山东建工学院和平校区项目定位及土地价值评估第1章地块分析......................................................................................................................................61.1地块概况.............................................................................................................61.1.1地块地理位置及...................................................................................................................61.1.2项目现状...............................................................................................................................71.2地块S.W.O.T分析.............................................................................................911.2.1Strength优势分析.................................................................................................................91.2.2Weakness劣势分析.............................................................................................................111.2.3Opportunity机会分析.........................................................................................................121.2.4Threat威胁分析..................................................................................................................141.2.5劣势和威胁规避方法.........................................................................................................15第2章产品定位....................................................................................................................................172.1物业类型定位...................................................................................................172.1.1A地块建议定位为商住两用楼..........................................................................................172.1.2B地块建议定位为高档住宅社区......................................................................................172.2建筑类型定位...................................................................................................182.3绿化率...............................................................................................................182.4户型...................................................................................................................192.4.1目标客群.............................................................................................................................202.5价格定位...........................................................................................................222.5.1非商业部分价格定位.........................................................................................................222.6商业部分价格定位...........................................................................................252.6.1商业业态.............................................................................................................................252.6.2经营内容.............................................................................................................................262.6.3商业配比定位.....................................................................................................................262.6.4销售价格.............................................................................................................................27第3章项目土地评估..........................................................................................................................283.1估价前提假设...................................................................................................283.2假定容积率为2.5时的地价估算....................................................................303.2.1开发完成后的房地产价值为：.........................................................................................303.2.2测算开发成本.....................................................................................................................313.2.3买方购买土地的税费：3%V.............................................................................................323.2.4投资利润：.........................................................................................................................323.2.5销售费用.................................................