长沙海利第一区商业综合体定位报告-69.doc
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1、Gay is now a provincial key construction project of aluminum Ltd-province with an annual output of 50,000 tons of technical innovation project of environmental protection and energy saving of electrolytic aluminum project manager. In this technological transformation projects, he has overall respons
2、ibility for the day-to-day affairs of the project. In order to ensure that southern companys control the scale of investment, strengthen field management, pay special attention to project progress, and ensure a successful operation, the overall goal. He and Engineering Department under the leadershi
3、p of all the staff in the companys technical command, on the difficulties and to overcome technical difficulties in the process, work hard, have made outstanding achievements, mainly reflected in the following aspects: first, careful organization and management achieved remarkable results. Technical
4、 innovation project of the year, started and completed a series of bids and completed to date, from production engineering to put into production after nearly a year, has achieved very significant results. A project first 56 slots from dismantling the old slot just 168 days, civil engineering, insta
5、llation, commissioning, guarantee engineering quality under the premise, on the production side transformation under difficult conditions, created the national industrys fastest speeds. II 32 large prebaked electrolytic cell on November 7 has been installed, marks has an annual production capacity o
6、f 50,000 tons of electrolytic aluminum production capacity of aluminum. Entire project almost 8 months earlier than planned, achieved the goal of production transformation benefits that year, created favorable conditions for aluminum through South. Second, effectively control the investment. Project
7、 is subject to a scientific approach to bidding, bidding to make savings of 20 million Yuan, in the implementation process of the project, every domestic prices of steel, cement and other building materials, the old buildings on the base encountered great difficulties in dealing with significant inc
8、rease in the volume of civil engineering, but through rationalization and optimization, project control in fixed investment of 350 million Yuan. Third, environmental energy-saving effect of the project. Project investment of nearly 30 million Yuan, using large prebake technology and aluminum oxide d
9、ense phase and hyper dense phase conveying technology, fluoride and other harmful gases purification efficiency of up to 98%. Compared with Soderberg cell before the modification, power consumption can be reduced by 1500 tons of electrolytic aluminum, and project environmental protection and energy
10、saving effect is obvious. Four are in a relatively short period of time to the normal production. After four months of efforts, a project has put into operation all the 54 240KA large cell into regular production, stable current channel conditions and all the economic indicators are good, current ef
11、ficiency in October had reached 93%, is close to and reach the domestic advanced level. In the case of production half of the cell, this effect can be achieved and better level in the industry. 50,000 tons of electrolytic modification process, from preliminary study to equipment selection, cost cont
12、rol, project progress, quality control and coordination among the various sub-projects and various professional, technical command under the correct leadership, both from an overall perspective, emphasis on integrity, and earnestly implement the relevant laws and regulations, strictly act according
13、to the contract. He tried to learn relevant knowledge, good style of business, operational and organizational coordination ability, project efficiency, quality and safety assurance system in place, with all units involved with the coordination and good .目 录1. 写字楼在使用状况分析41.1总体数量和分布情况分析41.2租金情况分析51.3物
14、管分析61.4入住情况分析71.5入住企业类型分析81.6部分酒店写字楼经营壮况分析91.7在使用专业写字楼外观及内部设置状况分析101.7.1外观设计分析101.7.2裙楼使用状况分析111.7.3大堂配置状况分析121.7.4单层面积及面积划分状况分析131.7.5车位配置状况分析141.7.6电梯配置状况分析151.7.7卫生间配置状况分析161.8个案分析171.8.1顺天国际财富中心171.8.2亚大时代231.8.3恒隆国际大厦251.9在使用写字楼市场总结:282. 在售写字楼市场竞争状况分析292.1年度销售状况及预计明年供应量分析292.1.1本年度专业写字推出量292.1.
15、2预计2007年供应量302.2价格水平分析312.3销售速度与周期分析:322.5个案点评中天广场332.6在售写字楼市场总结:383. 公寓市场分析393.1公寓市场重点扫描:393.2长沙公寓产品分析:453.3公寓市场总结:464. 写字楼与公寓开发方向研判:474.1写字楼方向研判474.1.1价格判断:474.1.2写字楼价格的空间494.1.3写字楼发展方向的预测:494.2公寓的发展方向研判504.2.1价格判断:504.2.2公寓价格的空间:524.2.3公寓发展方向的预测:524.3两种发展模式的对比分析及结论53附:长沙各大银行总部541. 写字楼在使用状况分析1.1总体
16、数量和分布情况分析楼盘名称位置总建面()写字楼规模()运营日期亚大时代五一大道与韶山路交汇处33000234302003年湖南国际金融大厦芙蓉路与八一路交汇处85962120002002年恒隆国际大厦五一路与蔡锷路交汇处49841314802005年第一大道五一路芙蓉广场西34354283082005年顺天国际财富中心芙蓉中路66453505602003年湖南文化大厦韶山中路45800356002005年唯一星城国际韶山中路52324421912004年新闻大厦芙蓉路与营盘路交汇处4160015932运达国际广场芙蓉路与营盘路交汇处8459229878预计2007年分析:目前,长沙的专业写字楼
17、主要分布五一路、芙蓉路和韶山路沿线,专业写字楼的整体保有规模约30万平米;随着城市南移,省政府的南迁,写字楼有随芙蓉路沿线南延的趋势(如:BOBO天下城);从近期的市场来看,市中心的专业写字楼开发依然是市场的主流(如:中天广场、湘豪大厦、佳天国际新城等);从投入使用的情况来看,长沙的专业写字楼使用量正在逐年增加。1.2租金情况分析楼盘名称租金(元/天)备注亚大时代2.48包含物业管理费、中央空调费湖南国际金融大厦1.8恒隆国际大厦1.6第一大道1.3顺天国际财富中心1.6湖南文化大厦1.8包含物管费中央空调每年开放7个月,10元/(月)唯一星城国际1.2新闻大厦1.6包含物业管理费、中央空调费
18、运达国际广场分析:长沙的专业写字楼租金都在1元以上集中在1.21.8元,个别中高档项目的租金在2元左右。从经营情况看长沙的专业写字楼根据档次不同的租金在1.21.8元都能取得很好的出租率。1.3物管分析楼盘名称物业公司管理费(元/月)备注亚大时代香港华联兴业已包含在租金当中湖南国际金融大厦华天物业3.5恒隆国际大厦恒威物业2.2第一大道绿城物业2.32顺天国际财富中心深圳中航物业2.8湖南文化大厦保利物业3唯一星城国际2.6新闻大厦已包含在租金当中运达国际广场分析:通过上表可以发现,长沙的专业写字楼物业管理费在2元以上,个别项目物业管理费达到34元的高水平,主要是其提供的服务较其他一般项超出许
19、多内容,比如酒店式服务。由此可见,管理与服务是长沙写字楼市场的突破瓶颈。 1.4入住情况分析楼盘名称入驻率空置单位亚大时代80%以300以上、200以下面积为主湖南国际金融大厦95%22层,整层招租恒隆国际大厦80%以200以上面积为主第一大道95%部分低层,100左右单位顺天国际财富中心95%少部分靠东或靠西的不规则单元湖南文化大厦70%13、14、16层,以200以上面积为主唯一星城国际90%新闻大厦95%运达国际广场分析:长沙的专业写字楼出租情况较好,一般的入住率都较高,在80以上。少部分物业因物业的规划设计存在硬伤,导致招租情况不理想,空置单位多出现在西面或不规则单元。由此可见,消费者
20、对于品质的关注高于对成本的关注,同时,也更偏好于实用率高的物业。1.5入住企业类型分析楼盘名称客户类型知名企业亚大时代上市公司、外企、金融、科技、房地产中信实业银行、蔚深证券、正虹科技、施耐德电气公司、天润五江集团、和记黄埔湖南分公司湖南国际金融大厦金融、房地产中国银行、泰康保险公司、东方资产管理公司、绿城集团长沙分公司恒隆国际大厦房地产、金融、工程建设、服装、日用品万科南都、宝马男装、利郎、智联招聘、第一大道金融、贸易、房地产、航空公司新五丰股份有限公司、华菱置业、德胜期货、唐人神集团、深圳航空顺天国际财富中心金融、贸易、房地产、招标财富证券、联想、中国人寿、TCL、中招国际招标公司、长沙佳
21、兴房产湖南文化大厦上市公司、代理公司、保利集团、同致行唯一星城国际金融服务、装饰工程公司、以中小型服务企业为主天华会计师事务所、金桐装饰新闻大厦房地产、科技、金融、能源、文化传播国联期货、三菱、金侨地产、前程无忧、双瑞地产运达国际广场分析:入住专业写字楼的企业按照类型来看,主要是上市公司、外企、金融、房地产、科技、贸易等公司;物业档次越高,聚集的企业实力越强,一般均为上市公司本地大型企业和事业单位,以及外地大型企业和外资机构的分公司,档次低的主要集中一些贸易、咨询类的中小企业。总体来看外来经济实体和市场的更新换代是中高端产品的主要客户。1.6部分酒店写字楼经营壮况分析酒店名称租金(元/天)物管
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