Impact Assessment Report Template

Location and Scale of the Project

1, 2 Project Status and Surrounding Situation

Project Site Situation. Since the project is located in the plains of the middle and lower reaches of the Yangtze River, the terrain is relatively flat, but the terrain is low, with an elevation of about 10-XXM (Yellow Sea Elevation), and the earthwork is dominated by filling.

At present, the main distribution of properties developed in this area

At present, within the project area, there are

15, 20 buses passing by, water, electricity, municipal, sanitation, gas, telecommunications, and other basic amenities basically complete, and with the construction of the project is becoming more and more perfect. 1,3 The main content of the project

The total investment of the project consists of two parts: construction investment and financing costs and interest. It is expected that the total investment of 0100000000 yuan, the planning land area of 020000 square meters, the planning of the total construction area of 030000 square meters. According to the preliminary planning of the project and other relevant information, the construction of this project is as follows (the specific floor area is subject to the construction drawings): itemized list. 1,4 total investment composition

(1) land grant and deed tax;

(2) engineering and construction costs: including construction, installation costs and community support costs; (3) other costs: mainly including fees, management fees, survey and design fees, construction plan review fees, engineering quality supervision fees, engineering supervision fees, civilization of the construction of the increased costs; (3) capital discount costs: mainly for the (3) Capital discount cost: mainly for the cost of capital during the construction period. 1,5 Implementation plan of the project 1,5,1 Project operation mode

The project is to realize the utilization value of land through the mode of real estate development in order to maximize the benefits. 1,5,2 Internal management mode

The development company is responsible for the overall operation of the project, and the head office is responsible for matters related to project planning, fund raising, investment and financing management, and monitoring of the construction process. Project construction by the head office authorization, the development company set up a project manager is responsible for the construction (specific measures according to the company system developed separately).

1,5,3 Progress Plan Project Control Duration:

The first batch of commercial real estate listed for pre-sale at the end of 0 years 0, the listing of about 0 million square meters

2, the project risk analysis

Real estate investment is the capital into the comprehensive development of real estate It is the basis for real estate development and operation, which results in the formation of new available real estate or transformation of the original real estate. And in the process of this investment activity, the benefits and risks exist at the same time, especially in the economic transition period of China's real estate investment, the risk is inevitable. 2, 1 project policy risk

2, 2 financial risk

The characteristics of real estate investment in a large amount of general investors have to resort to a variety of financing tools. According to relevant data analysis shows that most of the real estate investment, loans generally accounted for more than 50% of the total investment, and sometimes even accounted for more than 80% or 90%. The combination of own capital and borrowed capital ratio is higher or lower is not necessarily, mainly depends on the enterprise's financing ability and financial market environment changes.

(1) insufficient financing

In the operation of the project, the amount of money to be invested in the project is very large, such a large amount of money to invest in the development of the company's own funds to protect the project construction possibilities are very small. Therefore, own capital is a small part of the project investment, most of the project refinancing to promote the entire project construction. It is also an indisputable fact that the debt ratio of project operation is relatively high.

In order to guarantee the smooth operation of the project, the refinancing ability of the development company becomes the key to whether the project can be completed as scheduled. If the company underestimates its own refinancing ability and blindly starts the construction work, it will certainly generate the risk of capital chain breakage.

(2) the risk of changes in currency interest rates

The risk of changes in interest rates in the real estate market refers to the impact of changes in interest rates on the real estate market and the possible losses to investors.

Fluctuations in national and regional currency interest rates are frequent and dynamic, especially during national or worldwide financial crises, when the fluctuations in currency interest rates are very large, and the fluctuations in currency interest rates have a greater impact on the construction cost of the project, which is directly related to the level of project profitability.

When interest rates rise, the cost of capital for real estate developers and operators increases, and consumers' desire to buy decreases. As a result, the entire real estate market will form on the one hand, the increase in production costs; on the other hand, the market demand is reduced. This will undoubtedly bring losses to investors and operators.

2, 3 project control risk

In the operation of the project, the development of the company's ability to control the overall construction of the project is the key to determining the success or failure of the investment, due to the project construction cycle of the existence of the natural, economic, social, man-made factors such as the uncertainty of the project construction cycle, there is bound to imply a number of investment risks in the control of the project, the main existence of the The following types of risk.

(1) cost control risk

Real estate development and other projects like construction, subject to changes in the price of raw materials, labor costs, delay, inflation, exchange rate fluctuations, changes in interest rates, as well as the environment and technology and other aspects of the impact of increased investment risk. At the same time, real estate development has its own particularities.

(2) the risk of construction period, quality, safety control

Whether the project can be completed within the stipulated time period in accordance with the contractual quality and safety standards, will be directly related to the real estate company's investment in profitability. As a development project, control of project duration, safety, quality is also an important part of cost control.

If the construction period can not be in accordance with the contract requirements, or the safety and quality of the project problems, on the one hand, the capital occupation time is extended, the cost of capital increases; on the other hand, it will result in the delivery of the housing sales contract time of the breach of contract and the trigger of compensation; more importantly, it will result in the community's adverse reaction to the credibility of the enterprise has been damaged.

2, 4 project business risk

Business risk is due to the real estate investment and business mistakes (or its possibility), resulting in the actual business results deviate from the pre-desired value of the possibility; business risk originates from the internal problems of the investment and the project's economic environment conditions, such as the ability to analyze the market, the level of management, management efficiency, the low. The use of operating expenses over the projected value, high vacancy rate, rental reversion and other issues, will make the enterprise's operating income is less than the expected value. The economic environment may be unsatisfactory, and low demand for real estate will produce a higher than expected vacancy rate. (

1) Market risk.

Market risk refers to the investment losses caused by changes in the real estate market. The real estate market is a special market, due to the immovability of real estate, real estate from time to time generally only affected by regional factors. The land market can generally be divided into a primary transfer market and a secondary transfer market, with a strong monopoly. Changes in supply and demand in the real estate market largely control the realization of real estate investment returns and their size.

For example, the fluctuation of the real estate market price level, real estate consumer market limitations, etc. are the causes of market risk.

(2) purchasing power risk

Purchasing power risk mainly refers to the market due to changes in the purchasing power of consumers, resulting in real estate commodities can not be digested according to the market, resulting in economic losses. Purchasing power risk is a kind of demand risk, in the market economic system, demand is a very uncertain factor. As the purchasing power of consumers is constantly changing, affected by the working environment, living environment, social environment, consumption structure, etc., if the overall market demand declines, it will bring losses to the real estate investor-operator.

(3) The risk of capital realization

The risk of capital realization is the conversion of non-monetary assets or securities into money. Different nature of the assets or securities into the currency of the degree of difficulty is different, generally speaking, savings deposits, checking, etc., the best performance of the cash, stocks and foreign exchange, futures and bond investments, such as the performance of the second, real estate investment in the poor performance of the cash.

Real estate capital realization risk mainly refers to the transaction process may be due to the realization of the process and the way to change and lead to real estate commodities can not be turned into money or delayed into money, thus bringing losses to the real estate operators.

(4) Business risk.

Business risk is real estate investment in real estate property investment and investment losses caused by operating expenses over operating income. Commercial risk is a comprehensive risk, is the result of a combination of factors, the role of these factors with uncertainty.

But investors can still prevent commercial risk through a variety of means, for example, investors can be mortgaged, the use of fixed interest rates will be part of the investment risk transfer to the bank. Investors can also transfer part of the commercial risk of their investment to a property management company by delegating property management.

2.5 Other Force Majeure Risks

Risks due to the uncertainty and irresistibility of natural factors (e.g., earthquakes, floods, storms, fires, etc.), as well as the natural geographic and techno-economic characteristics of the land.

3, the project investment risk prevention measures

3.1 on the real estate market to carry out a comprehensive survey, make scientific predictions

carefully analyze the real estate development cycle and predict the changes, choose the best time to develop; analyze the real estate development involved in the geographic environment conditions and predict the changes, select the best time to develop. Geographic conditions involved in real estate development and predict its changes, as well as early investment in the development of land parcels with value growth potential;

Fully understand the national policy and predict the future of the country's real estate policy what changes, whether to restrict or encourage, especially for the recent introduction of the "six" and the Ministry of Housing to build the spirit of the housing [2006] No. 165 document we have carried out a professional analysis; at the same time, we have to analyze the social needs of the real estate market type and demand. Real estate market demand type and demand and predict its changes in order to determine the development project and the scale of development;

To use all possible information available information, taking full account of the competition from other development projects, as accurately as possible to predict the costs and benefits of the proposed development project. A systematic feasibility study and analysis of the existing Anqing City New City East Court project, and choose to develop the right project at the right time to seize the opportunity, so that it can create benefits, but also greatly reduce the cost of unnecessary risk investment.

3,2 Adopt diversified (or combined) investment

3,3 Control risk in a financial way

(1) Transfer the risk to other economic units through legitimate and legal non-insurance means (such as the preparation of contract terms). Subcontract the more dangerous work in construction to other specialized construction units, thus reducing their own risk responsibility. The implementation of project demutualization and project risk collateral contracting to spread the business risk to all shareholders.

(2) Transfer the risk to be borne by the insurance company by insuring with the insurance company at the expense of paying the insurance premium. Insurance, as a timely, effective and reasonable way of sharing losses and implementing economic compensation, has been the main means of disposing of risks.

(3) Increase financing channels, strengthen cooperation with local commercial banks to obtain good creditworthiness of the loan, and increase the pre-sale of housing, the pre-sale proceeds re-invested in the construction of the project. At the same time, through the "macro" program also provides more sources of funds for project financing.

3, 4 scientific planning, rational positioning, improve taste, promote sales

The market positioning of real estate development projects, including the positioning of the project's products, the positioning of the quality of the building products, the quality of the built environment, are based on adequate market research, the project's economic and technical analysis, the project feasibility study report made. It can be used as a basis for guiding project decision-making, project design, project marketing planning program and other preliminary work.

We according to the actual situation in Anqing City, a high starting point, a high starting point for the project market positioning, bigger and stronger, and strive to make the project into a first-class taste, first-class environment of the integrated residential community, and in this way to drive the sale of the real first-class brand, to become the region's leading developers.

3,5 by contracting to try to fix those profit-sensitive variables

For example, the risk of interest expense growth can be reduced by signing a fixed-rate loan contract; the risk of increased construction costs can be reduced by signing a fixed-budget contract with a construction company; and the risk of the project not being completed on schedule can be reduced by the contracting contract. The risk that the project will not be completed on time can be minimized by a clause in the contracting contract for delay penalties.

3.6 Strengthen management and shorten construction period

Completion of the development project as early as possible to minimize the 'risk' due to changes in socio-economic conditions during the development period. And strengthen project management during the development process to control costs and ensure safety and quality.

In addition, there should be targeted training of personnel engaged in real estate development according to the needs of development. According to the enterprise's own assets and liabilities and the ability to obtain capital, rationally determine the development mode.

4, Conclusion

In short, real estate investment is a special kind of investment, the investment cycle is long, the investment volume is large, the return is large, at the same time, the object of investment has the immovability, the investment is susceptible to the impact of the policy and other characteristics also caused by the risk of large.

But as long as we target different types, different probabilities and different scales of risk, to take appropriate measures and methods, we can avoid real estate investment risk or make the real estate investment process to minimize the risk. Through the above kinds of risk analysis and the design of countermeasures, for the development project of Anqing New City East Court we believe that we have the ability to avoid the main risks and minimize the secondary risks, and strive to build the project into a first-class residential community in Anqing.

Risk Assessment Report for Land Development Project

Risk Assessment Report for Land Development Project in Jiangshan City

According to the spirit of the relevant documents of the province and the city on the stabilization of the risk assessment of major matters, in order to further do a good job in the land development work, and to effectively From the source to prevent and reduce the risk of social stability in the implementation of major matters, now the Jiangshan City land development project risk assessment report is as follows:

First, the project risk assessment content

(a) project legitimacy assessment

1, risk Assessment content. The planning and introduction of the project construction is in line with national laws, regulations and rules; in line with the party line policy; in line with the spirit of the higher party committees and the government to formulate normative documents; the policy adjustments involved, the interests of the adjustment of the law, the policy basis is sufficient; in line with the legal procedures.

2. Risk evaluation. The risk of project legitimacy is low.

3, risk analysis and preventive measures. The project has gone through sufficient feasibility demonstration, strictly in accordance with the relevant provisions of the formalities, the procedures are legal and complete.

(B) Project rationality assessment

1, risk assessment content. The planning and introduction of project construction is in line with the requirements of the scientific concept of development; reflecting the will of the majority of the masses; taking into account the real and long-term interests of the masses; taking into account the different demands of various interest groups; and following the principle of openness, fairness and impartiality.

2. Risk assessment. The rationality of the project is low risk.

3. Risk analysis. All project planning programs in Jiangshan City adhere to the focus on local realities. The infrastructure and public **** service facilities supporting and brightening projects in the project planning area are basically perfect to ensure the convenience of residents' life and travel. Therefore, Jiangshan City, land development and consolidation project planning

program combined with the actual situation, can improve to raise the level of rural income and create a good environment for development.

(C) project feasibility assessment

1, risk assessment content. Project construction planning and introduction of the relevant departments and experts, townships and villages to seek the views of the leadership and the masses; and for the vast majority of the masses to accept and support; in line with the overall level of local economic and social development; the relevant policies have continuity and rigor; the introduction of the timing of the ripe; the implementation of the program is well thought out, perfect, specific and operable.

2, risk assessment. Project feasibility risk is low.

3, risk analysis. Jiangshan City land development project is strategically located and favorable for development. The functional nature of the planned land around the project area is obvious, which is conducive to the layout of the industry in the project area. It can also enhance the value of the land around the base, do credit for the development of the township, in line with economic and social development.

(D) assessment of environmental issues in the project area

1, risk content assessment. The construction content of the land development project includes square field construction, irrigation and drainage system construction, field road construction and protective forest network construction. Square field construction includes engineering measures such as land leveling and terracing, which will change the topography, vegetation and surface soil structure, and also affect the runoff conditions;

Irrigation and drainage construction provides protection against floods and droughts, and plays an important role in improving the productivity of the land, but it also affects the soil moisture and runoff conditions in the project area; the construction of field roads will affect the local residents; and the construction of field roads will affect the local residents' livelihood. ; the construction of field roads will have a certain impact on the travel of local residents, and the construction of protective forests will change the soil cover conditions.

2. Risk evaluation. The risk of environmental impact in the project area is low.

3. Risk analysis. After clarifying the main environmental problems of the project, formulate corresponding environmental protection measures according to the principles of ecology and other relevant methods to remedy the environmental impact problems of the project construction

Problems. Determine the main solution ideas and develop practical measures in planning and design to avoid serious consequences of environmental damage. So the risk of environmental impact is low.

(E) Project controllability assessment

1. Risk assessment content. The planning and introduction of the project construction does not have the seedling, tendency problems that may trigger groups, sexual incidents; there are no other hidden dangers that may affect social stability; there are corresponding prediction and early warning measures and emergency response plans; there are countermeasures to resolve conflicts.

2. Risk evaluation. The project controllability risk is low.

3, risk analysis. Jiangshan City, the land development project in the construction process may bring disruption to local residents, affecting their normal life and access, so there is a possibility of triggering dissatisfaction of the residents, which needs to do a good job of explaining the construction process and into the process. In addition, the implementation of the project may cause the local residents to lose short-term gains, affecting income and thus resisting the project. Land acquisition in the project area, the development of land acquisition compensation program, to give reasonable economic subsidies, to achieve reasonable protection, so the project controllability risk is low.

Second, has been and is taking the risk of preventive measures

1, strengthen leadership, improve the system.

In order to make the work go smoothly, the Municipal Land Preparation Center, while strengthening the leadership, has developed two working systems to ensure the smooth implementation of this project. First, the daily meeting system.

Land sorting center daily meeting, the work that has been done and the next step to do the work of sorting out, to develop a specific work plan and measures. Secondly, the leadership marshal to develop, for the project construction process encountered in the big, difficult problems, the land consolidation center main leader to personally to the scene to direct the work, study the development of countermeasures, can be resolved on the spot, on the spot to be resolved;

can not be resolved on the spot, by the land consolidation center leadership team to study the decision to develop a timely program, as soon as possible to solve the problem.

2, publicity and mobilization, institutional guarantee.

The township government carefully formulated publicity plans, fully mobilized party members, cadres, employees to do a good job of publicity and mobilization to ensure the smooth progress of the project. On the other hand, after the construction of the project, the township government will convene a timely meeting with representatives of nearby residents to inform the construction of the project, the scale of the construction, whether it will produce nuisance problems, once such a problem occurs, how to coordinate and deal with the problem in a timely manner to communicate with the residents, to obtain the support of the residents, and to formulate practical precautions for the management of the project.

3, coordination, cooperation, cooperation.

After the implementation of the project, involving many departments and units, for which the city land consolidation center in a timely manner to convene a meeting of relevant personnel, unified thinking, clear objectives, multi-departmental coordination and cooperation. Whether it is the town package village cadres, village committee leadership team, or project construction company, project supervision company staff, we unified thinking, unified standards, close cooperation, concerted efforts to overcome the difficulties.

Third, the overall assessment of the conclusion

Comprehensive evaluation, Jiangshan City, land development projects in line with laws and regulations, in line with the party and the State's policies, in line with the relevant national economic and social development of the overall plan, special planning requirements, there is no impact on the ecological environment, the degree of risk of social stability is low, has been taken and will be taken in the next step The series of risk prevention measures that have been taken and will be taken in the next step can, to a large extent, play a role in reducing or even eliminating the effect of social risks.

Land Preparation Center April 28, 20XX