水景别墅调价说明.docx
水景别墅调价说明一、价格说明1、价格制定原则二期三次开盘水景别墅房源总数30套，从今年5月底第一次调价至今，共销售房源8套，即在售房源为22套。目前针对剩余房源进行第二次调价。应开发商要求，结合项目目前销售状况，本次整体价格上涨255元11每栋别墅涨幅范围在200-310元/n?之间，均价由8219元n调整为8473元11水景别塞全部开放房源，提供客户充分选择。从目前统计来看，水景别墅D户型销售2套，G户型销售3套，E户型销售2套；剩余户型为F户型11套，D户型3套，G户型6套，E户型2套。由于房源整体分布各异，因此选择“差价法”对每套别墅进行定价。具体方法:考虑临水状况、喧闹影响、私密条件、组团分布、户型设计、花园面积等因素综合评估，选取各因素综合分值最低者为参照，其余各套依次对比参照物进行分值增减，得出最终结果。2、价格制定细节房源分析总套数销售套数百分比D户型6350%E户型4250%F户型1100%G户型931/3通过图表可以看出，D户型热销度高，目前已销售50%；其次G户型亦销售3套，但G户型总套数较多，占到三成的比重；E户型面积普遍较大，但也已销售50%；F户型后花园面积较小，总价没有太多优势，加之私密性相对较差，使得目前无成交。基准价格确定（所剩房源）房号户型组团前花园后花园水景热销偏大临公寓临幼儿园临主路合计1F521510-5-3063D1150500-5-345F541500-30-1116F15200000-177F13100000-508F14250000-1119F13230000-1810F14200000-1611F131000005012E54350-5-300916G123030000920D1140500001121D1130500001026F141000000627F13100000-1428F14100000-1529E15300500-3130G533530-5001431G332530-50-11032G333530-50-11133G343530-50-11235G331530-50-37注：1.基准参照的确定是根据“五级加权法”：条件最优者设为5,或者最差者设为一5；其余依次分值排列，最终求得加权值。2.依据上述方法得出7F、Il-F分值为0,考虑安全影响，选取Il-F为最终确定的基准参考对象。价格确定依据花园前花园50m2起¥20/50平米后花园200m2起¥30/50平米E户型花园¥20/50平米二、水景别墅调整价格一览表1、剩余房源价格表房号户型面积价格庭院合计销售底价实际总价（万）销售表价销售总价（万）前院后院地上总建面庭院整体优惠点地上地下1F93250280.33362.223438330.93301.76282%104002000307.92123D53415295.38360.14468862331310.56012%102902000316.89805F168238280.33362.224068399.19304.23532%104902000310.44426F214259280.33362.224738399.19304.23532%104902000310.44427F155215280.33362.223708088.22292.97162%100802000298.95068F175257280.33362.224328406.77304.51002%105002000310.72459F152264280.33362.224168323.34301.48812%103902000307.640910F209265280.33362.224748148.90295.16942%101602000301.1933IlF157245280.33362.224028110.98293.79582%101102000299.791612E198324327.68413.525228424.93348.38762%103252000355.497616G84328288.45353.154128587.77303.27732%102802000309.466620D60363295.38360.144238788.09316.49422%104952000322.953321D59341295.38360.144008772.01315.91532%104752000322.362626F186226280.33362.224128395.39304.09792%104852000310.304027F149225280.33362.223748372.64303.27382%104552000309.463028F199225280.33362.224248387.81303.82322%104752000310.023729E209308327.68413.525178133.72336.34542%99502000343.209630G150318288.45353.154688837.52312.09692%105922000318.466231G129257288.45353.153868763.88309.49632%105002000315.812532G139308288.45353.154478831.91311.89902%105852000318.264333G161335288.45353.154968863.93313.02982%106252000319.418135G233227288.45353.154608515.73300.73312%101902000306.8706合计6355.838010.788473.086787.5982103776926.12062、水景别暨全部房源价格表注：已售房源同时做了价格调整，以便销售代表树立已购房业主信心，同时对没有最终下定决心的客户能及早购房，促成成交。房号户型面积价格庭院合计销售底价实际总价（万）销售表价销售总价（万）前院后院地上总建面庭院整体优惠点地上地下1F9325028033362.223438330.93301.76282%104002000307.92122D56441295.38360.144978663.50312.742%103402000318.37493D53415295.38360.144688623.31310.56012%1029020()0316.89805F168238280.33362.224068399.19304.23532%104902000310.44426F214259280.33362.224738399.19304.23532%104902000310.44427F15521528033362.223708088.22292.97162%100802000298.95068F175257280.33362.224328406.77304.51002%105002000310.72459F15226428033362.224168323.34301.48812%103902000307.640910F20926528033362.224748148.90295.16942%101602000301.193311F157245280.33362.224028110.98293.79582%101102000299.791612E198324327.68413.525228424.93348.38762%103252000355.497615G85350288.45353.154358623.80304.54932%103252000310.764616G84328288.45353.154128587.77303.27732%102802000309.466617G82353288.45353.154358447.70298.33042%101052000304.418718G82327288.45353.154098383.66296.06892%100252000302.Hll19E220427327.68413.526478607.42355.93412%105602000363.198120D60363295.38360.144238776.03316.06002%104802000322.510221D5934129538360.144(X)8763.98315.62582%104652000322.067222D59368295.38360.144278458.54304.62592%1(X)852000310.842723D90358295.38360.144488442.46304.04692%100652000310.252025E290412327.68413.527028654.02357.86092%106202000365.164226F186226280.33362.224128395.39304.09792%104852000310.304027F149225280.33362.223748372.64303.27382%104552000309.463028F199225280.33362.224248387.81303.82322%104752000310.023729E209308327.68413.525178133.72336.34542%99502000343.209630G150318288.45353.154688837.52312.09692%105922000318.466231G129257288.45353.153868763.88309.49632%1052000315.812532G139308288.45353.154478831.91311.89902%105852000318.264333G161335288.45353.154968863.93313.02982%106252000319.418135G233227288.45353.154608515.73300.73312%101902000306.8706合计8762.6810977.698490.229320.2983103489510.50853、价格对比说明剩余房源价格涨幅255元11总体房价涨幅270元11此次定价根据前一阶段的销售情况做略微调整，由于G户型、D户型销售情况良好，因此定价因素中G户型、D户型的价格整体上浮，拉动总体房价上涨。E户型尽管面积偏大，但花园、环境、私密性等优势相对突出，价格增长快,带动整体价格上扬。F户型体量较大，并且销售缓慢，因此价格涨幅度不大，而在剩余房源中比例较高，导致了剩余房源与总体房源价格相差15元11K
