《丰城市陶瓷城项目可行性报告174815680003952.doc》由会员分享，可在线阅读，更多相关《丰城市陶瓷城项目可行性报告174815680003952.doc（7页珍藏版）》请在三一办公上搜索。
1、丰城市陶瓷城项目相关建议一、项目经济测算我们根据项目地情况做了两个经济测算：方案一：（按原有规划初稿）占地面积：328.43亩，其中商业228.43亩、住宅100亩容积率：商业1.0 、住宅1.6建筑密度：商业40%、住宅25%绿化：商业10%、住宅40%建筑面积：商业152287、住宅106667销售均价：商业1700元/（三层）、住宅1600元/方案描述：如按本方案执行，虽然容积得到了满足，但无论是商业还是住宅品质都将难以保证，风险都将是非常大的。按该方案商业将是三层，那么第三层的商业我们将如何去化?那是一个无法体现价值的产品，后期能否成本价倾销都将是一个未知数，我们做的将只能是费力不讨好
2、,还给自己增加没有必要的麻烦。152287的商业建面相对丰城现有市场情况而言那是一个非常庞大的数字，这在后期去化时将是非常困难的，低迷的丰城商业是无法承受的，我们开发的目的是快速的去化套现，不是追求高建面的市政形象。按该方案，普通的多层项目在丰城并无差异化可言，太多类似的产品了，我们的出现只能是暗淡无光。丽景花园近在咫尺，同质化的竞争，那将是一种无谓的资源消耗。方案二：(根据市场情况调整稿)占地面积：328.43亩，其中商业228.43亩、住宅100亩容积率：商业0.7 、住宅2.285建筑密度：商业40%、住宅25%绿化：商业10%、住宅40%建筑面积：商业106601、住宅152334.1
3、0销售均价：商业2300元/（两层）、住宅1800元/方案描述：该方案以市场现实为基础，106601的商业建面尽管依然有点大，但我们绝不仅仅只做陶瓷市场，我们可以做一个建材的综合市场，包括板材，包括油漆等等，那么市场还是有承受的最大可能的，在这个基础上我们把商业损失的容积率在住宅部分尽可能的补回来。两层的商业去化是符合现实的，在可能的范围内，我们还可以拔高它的销售均价。住宅部分我们希望通过差异性的创新型产品来达到我们追求利润最大化的目的。在现有市场环境下，相对而言，住宅产品的风险肯定是要低于商业产品的，这是毫无疑问的。何况我们的产品将是有区别于现有市场的，比如我们的小高层可以设计成南北通透的，
4、比如我们的多层可以是超大露台、超大地下室的花园洋房！差异化光芒闪耀的结果一定是客户渴求的目光。方案对比：单位方案一方案二总土地面积亩328.43328.43商业土地面积亩228.43228.43商业容积率1.0 0.7 住宅土地面积亩100100住宅容积率1.62.285商业建筑面积平米待添加的隐藏文字内容2152287.43 106601.20 住宅建筑面积平米106667.20 152334.10 投资总成本万元 40,087.43 42,567.91 销售价格 住宅元/平米 1,600.00 1,800.00 商业元/平米 1,700.00 2,300.00 销售额万元 42,739.9
5、7 51,677.65 税前利润总额万元 2,652.54 9,109.74 税后利润总额万元 3,047.22 8,111.33 税后成本利润率%7.60%19.06% 由上述的方案对比我们可以清晰的看到两个方案的区别，相信这种抉择不会是艰难的衡量。二、开发建议房地产开发的一个重要原则就是我们必须遵循市场规律，这就需要我们依据市场情况，准确的规划我们的产品，市场所需要的永远是最适合的而不是最好的。项目地相对过偏，商业氛围无从谈起，远景的渲染无法保证项目的快速去化和价值最大化。在现有的市场环境下，我们考虑的第一要务是规避风险。尽管风险时刻存在，但我们可以最大限度的降低它的比例，从而达到承受尽可
6、能小的风险获得尽可能大的利益。由此，我们建议：、 土地置换：在首期商业开发的328.43亩土地中，用靠近住宅区域的100亩进行住宅开发。在后期住宅开发的500亩土地中，用沿主干道的100亩进行商业开发。、 降低商业用地的容积率，拔高住宅用地的容积率。、 以市场为主导，着力挖掘产品的差异化，重新更改规划。阐析：商业的开发，产品的便利性和地段是非常重要的。项目的西南段离主干道太远，相对商业而言过于偏僻，商业价值已无法体现，所以我们建议把商业放在主干道的两边，这样即可以规避商业的开发风险，同时也能够达到项目开发的价值最大化。这是一个两全其美的方式，我们用100亩最不适合做商业的地置换了100亩最不适
7、合做住宅的地，产品性质对调后，我们得到的是200亩价值最大化的土地。调低商业的容积率，主要考虑的是销售去化的问题，试想，三层的商业，152287的建筑体量，销售去化将是一个怎样艰难和漫长的过程，在现有的市场环境下，我们为什么要给自己如此大的压力和风险呢？我们换一个思路，把商业的容积率降下来，那么两层的商业，106601的建筑体量，销售的压力和风险将会低很多，损失的容积率，我们可以在住宅部分弥补回来，这样，在不损失项目整体利益的情况下，我们即达到了利益最大化，又把风险降到了最低，何乐而不为？最后我们需要强调的是，我们必须是先完成招商，然后才是销售。太多太多惨痛的例子，需要我们清醒的认识到抉择的重
8、要性和必要性。金马建材城二期销售严重受阻，开盘当天只销售6间店铺，（注：开盘均价4300元/三层）。时代广场（原农贸市场）在现有气候下正在煎熬着等待曙光，短期内难以开盘。他们无一走的不是先销售，然后情况不好再进行招商的，这是两个最近的例子，把时间倒推，这样的例子比比皆是。对于房地产而言，特别是商业，操作的机会只有一次，我们没有实验的机会。每块地都有它独有的价值和独有的运作方式，我们需要尊重客观市场情况，把握地块独有特点。这需要我们要有务实的精神和超前的意识。 2008年05月25日Editors note: Judson Jones is a meteorologist, journalist
9、 and photographer. He has freelanced with CNN for four years, covering severe weather from tornadoes to typhoons. Follow him on Twitter: jnjonesjr (CNN) - I will always wonder what it was like to huddle around a shortwave radio and through the crackling static from space hear the faint beeps of the
10、worlds first satellite - Sputnik. I also missed watching Neil Armstrong step foot on the moon and the first space shuttle take off for the stars. Those events were way before my time.As a kid, I was fascinated with what goes on in the sky, and when NASA pulled the plug on the shuttle program I was h
11、eartbroken. Yet the privatized space race has renewed my childhood dreams to reach for the stars.As a meteorologist, Ive still seen many important weather and space events, but right now, if you were sitting next to me, youd hear my foot tapping rapidly under my desk. Im anxious for the next one: a
12、space capsule hanging from a crane in the New Mexico desert.Its like the set for a George Lucas movie floating to the edge of space.You and I will have the chance to watch a man take a leap into an unimaginable free fall from the edge of space - live.The (lack of) air up there Watch man jump from 96
13、,000 feet Tuesday, I sat at work glued to the live stream of the Red Bull Stratos Mission. I watched the balloons positioned at different altitudes in the sky to test the winds, knowing that if they would just line up in a vertical straight line we would be go for launch.I feel this mission was crea
14、ted for me because I am also a journalist and a photographer, but above all I live for taking a leap of faith - the feeling of pushing the envelope into uncharted territory.The guy who is going to do this, Felix Baumgartner, must have that same feeling, at a level I will never reach. However, it did
15、 not stop me from feeling his pain when a gust of swirling wind kicked up and twisted the partially filled balloon that would take him to the upper end of our atmosphere. As soon as the 40-acre balloon, with skin no thicker than a dry cleaning bag, scraped the ground I knew it was over.How claustrop
16、hobia almost grounded supersonic skydiverWith each twist, you could see the wrinkles of disappointment on the face of the current record holder and capcom (capsule communications), Col. Joe Kittinger. He hung his head low in mission control as he told Baumgartner the disappointing news: Mission abor
17、ted.The supersonic descent could happen as early as Sunday.The weather plays an important role in this mission. Starting at the ground, conditions have to be very calm - winds less than 2 mph, with no precipitation or humidity and limited cloud cover. The balloon, with capsule attached, will move th
18、rough the lower level of the atmosphere (the troposphere) where our day-to-day weather lives. It will climb higher than the tip of Mount Everest (5.5 miles/8.85 kilometers), drifting even higher than the cruising altitude of commercial airliners (5.6 miles/9.17 kilometers) and into the stratosphere.
19、 As he crosses the boundary layer (called the tropopause), he can expect a lot of turbulence.The balloon will slowly drift to the edge of space at 120,000 feet (22.7 miles/36.53 kilometers). Here, Fearless Felix will unclip. He will roll back the door.Then, I would assume, he will slowly step out on
20、to something resembling an Olympic diving platform.Below, the Earth becomes the concrete bottom of a swimming pool that he wants to land on, but not too hard. Still, hell be traveling fast, so despite the distance, it will not be like diving into the deep end of a pool. It will be like he is diving
21、into the shallow end.Skydiver preps for the big jumpWhen he jumps, he is expected to reach the speed of sound - 690 mph (1,110 kph) - in less than 40 seconds. Like hitting the top of the water, he will begin to slow as he approaches the more dense air closer to Earth. But this will not be enough to
22、stop him completely.If he goes too fast or spins out of control, he has a stabilization parachute that can be deployed to slow him down. His team hopes its not needed. Instead, he plans to deploy his 270-square-foot (25-square-meter) main chute at an altitude of around 5,000 feet (1,524 meters).In o
23、rder to deploy this chute successfully, he will have to slow to 172 mph (277 kph). He will have a reserve parachute that will open automatically if he loses consciousness at mach speeds.Even if everything goes as planned, it wont. Baumgartner still will free fall at a speed that would cause you and
24、me to pass out, and no parachute is guaranteed to work higher than 25,000 feet (7,620 meters).It might not be the moon, but Kittinger free fell from 102,800 feet in 1960 - at the dawn of an infamous space race that captured the hearts of many. Baumgartner will attempt to break that record, a feat that boggles the mind. This is one of those monumental moments I will always remember, because there is no way Id miss this.
