写字楼建设成本参数一览写字楼建筑面积一览1土地成本（含土地出让金）5,500元1占地面积13,270平方米2容积率5.52建安造价写字楼5,000元3可建设建筑面积72,985平方米地下室3,000元3基础和配套设施费（小市政）400元4地上可经营部分面积90,000平方米4专业顾问费5%建安造价5地下可经营部分面积3,000平方米5其他2%建安造价6总经营面积93,000平方米6管理费3%1-5项合计7地下非经营部分面积30,000平方米7不可预见费5%1-5项合计8地下总建筑面积33,000平方米8物业开办管理费1%建安造价9项目总建筑面积123,000平方米9年增长率2%写字楼出租状况参数1写字楼出租面积91,000平方米2写字楼租金水平240美圆/平方米.年3写字楼租金年增长率1%4配套设施出租面积9000平方米5配套设施租金水平240美圆/平方米.年6出租佣金比例8%租金收入7管理费2%租金收入8写字楼租金年增长率2%9租约长度3年10到期续约比例33%停车位出租状况12停车位700个13停车位出租比例0.914停车位租金960美圆/个.年项目总投资额单位：元0123200320042005合计0建设周期50%50%100%1土地成本511,500,000-土地成本小计511,500,000511,500,0002建安造价-地上部分-地下部分-建安造价小计277,500,000283,050,000560,550,0003基础和配套设施（小市政）18,600,00018,972,00037,572,0004专业顾问费13,875,00014,152,50028,027,5005其他5,550,0005,661,00011,211,0003-5小计76,810,500-1-5小计511,500,000315,525,000321,835,5001,148,860,5006开发管理费15,345,0009,465,7509,655,06534,465,8157物业开办管理费-2,775,0002,830,5005,605,5008不可预见费25,575,00015,776,25016,091,77557,443,025总计552,420,000343,542,000350,412,8401,246,374,840租约分析参数012345678910111213年份20032004200520062007200820092010201120122013201420152016写字楼部分出租状况租金USD/Y240244.80249.70254.69259.78264.98270.28275.68281.20286.82292.56298.41304.38310.47维持现有租约比例0%25%75%90%15%75%90%15%75%90%15%75%新租户比例25%50%15%0%50%10%0%50%10%0%50%10%续约租户比例0%0%0%0%25%5%0%25%5%0%25%5%写字楼出租率25%75%90%90%90%90%90%90%90%90%90%90%配套设施出租状况租金240244.80249.70254.69259.78264.98270.28275.68281.20286.82292.56298.41304.38310.47维持现有租约比例0%60%90%30%60%90%30%60%90%30%60%新租户比例60%30%0%40%20%0%40%20%0%40%20%续约租户比例0%0%0%20%10%0%20%10%0%20%10%配套设施出租率60%90%90%90%90%90%90%90%90%90%90%项目投资及经营期现金单位：千元01234567891011122003200420052006200720082009201020112012201320142015租金收入写字楼潜在租金收入23,176.7823,640.3224,113.1224,595.3925,087.2925,589.0426,100.8226,622.8427,155.2927,698.4028,252.37空置率17,382.595,910.082,411.312,459.542,508.732,558.902,610.082,662.282,715.532,769.842,825.24有效租金收入-17,730.2421,701.8122,135.8522,578.5723,030.1423,490.7423,960.5524,439.7724,928.5625,427.13配套设施潜在租金收入2,225.452,247.702,270.182,292.882,315.812,338.972,362.362,385.982,409.842,433.942,458.28空置率2,225.45899.08227.02229.29231.58233.90236.24238.60240.98243.39245.83有效租金收入-1,348.622,043.162,063.602,084.232,105.072,126.122,147.392,168.862,190.552,212.45租金收入小计-19,078.8623,744.9824,199.4424,662.8025,135.2125,616.8626,107.9426,608.6227,119.1127,639.59停车位出租收入504.00604.80604.80604.80604.80604.80604.80604.80604.80604.80其他收入总计-19,58324,35024,80425,26825,74026,22226,71327,21327,72428,244运营费用租金佣金483985301-1,045213-1,109226-1,177管理及营销费用177355434443452461470479489499509房地产税2,3502,9222,9773,0323,0893,1473,2063,2663,3273,389营业税及附加1,0771,3391,3641,3901,4161,4421,4691,4971,5251,553运营费用总计6604,7674,9974,7835,9195,1785,0596,2635,4775,3506,628净运营收入USD-66014,81619,35320,02119,34920,56221,16320,45021,73622,37421,616净运营收入RMB-5,479122,975160,631166,173160,596170,662175,653169,731180,409185,701179,412建设期投资-552,420-343,542-350,413转卖收益1,445,929税前现金流-552,420-343,542-355,892122,975160,631166,173160,596170,662175,653169,731180,409185,7011,625,341净现值119,191内部收益率11.50%运营收益与转售收益比例41/59回收期11.63
