【正文】 項目法人概況 ........................................................................................................................ 4 3 編制依據(jù) ............................................................................................................................... 4 4 項目建設(shè)的必要性 ................................................................................................................. 5 4 項目建設(shè)有利于較好地發(fā)揮土地效益 ..................................................................................... 5 5 主要經(jīng)濟(jì)技術(shù)指標(biāo) ................................................................................................................. 5 第一部分 鵲橋五星級酒店 ................................................................................................... 7 1 目前廣州五星級酒店的運作情況 ............................................................................................ 7 2 行業(yè)人士對廣州高級酒店業(yè)的發(fā)展看法 ................................................................................12 3 定位五星級酒店的標(biāo)準(zhǔn)要求及樓層規(guī)劃 .............................................................................14 定位五星級酒店的標(biāo)準(zhǔn)要求 ...............................................................................................14 酒店總體基本要求 ..........................................................................................................14 酒店接待大廳基本要求 ...................................................................................................14 客房基本要求 .................................................................................................................15 餐飲基本要求 .................................................................................................................16 公共區(qū)域基本要求 ..........................................................................................................16 選擇項目（共 78 項，至少具備 35 項，具備項目越多，酒店越高檔） ..........................17 定位五星級酒店的規(guī)劃 ......................................................................................................20 4 本項目定位五星級酒店的成本運營測算 ................................................................................22 測算基礎(chǔ) ...........................................................................................................................22 本五星級酒店物業(yè)面積構(gòu)成： .........................................................................................22 投資成本（以下投資成本未計算財務(wù)成本） ....................................................................22 酒店運營成本 .................................................................................................................25 本項目定位五星級酒店的運營收入測算 ...........................................................................25 計算結(jié)果 ...........................................................................................................................26 客房年收入約 .................................................................................................................26 餐飲、會務(wù)、商場收入 ..................................................................................................26 娛樂休閑收入 ................................................................................................................27 5 本項目定位五星級酒店收益測算 ..........................................................................................29 成本合計 ...........................................................................................................................29 年收益額（稅后） .............................................................................................................29 總成本回收共需年數(shù) .........................................................................................................29 第二部分 5A甲級寫字樓 ....................................................................................................30 1 廣州寫字樓發(fā)展歷程 ...........................................................................................................30 寫字樓緊缺期： 19931997年 .............................................................................................30 1 寫字樓消化期： 19972020年 .............................................................................................30 寫字樓調(diào)整期： 20202020 年 ............................................................................................31 寫字樓快速增長期： 2020 年至今 .......................................................................................31 2 廣州市區(qū)寫字樓市場分析 .....................................................................................................32 廣州四大寫字樓區(qū)域介紹 ..................................................................................................32 大環(huán)市東商務(wù)區(qū) ..............................................................................................................32 天河北商務(wù)區(qū) .................................................................................................................32 珠江新城商務(wù)區(qū)（ CBD） ................................................................................................32 琶洲商務(wù)區(qū) .....................................................................................................................33 廣州市寫字樓市場發(fā)展分析 ...............................................................................................33 3 天河區(qū)寫字樓市場分析 ........................................................................................................35 分布特征 ...........................................................................................................................36 價格特征 ...........................................................................................................................36 成交特征 ...........................................................................................................................37 4 東莞莊項目周邊寫字樓市場分析 ...........................................................................................40 2020 年天河區(qū)寫字樓一覽表 .............................................................................................