2018年广州南沙南涌口万科项目前策可行性报告.pdf
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1、南沙南涌口项目新业务策划案2018.01.15策划案上次会项目议对各定位的意供业小。的意见泊寓面积占比有待分析客户群数量后见泊明确?议对;整?各体结合学资源体?,以生和意家庭资公源为比主辅和意资部白领可参照各体长和意岭北资家可区模分式期租体体对提联项规指标?业现阶段引项入家庭儿各?各童态导性消费场所缺乏资?户积竞资争力比限易被流甚明至上现阶替代建项大性资数型整现专卖配童型进资关联项各?各童,套长童使童商社提?属兼备万?各童各联项平米现阶1?.52属兼备各替代建项大性资强中例如以?:宜?、山姆?3-NIT-迪明卡侬?户家型进联项资等其;整余同时水各分道岸线外运资动家设施成周易被边居南沙,民辐南各2、以生设射番禺性消明至上末休闲找?户?长对,议对各联项平米务强资到相联项项入议对似联项探入迪讨及提府保形问题测算应包?含包,外社各动硬明?装议对费场所缺乏资题议对平软本源式软前对资?。待析家平软高阶指端资软价收层于政童府保障资议前家.0005O000养R老明院元月硬府保至落外实日筑资计细节用物,应理空理间比件条府保充打资等其源造产,品造江同景家?各沿步资源充打乏景家作替优势明府保各见泊最亮体结万点根据数排情确提2?业?上?目新积泊?的?,?以2000?12?0?公为?主?南沙泊寓?面?明?新?可?长?寓?分?积?区寓?新?租?上?有新?供?小区户型保利城两室一卫66面积()小区麒麟新城两室一卫63、8价格(元/月)1500-1800?小。户型单方(元/月)22面积()价格(元/月)单方(元/月)800小区户型南方公元两室两厅7212小区户型万达广场平层整租50面积()价格(元/月)单方(元/月)160022面积()价格(元/月)单方(元/月)2000?项。33?析?有小区户型府前一号两室两厅90面积()价格(元/月)单方(元/月)小区户型丰庭花园三房-四房员工宿舍200022面积()价格(元/月)?现?300-500?次会?口?比?群?次?限?客?析限?力?群?分析资。?群对资?户群对?分析?。?群对和家?客?比?备?庭万租场?区?比?项。?中?客力限?,群?群?如?目?:?1?00?末4、?万找?上?小?中供?中?式?白?资?其?群?供?:?1?00?成2-周边居?确?比?装?本中前?高?为找?层?生?府?群?其?比老?元小?群?应定包 2?周?主含?项?110051300?找?领?口?比?南外比?户群对?流?明?、?确?备资?其?的?资限提?中?动群?线?物?线?找?和公?理?理?间?限提?以?本?中?找?中业?线?7周区?比?位业户?的目?数?区?式?租?公?寓?源?小?。上?议?,?合?议?数?寓。上?议?项?家庭?寓为综合体服务人员的首选租房地点配套完善,提升居住的便捷度黄阁、万达两大租户来源地周边存在大量小区房南沙小区房空置率高的目数?与政府大力推行的公租房直面竞争即5、售物业对价格有影响学校招生不满的情况下,无法体现学位优势名校进驻南沙,但项目不在其学区范围之内区?优质的产品设计式?物业管理(安全)租周边不缺乏优质的小区出租房?体?量?位?以?长?,可有?分?户户入?。1?00白?领泊小?群?公确为?户?面积客?体式?型?卖群?的?定?使?有?面积客?泊 5?2?有?面积?生体式?生体式?议性上群公寓?标?位户议?供提户入?公确为?供提户入1000?1200白?领?生面积客户议?配?20?-?提性租提议?供提户入比1200?1500白?领长?,可长?,可2?供?议?长?,可?2?-?以?建?学?对?、?标?公?供?对?等其?分?建?同客时提?庭家?议?分?生6、?议?议群?2?供?设性?设?2?-?位?议业?分所?居?明?庭家?7?GOP利润率回正周期回正效率IRR201?1?6.6?63%1/2.321.6%GOP利润率回正周期回正效率IRR201?1?8.8?63%1/1.715.1%?业?项目?周期?期?机会11住度?项?住业?范围(?为?人?:?项?域内?项?展?期心?建?无?现位优住地达?达?现位住?势?进?优驻南完?沙?项目?其善?范围?内范?设计已大户型社?科4方元?麒已麟?3?与?新?已麟村社里约?科麒?口项大户?让块以广?宅内?主还将一步?导入条建计2门?件周?块达?定位门基?门?件周础?增西2?有?其善?对?达?户侧?进门基为、临7、?内江元景观门基?资越点?无利?、万用加居门?大户?里约?其善?商休住业定位门基闲?景观门基?感大户已住业定位门基已麟?和?5?与区?趣定位门基沙味;要?预?)住?点缺达?出地?区?3?与源周边?2点的?计大户?其?力?公?为?其善的?、?对33住业休先?户侧住业休先?于,?开具他来强?广州中心城,地。?道?门?大户大户北接广州?中心城,黄是?重要?市门?大户带交通节未路?网发在道可?门?性?较?有道?黄阁计大户板居住业户侧性?共?住业休先?于?轨性?门?大户?失微?具他弱距与优势劣挑战结论:周项目拥有相对越的区位交通和?资源条件,且边人?通口未来导入可目位交越具备发展劣挑?资商业潜挑力;但通8、成熟度前较入可低不来导拥属通入可于南成沙通重点域入可氛围?足现;阶机会段0?业?场?目可目引?区?资?至?态?入?导?的?导?建群的?定期大?专?和?的?式;?为?的家?流南沙?口?目?卖?进?态?建?的?1?主?项,以性式为?目?。?项?周?目?的?区口项主?案?,以?的主?商?属?量的?力备客?现?现?建?群?整目?后?体后?生体后?析如商?对?生合?模生合?宜商?南沙?合?性?1?竞?性万平?意?定会?整意,?;?项位等?消?意如项?项;配?设?生合上?上整?成周分会?意?可?式期?居标1T?项?2?.?竞意?合?会山定性限意,?;?模万生合?,?;?以?力中?卖?项家如以?番态意?和心9、?OR83?业?体?相?长?标南沙体?、租?。?规有?意?禺?OR83形务?现?争?大?禺?案:?标?合?禺?53?NI3?禺?标?目?后高量?,?;?区量?家如以?心?后?装后?长?建本?费?前?以?后高?10?业?客量易后?场收析?为?于后?项?卖定?进?位量?项?案?务态?以?项番态?区量客?商?卖?式?番?12明?以规?确?合后?确?体?整位?定?标业?位?项目?模群?21?的缺可?分?析?1?区?模业?学?明?定?标?定?项目?,?入?上群微信:1115955733,朋友圈送资料。http:/。淘宝搜店铺名:建筑后浪?期?公?1?21?1?业?对?对?以?数?对?供?校对?有?数?客10、?客乏?对?群?客?为?供?目?。?有源?数?源?中?心?资?部万?量?学进南沙?主数?数?待?校?对?分?业?校对?性小数?主数?1?数?数量,?提?大大?资待?可?对?缺南?区?项?部?体?庭?合?家整?体?生?定位?学?体?体?:?、?定位?5?2?在?区学?,?生?满?人?在?务?体?业3?K?1?体?K?1?家整?%K?1群?后?学?后?学?学?体?口?口?业?体?1?,?9?定?1?为?比业?为主?为?9?辅?;?业?比?量?,?生?生?20?51?3?8/4?3?9-?面?面?92?新?新?学?生?2?1?21?1?业?2?位?业?100?3?0?70?微信:111595573311、,朋友圈送资料,http:/,淘宝搜店铺名:建筑后浪?会?项目?面定?的?目?整?03?力?再小。?对?以?性消?对?。?的?为?场和务童对?主,?1?3生?有?引长?有入费?态?态?和务?有体?。?3?为童对?主,?合?性消?对?辅儿业?群家庭定位?定位对?25?业?、?体?首3?、?与?点?、?首、地?的?合?体、?、?体?的?体?首?项?目?,的?人?大不?体?为?、?合?位为?的?大?合?的?区?区人?产品?设?合?的学?位首?首?首?首?来首?为大合?不满无?位合?2?业?地?2?业?点?便?的?点?生?优?生?捷?配?选?便?在的?的?在的?在?的?套?、?业?质?品不?质?量?,12、?品2?,?,?100-200?6率?10431532500800500体服?100-20050-150800-120050-150150-300体服?体服?务?配?小?生?/?/?生配?生1F小?1600120090075003004250145030012007500300?,小?小?,?小?生2122550-2002000-3000300-500100-200100-2002F3F?便?,小?设?,?套?设?生?生30343300-5000300-500150-30030-5001150150030032503005000400180075004000250?品?便?,小?,?区?生2113、5550-100300030-100200-3004F5F?小?132000-300030-100425030000计?物?682?1?21?1?业?微信:1115955733,朋友圈送资料,http:/?,?周提升?人?为边?况?住居?住?不?现?区?为?存?,?,?度?但?招?项情?存?项?0?合?客?的?体?次?业?目?定1?定?项?目?的、?现优?物?进?区?优?业?理大?大?全?体?选在?小?质?业?升?,品?行?地?生?人?小?质?的?业,?口?上?意?和?目?议?口?业?议?业?项?业?分?后?业?业?2?业?合?入?庭?上部?寓?学以?,?租?区?租?期?周期?正?回IRR?综14、?万?体?综、?区?综?250?地2027?10.4%学?合?区?综、区?综?600?8.8%7.8%?标-?72面?地2027?,?地2028?的公?入?项?的?体标1-0面?主对?200?3?提?主对?900?3?99后?整?业分?的?,?有?的?体?结?+1+2+3+4+5+6+7+8+9+10+11+12+13?2019?2020?2021?2022?2023?2024?2025?2026?2027?2028?2029?2030?2031?2032?85%85%5%44.049.055.0/90%90%10%47.552.956.78%95%95%15%51.357.258.38%9515、%95%90%55.461.748.08%95%95%95%58.264.851.85%95%95%95%61.168.157.05%95%95%95%64.270.162.75%95%95%95%67.472.267.75%95%95%95%70.774.471.15%95%95%95%74.376.674.75%95%95%95%78.078.978.45%95%95%95%81.981.382.35%95%95%95%86.083.786.55%95%95%95%90.386.290.85%?租?/8%8%8%5%5%3%3%3%3%3%3%3%3%/3%3%3%8%10%10%8%5%16、5%5%5%5%5%?(1025.1)528.1(1026.9)819.9948.9984.91106.51172.71197.01321.51399.81434.01574.41666.81712.91871.61980.41011.91073.41143.11212.01284.81325.41362.71401.21445.11486.01528.2NOI?(688.0)(390.1)(257.9)640.721%18%13%1071.51090.81278.51418.91458.11576.11673.71725.31860.21974.8/10%15%/18%18%/22%19%217、2%23%21%22%25%21%26%27%22%29%27%22%29%30%23%32%32%24%34%33%24%35%36%25%37%38%26%40%NOI?套?综?学?居?配?南?35%沙?、套?15%?(套?售)?(?)?区?住有?边?周度边?缺35%影?体?边?边?人?15%业?(?)?行?合全?居配?的?30%广?、?招生?10%?套?人?15%?缺30%?州?公?中心?合全?(?)?区?住有?边?周度边?影?体?边?边?人?15%?配校住大?地?1.5-2km的?体?10%?(?)?进?(HM)?配?校?有?边?市?住周度边?8%?缺35%影?体?边?12%招生?1518、%?人?20%业?边?业?客?户?占?户?新?南沙?次?源?比?定次?2?005000?0003?00?户?0?户?10?户?0?户?10?,?具?的?;?件优?;?较?于?具?利优?点?具?足?通和?较?交?较性条?:?通和较?人?具?需要?越?通和?对?持?具?7?目群?占户?占?寓?占?占客?比?0315?结合?比?结?寓203?15?比?数?寓?10310393?10321?11?2700?3?05730?00?19?27?21?9?5?5?21?29?2?户?占?占?占?合?占29?9?9?0?位?占?合?占?面27?27?027122?09?0?2?5?32?11?30?29?9019、?29?占合?占20?030120?279?10309?0?位?积?客?占7275?5?02?面?110329201?13?20?5?后?主?口?2?3?寓?0务客122302030?寓?合?50?1202?201509?09?0150150150?1330?00900?00?0015000务客?寓?公积?学?公积?公积?公积?面?公积?务客?合寓?寓?务客?客?户?30?,?源周?边?住?源周?0?可?;?;?目?,?项?的可?区群?规?项?主?期?式?项?位?的可?1?后?次?有?客?目?模?微信:1115955733,朋友圈送资料,http:/,淘宝搜店铺名:建筑后浪?寓?案?居?有?空20、?现?4?有?空?不?为?人?置,设?利?设?小?5?北?目?小?目?、现来?在大?进?无大?门?带?南?首?不?、现?南?为?人?对?无?提?为?公?面?对?无点?下?两?设的?点?设?不?点?为行合的?南?计项?为?两?不?、现?下行合首?地设?不?2?案?寓?的?设?是?,?房出?物?交?地?,?通?的?的?的?的?道?通和?达?可?性小的?的?的?。:?户?无?建?社?为?方建元?。?村?里?居?面?不与?计?以?主的还交?一?的步?条?有?定?的?住提基?西?北?达?景观?格?,?利用?出?其?、?休?基?西?感?案?边?全?人之?完?人?其?内?空置?,提?计设地?内?置?下?空?21、其?人?在?人?与?大?来?,便?人?量?人为?的?合?物?的?公?下?不?生?合?参?划?南?场。?;?公寓?体?务划?公?态?主?体?。?辅?划?为?,?规?区?整?体?的?规平例?主?北?整?有使:?定?.?8?I?46?划?31?、?定?提?定?为?划南?心型?的部定?其南?0?供中为定型?建?水?公?为定?岸?水?米?为?划?可?线?南?:?定群?可区?期定大?群?案?:?位?平区?运?动?定?划?和?分?区?可参?定供0?设?定面流?,?庭?。再?社?公:?位区?定?规?设?:?居?定民寓?区?定?寓?户?定?再?和?分?定?;?参?3?大?目?案?项可?,为案?可?长?结?可建?22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