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130 lines
5.6 KiB
130 lines
5.6 KiB
var measureData = { |
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"businessPrice": 0,//商务定价 |
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"businessRate": 0,//商务配比 |
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"commercePrice": 0,//商业定价 |
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"commerceRate": 0,//商业配比 |
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"errorAbsoluteValue": 0,//误差绝对值 |
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"financialRate": 0,//财务费率 |
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"financingInterest": 0,//前融利率 |
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"financingPeriod": 0,//前融周期 |
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"financingRate": 0,//前融比例 |
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"floorPrice": 0,//起拍楼面价 |
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"forecastFloorPrice": 0,//预测楼面价 |
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"forecastLandTotalPrice": 0,//预测土地总价 |
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"forecastNetProfitRatio": 0,//预测净利率 |
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"forecastPremiumRate": 0,// 预测溢价率 |
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"freeBusinessRate": 0,//无偿移交商务计容占比 |
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"freeCommerceRate": 0,//无偿移交商业计容占比 |
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"freeHousingRate": 0,//无偿移交住宅计容占比 |
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"housingPrice": 0,//住宅定价 |
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"landTotalPrice": 0,// 土地总价 |
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"loansInterest": 0,// 开发贷利率 |
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"loansPeriod": 0,//开发贷周期 |
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"loansRate": 0,//开发贷比例 |
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"manageFeeRate": 0,//管理费率 |
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"measureDataId": 0,// 测算数据id |
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"measureType": 0,// 测算类型（0：基础，1：高级） |
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"netProfitRatio": 0,//净利率 |
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"parkingAllocation": 0,//车位配比（个/100㎡） |
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"parkingPrice": 0,//车位定价 |
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"parkingSaleRate": 0,// 车位可售 |
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"premiumRate": 0,//溢价率 |
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"salesRate": 0,//销售费率 |
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"selfBusinessSale": 0,// |
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"selfBusinessPrice": 0,//商务可售价格 |
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"selfBusinessRate": 0,// 自持商务计容占比 |
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"selfCommerceSale": 0,// |
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"selfCommercePrice": 0,//商业可售价格 |
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"selfCommerceRate": 0,//自持商业计容占比 |
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"selfHousingSale": 0,// |
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"selfHousingPrice": 0,//住宅可售价格 |
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"selfHousingRate": 0,//自持住宅计容占比 |
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"singleIndicator": 0,// 单车指标 |
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"singlePrimeCost": 0,//单方成本 |
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"transactionFloorPrice": 0,// 成交楼面价 |
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} |
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var landInfo = { |
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//建筑面积 |
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totalConsArea: 0, |
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//起拍总价 |
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transferPrice: 0, |
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//起始楼面价 |
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startingFloorPrice: 0 |
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} |
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function measure(measureData, totalConsArea, floorPrice, allocationCapacity, allocationNotCapacity) { |
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var 土地指标费 = 0; |
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var 所得税率 = 0.25; |
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var 交易服务费 = 0; |
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var 商业面积 = totalConsArea * (measureData.commerceRate - measureData.freeCommerceRate - measureData.selfCommerceRate) |
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var 无偿移交商业面积 = totalConsArea * measureData.freeCommerceRate |
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var 自持商业面积 = totalConsArea * measureData.selfCommerceRate |
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var 商务面积 = totalConsArea * (measureData.businessRate - measureData.freeBusinessRate - measureData.selfBusinessRate) |
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var 无偿移交商务面积 = totalConsArea * measureData.freeBusinessRate |
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var 自持商务面积 = totalConsArea * measureData.selfBusinessRate |
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var 无偿移交住宅面积 = totalConsArea * measureData.freeHousingRate |
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var 自持住宅面积 = totalConsArea * measureData.selfHousingRate |
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var 住宅货值 = (totalConsArea - 商业面积 - 无偿移交商业面积 - 自持商业面积 - 商务面积 - 无偿移交商务面积 - 自持商务面积 - 无偿移交住宅面积 - 自持住宅面积 - allocationCapacity) * measureData.housingPrice; |
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if (measureData.selfHousingSale == 1) { |
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住宅货值 += 自持住宅面积 * measureData.selfHousingPrice; |
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} |
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var 商业货值 = 商业面积 * measureData.commercePrice |
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if (measureData.selfCommerceSale == 1) { |
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商业货值 += 自持商业面积 * measureData.selfCommercePrice; |
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} |
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var 商务货值 = 商务面积 * measureData.businessPrice |
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if (measureData.selfBusinessSale == 1) { |
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商务货值 += 自持商务面积 * measureData.selfBusinessPrice; |
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} |
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var 车位货值 = (totalConsArea / 100) * measureData.parkingAllocation * measureData.parkingSaleRate * measureData.parkingPrice |
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var 实收货值 = 住宅货值 + 商业货值 + 商务货值 + 车位货值 |
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var 税务货值 = 实收货值 + 无偿移交商业面积 * measureData.commercePrice + 无偿移交商务面积 * measureData.businessPrice + 无偿移交住宅面积 * measureData.housingPrice |
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var 土地总价 = totalConsArea * floorPrice / 10000 |
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var 土地款 = 土地总价 / 1.09 |
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var 销售收入 = 实收货值 / 1.09 |
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var 契税 = (土地指标费 + 土地款) * 0.03 |
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var 价外费用 = 交易服务费 + 土地指标费 |
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var 合计面积 = totalConsArea + allocationNotCapacity + (totalConsArea / 100) * measureData.parkingAllocation * measureData.singleIndicator |
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var 税前建安成本 = 合计面积 * measureData.singlePrimeCost / 10000 |
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var 建安成本 = 税前建安成本 * (1 - 1.07 * 0.07) |
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var 管理费用 = measureData.manageFeeRate * 实收货值 |
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var 销售费用 = measureData.salesRate * 实收货值 |
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var 财务费用 = measureData.financialRate * 实收货值 |
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var 销项税额 = 销售收入 * 0.09 |
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var 销项税额抵减 = 土地总价 / 1.09 * 0.09 |
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var 进项税额 = 税前建安成本 / 1.07 * 0.07 |
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var 增值税 = 销项税额 - 销项税额抵减 - 进项税额 |
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var 城建附加 = 增值税 * 0.12 |
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var 住宅清算收入 = 住宅货值 / 1.09 |
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var 非住宅清算收入 = (商业货值 + 商务货值 + 车位货值) / 1.09 |
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// var 土增税 = 普通住宅土增税 + 非住宅土增税 |
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var 土增税 = 0; |
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var 利润总额 = 销售收入 - (土地款 + 契税 + 价外费用 + 建安成本 + 管理费用 + 销售费用 + 财务费用 + 城建附加 + 土增税) |
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var 所得税 = 利润总额 * 所得税率; |
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var 净利润 = 利润总额 - 所得税; |
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var 净利率 = 净利润 / 销售收入; |
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return 净利率; |
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} |
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module.exports = measure; |
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