【正文】 ...............4 我國房地產(chǎn)形勢概述 ...........................................4 項目背景 .....................................................4 項目基本概況 .................................................52 市場分析 ..........................................................6 宏觀市場分析 .................................................6 微觀市場分析 .................................................8 青島城市概況 ......................................................................................................9 經(jīng)濟(jì)分析 ...............................................................................................................9 人文環(huán)境分析 ......................................................................................................9 項目市場情況分析 ............................................10 青島各市區(qū)市場情況 ......................................................................................10 SWOT 分析 ...........................................................................................................113 項目定位 .........................................................12 項目的產(chǎn)品定位 ..............................................12 項目的戶型定位 ..............................................12 項目的銷售價格定位 ..........................................15 新僑花園 ............................................................................................................15 萬達(dá) 39 克拉 ......................................................................................................15 花好月圓 .............................................................................................................15 項目的客戶定位 ..............................................19 青島市區(qū)客源 ....................................................................................................19 市北區(qū)和外地客源 ...........................................................................................19 .........................................20 項目的建設(shè)條件 ..............................................20 場地條件 .............................................................................................................20 供水條件 .............................................................................................................20 污水排放條件 ....................................................................................................20 雨水排放條件 ....................................................................................................20 供熱條件 .............................................................................................................20 燃?xì)夤?yīng)條件 ....................................................................................................20 供電、電訊條件 ...............................................................................................21 項目的整體規(guī)劃布局 ..........................................21 規(guī)劃主導(dǎo)思想 ....................................................................................................21 總體規(guī)劃思路 ...................................................................................................21 配套設(shè)施的規(guī)劃特點 ......................................................................................23 單體布局的特點 ...............................................................................................23 建筑的設(shè)計方案 ..............................................24 工程概況 .............................................................................................................24內(nèi)蒙古路項目可行性研究2 設(shè)計依據(jù) .............................................................................................................24 建筑設(shè)計構(gòu)思 ....................................................................................................25 方案設(shè)計說明 ....................................................................................................25 建筑的結(jié)構(gòu)方案 ..............................................30 工程概況 .............................................................................................................30 結(jié)構(gòu)設(shè)計依據(jù) ....................................................................................................30 荷載取值及主要設(shè)計參數(shù) .............................................................................30 主體結(jié)構(gòu)選型 ....................................................................................................31 項目實施的進(jìn)度安排 ......................................................................................315. 項目投資估算及資金籌措 ..........................................32 項目總投資估算 .............................................32 資金籌措方案 ................................................356 經(jīng)濟(jì)評價和風(fēng)險分析 ...............................................36 貸款償還分析 ................................................36 盈虧平衡分析 ................................................36 敏感性分析 ..................................................37 論 .............................................................39技術(shù)經(jīng)濟(jì)分析 .......................................................40致 謝 .............................................................41主要參考文獻(xiàn) ................................................................................................................42附表內(nèi)蒙古路項目可行性研究3前 言報告在對項目開發(fā)經(jīng)營環(huán)境進(jìn)行詳細(xì)分析的基礎(chǔ)上，結(jié)合項目所處的區(qū)位環(huán)境，對該地塊的市場價值進(jìn)行合理的評估。確定項目是否可行。但目前整個青島市房地產(chǎn)市場處于高位運行，未來市場可能會有一定的調(diào)整。1992 年～1993 年是房地產(chǎn)開發(fā)投資的高峰時期，1994 年以后隨著全行業(yè)步入調(diào)整時期，房地產(chǎn)業(yè)的開發(fā)投資呈現(xiàn)出增速減緩的態(tài)勢，1998 年房地產(chǎn)逐步走向復(fù)蘇后，房地產(chǎn)業(yè)的開發(fā)投地產(chǎn)業(yè)向更成熟化邁進(jìn)。房地產(chǎn)業(yè)對國民經(jīng)濟(jì)發(fā)展起到了一定積極促進(jìn)作用。按營業(yè)方式分，批發(fā)零售貿(mào)易業(yè)實現(xiàn)零售額 億元，增長 %；餐飲業(yè)實現(xiàn)零售額 億元，增長 %；其它行業(yè)實現(xiàn)零售額 億元，增長 %。另外，該政策的全面實施將使取得土地的成本大大提高，商品房的價格尤其是住宅的價格在未來幾年中將會上漲