本文選題：可行性研究 + 房地產(chǎn)�。� 參考：《西南交通大學(xué)》2013年碩士論文

【摘要】：房地產(chǎn)項(xiàng)目投資具有投資額大、風(fēng)險(xiǎn)高、回報(bào)周期長(zhǎng)等眾多特點(diǎn),一個(gè)房地產(chǎn)項(xiàng)目成功與否很大程度取決于投資的準(zhǔn)確性。然而,以往中國(guó)房企在房地產(chǎn)投資中對(duì)項(xiàng)目的可行性研究是不夠的,往往認(rèn)為只要取得優(yōu)質(zhì)的土地,不管代價(jià)多高,未來都可以取得良好的回報(bào)。所以前幾年經(jīng)常出現(xiàn)面粉比面包貴的現(xiàn)象,地王在全國(guó)各地遍地開花。隨著我國(guó)房地產(chǎn)市場(chǎng)調(diào)控的深入,許多高價(jià)地塊在市場(chǎng)上已經(jīng)出現(xiàn)虧本現(xiàn)象,這便導(dǎo)致房企盈利水平下降,有些出現(xiàn)虧損。房地產(chǎn)市場(chǎng)的調(diào)控也使得房企資金鏈緊張,有些斷臂求生,有的只能被兼并或重組。 出現(xiàn)上述現(xiàn)象的原因主要在于房企在拿地過程中沒有充分調(diào)查房地產(chǎn)市場(chǎng),沒有對(duì)我國(guó)房地產(chǎn)市場(chǎng)調(diào)控有清醒的認(rèn)識(shí),在產(chǎn)品定位時(shí)對(duì)產(chǎn)品檔次定位、房?jī)r(jià)未來走勢(shì)、去化能力分析等方面都存量不足,造成先天性的市場(chǎng)定位失��；同時(shí)很多房企也沒有在項(xiàng)目投資評(píng)價(jià)過程中進(jìn)行較好的成本核算、融資安排以及其他相應(yīng)的前期工作和風(fēng)險(xiǎn)預(yù)判。 本文通過對(duì)我國(guó)房地產(chǎn)市場(chǎng)宏觀調(diào)控進(jìn)行回顧,并對(duì)未來房地產(chǎn)市場(chǎng)發(fā)展趨勢(shì)進(jìn)行分析,認(rèn)為我國(guó)房地產(chǎn)市場(chǎng)宏觀調(diào)控主要為抑制投資和投機(jī)需求,保持房?jī)r(jià)合理性,對(duì)剛需購房需求出臺(tái)信貸及稅費(fèi)等方面的支持；結(jié)合項(xiàng)目區(qū)域市場(chǎng)特點(diǎn)及項(xiàng)目?jī)?yōu)劣分析,對(duì)項(xiàng)目進(jìn)行客觀定位。在此基礎(chǔ)上,結(jié)合成本核算、工程建設(shè)、稅務(wù)籌劃、融資等對(duì)項(xiàng)目的投資財(cái)務(wù)狀況進(jìn)行評(píng)價(jià)。在項(xiàng)目未來售價(jià)上可以運(yùn)用市場(chǎng)法對(duì)未來售價(jià)、去化速度進(jìn)行預(yù)測(cè)。運(yùn)用假設(shè)開發(fā)法對(duì)擬投資項(xiàng)目進(jìn)行土地出讓價(jià)格估算,計(jì)算出最高可承受的樓面地價(jià),得到項(xiàng)目投資后的財(cái)務(wù)評(píng)價(jià)結(jié)果。
[Abstract]:Real estate project investment has many characteristics such as large investment, high risk, long return period and so on. The success of a real estate project depends on the accuracy of the investment to a great extent. However, in the past, Chinese housing enterprises in the real estate investment in the feasibility of the project is not enough, often think that as long as the quality of land, no matter how expensive, will be able to achieve good returns in the future. So a few years ago, flour often more expensive than bread phenomenon, King everywhere in the country blooming. With the deepening of China's real estate market regulation, many high-priced land in the market has appeared a loss phenomenon, which leads to a decline in the profitability of housing enterprises, some losses. The regulation of the real estate market also makes the capital chain tight, some broken-arm survival, some can only be merged or reorganized. The reasons for the above phenomenon mainly lie in the fact that the housing enterprises did not fully investigate the real estate market in the process of taking the land, did not have a clear understanding of the regulation and control of the real estate market in our country, positioned the product grade and the future trend of house prices in the process of product positioning. At the same time, many housing enterprises have not carried out better cost accounting in the process of project investment evaluation. Financing arrangement and other corresponding preliminary work and risk prejudgment. This paper reviews the macro-control of the real estate market in China, and analyzes the development trend of the real estate market in the future, and concludes that the macro-control of the real estate market in our country is mainly to restrain the investment and speculative demand, and to maintain the rationality of the house price. This paper gives support to the rigid demand for housing purchase, such as credit and tax, and analyzes the characteristics of the regional market of the project and the advantages and disadvantages of the project, and makes objective positioning of the project. On this basis, combined with cost accounting, engineering construction, tax planning, financing and other projects to evaluate the financial situation of investment. The market method can be used to predict the future selling price and dewatering speed of the project. By using the method of hypothetical development, the land transfer price of the investment project is estimated, and the highest affordable floor land price is calculated, and the financial evaluation results after the investment of the project are obtained.
【學(xué)位授予單位】：西南交通大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2013
【分類號(hào)】：F299.233.32

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