Acr Scenario Ottimistico

ANALISI COSTI - RICAVI

COSTI:

terreno mq (slp)

spese d'atto, ecc. 4%

spese tecniche 8%

oneri urbanizz. 1° - residenza scomputooneri urbanizz. 1° - terziario - commerciale scomputooneri urbanizz. 2° - residenza mconeri urbanizz. 2° - terziario - commerciale mq

contributi sul costo di costruzione - residenzacontributi sul costo di costruzione - terziario - comm.

demolizioni e bonifiche

Totale

COSTI COSTRUZIONE:

Verde pubblico da realizzare mq

Parcheggi pubblici da realizzare mq

Strade e servizi mq

Residenziale mq

Parcheggi interrati mq

Terziario - Commerciale mq

Totale

SPESE GENERALI INTERVENTO: 2%

SPESE COMMERCIALIZZAZIONE: 2%

TOTALE COSTI

RICAVI (vendite):

Residenziale mq

Parcheggi interrati n


TOTALE RICAVI:

FLUSSO ECONOMICO:

ONERI FINANZIARI:

esposizioneannuo

interessi passivi 5.00%interessi attivi 2.50%

FLUSSO FINANZIARIO ANTE TASSE:

Flusso a fini fiscali

TASSE:

IRES 27.50%IRAP 3.90%

FLUSSO FINANZIARIO POST TASSE:annuo

saggio attualizzazione 8.50%

Ante tasse:VAN 775,170TIR (trimestrale) 9.67%

Post tasse:

VAN POST TASSE 401,915TIR POST TASSE (trimestrale) 6.48%

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000

FLUSSI ECONOMICI

-668,019-530,296-160,700274,749 595,224907,709

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000

FLUSSI ECONOMICI

-668,019-530,296-160,700274,749 595,224907,709

Totale %quantità costo parametrico2,720 300 816,000 15.3%

su costo terreno 32,640 0.6%

su costi costruzione 300,233 5.6%

0 22.55 0 0.0%0 132.52 0 0.0%

4,752 26.72 126,973 2.4%508 33.04 16,771 0.3%

7% 360 44,352 0.8%5% costo effettivo 32,360 0.6%

0 0.0%

1,369,329 25.7%

quantità costo parametrico

0 45 0 0.0%

0 75 0 0.0%

1,458 90 131,220 2.5%

1,760 1,575 2,772,000 52.0%

450 450 202,500 3.8%

508 1,275 647,190 12.1%

3,752,910 70.4%


su vendite 130,845 2.5%

5,328,142 100%

quantità prezzo Totale %

1,760 2,800 4,928,000 75%

18 22,000 396,000 6.1%

508 2,400 1,218,240 19%

6,542,240 100%

1,214,098

equiv. di periodo totale1.23% -89,8380.62% 8,546

su Flusso a fini fiscalisu (R - 70%C)

equiv. di periodo2.06%

TIR A.T. annuale44.6%

TIR P.T. annuale28.6%

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000

FLUSSI ECONOMICI

-668,019-530,296-160,700274,749 595,224907,709

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000

POST TASSE_SCENARIO OTTIMISTICO

-672,3...

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000

FLUSSI ECONOMICI

-668,019-530,296-160,700274,749 595,224907,709

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000


-672,3...

Inizio lavoriI Trim. II Trim. III Trim. IV Trim. V Trim.

20% 20% 20% 20% 20%163,200 163,200 163,200 163,200 163,200

0% 0% 20% 80% 0%0 0 6,528 26,112 0

0% 5% 5% 10% 10%0 15,012 15,012 30,023 30,023

0% 0% 20% 0% 20%0 0 0 0 00 0 0 0 00 0 25,395 0 25,3950 0 3,354 0 3,354

0% 0% 20% 0% 20%0 0 8,870 0 8,8700 0 6,472 0 6,472

100% 0% 0% 0% 0%0 0 0 0 0

163,200 178,212 228,831 219,335 237,314

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 15% 15% 10%0 0 415,800 415,800 277,200

0% 0% 15% 15% 10%0 0 30,375 30,375 20,250

0% 0% 15% 15% 10%0 0 97,079 97,079 64,719

0 0 543,254 543,254 362,169

6,255 6,255 6,255 6,255 6,255

0 0 2,251 4,868 9,082

169,455 184,466 780,591 773,712 614,821

I Trim. II Trim. III Trim. IV Trim. V Trim.

0 0 98,560 197,120 369,600

0 0 7,920 15,840 29,700

0 0 6,091 30,456 54,821

0 0 112,571 243,416 454,121

-169,455 -184,466 -668,019 -530,296 -160,700

-169,455 -356,001 -1,028,389 -1,571,306 -1,751,289

0 -2,080 -4,369 -12,621 -19,2830 0 0 0 0

-169,455 -186,546 -672,388 -542,917 -179,983

-169,455 -356,001 -1,028,389 -1,571,306 -1,751,289

0 0 0 0 00 0 0 0 0

-169,455 -186,546 -672,388 -542,917 -179,983

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000


-672,3...

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000


-672,3...

VI Trim. VII Trim. VIII Trim. IX Trim. X Trim.0% 0% 0% 0% 0%

0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 010% 10% 10% 10% 10%

30,023 30,023 30,023 30,023 30,0230% 20% 0% 20% 0%

0 0 0 0 00 0 0 0 00 25,395 0 25,395 00 3,354 0 3,354 0

0% 20% 0% 20% 0%0 8,870 0 8,870 00 6,472 0 6,472 0

0% 0% 0% 0% 0%0 0 0 0 0

30,023 74,114 30,023 74,114 30,023

0% 0% 0% 0% 30%0 0 0 0 0

0% 0% 0% 0% 30%0 0 0 0 0

0% 0% 0% 0% 30%0 0 0 0 39,366

10% 10% 10% 10% 10%277,200 277,200 277,200 277,200 277,200

10% 10% 10% 10% 10%20,250 20,250 20,250 20,250 20,250

10% 10% 10% 10% 10%64,719 64,719 64,719 64,719 64,719

362,169 362,169 362,169 362,169 401,535

6,255 6,255 6,255 6,255 6,255

13,739 21,179 26,656 13,815 13,084

412,186 463,717 425,103 456,354 450,898

VI Trim. VII Trim. VIII Trim. IX Trim. X Trim.

517,440 788,480 985,600 492,800 492,800

41,580 63,360 79,200 39,600 39,600

127,915 207,101 268,013 158,371 121,824

686,935 1,058,941 1,332,813 690,771 654,224

274,749 595,224 907,709 234,417 203,326

-1,498,032 -921,193 -24,788 209,325 413,947

-21,492 -18,384 -11,305 -304 00 0 0 0 1,296

253,257 576,839 896,404 234,113 204,623

-1,498,032 -921,193 -24,788 209,325 204,623

0 0 0 57,564 56,271-15,538 -28,639 -40,374 -14,482 -13,205

237,719 548,200 856,030 162,067 135,146

1 2 3 4 5 6

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000

ANTE TASSE_SCENARIO OTTIMISTICO

Row 75

1 2 3 4 5 6

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000


Row 75

Fine lavoriXI Trim. XII Trim.

0% 0 100%0 0 816,000

0% 0% 100%0 0 32,640

10% 10% 100%30,023 30,023 300,233

20% 0% 100%0 0 00 0 0

25,395 0 126,9733,354 0 16,77120% 0% 100%

8,870 0 44,3526,472 0 32,360

0% 0% 100%0 0 0

74,114 30,023 1,369,329

30% 40% 100%0 0 0

30% 40% 100%0 0 0

30% 40% 100%39,366 52,488 131,220

5% 5% 100%138,600 138,600 2,772,000

5% 5% 100%10,125 10,125 202,500

5% 5% 100%32,360 32,360 647,190

220,451 233,573 3,752,910

6,255 6,255 75,058

13,084 13,084 130,845

313,904 282,935 5,328,142

XI Trim. XII Trim.

492,800 492,800 4,928,000

39,600 39,600 396,000

121,824 121,824 1,218,240

654,224 654,224 6,542,240

340,320 371,289

756,830 1,132,806

0 02,563 4,686

342,883 375,975

342,883 375,975

94,293 103,393-16,945 -17,791

231,645 254,792

1 2 3 4 5 6

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000


Row 75

1 2 3 4 5 6

-800,000

-600,000

-400,000

-200,000

0

200,000

400,000

600,000

800,000

1,000,000


Row 75

PIANO VENDITE I Trim. II Trim.Residenziale

RATEIZZAZIONI 0.00% 0.00%VENDITE 0.00% 10.00%

INCASSI in % 0.00% 0.00%

PIANO VENDITE I Trim. II Trim.Parch. Interrati

RATEIZZAZIONE 0.00% 0.00%VENDITE 0.00% 10.00%

INCASSI in % 0.00% 0.00%

PIANO VENDITE I Trim. II Trim.Terz.-Comm.

RATEIZZAZIONE 0.00% 0.00%VENDITE 0.00% 0.00%

INCASSI in % 0.00% 0.00%

Inizio lavoriIII Trim IV Trim. V Trim. VI Trim.

10.00% 10.00% 10.00% 10.00%10.00% 10.00% 15.00% 15.00%

2.00% 4.00% 7.50% 10.50%

III Trim IV Trim. V Trim. VI Trim.

10.00% 10.00% 10.00% 10.00%10.00% 10.00% 15.00% 15.00%

2.00% 4.00% 7.50% 10.50%

III Trim IV Trim. V Trim. VI Trim.

10.00% 10.00% 10.00% 10.00%5.00% 10.00% 10.00% 20.00%0.50% 2.50% 4.50% 10.50%

Fine lavoriVII Trim. VIII Trim. IX Trim. X Trim.

10.00% 10.00% 10.00% 10.00%20.00% 20.00% 0.00% 0.00%16.00% 20.00% 10.00% 10.00%

VII Trim. VIII Trim. IX Trim. X Trim.

10.00% 10.00% 10.00% 10.00%20.00% 20.00% 0.00% 0.00%16.00% 20.00% 10.00% 10.00%

VII Trim. VIII Trim. IX Trim. X Trim.

10.00% 10.00% 10.00% 10.00%25.00% 25.00% 5.00% 0.00%17.00% 22.00% 13.00% 10.00%

XI Trim. XII Trim.

10.00% 10.00% 100%0.00% 0.00% 100%

10.00% 10.00% 100%

XI Trim. XII Trim.

10.00% 10.00% 100%0.00% 0.00% 100%

10.00% 10.00% 100%

XI Trim. XII Trim.

10.00% 10.00% 100%0.00% 0.00% 100%

10.00% 10.00% 100%

ANALISI COSTI - RICAVI

COSTI:quantità

terreno mq (slp) 2,720

spese d'atto, ecc 4% su costo terreno

spese tecniche 8% su costi costruzione

oneri urbanizz. 1 scomputo 0oneri urbanizz. 1° scomputo 0oneri urbanizz. 2 mc 4,752oneri urbanizz. 2° mq 508

contributi sul costo di costruzion 7%contributi sul costo di costruzion 5%


Totale

COSTI COSTRUZIONE: quantità

Verde pubblico da mq 0

Parcheggi pubblic mq 0

Strade e servizi mq 1,458

Residenziale mq 1,760

Parcheggi interrat mq 450

Terziario - Comm mq 508

Totale

SPESE GENERA 2% su costi costruzione

SPESE COMMER 2% su vendite

TOTALE COSTI

RICAVI (vendite): quantità

Residenziale mq 1,760

Parcheggi interrat n 18

Terziario - Comm mq 508

TOTALE RICAVI:

FLUSSO ECONOMICO:

ONERI FINANZIARI:

esposizione annuo equiv. di periodo

interessi passivi 5.00% 1.23%

interessi attivi 2.50% 0.62%



TASSE:

IRES 27.50% su Flusso a fini fiscali

IRAP 3.90% su (R - 70%C)

FLUSSO FINANZIARIO POST TASSE:annuo equiv. di periodo

saggio attualizza 8.50% 2.06%

Ante tasse:VAN 775,438TIR (trimestrale) 9.67%

Post tasse:VAN POST TAS 402,087

TIR POST TASSE 6.48%

ANALISI DI SENSIBILITA'

Costo del terreno TIR annuo Var.TIR ass.Var. % 44.65%

-15.00% 340.00 37.46% 9.34%-10.00% 360.00 34.17% 6.06%-5.00% 380.00 31.06% 2.95%0.00% 400.00 28.11% 0.00%5.00% 420.00 25.32% -2.79%

10.00% 440.00 22.67% -5.45%15.00% 460.00 20.14% -7.98%

Costo di costruzione residenziale TIR annuo Var.TIR ass.Var. % 44.65%

-15.00% 1190.00 84.87% 23.10%-10.00% 1260.00 76.83% 15.06%-5.00% 1330.00 69.14% 7.37%0.00% 1400.00 61.77% 0.00%5.00% 1470.00 54.71% -7.06%

10.00% 1540.00 47.94% -13.83%15.00% 1610.00 41.43% -20.34%

Prezzo di vendita residenziale TIR annuo Var.TIR ass.Var. % 44.65%

-15.00% 2125.00 -3.09% -26.48%-10.00% 2250.00 5.74% -17.65%-5.00% 2375.00 14.56% -8.83%0.00% 2500.00 23.39% 0.00%5.00% 2625.00 32.23% 8.84%

10.00% 2750.00 41.09% 17.70%15.00% 2875.00 50.01% 26.62%

Inizio lavoriTotale % I Trim. II Trim. III Trim.

costo parametrico 20% 20% 20%300 816,000 15.3% 163,200 163,200 163,200

0% 0% 20%32,640 0.6% 0 0 6,528

0% 5% 5%su costi costruzione 300,274 5.6% 0 15,014 15,014

0% 0% 20%22.55 0 0.0% 0 0 0

132.52 0 0.0% 0 0 026.72 126,973 2.4% 0 0 25,39533.04 16,784 0.3% 0 0 3,357

0% 0% 20%360 44,352 0.8% 0 0 8,870

costo effettivo 32,385 0.6% 0 0 6,477100% 0% 0%

0 0.0% 0 0 0

1,369,408 25.7% 163,200 178,214 228,841

costo parametrico0% 0% 0%

45 0 0.0% 0 0 00% 0% 0%

75 0 0.0% 0 0 00% 0% 0%

90 131,220 2.5% 0 0 00% 0% 15%

1,575 2,772,000 52.0% 0 0 415,8000% 0% 15%

450 202,500 3.8% 0 0 30,3750% 0% 15%

1,275 647,700 12.2% 0 0 97,155

3,753,420 70.4% 0 0 543,330

su costi costruzione 75,068 1.4% 6,256 6,256 6,256

130,864 2.5% 0 0 2,252

5,328,761 100% 169,456 184,469 780,678

prezzo med. Totale % I Trim. II Trim. III Trim.

2,800 4,928,000 75% 0 0 98,560

22,000 396,000 6.1% 0 0 7,920

2,400 1,219,200 19% 0 0 6,096

6,543,200 100% 0 0 112,576

1,214,439 -169,456 -184,469 -668,102

-169,456 -356,005 -1,028,476

-89,844 0 -2,080 -4,369

8,550 0 0 0

-169,456 -186,549 -672,471

-169,456 -356,005 -1,028,476

su Flusso a fini fiscali 0 0 0

0 0 0

-169,456 -186,549 -672,471

TIR A.T. annuale44.7%

TIR P.T. annuale

28.6%

Var.TIR %

33.23%21.54%10.48%0.00%-9.93%

-15% -10% -5% 0% 5% 10% 15%

-120%

-70%

-20%

30%

80%

Analisi sensibilità - Grafico Spider

Costo del terreno

Costo di costruzione resi-denziale

Var %

Var

% T

IR

-19.37%-28.38%

Var.TIR %

37.40%24.38%11.93%0.00%

-11.43%-22.39%-32.93%

Var.TIR %

-113.22%-75.47%-37.74%0.00%37.80%75.71%113.85%

Var. % Costo del terreno Costo di c-15.00% 33.23% 37.40%-10.00% 21.54% 24.38%-5.00% 10.48% 11.93%0.00% 0.00% 0.00%5.00% -9.93% -11.43%

10.00% -19.37% -22.39%15.00% -28.38% -32.93%

-15% -10% -5% 0% 5% 10% 15%

-120%

-70%

-20%

30%

80%


Costo del terreno


Var %

Var

% T

IR

IV Trim. V Trim. VI Trim. VII Trim. VIII Trim. IX Trim.20% 20% 0% 0% 0% 0%

163,200 163,200 0 0 0 080% 0% 0% 0% 0% 0%

26,112 0 0 0 0 010% 10% 10% 10% 10% 10%

30,027 30,027 30,027 30,027 30,027 30,0270% 20% 0% 20% 0% 20%

0 0 0 0 0 00 0 0 0 0 00 25,395 0 25,395 0 25,3950 3,357 0 3,357 0 3,357

0% 20% 0% 20% 0% 20%0 8,870 0 8,870 0 8,8700 6,477 0 6,477 0 6,477

0% 0% 0% 0% 0% 0%0 0 0 0 0 0

219,339 237,326 30,027 74,126 30,027 74,126

0% 0% 0% 0% 0% 0%0 0 0 0 0 0

0% 0% 0% 0% 0% 0%0 0 0 0 0 0

0% 0% 0% 0% 0% 0%0 0 0 0 0 0

15% 10% 10% 10% 10% 10%415,800 277,200 277,200 277,200 277,200 277,200

15% 10% 10% 10% 10% 10%30,375 20,250 20,250 20,250 20,250 20,250

15% 10% 10% 10% 10% 10%97,155 64,770 64,770 64,770 64,770 64,770

543,330 362,220 362,220 362,220 362,220 362,220

6,256 6,256 6,256 6,256 6,256 6,256

4,869 9,083 13,741 21,182 26,660 13,818

773,794 614,885 412,244 463,784 425,164 456,420

IV Trim. V Trim. VI Trim. VII Trim. VIII Trim. IX Trim.

197,120 369,600 517,440 788,480 985,600 492,800

15,840 29,700 41,580 63,360 79,200 39,600

30,480 54,864 128,016 207,264 268,224 158,496

243,440 454,164 687,036 1,059,104 1,333,024 690,896

-530,354 -160,721 274,792 595,320 907,860 234,476

-1,571,451 -1,751,458 -1,498,160 -921,226 -24,671 209,503

-12,622 -19,285 -21,494 -18,386 -11,305 -303

0 0 0 0 0 0

-542,976 -180,007 253,298 576,934 896,555 234,173

-1,571,451 -1,751,458 -1,498,160 -921,226 -24,671 209,503

0 0 0 0 0 57,613

0 0 -15,540 -28,644 -40,381 -14,485

-542,976 -180,007 237,758 548,290 856,174 162,075

-15% -10% -5% 0% 5% 10% 15%

-120%

-70%

-20%

30%

80%


Costo del terreno


Var %

Var

% T

IR

Prezzo di vendita residenziale-113.22%-75.47%-37.74%0.00%

37.80%75.71%

113.85%

-15% -10% -5% 0% 5% 10% 15%

-120%

-70%

-20%

30%

80%


Costo del terreno


Var %

Var

% T

IR

Fine lavoriX Trim. XI Trim. XII Trim.

0% 0% 0 100%0 0 0 816,000

0% 0% 0% 100%0 0 0 32,640

10% 10% 10% 100%30,027 30,027 30,027 300,274

0% 20% 0% 100%0 0 0 00 0 0 00 25,395 0 126,9730 3,357 0 16,784

0% 20% 0% 100%0 8,870 0 44,3520 6,477 0 32,385

0% 0% 0% 100%0 0 0 0

30,027 74,126 30,027 1,369,408

30% 30% 40% 100%0 0 0 0

30% 30% 40% 100%0 0 0 0

30% 30% 40% 100%39,366 39,366 52,488 131,220

10% 5% 5% 100%277,200 138,600 138,600 2,772,000

10% 5% 5% 100%20,250 10,125 10,125 202,500

10% 5% 5% 100%64,770 32,385 32,385 647,700

401,586 220,476 233,598 3,753,420

6,256 6,256 6,256 75,068

13,086 13,086 13,086 130,864

450,955 313,944 282,967 5,328,761

X Trim. XI Trim. XII Trim.PIANO VENDITEI Trim.

492,800 492,800 492,800 4,928,000 ResidenzialeRATEIZZAZIONI 0.00%

39,600 39,600 39,600 396,000 VENDITE 0.00% INCASSI in % 0.00%

121,920 121,920 121,920 1,219,200

PIANO VENDITEI Trim.654,320 654,320 654,320 6,543,200 Parch. Interrati

RATEIZZAZIONE 0.00%203,365 340,376 371,353 VENDITE 0.00%

INCASSI in % 0.00%

PIANO VENDITEI Trim.414,165 757,105 1,133,146 Terz.-Comm.

RATEIZZAZIONE 0.00%0 0 0 VENDITE 0.00%

INCASSI in % 0.00%1,297 2,565 4,688

204,662 342,940 376,041

204,662 342,940 376,041

56,282 94,309 103,411

-13,207 -16,948 -17,793

135,172 231,684 254,836

-15% -10% -5% 0% 5% 10% 15%

-120%

-70%

-20%

30%

80%


Costo del terreno


Var %

Var

% T

IR

-15% -10% -5% 0% 5% 10% 15%

-120%

-70%

-20%

30%

80%


Costo del terreno


Var %

Var

% T

IR

Inizio lavori Fine lavoriII Trim. III Trim IV Trim. V Trim. VI Trim. VII Trim. VIII Trim. IX Trim.

0.00% 10.00% 10.00% 10.00% 10.00% 10.00% 10.00% 10.00%10.00% 10.00% 10.00% 15.00% 15.00% 20.00% 20.00% 0.00%

0.00% 2.00% 4.00% 7.50% 10.50% 16.00% 20.00% 10.00%

II Trim. III Trim IV Trim. V Trim. VI Trim. VII Trim. VIII Trim. IX Trim.

0.00% 10.00% 10.00% 10.00% 10.00% 10.00% 10.00% 10.00%10.00% 10.00% 10.00% 15.00% 15.00% 20.00% 20.00% 0.00%

0.00% 2.00% 4.00% 7.50% 10.50% 16.00% 20.00% 10.00%

II Trim. III Trim IV Trim. V Trim. VI Trim. VII Trim. VIII Trim. IX Trim.

0.00% 10.00% 10.00% 10.00% 10.00% 10.00% 10.00% 10.00%0.00% 5.00% 10.00% 10.00% 20.00% 25.00% 25.00% 5.00%0.00% 0.50% 2.50% 4.50% 10.50% 17.00% 22.00% 13.00%

X Trim. XI Trim. XII Trim.

10.00% 10.00% 10.00% 100%0.00% 0.00% 0.00% 100%

10.00% 10.00% 10.00% 100%


10.00% 10.00% 10.00% 100%0.00% 0.00% 0.00% 100%

10.00% 10.00% 10.00% 100%


10.00% 10.00% 10.00% 100%0.00% 0.00% 0.00% 100%

10.00% 10.00% 10.00% 100%

ANALISI COSTI - RICAVI - SCENARIO GESTIONE

COSTI di investimento:

terreno mq (slp)

spese d'atto, ecc. 4%

spese tecniche 8%

oneri urbanizz. 1° - residenza scomputooneri urbanizz. 1° - terziario - commerciale scomputooneri urbanizz. 2° - residenza mconeri urbanizz. 2° - terziario - commerciale mq

contributi sul costo di costruzione - residenzacontributi sul costo di costruzione - terziario - comm.


Totale

COSTI COSTRUZIONE:

Verde pubblico da realizzare mq

Parcheggi pubblici da realizzare mq

Strade e servizi mq

Residenziale mq

Parcheggi interrati mq


Totale

SPESE GENERALI INTERVENTO: 2%

TOTALE COSTI

BILANCIO di GESTIONE:

Ricavi da locazione (canoni) 4.41% - Vacancy (sfitto + inesigibilità) 2.00%Dismissione immobile 4.50%

Accantonamento per manutenzione 1.00%Spese per manutenzioni

2.00%Assicurazioni 0.03%

ICI 0.60%Imposta di registro 0.50%

Inflazione 2.50%

Costi di gestione (property management)

REDDITO NETTO:

FLUSSO ECONOMICO:

ONERI FINANZIARI:

esposizioneannuo

interessi passivi 5.00%interessi attivi 2.50%



TASSE:

IRES 27.50%IRAP 3.90%

FLUSSO FINANZIARIO POST TASSE:annuo

saggio attualizzazione 8.50%

Ante tasse:VAN -29,827,495TIR 1.63%

Post tasse:

VAN POST TASSE -31,851,627TIR POST TASSE 0.83%

Totale %quantità costo parametrico21,000 400 8,400,000 18.0%

su costo terreno 336,000 0.7%

su costi costruzione 2,608,546 5.6%

0 22 0 0.0%0 128 0 0.0%

50,400 26 1,310,400 2.8%4,200 32 134,400 0.3%

7% 360 423,360 0.9%5% costo effettivo 315,000 0.7%

0 0.0%

13,527,706 28.9%

quantità costo parametrico

4,571 45 205,695 0.4%

3,335 75 250,125 0.5%

3,500 90 315,000 0.7%

16,800 1,400 23,520,000 50.3%

5,040 400 2,016,000 4.3%

4,200 1,500 6,300,000 13.5%

32,606,820 69.7%


46,786,662 100%

sul valore di mercatosui ricavisaggio di capitalizzaz.

su costi costruzione

sui ricavisu valore catastale

su valore catastalesui canoni

totale-46,572,935

0

su Flusso a fini fiscalisu (R - 70%C)

Inizio lavori Fine lavoriAnno 1 Anno 2 Anno 3 Anno 4 Anno 5

80% 20% 0% 0% 0%6,720,000 1,680,000 0 0 0

100% 0% 0% 0% 0%336,000 0 0 0 0

20% 40% 40% 0% 0%521,709 1,043,418 1,043,418 0 0

20% 40% 40% 0% 0%0 0 0 0 00 0 0 0 0

262,080 524,160 524,160 0 026,880 53,760 53,760 0 0

20% 40% 40% 0% 0%84,672 169,344 169,344 0 063,000 126,000 126,000 0 0100% 0% 0% 0% 0%

0 0 0 0 0

8,014,341 3,596,682 1,916,682 0 0

0% 0% 100% 0% 0%0 0 205,695 0 0

0% 0% 100% 0% 0%0 0 250,125 0 0

0% 0% 100% 0% 0%0 0 315,000 0 0

30% 40% 30% 0% 0%7,056,000 9,408,000 7,056,000 0 0

30% 40% 30% 0% 0%604,800 806,400 604,800 0 0

30% 40% 30% 0% 0%1,890,000 2,520,000 1,890,000 0 0

9,550,800 12,734,400 10,321,620 0 0

191,016 254,688 206,432 0 0

17,756,157 16,585,770 12,444,735 0 0

Anno 1 Anno 2 Anno 3 Anno 4 Anno 510% 40% 80% 100% 100%

248,276 993,102 1,986,204 2,482,755 2,529,307-4,966 -19,862 -39,724 -49,655 -50,586

-467,867 -467,867

-4,966 -19,862 -39,724 -49,655 -50,586-5,327 -10,303 -14,036 -14,176 -14,317

-106,537 -206,052 -280,720 -283,527 -286,334-1,241 -4,966 -9,931 -12,414 -12,647

125,239 732,058 1,602,069 2,073,328 2,114,837

-17,630,918 -15,853,712 -10,842,666 2,073,328 2,114,837

-17,630,918 -34,366,176 -46,927,150 -47,200,180 -47,445,352

0 -881,546 -1,718,309 -2,346,358 -2,360,0090 0 0 0 0

-17,630,918 -16,735,258 -12,560,975 -273,030 -245,172

-17,630,918 -34,366,176 -46,927,150 -47,200,180 -47,445,352

0 0 0 0 00 0 0 -80,860 -82,479

-17,630,918 -16,735,258 -12,560,975 -353,890 -327,651


0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 00 0 0 0 00 0 0 0 00 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 00 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0 0 0 0 0

0 0 0 0 0

0 0 0 0 0


2,576,731 2,625,045 2,674,265 2,724,407 2,775,490-51,535 -52,501 -53,485 -54,488 -55,510

-467,867 -467,867 -467,867 -467,867 -467,867-1,871,466 -1,403,600

-51,535 -52,501 -53,485 -54,488 -55,510-14,457 -14,597 -14,738 -14,878 -15,019

-289,142 -291,949 -294,756 -297,563 -300,370-12,884 -13,125 -13,371 -13,622 -13,877

2,157,180 328,905 2,244,429 2,289,367 931,604

2,157,180 328,905 2,244,429 2,289,367 931,604

-47,660,440 -49,714,557 -49,955,856 -50,164,281 -51,740,892

-2,372,268 -2,383,022 -2,485,728 -2,497,793 -2,508,2140 0 0 0 0

-215,088 -2,054,117 -241,299 -208,425 -1,576,610

-47,660,440 -49,714,557 -49,955,856 -50,164,281 -51,740,892

0 0 0 0 0-84,130 -12,827 -87,533 -89,285 -36,333

-299,218 -2,066,944 -328,832 -297,711 -1,612,943


0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 00 0 0 0 00 0 0 0 00 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 00 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0 0 0 0 0

0 0 0 0 0

0 0 0 0 0


2,827,530 2,880,546 2,934,557 2,989,579 3,045,634-56,551 -57,611 -58,691 -59,792 -60,913

-467,867 -467,867 -467,867 -467,867 -467,867-1,403,600

-56,551 -57,611 -58,691 -59,792 -60,913-15,159 -15,299 -15,440 -15,580 -15,720

-303,178 -305,985 -308,792 -311,599 -314,406-14,138 -14,403 -14,673 -14,948 -15,228

2,381,955 2,429,638 1,074,670 2,527,869 2,578,454

2,381,955 2,429,638 1,074,670 2,527,869 2,578,454

-51,945,981 -52,113,643 -53,644,655 -53,799,018 -53,910,515

-2,587,045 -2,597,299 -2,605,682 -2,682,233 -2,689,9510 0 0 0 0

-205,090 -167,661 -1,531,012 -154,364 -111,497

-51,945,981 -52,113,643 -53,644,655 -53,799,018 -53,910,515

0 0 0 0 0-92,896 -94,756 -41,912 -98,587 -100,560

-297,986 -262,417 -1,572,924 -252,950 -212,057


0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 00% 0% 0% 0% 0%

0 0 0 0 00 0 0 0 00 0 0 0 00 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 00 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0% 0% 0% 0% 0%0 0 0 0 0

0 0 0 0 0

0 0 0 0 0

0 0 0 0 0


3,102,740 3,160,916 3,220,183 3,280,562 3,342,072-62,055 -63,218 -64,404 -65,611 -66,841

74,268,271

-467,867 -467,867 -467,867 -467,867-1,403,600 -1,403,600

-62,055 -63,218 -64,404 -65,611 -66,841-15,861 -16,001 -16,141 -16,282 -16,282

-317,214 -320,021 -322,828 -325,635 -325,635-15,514 -15,805 -16,101 -16,403 -16,710

1,226,442 2,682,653 2,736,306 1,387,420 77,118,033

1,226,442 2,682,653 2,736,306 1,387,420 77,118,033

-55,379,599 -55,465,926 -55,502,916 -56,890,643 17,382,858

-2,695,526 -2,768,980 -2,773,296 -2,775,146 -2,844,5320 0 0 0 0

-1,469,083 -86,327 -36,991 -1,387,726 74,273,501

-55,379,599 -55,465,926 -55,502,916 -56,890,643 17,382,858

0 0 0 0 4,780,286-47,831 -104,623 -106,716 -54,109 -3,007,603

-1,516,915 -190,950 -143,707 -1,441,836 66,485,612

100%8,400,000

100%336,000

100%2,608,546

100%00

1,310,400134,400

100%423,360315,000

100%0

13,527,706

100%205,695

100%250,125

100%315,000

100%23,520,000

100%2,016,000

100%6,300,000

32,606,820

652,136

46,786,662

52,399,900-1,047,99874,268,271

-7,485,866-7,485,866

-1,047,998-289,612

-5,792,242-262,000

110,742,455

CANONI LOCAZIONE UNITARIResidenziale (€/mq x anno) 96Box auto (€/mq x anno) 120

Commerciale / Terziario (€/mq x anno) 160

QUANTITA'Residenziale (mq) 16,800Box auto (n) 168

Commerciale / Terziario (mq) 4,200

MONTE CANONI COMPLESSIVOResidenziale 1,612,800Box auto 20,160Commerciale / Terziario 672,000

Totale ###Inflazione 2.50%Tasso posticip. = 75% inflazione 1.88%Anni 4

Importo canoni (anno 4) ###

SAGGIO DI RENDIMENTO

Canone/Valore complessivo immobili 4.41%

VALORI DI MERCATO UNITARIResidenziale (€/mq) 2,500Box auto (€/unità) 20,000

Commerciale / Terziario (€/mq) 2,600

VALORI DI MERCATO COMPLESSIVIResidenziale (€) 42,000,000Box auto (€) 3,360,000

Terziario - commerciale (€) 10,920,000

###

Acr Scenario Ottimistico

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