南京乐业商城商业地产项目可研报告

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Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphForm 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Selection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF市市场场及及产产品分析品分析一、基地一、基地资资源分析源分析1、基地经济技术指标■□总用地面积9500 平方米■□规划总建筑面积约 5 万平方米■□主要建设内容商业办公综合楼、酒店式公寓及其相关配套设施,其中酒店式公寓面积不超过总建筑面积的 20。2、基地环境Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphForm 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年取得土地至今已 6 年,土地年限缩水;■紧邻的大方巷加油站影响项目形象;■紧邻城市内环干道,噪音、尾气污染较大。O(机会)(机会)■南京城市中心区域土地出让稀缺,未来同质物业上市量有限;■湖南路商业圈辐射范围不断扩大,档次提升;■楼市行情整体走高,主城中心楼盘关注度提高。T(威(威胁胁) )■现阶段区域内上市同质物业竞争激烈;■区域内竞争项目包装宣传好,工程进度优于本项目;■基地拆迁存在不可确定因素影响;■绝版地段造成高单价,市场接受度存在风险。Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphForm Selection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahFSelection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphForm Selection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF由分析可知,本项目最大的优势在于地处南京城市中心区域和湖南路商圈的核心位置,拥有完善的商业、生活、休闲、购物、娱乐等设施,项目的主要威胁来自现阶段上市的同质物业对潜在客户的分流,以及拆迁过程中的不确定因素对工程进度的影响。如何有效减小竞争风险,发挥项目特色从而追求利润最大化是项目定位方向所在。2、项目市场定位项目市场定位,需要总体上为项目面市寻求一个切入口。根据项目实际情况,市场定位思考如下居住、商务、休闲、购物优质生活圈地块位于湖南路商圈的中心地带,中山北路东侧,商业发达和人气充足是主要特征和先天优势。充分利用这种特征,将其转化成南京主城稀缺地段的优质资源,打造一个集居住、商务、休闲、购物功能于一体的生活圈。3、项目产品定位本项目建设内容批复为商业办公综合楼、酒店式公寓(其中酒店式公寓面积不超过总建筑面积的 20)。地块周边楼盘产品一览Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphForm 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Selection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF项目名称定位中环国际广场MOHO 式写字楼豪华酒店式公寓江苏议事大厦LOFTEL 星级酒店式商务写字楼高投资回报商务办公万豪中心公寓豪华公寓高投资收益银河国际广场苏宁银河购物中心国际顶级写字楼索菲特五星级酒店金山大厦5A 级写字楼由此可见,区域内物业类型丰富,以办公为主,高投资收益是普遍采取的定位。综合本地块特征,产品定位思考如下湖南路商圈时尚生活特区项目所在区域交通便利、配套齐全,居住人口稠密,是一个标准的“优质生活圈”。本项目需依托湖南路商圈资源,打造一个适宜居住、可办公,具有极大投资潜力的时尚生活特区。建议本项目依托湖南路商圈成熟的商业配套和超高的人气,以偏居住功能的公寓形象切入,同时提升其投资价值,兼考虑部分商务功能。4、项目客群定位房地产项目的客群主要包括主力客群、辅助客群、延伸客群。主力客群中青年城市中产阶级Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphForm Selection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahFSelection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphForm Selection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF在本案及周边工作生活,崇尚方便、快捷、高效的现代生活方式,事业处于高速发展期,经济较强的中青年,年龄在 30-45 岁,他们的购房目的是居住和投资并重。辅助客群投资者投资者看中的是本项目绝版地段带来的广阔投资前景,适合高端居住、商务办公,拥有较丰厚的资金回报。延伸客群SOHO 型办公、特立独行但经济实力较强的年轻人或年轻家庭交通便捷、商务资源丰富、办公成本相对较低,将会吸引部分 SOHO 型办公企业,经济实力较强的年轻人或者年轻家庭对这类高端、时尚、便捷的公寓类物业接受度较高。三、典型案例研判三、典型案例研判1、中环国际广场①项目概况总用地面积10019.6 平方米总建筑面积121732 平方米Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphForm 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Selection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF物业类型1-8 层为商业楼(层高 4.5 米),建筑面积 23661 平方米;9-22 层为商务办公楼(层高 3.15 米,无梁板),建筑面积 26222 平方米;23-49 层为酒店式公寓(层高 3.15 米,无梁板),建筑面积 45204 平方米②户型设计Selection.ParagraphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints2Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphForm 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