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1、凯旋城（住宅）价格模拟编制：广大地产机构日期： 2016 年 12 月 11一、模拟方式根据项目价格策略的制定仍从定量、定性二个方面综合的综合考量，定量、定性考量仍按2016 年 12 月 9 日由伊莱特设计单位所提供的 1-2 号地块总规划图（方案 1 ）所确定的指标实施，模拟方式如下：1、考察什邡市场洋房竞品盛世豪庭的数据，通过类比价值算术平均法+有效需求成本加价法 确定洋房均价。2、在具体单位定价模拟过程中，使用加权点数定价法 ，根据面积、朝向视野、楼栋别、楼层差等得出结论。朝向差价：南北座向较贵，东西座向较便宜楼层差价 : 一、三、四楼较贵，二、五、六、七较便宜。视野差价：视野较佳，景
2、观较佳为贵，面临墙巷或采光较暗者，即使同一栋楼，同一楼层，也较便宜 .二、产品分类及基准均价1、现金流产品：基准均价 3600元/行左右2、中端产品：基准均价3700元/行左右3、高端产品：基准均价3900元/行左右具体测算如下:1、现金流产品测算现金流产品1栋朝向差0100面积（行）总价（元）均价（元/m2）楼层差楼层项目01021007F面积160160320单价36003700总价5760005920001168000206F面积112.72112.72225.44单价35203620总价396774408046804821405F面积112.72112.72225.44单价354036
3、40总价399029410301809330304F面积112.72112.72225.44单价35303630总价397902409174807075303F面积112.72112.72225.44单价35303630总价39790240917480707502F面积112.72112.72225.44单价35003600总价3945204057928003121801F面积112.72112.72225.44单价36803780总价414810426082840891花园面积70701672.6460375043610单价10001000总价70000700001400006177504现
4、金流产销售基3550面积总价均价（元/品价（行）（元）m2)2、3栋朝向差0100楼层差楼层项目01021007F面积160160320单价36003700总价5760005920001168000206F面积112.72112.72225.44单价35703670总价402410413682816093405F面积112.72112.72225.44单价35903690总价404665415937820602304F面积112.72112.72225.44单价35803680总价403538414810818347303F面积112.72112.72225.44单价35803680总价403
5、53841481081834702F面积112.72112.72225.44单价35503650总价4001564114288115841801F面积112.72112.72225.44单价37303830总价420446431718852163花园面积70701672.6461051363650单价10001000总价70000700001400006245136现金流产品销售基价3450面积（行）总价（元）均价（元/m2）2、朝向差01003栋楼层差楼层项目01021007F面积160160320单价36003700总价5760005920001168000206F面积112.72112.
6、72225.44单价34703570总价391138402410793549405F面积112.72112.72225.44单价34903590总价393393404665798058304F面积112.72112.72225.44单价34803580总价392266403538795803303F面积112.72112.72225.44单价34803580总价39226640353879580302F面积112.72112.72225.44单价34503550总价3888844001567890401801F面积112.72112.72225.44单价36303730总价4091744204
7、46829619花园面积70701672.6459698723569单价10001000总价70000700001400006109872现金流产品小结面积（行）总价（元）均价（元/行）6690.56247129213610总价数量（套）比例40万以下1018%40-45 万3054%45-50 万611%50万-55万24%55万-60万814%562、中端产品测算销售基价36001面积（行）总价（元）均价（元/m2）1栋朝向差5050500层楼层项目010203047F面积170170170170680单价3750375037503700总价637500637500637500629000
8、25415006F面积123.32123.32123.32123.32493.28单价3670367036703620总价45258445258445258444641818041725F面积123.32123.32123.32123.32493.28单价3690369036903640总价45505145505145505144888518140374F面积123.32123.32123.32123.32493.28单价3680368036803630总价45381845381845381844765218091043F面积123.32123.32123.32123.32493.28单价36
9、80368036803630总价45381845381845381844765218091042F面积123.32123.32123.32123.32493.28单价3650365036503600总价45011845011845011844395217943061F面积123.32123.32123.32123.32493.28单价3830383038303780总价4723164723164723164661501883096面积929292923639.68花园单价1000100010001000总价92000920009200092000368000销售基价36503面积（行）总价（元
10、）均价（元/m2）1栋朝向差5050500层旁:楼层项目0102030407F面积170170170170680单价3800380038003750总价646000646000646000637500257550006F面积123.32123.32123.32123.32493.28单价3720372037203670总价458750458750458750452584182883605F面积123.32123.32123.32123.32493.28单价3740374037403690总价461217461217461217455051183870104F面积123.32123.32123.
11、32123.32493.28单价3730373037303680总价459984459984459984453818183376803F面积123.32123.32123.32123.32493.28单价3730373037303680总价45998445998445998445381818337682F面积123.32123.32123.32123.32493.28单价3700370037003650总价456284456284456284450118181897001F面积123.32123.32123.32123.32493.28单价3880388038803830总价478482478
12、4824784824723161907760花园面积929292923639.683743单价1000100010001000总价92000920009200092000368000销售基价35501面积（行）总价（元）均价（元/m2）1栋朝向差5050500楼层差楼层项目01020304面积1701701701706801007F单价3700370037003650总价6290006290006290006205002507500面积123.32123.32123.32123.32493.28206F单价3620362036203570总价44641844641844641844025217
13、79508405F面积123.32123.32123.32123.32493.28单价3640364036403590总价4488854488854488854427191789373304F面积123.32123.32123.32123.32493.28单价3630363036303580总价4476524476524476524414861784440303F面积123.32123.32123.32123.32493.28单价3630363036303580总价447652447652447652441486178444002F面积123.32123.32123.32123.32493.2
14、8单价3600360036003550总价44395244395244395243778617696421801F面积123.32123.32123.32123.32493.28单价3780378037803730总价4661504661504661504599841858432花园面积929292923639.683647单价1000100010001000总价92000920009200092000368000中段产品小结面积总价均价10919414734743730总价数量比例35万一40万040-50 万6071.4%50万-55万00%55万-60万1214.3%60-65 万121
15、4.3%65-70 万00%70万以上00%843、高端产品测算高端产品销售基价3820面积*2（行）总价（元）均价（元/m2）1栋朝向差050楼层差楼层项目01021007F面积180180360单价39203970总价7056007146001420200206F面积136.23136.23272.46单价38403890总价5231235299351053058405F面积136.23136.23272.46单价38603910总价5258485326591058507304F面积136.23136.23272.46单价38503900总价5244865312971055783303F面
16、积136.23136.23272.46单价38503900总价524486531297105578302F面积136.23136.23272.46单价38203870总价52039952721010476091801F面积136.23136.23272.46单价40004050总价5449205517321096652花园面积1011013989.523904单价10001000总价101000101000202000高端产品销售基价3870面积*5（行）总价（元）均价（元/m2）1栋朝向差050楼层差楼层项目01021007F面积180180360单价39704020总价7146007236
17、001438200206F面积136.23136.23272.46单价38903940总价5299355367461066681405F面积136.23136.23272.46单价39103960总价5326595394711072130304F面积136.23136.23272.46单价39003950总价5312975381091069406303F面积136.23136.23272.46单价39003950总价531297538109106940602F面积136.23136.23272.46单价38703920总价527210.1534021.610612321801F面积136.23
18、136.23272.46单价40504100总价5517325585431110275花园面积1011013989.523954单价10001000总价101000101000202000高端产品销售基价3770面积*5（行）总价（元）均价（元/m2）1栋朝向差050楼层差楼层项目01021007F面积180180360单价38703920总价6966007056001402200206F面积136.23136.23272.46单价37903840总价5163125231231039435405F面积136.23136.23272.46单价38103860总价51903652584810448
19、84304F面积136.23136.23272.46单价38003850总价5176745244861042160303F面积136.23136.23272.46单价38003850总价517674524486104216002F面积136.23136.23272.46单价37703820总价51358752039910339861801F面积136.23136.23272.46单价39504000总价5381095449201083029花园面积1011013989.523854单价10001000总价101000101000202000高端产品小结产品面积总价均价11968.563906总价数量比例35万一40万040-50 万050万-55万7074%55万-60万00%60-65 万44%65-70 万88.5%70万以上1213.5%90