I 摘要 当前，我国房地产市场已经处于激烈竞争状态。对于房地产企业来说，在房地 产项目开发过程中，如果仅仅是建筑施工技术角度来看，并不存在较大施工难度， 无论是超高建筑还是大跨度桥梁等。其主要问题在于投资回报，也就是是否可以取 得较好的经济效益，并且还要在项目施工过程中兼顾环境效益和社会效益。因此， 只有对房地产项目投资进行详细和准确预测、成本分析和收益计算，才能使项目投 资决策更为科学合理，才能使项目投资具有更强的可行性。 在本文中，将对深圳南约水一村房地产项目进行分析，利用项目投资管理理论 和方法，通过与之相关的金融理论和风险因素的评估，对深圳南约水一村项目的财 务风险状况进行分析和评估，对于投资者具有相应的参考价值和意义。 第一，对南约水一村项目整体情况的分析，包括对项目在开发之前的深圳市房 地产市场总体市场分析，南约水一村项目周边区域市场分析，项目客户群体定位和 近期价格分析等总体情况的介绍。 第二，对南约水一村房地产项目可行性管理中的相关因素进行分析，针对南约 水一村项目在开发过程中的技术经济指标进行明确，包括项目方案设计、项目建设 计划和项目销售计划等。 第三，对南约水一村项目财务管理中存在的问题进行分析，选取了与南约水一 村项目有关的财务评价基础数据和参数，包括项目经济技术指标、利率等基础数据 和参数；项目投资估算、销售收入和投资收益等，为项目财务风险的评估和发现奠 定基础。 第四，提出防范南约水一村项目财务风险管理的措施和建议，针对南约水一村 项目可能性财务风险，结合房地产项目财务风险特点，提出南约水一村项目财务风 险预防和应对解决建议。 关键词，房地产，项目开发，可行性分析ABSTRACT II ABSTRACT At present, China's real estate market has been in the state of fierce competition. For real estate enterprises, in the development process of real estate projects, if it is only from the perspective of construction technology, there is no great construction difficulty, whether it is super-high buildings or long-span Bridges. The main problem lies in the return on investment, that is, whether better economic benefits can be obtained, and environmental benefits and social benefits should be taken into account in the construction process of the project. Therefore, only detailed and accurate prediction, cost analysis and income calculation of real estate project investment can make the investment decision more scientific and reasonable and make the project investment more feasible. In this article, we will analyze the Shenzhen south about water takes a real estate project, using the theory of project investment management and method, through the related financial theories and the evaluation of risk factors, to the south of Shenzhen about water village financial risk analysis and assessment of the project, corresponding reference value and significance for investors. First, the analysis of the overall situation of the project of Nanyue, including the overall market analysis of the real estate market in Shenzhen before the development of the project, the market analysis of the surrounding area of the project of Nanyue, the customer group positioning of the project and the recent price analysis, etc. Secondly, the related factors in the feasibility management of the real estate project in nanyoshuiyicun are analyzed, and the technical and economic indicators of the project in the development process are clarified, including the project scheme design, project construction plan and project sales plan. Thirdly, this paper analyzes the existing problems in the financial management of the project of one village of nanyue water, and selects the basic data and parameters of financial evaluation related to the project of one village of nanyue water, including the basic data and parameters such as the economic and technical indicators and interest rates of the project. The estimation of project investment, sales income and investment income, etc. lay the foundation for the evaluation and discovery of project financial risks. Fourthly, it puts forward measures and Suggestions for preventing financial risk management of the no.1 village project of nanyoushui. In view of the possible financialABSTRACT III risk of the no.1 village project of nanyoushui and in combination with the characteristics of financial risk of the real estate project, it puts forward Suggestions for preventing and dealing with the financial risk of the no.1 village project of nanyoushui. Key words: Real estate, Project development, Feasibility analysis目录 IV 目录 第一章 绪论.....................................................................................................................1 1.1 研究背景和研究意义..........................................................................................1 1.1.1 研究背景...................................................................................................1 1.1.2 研究意义...................................................................................................2 1.2 项目可行性分析的内涵与步骤..........................................................................3 1.2.1 项目可行性的内涵....................................................................................3 1.2.2 项目可行性分析步骤...............................................................................3 1.2.3 项目可行性分析的研究...........................................................................4 1.2.4 房地产项目投资风险类型........................................................................6 1.3 研究内容和方法..................................................................................................8 1.3.1 研究内容...................................................................................................8 1.3.2 研究方法...................................................................................................9 第二章 相关文献和理论综述.......................................................................................10 2.1 国内外研究现状................................................................................................10 2.1.1 国外研究现状.........................................................................................10 2.1.2 国内研究现状.........................................................................................11 2.1.3 国内外研究综述.....................................................................................13 2.2 房地产投资可行性研究的战略决策理论........................................................13 2.2.1 SWOT 分析理论......................................................................................13 2.2.2 层次分析（AHP）理论.........................................................................14 2.3 项目可行性分析理论........................................................................................15 2.3.1 项目财务评估旳静态分析方法.............................................................15 2.3.2 项目财务评估的动态分析方法.............................................................16 2.3.3 项目的不确定性分析.............................................................................16 2.3.4 项目可行性理论在本研究中的应用.....................................................17 第三章 南约水一村项目本体属性考量.......................................................................18 3.1 南约水一村项目开发公司基本情况................................................................18 3.1.1 项目开发公司资本实力.........................................................................18 3.1.2 项目开发公司资产和债务.....................................................................18 3.2 南约水一村项目基本情况................................................................................20目录 V 3.2.1 项目位置.................................................................................................20 3.2.2 项目规划.................................................................................................20 3.2.3 项目进度.................................................................................................20 3.2.4 资源环境..................................................................................................21 3.2.5 项目技术指标..