金67,995萬元，，其中PG公司計劃自籌23,800萬元，向銀行融資30,000萬元，銷售反投14,195萬元。從盈虧平衡分析看，項目盈虧平衡點在52,207.38萬元，以銷售負荷折算為63.5%，表明項目售價具有較大的調(diào)整空間。項目凈現(xiàn)金流為正，財務凈現(xiàn)值大于0，內(nèi)部報酬率28.18%大于12%,項目可行。 論文通過敏感性分析和風險性分析顯示，與項目收益相關(guān)的主要因素為銷售價格，售價變動對項目利潤狀況影響極大；影響項目風險的主要因素為政策風險、管理風險和市場風險，因此通過產(chǎn)品的合理設(shè)計、推盤時機的把握、與主要競爭對手的差異化，可規(guī)避項目的風險。 本計劃書通過對影響項目運作的各數(shù)據(jù)分析后，綜合評估認為PG公司開發(fā)CC地產(chǎn)項目具有投資收益高、運作周期短、風險可控的優(yōu)點，該項投資是可行的。
[Abstract]:PG company is a diversified group of companies, the business scope includes real estate development, real estate fund business. This business plan is the feasibility study report on the development of PG company CC financing of real estate projects, real estate projects including CC's internal and external environment analysis, market positioning, marketing strategy, cost control and financial planning and analysis results. Research goal on the one hand is to provide information for project investment related creditors more effectively to complete the project financing; on the other hand, to provide decision-making basis for the PG company CC real estate project investment.
The business plan is first introduced the current situation of PG company and DL real estate and intends to obtain local cause block, then expounds the development of the program: PG will obtain CC real estate projects through the auction, and hope that through the successful operation of CC real estate project to become PG companies to enter the DL of the real estate market real estate projects will knock stone.CC based on the DL Development Zone shipping service area, modern industrial parks, coastal tourism, marine equipment, automotive electronics and other industrial cluster as a platform to establish the company and project brand, leading the DL City Development Zone, young white-collar green, healthy living.
Plan through the five forces model of competition law and the advantages of the vulnerable, opportunities and risks analysis of competition environment of CC real estate project are analyzed in detail. The results showed that CC real estate projects have regional advantages and agglomeration advantages, but because the region is the new development zone as compared with the mature urban price disadvantage faced by existing competition the opponent can pose a threat to the target customer needs to seek competitive differentiation through the depth of excavation, in order to ensure the successful operation of the project.
In the business plan to raise funds, is expected by the PG company invested 679 million 950 thousand yuan, of which PG company plans to raise 238 million yuan, to 300 million yuan of bank financing, sales counter investment 141 million 950 thousand yuan. According to the analysis of profit and loss balance, project breakeven point in 522 million 73 thousand and 800 yuan, with sales for 63.5% fold load, that the project price adjustment space the larger the. Net cash flow positive project, financial net present value is greater than 0, the internal rate of return of 28.18% more than 12%, the project is feasible.
Through the sensitivity analysis and risk analysis showed that the main factors associated with the project returns to the sales price, the price changes have great effect on the project profit status; main factors affecting the project risk policy risk, management risk and market risk, so through reasonable design, push the timing, the difference between main competitors that risk can avoid the project.
After analyzing the data affecting the operation of the project, the plan considers that PG has the advantage of high return on investment, short operation period and controllable risk, so that CC investment is feasible.

【學位授予單位】：華南理工大學
【學位級別】：碩士
【學位授予年份】：2014
【分類號】：F299.233.4;F722

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