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1、bi1.1.ion200-10.00%150-8.00%丁6.00%IOoT4.00%+2.00%0.00%NanshanFutian1.uohuYantian12.%Source:ShenzhenStatistica1.Bu1.1.etin其中,第三产业实现增加值1,423.28亿元,增长14.2%,第三产业比重达87.69%,其中以金融业、房地产业和批零住餐业发展最快速,成为推动经济发展的主要产业。福田区政府大力推进CBD及环CBD高端产业带发展,实现增加值1,030亿元，占地区生产总值比重的63.5%o总的来看,福田区经济发展势头强劲,第三产业发展前景广阔,结合CBD重点打造区域的契机,
2、为高端市场的发展提供良好的经济基础和发展机遇。Teritaryindustry,especia1.1.ytheFinance,Rea1.Estate,Who1.esa1.eandRetai1.Sa1.essector,istheprope1.1.ingpowerofFutianeconomy,accountedfor87.7%ofGDP.reachingRMB142bi1.1.ionandincreasedby14.2%y-o-yin2009.BackedbythesupportsofSZgovernment,GDPofFutianCBDareareachedRMB103bi1.1.ion,a
3、ccountingfor63.5%ofthewho1.eFutianDistrict.Thisrapidandstronggrowth1.aysthefoundationstoneofthedeve1.opmentofhigh-endretai1.market.年深圳特区内各区三次产业比例图22009年深圳特区内各区三次产业比例Chart2ComparisonofEconomyStructureinShenzhenDistrictsSource:ShenzhenStatistica1.Bu1.1.etin2009年福田区金融业占本区生产总值比重为35.9%,是全区经济中比重最大、贡献最大的行业
4、。总部经济已成为福田产业升级的“双轮驱动之一,截至2008年,共有182家企业总部落户福田区。金融业支撑总部企业发展,福田区共有各类金融机构总部I1.O家,占全市的57%,包括深圳证券交易所营运中心、招商银行总部大厦、招商证券大厦、国信证券大厦、太平金融大厦、东亚银行、平安保险总部等。总部经济以及金融企业落户福田,给福田区带来潜在的高端消费人群,支撑高端消费市场。FinanceisthemostimportantsectorinFutianeconomy,taking35.9%ofGDPinthewho1.eFutiandistrict.Ontheotherhand,withthec1.ust
5、erof182headquarteroffices,HeadquarterEconomybecomeoneofthemajorpowerdrivingupFutian,seconomy.Over110financecompanieshavesetuptheirheadquarterinFutian,accountingfor57%ofthewho1.ecity,inc1.udingShenzhenStockExchange,ChinaMerchantsBank,ChinaMerchantsSecurities,GuosenSecurities,BankofEastAsia,PinganGrou
6、petc.图3福田区第三产业发展情况福田区第三产业发展情况(2009年第二产业增力口值（亿元）增长比金融业583.1620.3%房地产业118.3220.0%批零住餐业327.53142%交通运输、仓储和邮政业53.163.1%发它服务业341.105.9%图4福田区总部经济发展情况福田区总部经济发展情况（2009年指标指标单位数增加值增加值（亿营业收入营业收入（亿元亿元(家元地区型总部企业14278.0%474.3882.8%1522.1264.0%跨国公司总部企业3217.6%75.2313.1%685.1628.8%中国公司总部企业84.4%23.564.1%169.867.2%资料来源
7、:福田统计局Chart3StructureofTeritaryIndustryinFutian(2009SectorVa1.ueAdded(RMBbi1.1.ion)Y-O-YGrowthRateFinace58.3203%Rea1.Estate11820%Who1.esa1.eandRetaiSa1.eAccommodationandCateringTrade32.814.2%Transportation,StorageandPostServices5.33.1%OtherServicesSector34.15.9%Char1.4HeadquarterofficeinFutian(2009T
8、ermTermNum.ofHeadquarterOfficeOfficeVa1.ueAdded(RMBbi1.1.ionRMBbi1.1.ionRevenueRevenue(RMBbi1.1.ionRMBbi1.1.ionHeadquarterofSouthChina14278.0%47.43882.8%152.21264.0%HeadquarterofMNC3217.6%7.52313.1%68.51628.8%HeadquarterofGreaterChina84.4%2.3564.1%16.9867.2%Source:FutianStatistica1.Bu1.1.etin福田区现有世界
9、500强企业104家，其中金融类企业占26%,专业服务类企业占27%,贸易类企业占20%。金融、专业服务类员工收入处于中高水平，具有较强消费能力，为区内高端零售市场发展提供市场支持。104COmPanieSOfFOmme500havesetupofficesinFutian,amongwhichFinancecompaniesaccounted26%,Professiona1.andBusinessServicestook27%,Tradingand1.ogisticstook20%.Sa1.aryofthesefinanceandprofessiona1.servicescompaniesi
10、satamid-to-high1.eve1.,comparingwithotherindustries.Withagreat1.otofheadquartersandfinancecompanies,upsca1.econsumersc1.usterinFutianDistrict,bringing1.argedemandtohigh-endretai1.market.图5福田区甲级写字楼租户租户美国塔吉特ICGCOMMERCE环球资源美国家得宝高科美亚达科Ramtron甫瀚华信惠悦20%26%恒生银行摩根士丹利三菱东京UFJ银行花旗银行东亚银行UBS瑞银默克27%1%7%14%5%0%苹果电
11、脑穆迪软件微软戴尔思科银行、保险等金融业快速消费品政府机构药业及制造业信息技术及电信通讯专业服务业贸易及物流其他资料来源：仲量联行Page6of19Chart5ProportionofFutianGradeAOfficeTenantsBanking,Finance&InsuranceConsumerProducts20%26%Government&InstitutionsIndustria1.&petrochemica1.ITZTeIecom27%1%7%14%5%0%OthersProfessiona1.&BusinessServicesTrading&1.ogisticsSource:JO
12、neS1.ang1.aSa1.Ie福田区是深圳中央商务区（CBD）所在地，甲级写字楼聚集，办公人口数量庞大，尤其集中在中心区内。据统计，本项目1公里半径范围内分布了24座甲、乙级写字楼，写字楼内工作人口约8.2万人。FutianDistrictistheCentra1.BusinessDistrict（CBDofShenzhen,thec1.usterofGradeAoffices.Thenumberofofficestaffis1.arge,especia1.1.ycentra1.izinginCBD.Thereare24GradeA/Bofficebui1.dings,tota1.1.y8
13、2,000officestaffinaradiusof1kmaroundIAMa1.1.图6中心区办公人口统计（中心区办公人口统计（截至2010年6月）Page7of1922141112109131716624321458715路田益中心二路福华一路1819232120福华路目项本滨海大道福华三路序号123456789IO1.1.12131415161718项目名称荣超国际商会中心卓越时代广场信息枢纽大厦丰立大厦嘉里建设广场免税商务大楼时代金融中心中国联通中心商务大厦国际商会大厦A座国际商会大厦B座卓越大厦新华保险大厦航天大厦兴业银行华融大厦投资大厦大中华国际交易广场级别甲级甲级乙级乙级甲级甲
14、级甲级乙级甲级乙级乙级乙级乙级乙级乙级乙级乙级甲级办公面积（办公面积（平方米平方米98,45582,69119,50018,84575,00062,12951,57135,00033,34236,00030,00043,40041,00037,93930,00050,00040,000110,000出租率92%90%100%100%80%90%95%95%95%95%95%95%95%95%90%90%98%80%办公人数估算6,9675,7251,5001,4504,6154,3013,7692,5582,4372,6312,1923,1722,9962,7722,0773,4623,015
15、6,769Page8of19192021222324金中环财富大厦现代商务大厦深圳广播电影电视集团星河发展中心港中旅大厦甲级甲级甲级乙级甲级甲级38,36265,26771,91545,50042,50050,00090%80%90%100%100%85%2,6564,0164,9791,7003,2693,26982,297办公人数合计注：按照人均平均办公面积15平方米计算资料来与：仲量联行Chart6StatisticsofOfficeStaffinCBD(June201022141112109131716624321458715antiiYNo.1.Rd.2NoingxnoZh.RdFu
16、huaFuhua19Rd.23Rd.2118eat1.ThMjecIAPro201No.3AvenueBinhaiFuhuaRd.No.ProjectName1.eve1.Officespace(sqmOccupancyRateEstimatednumberofofficestaff6,9675,72512RongchaoInternationa1.ChamberofCommerceTowerExce1.1.enceTimesSquareGradeAGradeA98,45582,69192%90%Page9of19345678910InformationCoreMansionFeng1.iBu
17、i1.dingKerryP1.azaDutyFreeBusinessBui1.dingTimesFinancia1.CentreChinaUnicomBui1.dingCentra1.BusinessBui1.dingInternationa1.ChamberofCommerceBui1.ding,TowerAInternationa1.ChamberofCommerceBui1.ding,TowerBExce1.1.enceBui1.dingNewChina1.ifeInsuranceBui1.dingAerospaceSkyscraperBui1.dingIndustria1.BankBu
18、i1.dingHuaRongBui1.dingInvestmentBui1.dingGreaterChinaInf1.SquareGo1.denCentra1.TowerFortuneBui1.dingModernCommercia1.Bui1.dingShenzhenRadio,Fi1.mandTe1.evisionGroupGa1.axyDeve1.opmentCenterChinaCTSP1.azaGradeBGradeBGradeAGradeAGradeAGradeBGradeAGradeB19,50018,84575,00062,12951,57135,00033,34236,000
19、100%100%80%90%95%95%95%95%1,5001,4504,6154,3013,7692,5582,4372,6311112131415161718192021222324GradeBGradeBGradeBGradeBGradeBGradeBGradeBGradeAGradeAGradeAGradeAGradeBGradeAGradeA30,00043,40041,00037,93930,00050,00040,000110,00038,36265,26771,91545,50042,50050,00095%95%95%95%90%90%98%80%90%80%90%100%
20、100%85%2,1923,1722,9962,7722,0773,4623,0156,7692,6564,0164,9791,7003,2693,26982,297Tota1.numberofofficestaffP.S.:Ca1.cu1.atedasaverage15sqmperPerSonSoUrce:JoneS1.ang1.aSane甲级写字楼租户以金融、专业服务、工业及石油化工、贸易物流和IT电信业为主，聚集了一大批跨国公司、企业总部，雇员以高学历和港澳外籍人士居多，收入和消费水平较高，是本项目的核心消费群体之oTheindustryofGradeAofficetenantsmain
21、1.yinc1.udesFinancia1.Industry,Professiona1.Services,Industria1.&Petrochemica1.,Trading&1.ogisticsandIT&Te1.ecommunications,Page10of19whichhasgathereda1.argenumberofMNCsandheadquarters.StaffworkingintheGradeAoffices,whoarehigh1.yeducatedorexpatriatesfromHongKongorMacauwithre1.ative1.yhigherincomeand
22、consumption1.eve1.,wou1.dbeoneofthecoreconsumergroupsofIAMa1.i.根据福田区统计数据,金融业员工工资水平最高,年均13万元,尤其是港澳及外籍人士,年薪超过IOO万元JT和商务服务业员工年均工资亦在5.5万以上,高于全区平均水平,显示中心区以中高收入人口为主,消费能力较强,为本项目提供有力的市场需求支持。AccordingtothestatisticsofFutianStatistica1.Bu1.1.etin,emp1.oyeesoffinancia1.industryhaveachievedthehighestincome1.eve
23、1.,withaverageannua1.sa1.aryofRMB130,000yuanpercapita.Asfortheexpatriates,theaverageannua1.sa1.arywou1.dbemorethanRMB1mi1.1.ionyuanpercapita.RegardingtotheITandBusinessServiceindustry,theannua1.sa1.arywou1.dbeaboveRMB55,000yuanpercapita,whichishigherthantheaveragerateinFutianDistrict.It,sshownthatth
24、ehigherincomeofficestaffwou1.dbringstrongerspendingpowerinFutianCBD,whichwou1.ddefinite1.yprovidegreatmarketsupportforIAMa1.1.图7福田区部分行业从业人员工资情况福田区部分行业从业人员工资情况(2009年行业行业从业人员平均工资从业人员平均工资(元/人年人年港澳台和外籍人士平均工资港澳台和外籍人士平均工资(元/人年人年全区平均53,185326,459信息传输、计算器服务和软件业79,748183,292租赁和商务服务业56,994278,140金融业130,4431,0
25、93,000资料来源:福田统计局Chart7Emp1.oyeeSa1.aryofsomeindustryinFutian(2009IndustryAverageSa1.aryofemp1.oyee(yuan/person/yearAverageSa1.aryofexpatriates(yuan/person/yearAverageofthedistrict53,185326,459IT5ComputerServiceandSoftwareIndustry79,748183,2921.easing&BusinessServices56,994278,140Financia1.Industry13
26、0,4431,093,000Source:FutianStatistica1.Bu1.1.etin福田区2009年居民人均可支配收入以及消费性支出均位列深圳市首位同时,居民人均消费性支出增长势头强劲,高达18.3%,该区域将逐步成为深圳市重点消费市场。高收入、高消费人群的集聚诱发高端消费市场的需求,同时也支撑高端消费市场的发展。In2009,Disposab1.eincomeofresidentsandConsumptionexpenditurepercapitaofFutianDistrictrankedNo.1ofShenzhen.Meanwhi1.e,thegrowthrateofCon
27、sumptionexpenditurepercapitaofFutianDistrictkeptincreasingfast,risingto18.3%in2009.Hence,it,sforecastedthatFutianDistrictwou1.dbethecoreconsumermarketinShenzhen.Noton1.ystrongerspendingpowerofconsumergroupscanspurthehigh-endretai1.marketdemand,butita1.socansupportthedeve1.opmentofhigh-endretai1.mark
28、et.图8深圳各区居民收支分析资料来源:各区统计局Chart8TheIncomeOfresidentsandConsumption1.eve1.OfShenzhenDisposab1.eIncomeofResidentsConsumptionexpenditurepercapitaSource:ShenzhenStatistica1.Bu1.1.etin2008年福田区居民人均消费性支出为1997.49元/年。随着食品价格的不断上升,逐渐向食品消费倾斜,2008年占总消费34%,较去年增长3个百分点。在外饮食消费金额同步上升,由07年的141元上涨至209元,涨幅近50%;08年较07年上升4
29、个百分点。衣着类支出为147元,增长25.5%。近年新兴的服饰订制行业渐成时尚,致使衣着加工服务费增长高达81%,同时,文化娱乐服务消费快速上扬,08年增长率达62%oIn2008,ConsumptionexpenditurepercapitaofFutianDistrictwasRMB1,997.49yuan.Asforthepriceoffoodcontinuedgrowing,thepercentageoffoodexpenditureincreasedto34%oftota1.consumption,rising3percentagepoints.Thisa1.soaffectedth
30、eOi1.andFatexpenditure,whichwasfromRMB141yuanin2007toRMB209yuanin2008,withnear1.y50%growthrateandovera1.1.proportionrising4percentagepoints.C1.othingexpenditurewasRMB147yuan,withgrowthrateof25.5%.Thanksfortheemergingfashionofcustomc1.othing,thegrowthrareofcustomc1.othingservicesfeewasupto81%.Intheme
31、anwhi1.e,RecreationandEntertainmentServicesexpenditureraisedquick1.yby62%in2008.随着居民对餐饮、服饰、娱乐消费能力和要求不断提高,高档餐饮、高档时尚服饰及多样化的娱乐逐渐成为新的消费增长点,为本项目中高端定位提供有力的市场需求支撑。Backedbytheincreasingspendingpoweranddemandoffood,c1.othingandentertainment,high-endrestaurants,internationa1.fashionretai1.anddiversifiedentert
32、ainmentserviceshavebecomethenewgrowthaspectsfortheexpenditure,whichwou1.dbethestrongmarketssupportsforthemid-to-high-endpositioningofIAMa1.1.(2009年福田区居民消费支出结构(图9福田区居民消费支出结构教育文化婚其他商品和架服孑务16.9%食品.34.1%交通和通IR,15.9%OQ一衣著7.4%目僚保健，家庭言殳储用一居住，10%5.8%(2007-2008年图10福田居民消费支出变化情况福田居民消费支出变化情况（IOO2003004005006007
33、008001 .食品支出在外餐食欠2.衣著3.教育文化娱槃服矜文化娱槃服矜4 .家庭用品及服矜5 .瞽瘤保健6 .交通和通7 .居住8.雄项商品和服矜朝立:元2007200828.6%48.3%25.5%38.5%62%32.3%98.3%1.6%-25.8%5.2%资料来源:福田统计局Chart10ComparisonofConsumptionExpenditureofFutian(2007-200848.3%25.5%98.3%010020030040050060020072008Source:FutianStatistica1.Bu1.1.etin高收入人群的聚集带动了区内高档住宅的快速
34、发展。福田区，尤其在香蜜湖和中心区，已成为深圳知名的高档住宅区聚集，住宅售价攀升，二手房均价已超过25,000元/平方米，高于深圳全市均价23倍。Thec1.usterofhigh-incomepeop1.estimu1.atedthefastdeve1.opmentofhigh-endresidentia1.FutianDistrict,especia1.1.yXiangmihuandFutianCBD,hasbecomethefamoushigh-endresidentia1.area.Thepriceofresidentia1.inFutianDistrictkeptincreasing
35、.Thepriceofsecond-handresidentia1.wasoverRMB25,000yuanpersqm,whichwastwiceor3timesastheaverageresidentia1.PriCeOfShenZhen.图11福田中心区住宅售价（福田中心区住宅售价（截至2010年9月）资料来源：仲量联行Chart11Residentia1.PriceofFutianCBD（September201023222425,00025,000-40,000XiangmihuDistrict18201920,00020,000,GOO-22,000212523,00023,000
36、-28,0006915Above35,00026271660,000以上,000以上172823Above35,000415121335,000以上5,000以上14PrThojeect20,000-20,000-30,000-30,OOO/sq30,000/sqm25,00040,000sqmAbove35,OOOsqm1110920,00020,000,000-25,000876NP.S.:Second-handResidentia1.PriceSource:Jones1.ang1.aSa1.1.ePage16of19另一方面，福田区会展经济发达。深圳国际会展中心年均展览天数达200日，接
37、待观众超过2,000万/人次，是国内展期最密集的会展中心之一。Ontheotherhand,exhibitioneconomywaswe1.1.-deve1.opedinFutianDistrict.ExhibitiondaysintheShenzhenInternationa1.Convention&ExhibitionCenterwereupto200daysperyear,over200mi1.1.ionvisitorsannua1.1.y,whichhasbecomeoneofthemostbusyExhibitionCentresinChina.深圳国际会展中心与本项目一路之隔,且项
38、目周边五星级酒店密集，商旅人口多，但客流流动性强，非区内零售项目核心消费群，因此该消费群可作为本项目的补充客流。ShenzhenInternationa1.Convention&ExhibitionCentreisontheothersideofShen,nanAvenue,oppositetoIAMa1.1.Withthegreatdeve1.opmentOfexhibitioneconomy,thereare1.otsof5-starhote1.saroundIAMa1.1.,whichhaveattractedmanybusinesstrave1.1.erscometothedistri
39、ct.Butduetothehighf1.uidityofbusiness-trave1.1.er,thisgroupofconsumerison1.ythesupp1.ementaryofconsumergroupforIAMaH,notthecoregroup.图12深圳国际会展中心概括总建筑面积开业时间年均展览场次年均会议场次年均展览天数年均接待观众人数280,000平方米2004年75场55场200日2,000多万图13深圳国际会展中心2010年展览场次及展期一览月份1345678展览场次（场）28898611展期（展期（天数）天数）14181719121118Page17of1991
40、01112合计资料来源：仲量联行98768220161621184Chart12ShenzhenInternationa1.Convention&ExhibitionCenterOverviewTota1.GFAOpenYearTheNumberofAverageAnnua1.ExhibitionTheNumberofAverageAnnua1.MeetingQuantityTheNumberofAverageAnnua1.ExhibitionPeriodAverageAnnua1.Visitors280,000sqm20047555200days200mi1.1.ionpeop1.eChar
41、t132010ExhibitionOverviewofShenzhenInternationa1.Convention&ExhibitionCenterMonth13456789101112Tota1.Source:Jones1.ang1.aSa1.1.eQuantityOfExhibition28898611987682ExhibitionPeriod（Days1418171912111820161621184频繁的会展和商务来往带来了大量的高端商旅客群，中心区内高星级酒店的发展，平均房价超过1,000元/晚，为零售市场补充大量高端消费群体，支撑区内高端零售市场发展。Frequentexhi
42、bitionsandbusinesstripshaveattracteda1.argeamountofbusinesstrave1.1.erstoFutianCBD,whichstimu1.atedthedeve1.opmentofhigh-endhote1.sintheCBD.Theaverageroomrateof5-starhote1.isuptoRMB1,000yuanpernight.ThebusinessPage18of19trave1.1.ersaretheimportantsupp1.ementaryconsumergrouptotheretai1.market,support
43、ingthehigh-endretai1.marketdeve1.opment.图14福田中心区五星级酒店列表酒店名称星河丽斯卡尔顿酒店马可享罗好日子酒店大中华喜来登酒店福田香格里拉大酒店四季酒店客房数282391342528440平均房价1,500-4,500880-2,2001,000-2,7001.,2001,600在建12345资料来源：仲量联行Chart145-starhote1.inFutianCBDHote1.12345Ritz-Car1.tonHote1.MarcoPo1.oHote1.SheratonHote1.Shangri-1.aHote1.FourSeasonsHote1.Rooms282391342528440AveragePricing(yuan/night1,500-4,5008802,2001,000-2,7001.,2001,600UnderconstructionSource:Jones1.ang1.aSa1.1.ePage19of19
