浦口区江浦街道白马1号地块财务评价研究

论文总字数：52962字

摘 要

房地产项目的财务评价是房地产开发商们在房地产项目开发前所需要进行的一项工作。这不仅仅是决定重点项目前期工作的优先次序，并且贯穿于整个项目，所以可以说是对房地产项目成功的关键。本论文从房地产前期的工作开始介绍，不仅仅介绍了财务评价，而且还对金融评估中起决定性作用的一些因素进行详细的论述。

伴随着社会劳动生产力的发展，房地产开发已经成为我国社会经济的一个重要的组成部分，独立于经济之外的房地产是没有生命力的，经济的发展也不可能房地产的进步。而财务评价正是房地产开发的重要环节，是它的核心过程，即对房地产开发进行经济分析预评价，选择技术上先进、经济上合理的最佳方案。

财务评价在房地产开发中的地位是很重要的。财务评价使用经济手段管理某一工程房地产开发的基础工作。我国房地产开发财务评价是同基本建设投资、建筑业、建筑市场的改革和发展关联的，受到体制与政策影响。伴随着国家投资管理体制和建筑市场管理体制改革的不断进行，我国以前实行的房地产财务评价发生了巨大的变化。

企业要想在这样的市场经济条件下，提高自身的竞争能力和自我的发展能力，必须要把握经济动态，重视财务分析。财务评价是了解一个企业经营成绩和财务状况真实面目的环节，可以很好地解释青涩的会计程序会计数据的经济含义，为投资者和债权人提供正确的决策依据。虽然审计可以在一定程度上改善这一情况，但审核员不绝对保证财务报表的真实性和恰当性，他们的工作只是为使用者做出正确的决策而提供了合理的依据。所以即使是审计，无保留意见的审计报告财务报表，也不能完全避免不恰当的，这使得财务评价变得尤为重要。通过财务评价，企业管理者可以合理地评价经营者的业绩，促进管理水平的提高。投资者通过财务评价，可以进一步预测投资收益水平和风险程度，从而做出正确的投资决策。

本论文首先论述了房地产项目的前期工作，让读者对房地产项目的前期策划有一定的了解，以及对财务评价的影响。其次，论述了房地产项目的财务评价和具体操作实施从理论和实践两个方面，读者可以从其运作过程中学习。

关键词：财务评价；市场经济；财务报表；房地产开发

Study on financial evaluation of Nanjing No. 1 block, Pukou District Jiangpu Street white horse

Abstract

The financial evaluation of real estate project is a work of the real estate developers who need to carry on the development of real estate projects before the. This is not only decide the focus of the project preparatory work priorities, and throughout the entire project, so it can be said is the key to the success of real estate project. From the real estate preliminary work began, not only describes the financial evaluation, but also on the financial evaluation plays a decisive role in the some factors were discussed in detail.

With the development of social labor productivity, real estate development has become the social economy of our country an important part, independent in economy of real estate is not viable, economic development could not progress of real estate. And financial evaluation is an important part of the real estate development, is the core process, namely real estate development in the economic analysis of evaluation, technologically advanced, economically rational optimal scheme selection.

The status of the financial evaluation in the development of real estate is very important. The basic work of financial evaluation of the use of economic means to manage a project of real estate development. The financial evaluation of China's real estate development is with the basic construction investment, construction industry, the construction market reform and the development of related and affected by the system and policy. Along with the ongoing national investment management system and construction market management system reform, China prior to the implementation of real estate financial evaluation happened great changes.

Enterprises to improve their competitive ability and self development ability in such under the condition of market economy, we must to grasp the dynamic economy, pay attention to financial analysis. Financial evaluation is to understand a enterprise operating results and financial position of the true face of the link, can well explain the economic meaning of sentimental accounting procedures accounting data, provide the correct decision-making basis for investors and creditors. Although the audit can improve this situation in a certain extent, but the auditor is never an absolute guarantee of the authenticity of the financial statements and appropriateness, they work only for the user to make the right decision and provide a reasonable basis. So even if the audit, unqualified audit report, financial statement, also cannot avoid completely inappropriate, which makes financial evaluation becomes particularly important. Through financial evaluation, managers can reasonably evaluate the performance of operators, improve the management level. Investors through financial evaluation can be further predicted the level of investment income and risk degree, in order to make the right investment decisions.

This paper first discusses the real estate project preparatory work, let the reader to the real estate project planning have a certain understanding, and the impact on financial evaluation. Secondly, it discusses the implementation of financial appraise of real estate project and specific operation from two aspects of theory and practice, readers can learn from the process of its operation.

Keywords: Financial evaluation; Market economy; Financial statements; Real estate development

目录

摘要 I

Abstract II

第一部分全过程工作描述 1

1项目概述 1

2最终成果和应解决的主要问题难点 1

2.1工作的最终成果应该包括 1

2.2课题关键问题及难点 1

3详细工作描述 2

3.1文献资料查找 2

3.2市场调研 3

3.3财务评价过程 3

第二部分财务评价报告 1

第一章 调研报告 5

1.1调查背景 5

1.2调查基本情况 6

1.2.1调研目的 6

1.2.2调研方法 6

1.3区域环境分析 7

1.3.1自然环境 7

1.3.2社会环境 7

1.4消费者调研分析 8

1.4.1被调研者的基本信息 8

1.4.2支付能力调研 10

1.4.3意向期望 11

1.5有竞争力的楼盘分析 15

1.5.1东方熙龙山院楼盘 15

1.5.2融侨观邸楼盘 15

1.5.3林景雅园 16

1.6财务评价具体分析 16

第二章 绪论 18

2.1财务评价概念及作用 18

2.2财务评价的内容 18

2.2.1盈利能力 19

2.2.2偿债能力 20

2.2.3不确定性分析 20

2.3财务评价的步骤 21

第三章 项目概论 23

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