房地产项目外文翻译和文献综述
毕业论文外文翻译与文献综述
系别土木与建筑工程系
专业工程管理
学生姓名刘祝成
学号 090340201 年级 09级
指导老师陈蓓
教务部制表
二Ο一三年五月二十六日
The Analysis of the Issue Related to the Feasibility of
Study the Real Estate Project on the Basis of the
Implicit Cost
Bilin Shao, Bin Ding
Abstract: It is known that the feasibility study of real estate project plays an important role in real estate development. Nevertheless, there still remains many problems in the feasibility study. In this paper, the concept of implicit cost will be introduced, which will be used to analyse these problems.Meanwhile, some useful strategies will be raised for these problems,which intends to further improve the feasibility study of the real estate projects.
Keywords: real estate project; feasibility study; implicit cost; problems
1. Introduction
The feasibility study is the decision science has been used in project area, and the basic target is on the basis of the comprehensive investigating and researching to identify a construction object whether have the characteristics of progressive, reality and reliable in the whole prosess from previously project construction to line operation. We also need to know those whether can pay off from the finance and the credibility in the economy to give a big help for the investating decisions. It is real role that a framework to investing project , and is the key factors that can decide the project can be invested or not to give some supports on the project decisions. The real estate is characteristic of accounting for huge financing, a long period relative to the investing and easily influenced by the instable factors. Therefore, the the feasibility study is very important for the real estate. However, currently we are more and more focusing on the explicit cost in the feasibility study and ignoring the intangible cost. The intangible cost is , as opposed to explicit cost and hided among the total cost of enterprise, caused by the decision maker characterized by lower diathesis, wrong concept, and the deficiency of informations, coupled with the non-market factors to lead to the total cost increaseing directly or indirectly . The amount of economic benefits of the project largely depend on getting full knowledge of the intangible cost in the real estate.
2. The Existence of the Questions Lied in the Feasibility Study on the Basis of the Intangible Cost
Recently, the real estate have got a big improvement in the feasibility study. As the main contents and
methods, it have been normed and stabilized gradually to use in the project decisions. But that is fact that the feasibility study cannot play the role above mentioned in the real case. The worst case is that there is no the feasibility study before starting the work. And another events is that the feasibility study had been done, but the result was not fit to the requestions. The main problems are following:
2.1. The Investor with Low Diathesis Did Not Pay More Attentions on it
Until now, a number of the investors did not get a clear clue and realize the importantance related to the feasibility study. They had made a decision whether building the real estate relied on their own wish, and reckoned the feasibility study was just a “payable paper” to submit to lending institution, investor and government. There is no meaning in the feasibility study because of carrying on is not thorough, focusing on the format. Therefore, the “feasibility study” is the aim that how to get a permission from the related department and a loan from the bank, so the data cannot be used to reflect the real conditions. The economic benefits of the whole real es tate project have decreased, even failed that was mainly ascribed to the invetor’s attitude, ignoring the importance of feasibility study. Those are called the intangible cost. The other factors is linked closely with calibre that a excellent decision maker should be characterized by determination, confidence, far-sighted.ect. When a favorite investing project lie in front of a investor, he must be confidence and determination to make a decision as soon as possible, or the problems relative to the economic benefits′ lost would be happened to create the intangible cost. Moreover, the investor should have the characters of far-sighted to consider the investing process, and not care the “gain and loss” in a small events to make a wrong decision. It is obviously that the high-calibre is an very important factor to the investor to avoid the intangible cost.
2.2. The Feasibility Study Related to theConstruction Project is Mainly Completed by the Consultant Agency and Design Dthe Deviser Has Low-Calibre
Department of construction entrusted by investor. It is possible that the accuracy largely depend on those institutions′ level controlled by the deviser’s calibre. Unfortunately, a huge number of devisers are lacking of the attitude on seek truth from facts. They have partially used the data to optimistically evaluate the market price movement. They also did not exploit the market survey in details to predict the market prospect; at the same time, they did not care about some faults, however, more lights shed in exaggerateing the advantages of technology and product that reducing the success rate of investing. On the basis of the devisers having low-calibre, the feasibility study cannot be completed by course of correct way and canonical process that the decision ma ker got a wrong judgement to result in losting the economic benefits, even the whole project’s depleting.
2.3. The Analysis and Forecasting of the Market is not Enough
The earning power of investing project is not only depending on the all kinds of available resources, but
also relying on the current and potential requests needed by society. Currently, there are no more attenions concentrated on the market survey and forecasting in the feasibility study. A large numbers of data came from the related researchers’ experience and social relations. Even though they did a survey and forecasted the market trend, the results are more qualitative analysis than quantitative. The data measured by above process cannot really reflect the market condition and prospect. It is seemly like having good benefits, because of the fault existed in the analysis and forecasting of market to lead to the investing project has to face the condition “having a price but no sales”. Those can be avoided according to the reseacher’s endeavor.
2.4. There is No Comparative among Every Project
A larger numbers of reseachers pay more attentions on the single project than the comprehensive in the feasibility study. In some cases, they also analyse some projects at the same time but a particular one will be analysed more deeper than another analysed superficially. The decision maker have to accept the project choosed by reseachers on their wishes, and then the comprehensive researching changed into single will lose the meaning in the feasibility study. Because lack of the comparative project, leading to the economic benefits related to the finance will be fixed to lose the chance of getting more benefits from the market to create more intangible cost.
2.5. Ignoring the Value of the Environmental Assessment
There are many faults lies in the currently environmental assessment showed by the report of feasibility study. In some cases, there is few contents and the analysing superficially about the environmental assessment, because of there is no surveying the surroundings nearby the project or the assessment is not correct. It is obviously that those are contradiction with the strategy of sustainable development developed by our country. Moreover, there is no consideration between the project and sustaining ability of environment carried out by the investor. As a result, the developing intensity will exceed the loading capacity of environment near by the project to produce seriously environment contamination. This will increase the project later environmental protection costs, such as controling environmental pollution and strengthen the green, ect.
There is a serious environmental evaluation work to be needed on environmental protection, and using real data reflect the revenue and expenditure to provide true evidences for the final decision. However, many of the feasibility study overlooked this respect that the project had been put more money in late to produce increasely the intangible cost.
2.6. Don't Pay Attention to the Analysis of the Sensitivity and Risk Factors
The estate project itself has a high risk and investing, because of there are some uncertain factors in project implementation process. With these uncertainties, the investment project there is a risk, thus the uncertainty of the whole project is of vital importance. If the feasibility study of these risk factors were accurately analysed that will cause additional costs of the project.In practical work of the feasibility study , the
analysis of risk is not enough or only stay in qualitative analysis, give a quantitative analysis. Though some of them to quantify, but either quantitative method unsuitable or quantitative results do not take seriously, not have a good understanding to project risk factors , thus make some project in concrete implementation appear of risk or risk factors change , led to increase costs and economic benefit greatly decreased, causing the recessive cost of production.
3. Countermeasures of Feasibility Study
3.1. Strengthening Ideological Education and Quality Education of the Decision Maker
In order to make feasibility study go smoothly, decision makers should be educated to fully realize the importance and function of the feasibility study. The ideologycal recognition and definite feasibility study effect, so that it can from the fundamental guarantee of feasibility study work smoothly. In addition, there must be necessary education to investors to improve the quality and professional skills of their own, so that when making decisions they can decisively and correctly make decision to reduce implicit costs and increase profits.
3.2. Improving ability of the deviser
Institutions of training feasibility study professional must be established and perfected ,related departments should organize professional training regularly. Professional ethics education should is necessary to make professionals realize the importance of feasibility study; in the mean time , in order to decrease fault because of professsional skills deficiency and increase correctness of feasibility study professional skills must be enhanced. Establishing and perfecting of the feasibility study for the vocational education training employees of the system, by related departments groups regularly for feasibility research personnel's service training.
3.3. Pay Attention to Market Investigation and Market Research
In the feasibility study phase, in order to avoid "negotiable without city" awkward situation and more implicit costs, feasibility study professionals should be ready for market research and market forecast work. This requires the relevant personnel take related work seriously, guarantee the correctness of market information to reflect a true market prospect. And earnestly analyze the market consumption levels, an accurate grasp of market demand. In order to keep commodity to consumption group and to avoid implicit costs, feasibility study professionals must earnestly analyze the market consumption levels, grasp market needs and main consumption groups accurately, prepare for marketing positioning.
3.4. Compare and Chose Comprehensive Investment Project
For a specific project there may be several different investment plan, after accurately study and compare of every investment project, the optimal project can be achieved. Through compare of different comprehensive investment project risks can be reduced, more profits can be achieved. That proves feasibility study plays a
important role in reducing costs and making accurate decisions.
3.5. Paying More Attention to Environmental Evaluation
Pay importance to environmental evaluation, abstractly analyze environmental impact. qualitative analysis must be made thoroughly if quantitative analysis is not suitable. During site selecting phase, in order to decrease later costs and implicit costs load capacity of environment around must be taken into account. When considering investment project, we should realize environment impact and economic profit to chose relatively environmental project and reduce implicit costs.
3.6. Deepen Investment Projects Sensitivity and Risk Analysis
In order to effectively prevent and control the risk, in feasibility study, we should strengthen the sensitivity analysis, pay great attention to digging the potential risk factors, such as investment environment risk, project construction risk, etc. And we should pay special attention to unfavorable factors and bad results, for example, implicit cost because of residents unmovement; Implicit cost caused by construction damage and extension of construction limits time limit because of local seasonal natural disaster. Therefore we should unify the quantitative analysis and qualitative analysis and give priority to quantitative analysis so as to prevent risk purposely and make scientific decisions. If sensibility analysis and risk analysis should be based on scientific data, strategic fault of project can be reduced greatly so as to reduce implicit accuracy.
References
[1] Guangjun Ma:The discussing of investment project feasibility research work problems and measures.[J]. Economic research
guide ,2009,p.132-133.
[2] Yang Wang and Shourong Wu:The impact analysis and countermeasures of market economy to the project feasibility study[J]. Manage engineering journal ,2005,p.179-181.
[3] Kai Liu:Discuss the current investment project feasibility study of the main existing problems and countermeasures [J].Building economy and management ,2006,p.137-138.
[4] Xinhua Mu:Discuss the investment project feasibility study problem in the work and countermeasures [J].Chinese collective economic strategy research,2009,p.35-36.
可行性研究对房地产项目隐形成本的相关问题分析
作者：Bilin Shao, Bin Ding
摘要：据了解，房地产项目的可行性研究在房地产开发中起着重要的作用。然而，可行性研究仍然存在很多问题。在本文中，隐性成本这个概念将推出，这将被用来分析这些问题.与此同时，一些有用的战略将针对这些问题，进一步完善房地产项目可行性研究报告的真实性。
关键词：房地产项目的可行性研究报告;隐形成本的问题
1介绍
可行性研究是决策科学已用于项目区的全面调查和研究，以在建设目标的基础上确定基本目标是有进步的，现实的，可靠的特点，在整个项目建设进展前。我们我们还需要知道这些是否能偿还从金融和经济的信誉给一个很大的帮助。它是真实的角色,一个框架来决定投资项目，是关键因素，可以决定这个项目是否可以投资或不给一些支持性的项目决策。房地产是典型的，巨大的长期融资、相对于其他投资和容易受到不稳定的因素。因此,可行性研究对于房地产是非常重要的。然而,目前我们正在越来越关注显性成本的可行性研究而忽视隐形成本。隐形成本，相对于显性成本，他藏在总成本里面，造成企业决策者错误的概念。信息的不足，再加上非市场因素导致总成本直接或间接地保值增值。这个数量的该项目的经济效益在房地产上，很大程度上取决于隐形成本。
2对隐形成本存在的问题为基础的可行性研究。
近年来，房地产的可行性研究有一个很大的改进。它已成为主要内容和方法，逐步使用在项目决策。但是，可行性研究事实上并不能发挥在实际案例中提到的作用。最糟糕的是还开始工作前的没有进行可行性研究。另一个事件是，可行性研究已经完成，但效果不符合要求。存在的主要问题如下：
2.1 低素质的投资者并没有对它进行更多的关注
直到现在,很多投资者并没有得到一个明确的方法来实现产品相关的可行性研究。他们依赖他们自己的希望,对于是否建立房地产已经做了一个决定,认为可行性研究只是一个“支付纸”提交贷款机构、投资者和政府。因为进行不彻底,只关注该格式，可行性研究是没有意义的。因此,“可行性研究”的目标是如何从相关部门和银行贷款获得许可,所以数据不能用来反映实际状况。整个房地产项目的经济效
益减少了,即使失败了,主要是归因于劳动者的态度,而忽略了可行性研究的重要性。那些被称为隐形成本与其他因素密切相关，一个优秀的决策者应该体现出的品质是有决心、有信心、目光长远正常等。当一个最喜欢的投资项目躺在投资者面前时，他一定是有信心和决心尽快做决定，相对于经济利益是否会发生创建隐形成本。此外,投资者在投资过程应该有远见,不在乎在一个小事件做出错误的决定的得失。很明显,这个品质是投资者避免隐形成本的一个非常重要的因素。
2.2 建设项目可行性研究主要完成顾问机构和设计者水准过低。
委托投资建设部，这是可能的。其精度在很大程度上取决于这些机构′设计者质量控制的水平。不幸的是，大多数的设计者缺乏实事求是的态度。他们用部分已使用的数据，乐观的评估市场价格运动。他们还没有开发详细的市场调查来预测市场前景；同时，他们不关心一些故障，更多的目光放在技术和产品的优势，减少投资的成功率。在设计者具有低水平的基础上，在可行性研究的过程中不能用正确的方法和规范，决策者的一个错误的判断甚至导致整个项目的消耗过度，失去经济利益。
2.3 分析和预测的市场不够完整
投资项目的盈利能力不仅取决于可用的各种资源，而且还依赖于现有的和潜在的社会所需。目前，有没有更多的目光集中在市场调查和可行性研究预测。一个大的数据的数据是相关研究人员的经验与社会关系。尽管他们做了一个调查和预测市场趋势，但是结果是定性分析多于定量。通过以上方法测量的数据无法真正反映市场现状和前景。它似乎是喜欢有好处，因为错误预测市场导致投资项目分析所面临的条件存在故障。那些可以根据研究者的努力避免。
2.4 没有在每一个项目中进行比较
大量的科研人员更关注单一项目的可行性，忽略综合项目的可行性研究。在某些情况下,他们也分析一些项目。但在同一时间，一个特定的项目将比另一个在表面上被分析的更深入。决策者必须采用他们的愿望值接受该项目,然后，综合研究变成单一项目研究，这将失去可行性研究的意义。因为缺乏比较项目,导致经济效益过低，相关的财务将固定失去获得更多利益的机会，从而在市场上创造更多的隐形成本。
2.5 忽视环境评估的价值
评估显示的可行性研究报告，对于当前环境有许多缺点。在某些情况下,有几个内容和分析在表面上对环境进行了评估,但是因为没有测量周围附近的项目，这些评估是不正确的。很明显,这些与我国研制的可持续发展战略有矛盾。此外,投资者没有考虑项目之间的环境和持续能力就开始。因此,开发强度将超过环境的承载能力，项目将产生严重的环境污染。这将增加项目完成后环境保护成本,如控制环境污染,加强绿色等费用。
在环境保护上，需要有一个严格的环境评估工作，使用真实的数据反映收入和支出。然而,许多可行性研究忽视了这方面,该项目将把更多的钱放在后期生产和日益增长的无形成本上。
2.6 没有注意灵敏度分析和风险因素
房地产项目本身具有很高的投资风险,因为在项目实施的过程有一些不确定的因素。这些不确定性在投资项目中存在风险,因此整个项目的不确定性分析是至关重要的。如果可行性研究不能对这些风险因素进行准确分析,将导致项目的额外成本。在实际工作的可行性研究,分析风险的投入是不足够的或只停留在定性分析。尽管他们进行了一些量化,但是要么是量化方法不合适，要么就是对定量结果不重视,没有很好地了解到项目的风险因素,从而使一些项目在具体实施之前出现风险，或风险因素变化导致成本增加,经济效益大幅下降,导致隐性成本的产生。
3 可行性研究的对策
3.1 加强决策者的思想教育和素质教育
为了使可行性研究进展顺利,决策者应该充分认识到教育的重要性和功能的可行性研究。识别和明确的意识形态卡尔可行性研究的效果,所以,它可以从根本保证可行性研究顺利工作。此外，投资者必须具有必要的教育和改善他们自己的专业技能,所以,当他们能果断正确的决策，就能减少隐性成本从而增加利润。
3.2 提高设计者的能力
培训机构必须建立和完善可行性研究专业,相关部门应定期组织专业培训。职业道德教育应是必要的，要让专业人士认识可行性研究的重要性；同时，由于技能不足，为了减少故障,提高可行性研究的正确性，必须加强专业技能的学习。建立和完善的可行性研究，为员工提供系统的职业教育培训，通过相关部门组织定期为可行性研究人员进行业务培训。
3.3重视市场调查和市场研究
在可行性研究阶段,为了避免“没有可转让城市”的尴尬局面,更隐含成本，可行性研究专业人员应该做好迎接市场调研和市场预测工作。这需要相关人员认真采取相关工作，保证市场信息的正确性，以反映一个真正的市场前景。并认真分析市场消费水平,准确把握市场需求。为了保持商品消费群体,避免隐性成本,可行性研究专业人员必须认真分析市场消费水平,把握市场需求,把握主要消费群体，为市场准确定位。
3.4 比较和选择全面的投资项目
对于一个特定的项目可能会有几种不同的投资计划，准确地研究和比较每一个投资项目之后，项目可以达到最优。通过比较不同的投资项目，综合风险会降低,可以获得更多的利润。这证明了可行性研究在降低成本，进行准确的决策中起着重要的作用。
3.5 更多的关注环境评价
重视环境评价，抽象地分析环境影响。如果定量分析是不合适的，定性分析必须彻底。在选择阶段,为了降低成本和隐性成本，所以对于周围环境负荷能力必须加以考虑。在考虑投资项目,我们应该意识
到环境影响和经济利润,选择相对好的环境项目和减少隐性成本。
3.6 深化敏感性投资项目和风险分析
为了有效预防和控制风险，在可行性研究中，我们应该加强灵敏度分析,注重挖掘潜在风险因素，如投资环境风险、项目建设风险等等。我们应该特别注意不利因素和不良后果,例如，因为居民不配合搬迁造成的隐形成本；因为当地的季节造成限制建设建设期限的扩展从而造成隐形成本。因此我们应该统一定量分析和定性分析。并以定量分析为主，以防止风险，进行科学决策的针对性。如果敏感性分析和风险分析根据了科学数据，从而战略上的失误项目可以大大降低，以减少隐性成本。
参考文献
[1] Guangjun Ma:The discussing of investment project feasibility research work problems and measures.[J]. Economic research guide ,2009,p.132-133.
[2] Yang Wang and Shourong Wu:The impact analysis and countermeasures of market economy to the project feasibilitystudy[J]. Manage engineering journal ,2005,p.179-181.
[3] Kai Liu:Discuss the current investment project feasibility study of the main existing problems and countermeasures [J].Building economy and management ,2006,p.137-138.
[4] Xinhua Mu:Discuss the investment project feasibility study problem in the work and countermeasures [J].Chinese collective economic strategy research,2009,p.35-36.
房地产项目可行性研究文献综述
专业:工程管理
学生:刘祝成指导老师:陈蓓
近几年来，随着我国国民经济的快速发展，建筑行业也步入较快的发展轨道，从而也促进了房地产业的持续快速发展。目前，房地产业已成为拉动国民经济增长较快的主要因素和扩大内需的主导产业，正因如此，房地产业已成国民经济的支柱产业之一。
房地产项目的可行性研究是指在房地产项目投资决策前，对与拟建项目有关的社会、经济、技术等方面进行深入细致的调查与研究，对可能采用的各种开发方案进行认真仔细的经济分析和比较论证，对项目建成后的经济效益进行科学的预测和评价，并且在此基础上，对拟建项目的技术先进性和适用性、经济和理性，以及建设的必要性和可行性进行全面分析、系统论证、多方案比较和综合评价，由此得出该项目是否应该投资建设和如何进行投资建设等结论性意见，为项目投资决策提供可靠的科学依据。一、可行性研究的内涵
可行性研究是在建设项目的投资前期，通过对项目投资环境和条件的调查研究，对各种建设方案、技术方案以及项目建成后的生产经营方案实施的可能性,技术先进行和经济合理性进行分析和评价的过程。
房地产开发项目可行性研究是指在房地产项目投资前期，通过对房地产投资环境及房地产市场状况的调查分析，对拟建开发项目若干个开发经营方案进行评价，判断拟开发项目的可行性。
二、可行性研究的过程
（1）机会研究
该阶段的主要任务是对投资项目或投资方向提出建议，即在一定的地区和部门内，以自然资源和市场的调查预测为基础，寻找最有利的投资机会。
（2)初步可行性研究
此阶段不是可行性研究必不可少的阶段，只有当对机会研究的结论仍有怀疑时才进行。其主要任务是对机会研究作进一步分析，在较详细数据资料的基础上论证投资是否确有机会，是否能获得较大的效益，是否有必要进行下一步的详细可行性研究，有哪些关键性的问题需要进行辅助性专题研究。
（3) 详细可行性研究
详细可行性研究，即通常所说的可行性研究，其成果为可行性研究报告。
（4)项目评价
政府计划管理部门在项目审批前，委托有资格的咨询评估机构对项目可行性研究报告进行评估论证，根据评价结果，决定是否同意项目建设。
三、房地产开发项目可行性研究的作用、意义
3.1房地产开发项目可行性研究的作用
（1)为投资决策提供依据
通过对拟开发项目进行可行性研究，判断投资开发是否可行。若不可行，则放弃投资开发，可避免各种损失。若可行，则投资开发，而且通过可行性研究能选出满意的开发经营方案。另外，为投资决策提供依据是房地产开发项目可行性研究的最重要和最基本的作用。
（2)作为资金筹措的依据
一方面，可行性研究中的投资估算及资金筹措的内容为项目实施后的资金筹措提供依据；另一方面，房地产开发企业向金融机构申请贷款时必须附有开发项目的可行性研究报告。
（3)为项目实施提供开发经营提供开发经营的方案
项目投资决策使用的可行性研究中，通过项目策划，提出项目若干个开发经营方案。在各方案技术都可行的前提下，在对各方案盈利能力指标的计算与分析的基础上，判断单方案的财务可行性，并对各可行的方案优选和排序，选择出拟实施的开发经营方案。
（4)作为项目立项审批的依据
政府计划管理部门根据有关规定和市场分析的结果，通过对房地产项目可行性研究报告的评估，决定是否同意该项目立项。
3.2房地产开发项目可行性研究的意义
对房地产项目进行可行性研究的意义在于，选择最佳的投资方案，从而提高投资效益而避免投资决策的失误。为此，首先需要进行认真的可行性研究，综合权衡各方面得失，优选投资方案，从而有效地避免投资决策的失误；其次，要取得较高的投资收益，必须在众多的备选方案中选择出最佳方案，这其中就包括选出有利的投资方向和最佳的建设方案等；最后，从投资主体的角度分析，房地产项目投资的经济性要求盈利最大化，风险最小化以及竞争实力的不断增强。
可行性研究的结论往往成为项目能否投资的关键，只有论证拟建项目建设是必要的，产品价格具
有竞争力，并能获得巨大的投资利润时，投资主体才肯投资，银行才肯贷款，项目才能兴建。因此，
在投资项目管理的全过程中，投资前期的决策工作非常关键，而决策的依据是可行性研究。因此，可
行性研究对于房地产投资项目的成功，具有十分重要的意义。
四、国内外相关研究情况
4.1国外有关研究状况
在国外房地产项目可行性研究中，首先它吸收了科学技术的最新成果，如把电子计算机、遥控遥测
技术、计算机软件技术用于房地产项目的可行性研究中；其次运用了最新经济科学理论，如计量经济学，数量经济学，技术经济学，市场预测学和系统论，以及经济效益理论与方法，用于科学预测房地产项目的经济效益；再次房地产项目可行性研究还吸收了现代管理科学理论，如企业管理理论、房地产营销理论和施工组织管理等，把它们用于降低投资成本和提高投资收益率。
4.2国内有关研究状况
我国房地产项目可行性研究主要是由政府倡导发起，1981年国家计委正式发文，明确规定把可行性研究作为建设前期工作中的一个重要技术经济论证阶段，纳入基本建设程序，1983年国家计委颁发了《关于建设项目进行可行性研究的试行管理办法》，1987年颁发了《建设项目经济评价方法与参数》，1993年4月国家计委发出《中央关于制定国民经济和社会发展“九五”计划和2010年远景目标的建议》，2000年建设部又颁发了《房地产开发项目经济评价方法》。
自1979年开始，可行性研究的概念内容和方法被逐步介绍到我国，并运用于工业项目建设前期的技术经济分折。在我国，房地产项目可行性研究起步比较晚，20世纪80年代末开始推广房地产项目可行性研究，进入20世纪90年代以后，房地产项目可行性研究进入快速发展的阶段。
4.3国内外在可行性研究方面的问题对比分析
虽然在我国房地产项目可行性研究取得了长足的进展，也获得了较明显的经济、社会效益，许多国内学者也进行了理论方面的研究尝试，但是同西方研究成熟国家相比，
我国的房地产项目可行性研究还处在起步的初级阶段。
（1）国内在工程技术方案的研究论证深度不够。按照国外的通常做法，可行性研究阶段Design 或Concept Design的程度，基本相当于我国的初步设计应达到的水平，应提出明确的设备清单。
（2）在财务评价方面，国内与国外利用企业理财的理论和方法进行资本预算管理，对投资项目进行投资决策和融资决策的通行做法存在重大差异，并且国内在经济评价方面不恰当地使用了“国民经济评价”的概念，由此引起一系列的认识误区。
（3）国内在市场分析、组织机构分析等方面与国外差别较大，且国内的研究深度严重不足。
（4）国内不重视多方案的比选及项目风险分析，或者分析内容的深度和广度不够，
从而缺乏项目周期各阶段风险管理的统一筹划及策略论证。
参考文献：
[1] 瞿富强.房地产开发与经营[M].北京：化学工业出版社，2006.
[2] 孙妍.房地产开发项目可行性研究[J].吉林：辽宁建材，2010，(3):57.
[3] 周全,王文进,曹蕾,张小涛. 房地产开发项目可行性研究[J].北京：水利建筑工
程学报， 2010，（2）：97.
[4] 郑健刚.房地产项目可行性研究报告编制要点及其评估方法研究[J].产业经济，2012，（3）：225-226 .
[5] 刘莉.房地产项目投资控制与对策研究[J]. 河南：时代金融，2012，（1）：115-118.
[6] 李惠卿.可行性研究在房地产投资项目中的作用探析[J].现代商贸工业，2010，
（18）：17-18.
[7] 蔡亮.某房地产项目可行性研究分析[J].建筑经济与管理，2010，（5）：178-179.
[8] 管明增.浅论房地产开发的项目管理[J].建设科技，2010,92-93.
[9] 吕忠诚.浅谈房地产开发项目可行性研究[J].陕西：网络财富，2010,90.
[10] 林秀钦.浅谈房地产开发项目可行性研究的意义[J].山西建筑，2009，（14）：201.
英文文献翻译
中等分辨率制备分离的 快速色谱技术 W. Clark Still,* Michael K a h n , and Abhijit Mitra Departm(7nt o/ Chemistry, Columbia Uniuersity,1Veu York, Neu; York 10027 ReceiLied January 26, 1978 我们希望找到一种简单的吸附色谱技术用于有机化合物的常规净化。这种技术是适于传统的有机物大规模制备分离，该技术需使用长柱色谱法。尽管这种技术得到的效果非常好，但是其需要消耗大量的时间，并且由于频带拖尾经常出现低复原率。当分离的样本剂量大于1或者2g时，这些问题显得更加突出。近年来，几种制备系统已经进行了改进，能将分离时间减少到1-3h，并允许各成分的分辨率ΔR f≥（使用薄层色谱分析进行分析）。在这些方法中，在我们的实验室中，媒介压力色谱法1和短柱色谱法2是最成功的。最近，我们发现一种可以将分离速度大幅度提升的技术，可用于反应产物的常规提纯，我们将这种技术称为急骤色谱法。虽然这种技术的分辨率只是中等（ΔR f≥），而且构建这个系统花费非常低，并且能在10-15min内分离重量在的样本。4 急骤色谱法是以空气压力驱动的混合介质压力以及短柱色谱法为基础，专门针对快速分离，介质压力以及短柱色谱已经进行了优化。优化实验是在一组标准条件5下进行的，优化实验使用苯甲醇作为样本，放在一个20mm*5in.的硅胶柱60内，使用Tracor 970紫外检测器监测圆柱的输出。分辨率通过持续时间（r）和峰宽（w,w/2）的比率进行测定的（Figure 1），结果如图2-4所示，图2-4分别放映分辨率随着硅胶颗粒大小、洗脱液流速和样本大小的变化。
外文翻译 - 英文
The smart grid Smart grid is the grid intelligent (electric power), also known as the "grid" 2.0, it is based on the integration, high-speed bidirectional communication network, on the basis of through the use of advanced sensor and measuring technology, advanced equipme nt technology, the advanced control method, and the application of advanced technology of decision support system, realize the power grid reliability, security, economic, efficient, environmental friendly and use the security target, its main features include self-healing, incentives and include user, against attacks, provide meet user requirements of power quality in the 21st century, allow all sorts of different power generation in the form of access, start the electric power market and asset optimizatio n run efficiently. The U.S. department of energy (doe) "the Grid of 2030" : a fully automated power transmission network, able to monitor and control each user and power Grid nodes, guarantee from power plants to end users among all the nodes in the whole process of transmission and distribution of information and energy bi-directional flow. China iot alliance between colleges: smart grid is made up of many parts, can be divided into:intelligent substation, intelligent power distribution network, intelli gent watt-hourmeter,intelligent interactive terminals, intelligent scheduling, smart appliances, intelligent building electricity, smart city power grid, smart power generation system, the new type of energy storage system.Now a part of it to do a simple i ntroduction. European technology BBS: an integration of all users connected to the power grid all the behavior of the power transmission network, to provide sustained and effective economic and security of power. Chinese academy of sciences, institute of electrical: smart grid is including all kinds of power generation equipment, power transmission and distribution network, power equipment and storage equipment, on the basis of the physical power grid will be modern advanced sensor measurement technology, network technology, communication
房地产营销外文文献
文献信息 标题: Best address: the use of innovative marketing in the real estate industry 作者: Meyers, Yuvay Jeanine; Harmeling, Susan S 出版物名称: Journal of Research in Marketing and Entrepreneurship 卷: 13;期: 1;页: 74-84;出版年份: 2015; 出版物国家/地区: United Kingdom ISSN: 1471-5201 Best address: the use of innovative marketing in the real estate industry Meyers, Yuvay Jeanine; Harmeling, Susan S Abstract This paper seeks to explore the successful entrepreneurial marketing communications done by a small, residential real estate firm, Best Address LLC, in Washington, DC (USA). The goal of the study is to develop an understanding of best practices used by this firm that can translate into marketing tactics used by other small businesses. Qualitative research was conducted to investigate the tactics used by Best Address LLC along with an extensive academic literature search to provide support for the study's findings. Findings - The service quality portrayed by the firm's marketing communication efforts were examined and the key tactics used by this firm were categorized into three areas that fall in line with previous research on successful entrepreneurial marketing strategy. This paper concludes by presenting a theoretical model that conceptualizes service quality as a function of the marketing communications efforts executed by a firm in hopes of guiding entrepreneurs' activities towards positive consumer affect. This study highlights how Best Address LLC differentiates itself from its much larger competitors and provides key insights for successful entrepreneurial marketing strategy in the residential real estate business. Although there is a stream of academic literature regarding entrepreneurial marketing, there are few cases such as this one that present the marketing communications tactics successfully used by a small firm. Entrepreneurs hoping to venture into the real estate industry would benefit from the findings of this study. Key Words: Innovative marketing; Real estate industry; Marketing Introduction Entrepreneurs often fail to plan strategically and differentiate themselves on service quality despite their best intentions as they become occupied with short-term, day-to-day tasks ([38] Quinton and Harridge-March, 2006). In addition, due to budget constraints, and lack of expertise, they may fail to take advantage of technology to support both operations and marketing ([35] Fillis et al. , 2004). This paper highlights the way Best Address?Real Estate, LLC, a residential real estate start-up in the Washington, DC (USA) metropolitan area, has planned strategically and provided excellent service quality, differentiating itself from competitors through the use of new technology and a comprehensive approach to marketing for all its customers - buyers and sellers alike. Like most successful, small firms that are focused on entrepreneurial marketing, Best Address? Real Estate, LLC is "constantly scanning the environment to discover or create new opportunities, assessing these opportunities and then exploits these opportunities successfully creating and renewing
计算机网络-外文文献-外文翻译-英文文献-新技术的计算机网络
New technique of the computer network Abstract The 21 century is an ages of the information economy, being the computer network technique of representative techniques this ages, will be at very fast speed develop soon in continuously creatively, and will go deep into the people's work, life and study. Therefore, control this technique and then seem to be more to deliver the importance. Now I mainly introduce the new technique of a few networks in actuality live of application. keywords Internet Network System Digital Certificates Grid Storage 1. Foreword Internet turns 36, still a work in progress Thirty-six years after computer scientists at UCLA linked two bulky computers using a 15-foot gray cable, testing a new way for exchanging data over networks, what would ultimately become the Internet remains a work in progress. University researchers are experimenting with ways to increase its capacity and speed. Programmers are trying to imbue Web pages with intelligence. And work is underway to re-engineer the network to reduce Spam (junk mail) and security troubles. All the while threats loom: Critics warn that commercial, legal and political pressures could hinder the types of innovations that made the Internet what it is today. Stephen Crocker and Vinton Cerf were among the graduate students who joined UCLA professor Len Klein rock in an engineering lab on Sept. 2, 1969, as bits of meaningless test data flowed silently between the two computers. By January, three other "nodes" joined the fledgling network.
外文翻译computerprogram英文.doc
Computer Program 1 Introduction Computer Program, set of instructions that directs a computer to perform someprocessing function or combination of functions. For the instructions to be carried out, a computer must execute a program, that is, the computer reads the program, and then follow the steps encoded in the program in a precise order until completion. A program can be executed many different times, with each execution yielding a potentially different result depending upon the options and data that the user gives the computer. Programs fall into two major classes: application programs and operating systems. An application program is one that carries out somefunction directly for a user, such as word processing or game-playing. An operating system is a program that manages the computer and the various resources and devices connected to it, such as RAM,hard drives, monitors, keyboards, printers, and modems,so that they maybe used by other programs. Examples of operating systems are DOS, Windows 95, OS\2, and UNIX. 2 Program Development Software designers create new programs by using special applications programs, often called utility programs or development programs. A programmer uses another type of program called a text editor to write the new program in a special notation called a programming language. With the text editor, the programmer creates a text file, which is an ordered list of instructions, also called the program source file. The individual instructions that make up the program source file are called source code. At this point, a special applications program translates the source code into machine language, or object code— a format that the operating system
房地产信息管理系统的设计与实现 外文翻译
本科毕业设计(论文)外文翻译 译文： ASP ASP介绍 你是否对静态HTML网页感到厌倦呢？你是否想要创建动态网页呢？你是否想 要你的网页能够数据库存储呢？如果你回答：“是”，ASP可能会帮你解决。在2002年5月，微软预计世界上的ASP开发者将超过80万。你可能会有一个疑问什么是ASP。不用着急，等你读完这些，你讲会知道ASP是什么，ASP如何工作以及它能为我们做 什么。你准备好了吗？让我们一起去了解ASP。 什么是ASP? ASP为动态服务器网页。微软在1996年12月推出动态服务器网页,版本是3.0。微软公司的正式定义为:“动态服务器网页是一个开放的、编辑自由的应用环境,你可以将HTML、脚本、可重用的元件来创建动态的以及强大的网络基础业务方案。动态服务器网页服务器端脚本,IIS能够以支持Jscript和VBScript。”(2)。换句话说,ASP是微软技术开发的,能使您可以通过脚本如VBScript Jscript的帮助创建动态网站。微软的网站服务器都支持ASP技术并且是免费的。如果你有Window NT4.0服务器安装,你可以下载IIS（互联网信息服务器）3.0或4.0。如果你正在使用的Windows2000,IIS 5.0是它的一个免费的组件。如果你是Windows95/98,你可以下载(个人网络服务器(PWS),这是比IIS小的一个版本，可以从Windows95/98CD中安装，你也可以从微软的网站上免费下载这些产品。 好了，您已经学会了什么是ASP技术，接下来，您将学习ASP文件。它和HTML文 件相同吗？让我们开始研究它吧。 什么是ASP文件？ 一个ASP文件和一个HTML文件非常相似，它包含文本，HTML标签以及脚本，这些都在服务器中，广泛用在ASP网页上的脚本语言有2种，分别是VBScript和Jscript，VBScript与Visual Basic非常相似，而Jscript是微软JavaScript的版本。尽管如此，VBScript是ASP默认的脚本语言。另外，这两种脚本语言，只要你安装了ActiveX脚本引擎，你可以使用任意一个，例如PerlScript。 HTML文件和ASP文件的不同点是ASP文件有“.Asp”扩展名。此外，HTML标签和ASP代码的脚本分隔符也不同。一个脚本分隔符,标志着一个单位的开始和结束。HTML标签以小于号(<)开始(>)结束，而ASP以<%开始，%>结束，两者之间是服务端脚本。
机械设计外文翻译(中英文)
机械设计理论 机械设计是一门通过设计新产品或者改进老产品来满足人类需求的应用技术科学。它涉及工程技术的各个领域，主要研究产品的尺寸、形状和详细结构的基本构思，还要研究产品在制造、销售和使用等方面的问题。 进行各种机械设计工作的人员通常被称为设计人员或者机械设计工程师。机械设计是一项创造性的工作。设计工程师不仅在工作上要有创造性，还必须在机械制图、运动学、工程材料、材料力学和机械制造工艺学等方面具有深厚的基础知识。如前所诉，机械设计的目的是生产能够满足人类需求的产品。发明、发现和科技知识本身并不一定能给人类带来好处，只有当它们被应用在产品上才能产生效益。因而，应该认识到在一个特定的产品进行设计之前，必须先确定人们是否需要这种产品。 应当把机械设计看成是机械设计人员运用创造性的才能进行产品设计、系统分析和制定产品的制造工艺学的一个良机。掌握工程基础知识要比熟记一些数据和公式更为重要。仅仅使用数据和公式是不足以在一个好的设计中做出所需的全部决定的。另一方面，应该认真精确的进行所有运算。例如，即使将一个小数点的位置放错，也会使正确的设计变成错误的。 一个好的设计人员应该勇于提出新的想法，而且愿意承担一定的风险，当新的方法不适用时，就使用原来的方法。因此，设计人员必须要有耐心，因为所花费的时间和努力并不能保证带来成功。一个全新的设计，要求屏弃许多陈旧的，为人们所熟知的方法。由于许多人墨守成规，这样做并不是一件容易的事。一位机械设计师应该不断地探索改进现有的产品的方法，在此过程中应该认真选择原有的、经过验证的设计原理，将其与未经过验证的新观念结合起来。 新设计本身会有许多缺陷和未能预料的问题发生，只有当这些缺陷和问题被解决之后，才能体现出新产品的优越性。因此，一个性能优越的产品诞生的同时，也伴随着较高的风险。应该强调的是，如果设计本身不要求采用全新的方法，就没有必要仅仅为了变革的目的而采用新方法。 在设计的初始阶段，应该允许设计人员充分发挥创造性，不受各种约束。即使产生了许多不切实际的想法，也会在设计的早期，即绘制图纸之前被改正掉。只有这样，才不致于堵塞创新的思路。通常，要提出几套设计方案，然后加以比较。很有可能在最后选定的方案中，采用了某些未被接受的方案中的一些想法。
变电站_外文翻译_外文文献_英文文献_变电站的综合概述
英文翻译 A comprehensive overview of substations Along with the economic development and the modern industry developments of quick rising, the design of the power supply system become more and more completely and system. Because the quickly increase electricity of factories, it also increases seriously to the dependable index of the economic condition, power supply in quantity. Therefore they need the higher and more perfect request to the power supply. Whether Design reasonable, not only affect directly the base investment and circulate the expenses with have the metal depletion in colour metal, but also will reflect the dependable in power supply and the safe in many facts. In a word, it is close with the economic performance and the safety of the people. The substation is an importance part of the electric power system, it is consisted of the electric appliances equipments and the Transmission and the Distribution. It obtains the electric power from the electric power system, through its function of transformation and assign, transport and safety. Then transport the power to every place with safe, dependable, and economical. As an important part of power’s transport and control, the transformer substation must change the mode of the traditional design and control, then can adapt to the modern electric power system, the development of modern industry and the of trend of the society life. Electric power industry is one of the foundations of national industry and national economic development to industry, it is a coal, oil, natural gas, hydropower, nuclear power, wind power and other energy conversion into electrical energy of the secondary energy industry, it for the other departments of the national economy fast and stable development of the provision of adequate power, and its level of development is a reflection of the country's economic development an important indicator of the level. As the power in the industry and the importance of the national economy, electricity transmission and distribution of electric energy used in these areas is an indispensable component.。Therefore, power transmission and distribution is critical. Substation is to enable superior power plant power plants or power after adjustments to the lower load of books is an important part of power transmission. Operation of its functions, the capacity of a direct impact on the size of the lower load power, thereby affecting the industrial production and power consumption.Substation system if a link failure, the system will protect the part of action. May result in power outages and so on, to the production and living a great disadvantage. Therefore, the substation in the electric power system for the protection of electricity reliability,
房地产可行性研究外文文献及翻译
The Analysis of the Issue Related to the Feasibility of Study the Real Estate Project on the Basis of the Implicit Cost Abstract: It is known that the feasibility study of real estate project plays an important role in real estate development. Nevertheless, there still remains many problems in the feasibility study. In this paper, the concept of implicit cost will be introduced, which will be used to analyse these problems.Meanwhile, some useful strategies will be raised for these problems,which intends to further improve the feasibility study of the real estate projects. Keywords: real estate project; feasibility study; implicit cost; problems 1. Introduction The feasibility study is the decision science has been used in project area, and the basic target is on the basis of the comprehensive investigating and researching to identify a construction object whether have the characteristics of progressive, reality and reliable in the whole prosess from previously project construction to line operation. We also need to know those whether can pay off from the finance and the credibility in the economy to give a big help for the investating decisions. It is real role that a framework to investing project , and is the key factors that can decide the project can be invested or not to give some supports on the project decisions. The real estate is characteristic of accounting for huge financing, a long period relative to the investing and easily influenced by the instable factors. Therefore, the the feasibility study is very important for the real estate. However, currently we are more and more focusing on the explicit cost in the feasibility study and ignoring the intangible cost. The intangible cost is , as opposed to explicit cost and hided among the total cost of enterprise, caused by the decision maker characterized by lower diathesis, wrong concept, and the deficiency of informations, coupled with the non-market factors to lead to the total cost increaseing directly or indirectly . The amount of economic benefits of the project largely depend on getting full knowledge of the intangible cost in the real estate. 2. The Existence of the Questions Lied in the Feasibility Study on the Basis of the Intangible Cost Recently, the real estate have got a big improvement in the feasibility study. As the main contents and methods, it have been normed and stabilized gradually to use in the project decisions. But that is fact that the
机械专业外文翻译(中英文翻译)
外文翻译 英文原文 Belt Conveying Systems Development of driving system Among the methods of material conveying employed，belt conveyors play a very important part in the reliable carrying of material over long distances at competitive cost．Conveyor systems have become larger and more complex and drive systems have also been going through a process of evolution and will continue to do so．Nowadays，bigger belts require more power and have brought the need for larger individual drives as well as multiple drives such as 3 drives of 750 kW for one belt(this is the case for the conveyor drives in Chengzhuang Mine)．The ability to control drive acceleration torque is critical to belt conveyors’performance．An efficient drive system should be able to provide smooth，soft starts while maintaining belt tensions within the specified safe limits．For load sharing on multiple drives．torque and speed control are also important considerations in the drive system’s design. Due to the advances in conveyor drive control technology，at present many more reliable．Cost-effective and performance-driven conveyor drive systems covering a wide range of power are available for customers’ choices[1]. 1 Analysis on conveyor drive technologies 1．1 Direct drives Full-voltage starters．With a full-voltage starter design，the conveyor head shaft is direct-coupled to the motor through the gear drive．Direct full-voltage starters are adequate for relatively low-power, simple-profile conveyors．With direct fu11-voltage starters．no control is provided for various conveyor loads and．depending on the ratio between fu11-and no-1oad power requirements，empty starting times can be three or four times faster than full load．The maintenance-free starting system is simple，low-cost and very reliable．However, they cannot control starting torque and maximum stall torque；therefore．they are