摘 要
房地產開發項目的投資額巨大，建設周期長，影響因素多，因而存在著很高的投資風險。隨著房地產市場的逐步規范競爭會日益激烈，房地產投資者靠僥幸獲取投資成功的機會越來越少。因此在項目的決策階段，為避免投資的盲目性，越來越多的房地產投資者把對項目進行的可行性研究作為投資決策的重要依據。
但中國的房地產業己經發展了近二十年，投資前的可行性研究卻發展較慢。有的開發商要么不做可行性研究就盲目投資，要么雖然想做好可行性研究，卻因缺少專業人才或者信息不全、經驗不足，所采用的方法和手段不夠豐富等，導致所做的可行性研究誤差較大。
本文以鄭州市一個具體的房地產項目為例，運用可行性研究的一般理論對項目的市場背景、項目區域市場狀況、項目本身優劣勢進行了全面的分析，提出了項目的市場定位及建設經營方案。在此基礎之上，預測本項目經濟上是否合理，財務上是否盈利，從而明確該開發項目是否可行。
由于樓盤定價是一個重要而又復雜的市場決策，需要權衡各方面的具體情況。但在實際操作中，決策者容易受市場其他信息的干擾，做出帶有較濃主觀色彩的決策。為了使項目價格更符合市場實際，在本可行性研究中利用了可比樓盤量化定價法和一元線性回歸方程確定項目銷售價格，意在對市場深入了解和對項目客觀把握的基礎上，制定一個合理的市場價格。除此之外，本文對可行性研究的結論進行了一定的反饋，分析造成誤差的實際原因。這樣做的目的是為了探求提高可研結論準確度的具體方法，從而為今后進行房地產開發項目的可行性研究提供借鑒。
隨著房地產市場的發展，可行性研究會朝著更加專業化、社會化的方向發展，因此本文具有一定的實際意義。
關鍵詞：房地產投資市場定位；財務評價；風險分析；土木畢設網
Abstract
Real estate item involves investment, lots of unstable affecting factors and thus big risks. Along with acknowledge with the discipline of the market and increasingly fierce rival in the field, developers will have fewer chances to build their success on the basis of luck. Therefore decision stage in item is perfectly important. In order to avoid and reduce the blindness of investments, more and more real estate investors pass the possibility research make policy to provide the basis for the investment.
But the real estate of China already through developed to be close to 20 years, investment front of possibility research development compare slowly. Some developer does not to the possibility research for the blindness investment, the other wants to work well the possibility research but lacking in experts market information and methodology at present market will reasonably lead to errors in feasibility study.
This paper taking a program in Zhen Zhou city as example make use of the general theories of the possibility research to the item of market background, item district market condition, the item good and bad carried on the overall analysis, put forward the market fixed position of the and project to conduct the item. At this foundation on, forecast the item economy ascend whether in reason, finance ascend whether earnings. Pass the possibility research, should develop whether item can go or not definitely.
Because the building dish list is an importance but again complicated markets decision, need to weigh concrete circumstance that everyone faces. But in actual operation, the decision maker is interference by other information of market easily, doing to take the decision of have the thicker subjective color. For making the item price even match the market actual, in the decision of sale price, we use comparable quantitative price-setting method and two place linear regression equation, idea at to through understanding of market and to the item foundation of objective confidence up, draw up a reasonable of market price .In addition, this text carries on the certain feedback to the conclusion that possibility study, the analysis results in actual reason of the error marginal. Purpose of do like this is for investigating the concrete method that the accurate degree of conclusion can be advanced, thus grind to provide to draw lessons from for the possibility research that the aftertime carries on the real estate development item.
Along with the development of the real estate market ,the possibility research meeting toward wear more professional turn, acculturation of direction development, so this paper certainly have actual meaning.
Key words: Investment in real estates; Market positioning; finical evaluations; Risk analysis.
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