本文選題：可行性研究　切入點：房地產(chǎn)　出處：《廣東工業(yè)大學》2013年碩士論文

【摘要】：中國房地產(chǎn)在過去的10年里取得了飛速發(fā)展和巨大成就。自1998年中國住房制度改革以來,中國的房地產(chǎn)走向了全面市場化,由計劃經(jīng)濟及住房分配時代積累的住房需求得到了極大釋放,加上中國經(jīng)濟在過去10年的高速增長和全國城鎮(zhèn)化建設的推進,中國的房地產(chǎn)業(yè)取得極大發(fā)展,房地產(chǎn)規(guī)模和建筑面積逐年遞增,房地產(chǎn)市場亦日益成熟和完善。目前的房地產(chǎn)業(yè)已發(fā)展成為我國的重要產(chǎn)業(yè),它是涉及土地、建筑、交易和金融服務的多鏈條、多部門的重要產(chǎn)業(yè),但同時房地產(chǎn)的投資和投機屬性也充分的顯現(xiàn)出來。2006至2007年,房價上漲迅速,使得投資和投機需求增加,這導致房價暴漲,土地的價格也出現(xiàn)漲勢迅猛的態(tài)勢。2007年國家出臺了一系列針對房地產(chǎn)的專項調(diào)控政策,以穩(wěn)定房價。2011年更是出臺了“限購、限貸”等政策,有效地抑制了房價的過快上漲。但自2012年下半年開始,房地產(chǎn)交易市場又呈旺盛,房價飆升迅猛。 為了遏制房價的過快上漲,黨中央和國務院再次出臺一系列房地產(chǎn)調(diào)控政策,經(jīng)濟手段和行政手段雙管齊下,從抑制需求、增加供給及加強監(jiān)管等方面對中國的房地產(chǎn)市場進行了全方位調(diào)控,與以往不同,此次調(diào)控政策強度非常之大、調(diào)控政策頻出。中央明確提出了“房價控制目標”,同時由于限購實施范圍擴大,促使各方對房價下降充滿了希望,買家(包括投資者)對未來房價上漲的預期得到顯著抑制。同期實行的其他政策,如：提高二套房首付、從嚴征收營業(yè)稅、加息等也加大了買家的成本,增加投資性購房者的獲利風險。 廣州經(jīng)濟發(fā)展水平高、發(fā)展前景看好、市場輻射力較強,且前幾年房價相較上海、北京、深圳等城市更為理性,在目前全社會貨幣流動性充裕的背景之下,仍擁有強勁的市場需求。但是,隨著廣州土地價格的大幅上漲、購房負擔明顯增加,市場份額亦呈現(xiàn)下降趨勢�；谝陨戏N種原因,房地產(chǎn)公司在決策是否要開發(fā)一個項目時變得更加謹慎小心了。 在此背景下,CL公司針對金沙洲商住項目的開發(fā),進行了可行性研究。本項目可行性研究從企業(yè)背景、目標市場、建設方案、組織實施方案、投資估算、資金籌措等方面進行研究、分析、論證,對項目進行財務評價和社會評價,同時對項目實施和運營過程中可能存在的風險(包括技術、市場、政策等)進行了分析,最后得出明確的建議。希望通過本文的討論,為CL公司金沙洲商住項目的可行性提供依據(jù),亦為日后的房地產(chǎn)項目可行性分析提供一種直觀有效的分析模式,也為同行企業(yè)的可行性研究起到一定的借鑒作用。
[Abstract]:Chinese real estate has made rapid development and great achievement in the past 10 years.Since the reform of China's housing system in 1998, China's real estate has moved towards a comprehensive marketization, and the housing demand accumulated in the era of planned economy and housing distribution has been greatly released.With the rapid growth of Chinese economy in the past 10 years and the development of urbanization in China, the real estate industry in China has made great progress, the real estate scale and the building area have been increasing year by year, and the real estate market has become increasingly mature and perfect.At present, the real estate industry has developed into an important industry in our country. It is a multi-chain and multi-sector industry involving land, construction, trade and financial services.But at the same time, the property of investment and speculation in real estate is also fully manifested. From 2006 to 2007, housing prices rose rapidly, resulting in an increase in investment and speculative demand, which led to a sharp rise in house prices.Land prices are also rising rapidly. In 2007, the government introduced a series of special regulation and control policies aimed at real estate in order to stabilize house prices. In 2011, it also introduced policies such as "limit purchase and limit loans", which effectively restrained the excessive rise of house prices.But since the second half of 2012, the real estate market has been booming and house prices have soared.In order to curb the excessive rise in house prices, the CPC Central Committee and the State Council have again introduced a series of real estate regulation and control policies, both economic and administrative, to curb demand.Increasing supply and strengthening supervision and other aspects of the real estate market in China to carry out comprehensive regulation and control, and different from the past, the intensity of the regulation and control policy is very large, regulation and control policy frequent.The central government has clearly proposed a "price control target," while the expansion of the restrictions has raised hopes for a fall in prices and significantly curbed expectations of future home price increases by buyers, including investors.Other policies implemented in the same period, such as raising down payments for second homes, imposing strict business taxes, raising interest rates, and so on, have also increased the cost of buyers and increased the profit risk of investors.Guangzhou has a high level of economic development, promising development prospects, strong market radiation, and housing prices in previous years were more rational than in Shanghai, Beijing, Shenzhen and other cities. Under the background of abundant monetary liquidity in the whole society at present,There is still strong market demand.However, with the sharp rise in land prices in Guangzhou, the burden of buying houses has increased significantly, and the market share has also shown a downward trend.For all these reasons, real estate companies have become more cautious in deciding whether to develop a project.In this context, the company carried out a feasibility study on the development of Jinshazhou commercial and residential projects.The feasibility study of the project is carried out from the aspects of enterprise background, target market, construction scheme, organization and implementation plan, investment estimation, fund raising, etc., analysis, demonstration, financial and social evaluation of the project,At the same time, the paper analyzes the possible risks (including technology, market, policy, etc.) in the process of project implementation and operation, and finally gives some clear suggestions.Through the discussion of this paper, I hope to provide the basis for the feasibility of Jinshazhou commercial and residential projects in CL Company, and also provide an intuitive and effective analysis model for the feasibility analysis of real estate projects in the future.Also for the feasibility of peer enterprises to play a certain role in reference.
【學位授予單位】：廣東工業(yè)大學
【學位級別】：碩士
【學位授予年份】：2013
【分類號】：F299.23

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