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论文编号：	9522
作者编号：	2120152787
上传时间：	2017/12/6 23:11:34
中文题目：	房地产项目的预可行性研究
英文题目：	Study On Per-Feasibility Of Real Estate Development Project
指导老师：	于仲鸣教授
中文关键字：	房地产；开发项目；预可行性研究
英文关键字：	Real Estate ；Development Project ；Pre-feasibility Study
中文摘要：	本文结合目前天津市房地产开发的现实情况，依据房地产预可行性研究的步骤，研究在新的宏观政策和市场环境下房地产可行性研究的研究方法，主要表现在以下两个方面：第一、按照房地产预可行性研究的步骤和内容，结合政策和市场的变化给出合适的研究方法，合适的研究方法可以提供更准确的研究成果，让预可行性研究为决策更好的的理论支持；第二、根据“营改增”的变化，调整预可行研究的投资测算模型，并对研究方法加以分析说明。尤其在不确定性分析中，充分考虑土地拍卖规则的变化，讨论敏感性的分析方法。显然当一个行业处于变化或者转型的过程中的时候，很多研究方法并不能够跟上变化的速度，做到完全的适应，这也正是能够将一个老课题拿出来重新研究的意义。从行业生命周期理论来看，房地产行业正在从成长期到成熟期的过渡阶段，震荡和起伏肯定是必不可少的，因此在研究过程中有些问题无法解决，例如高价土地，产品定价的方法如果还是沿用市场比较法肯定是不合适的，因为面粉已经比面包贵了，而采取成本加成法确实能解决利润的问题，但是脱离市场的定价是否能够满足销售计划又是一道无解的题。因此，投资测算运用谨慎型的投资策略往往是解决问题的方法，其实这也正是房地产项目预可行性研究的职能所在，正是因为有了预可行性研究，才有项目决策判断的依据。本文主要从房地产开发项目预可行性研究的内容和方法入手，运用定性、定量和不确定性分析三种方法重新梳理预可行性研究独特性和根据现实政策，行业发展进行的变革和调整，以满足当前投资房地产项目决策的需要。
英文摘要：	Based on the real situation of real estate development in Tianjin, this paper studies the research methods of real estate feasibility study under the new macro policy and market environment according to the steps of real estate pre - feasibility study, which is mainly reflected in the following two aspects: First, according to the steps and contents of the real estate pre-feasibility study, combining the change of policy and market, the appropriate research methods emerges, which can provide more accurate research results, so that the pre-feasibility study will support decision-making theory better; Second, according to the change of "Value-Added Tax", adjust the investment calculation model of pre-feasibility study, and analyze the research method. Take full account of changes in land auction rules to discuss the sensitivity of the analytical method, especially in the uncertainty analysis. It is clear that many research methods cannot keep up with the speed of change if an industry is in the process of change or transformation , so that it is a complete adaptation, where the true meaning to take an old topic to re-study lies. From the industry life cycle theory, the real estate industry is at the transition stage from the growth period to maturity with certainly essential shocks, as well as ups and downs, so some problems in the research process cannot be resolved, such as high-priced land. If we continue to use product pricing method as market comparison method, it is certainly not appropriatebecause the flour has been more expensive than the bread. The problem of profit could be resolved by taking the cost-plus methods, but whether the price from the market could meet the sales plan is a no solution to the problem. Therefore, the use of cautious investment strategy in the investment calculationis not only a solution to the problem, but also the function of real estate projectpre-feasibility study. Thanks to the pre-feasibility study, we have the basis for project decision-making judgments. This article mainly starts from the content and method of the pre - feasibility study of the real estate development project, and uses the qualitative, quantitative and uncertainty analysis to re - sort the pre - feasibility study uniqueness and the change and adjustment according to the actual policy and industry development. To meet the current investment real estate project decision-making needs.
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