【正文】 譽，地方特色。地表承載力一般為8－12噸/平方米，地質(zhì)結(jié)構(gòu)穩(wěn)定。陸地部分坐落在海鹽－錢清凸起上，此凸起形成于二疊紀(jì)末，距今250萬年，現(xiàn)代地層主要是海相沉積、灰黑色粉砂質(zhì)粘土。海鹽縣地處亞熱帶季風(fēng)性氣候，季風(fēng)顯著，四季分明，氣候溫和。④空運：距上海虹橋國際機場、上海浦東國際機場、杭州蕭山國際機場均為100公里。海寧客運站、貨運站距開發(fā)區(qū)30公里。2006年杭州灣大橋建成后，海鹽將成為滬、杭、蘇、甬黃金區(qū)域的區(qū)位中心和滬杭、蘇甬雙線交匯的交通樞紐，形成至四城市1小時即達(dá)的交通網(wǎng)絡(luò)。主要交通概況：①公路：滬杭快速通道（接A4高速公路）、01省道滬杭線貫串全縣。海鹽縣有各類醫(yī)療衛(wèi)生機構(gòu)58所，衛(wèi)生技術(shù)人員1206人，衛(wèi)生事業(yè)床位總數(shù)達(dá)967張。縣域經(jīng)濟發(fā)展迅速，農(nóng)業(yè)生產(chǎn)穩(wěn)步發(fā)展，農(nóng)村經(jīng)濟蒸蒸日上，是中國重點商品糧、苗豬生產(chǎn)基地縣；工業(yè)體系日趨完善，已形成化纖、絲綢、電子、機械、飼料、建材等六大支柱產(chǎn)業(yè)；外向型經(jīng)濟發(fā)展卓有成效。擁有省級經(jīng)濟開發(fā)區(qū)1個、省級風(fēng)景區(qū)1個，各級文物保護(hù)單位40處。全縣人均生產(chǎn)總值為30375元，%，折合3670美元。其中：，%，%，%，%。 　　改革開放以來，海鹽經(jīng)濟社會事業(yè)蓬勃發(fā)展。杭嘉湖南排工程長山閘、南臺頭閘建于境內(nèi)。全縣陸地面積507平方公里，總?cè)丝诮?7萬。海鹽置縣于秦，歷史悠久，素有“魚米之鄉(xiāng)、絲綢之府、禮儀之邦、旅游之地”著稱。多層住宅、高層住宅、別墅、寫字樓、商業(yè)用房銷售價格同比分別上漲16．7％、12．1％、10．1％、15．0％、15．7％；在私有住房（二手房）中，住宅和非住宅銷售價格同比分別上漲12．4％和20．7％。其中商品房銷售價格同比上漲15．4％，私有住房銷售價格同比上漲14．9％。二季度市區(qū)房屋銷售價格比上年同季上升15．3％，同比漲幅較一季度提高了4．7個百分點。據(jù)市統(tǒng)計局調(diào)查統(tǒng)計：與去年同季相比，二季度市區(qū)商品房銷售額增長190．9％，房屋銷售價格上漲15．3％，價格比上季上漲5．3％。n 市場交易活躍，價格不斷攀升。二手房源增加與宏觀調(diào)控措施出臺直接有關(guān)，一手房銷售不旺，直接影響了二手房市場，原先準(zhǔn)備進(jìn)行投資或投機購房的市民紛紛釋放原來訂購的住房，避免風(fēng)險。據(jù)房產(chǎn)超市統(tǒng)計，市民登記要求轉(zhuǎn)讓和出租的房源有八千套左右，選擇余地較大，樓盤成交約減少二成。今年一季度住宅均價3676元，%，二季度住宅均價為3742元/平方米，%，房價處于全省中游。土地開發(fā)面積和土地購置面積雙雙下降，％％。％。n 商品房銷售已趨緩和。％；，％。％。n 房地產(chǎn)開發(fā)投資已開始回落，今年16月房地產(chǎn)開發(fā)投資為225463萬元，％，％。%，速度明顯偏高。衢州、紹興兩市回落速度最快、幅度最大，；杭州和寧波市下滑速度比較平穩(wěn)。9月末，%和18%。 　　銀行貸款增幅進(jìn)一步下滑。今年以來，部分企業(yè)面臨資金緊張狀況，實力雄厚企業(yè)優(yōu)勢突顯。19月，%，；，%%，增幅均低于住宅投資。19月，%，增幅分別比13月、。l 我省房地產(chǎn)開發(fā)投資情況。據(jù)嘉興市統(tǒng)計局提供的房地產(chǎn)統(tǒng)計快報顯示，今年上半年由于國家宏觀調(diào)控的各項政策相繼出臺嘉興市區(qū)的房地產(chǎn)開發(fā)開始降溫，逐步回歸理性，房價穩(wěn)中微升，少數(shù)指標(biāo)由于慣性的作用，仍處于高位運行態(tài)勢。l “18號”令第一次將房地產(chǎn)業(yè)確立為我國經(jīng)濟發(fā)展的支柱產(chǎn)業(yè)，標(biāo)志著中國房地產(chǎn)業(yè)正走向成熟。顯然，國家收緊“地根”的政策并未有效控制房地產(chǎn)行業(yè)的增長勢頭，商品房平均售價繼續(xù)上漲的勢頭在短期內(nèi)尚難以改變，因此房價仍有進(jìn)一步上升空間。從全國房地產(chǎn)投資的總情況看，110月，全國房地產(chǎn)開發(fā)投資9526億元，%。今年110月，全國商品房平均銷售價格為每平方米2758元，%。因此，對宏觀經(jīng)濟、社會與政策環(huán)境的把握是每一個開發(fā)決策者所關(guān)注的首要問題。建筑用地總面積）。建筑形式采用組合式：排屋、多層70%，小高層30%，并初步確定項目主要技術(shù)指標(biāo)如下：①總用地面積：48763平方米，合73畝。三、項目概況該地塊位于嘉興市海鹽縣長安路西側(cè)、海興路北側(cè)，西側(cè)臨團結(jié)港、北側(cè)臨鹽北河，總面積約73畝，并位于海鹽縣經(jīng)濟開發(fā)區(qū)內(nèi)，該地塊基本較為平整，經(jīng)鹽城規(guī)條武字（2004）018號文件批準(zhǔn)通過，該地塊主要用途為居住用地，類別代號R2，以中高層以上住宅為主（中高層以上住宅建筑面積占住宅總面積65%以上），建筑密度不大于25%，綠化率不小于35%。對項目決策及其實施的優(yōu)化提出建議。 結(jié)合公司的狀況和項目的特點，探索項目開發(fā)經(jīng)營的可行方式。I arrived in London at last. The railway station was big, black and dark. I did not know the way to my hotel, so I asked a porter. I not only spoke English very carefully,海鹽縣長安路西側(cè)海興路北側(cè)地塊項目可行性研究報告200412目 錄第一章 前言一、報告編制目的二、報告編制依據(jù)三、項目概況第二章 項目開發(fā)經(jīng)營環(huán)境分析一、2004年國內(nèi)經(jīng)濟及房地產(chǎn)市場回眸二、嘉興市房地產(chǎn)市場概況三、海鹽縣城市總概況四、有利投資經(jīng)濟形勢成因分析第三章 項目周邊物業(yè)市場調(diào)查分析一、投資地塊的地理環(huán)境二、海鹽地區(qū)區(qū)域分析三、項目區(qū)域地區(qū)住宅市場調(diào)查四、海鹽消費者調(diào)查分析第四章 項目開發(fā)經(jīng)營優(yōu)勢點與機會點分析一、房地產(chǎn)投資項目開發(fā)經(jīng)營機會形成模式二、項目開發(fā)經(jīng)營優(yōu)勢點三、項目開發(fā)經(jīng)營機會點第五章 項目定位一、目標(biāo)市場定位二、產(chǎn)品定位第六章 項目規(guī)劃、建筑設(shè)計建議一、項目總體規(guī)劃建議二、住宅建筑設(shè)計建議三、小區(qū)配套設(shè)施建議四、環(huán)境藝術(shù)設(shè)計建議第七章 項目開發(fā)經(jīng)營策略及投資估算一、項目開發(fā)經(jīng)營策略二、項目投資估算三、項目實施進(jìn)度安排四、項目投資與籌資計劃第八章 項目開發(fā)經(jīng)營狀況分析一、項目銷售計劃二、項目銷售收入估算三、項目經(jīng)營成本估算四、項目利潤估算第九章 項目開發(fā)經(jīng)營風(fēng)險分析 一、項目開發(fā)經(jīng)營主要風(fēng)險及對策分析第十章 結(jié)論與建議第十一章 結(jié)束語第一章 前 言一、報告編制目的 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。 I said to the manager, 39。 she said. 39。I found this outside this gentleman39。 he said. He started to plain about this wicked world but was interrupted by a knock at the door. A girl came in and put an envelope on his desk. It contained amp。Everyone39。s not there now.39。 I said, 39。50 and I felt very upset.39。I entered the hotel manager39。 living in a beautiful new house in the country. Work on it had begun before my sister left. The house was pleted five months ago. In my letter, I told her that she could stay with us. The house has many large rooms and there is a lovely garden. It is a very modern house, so it looks strange to some people. It must be the only modern house in the district.Lesson23 A new house 新居Lesson22 A glass envelope 玻璃信封Lesson21 Mad or not? 是不是瘋了？t realize one important thing. I39。s a waste of time.39。 my friends say.39。Fishing is my favourite sport. I often fish for hours without catching anything. But this does not worry me. Some fishermen are unlucky. Instead of catching fish, they catch old boots and rubbish. I am even less lucky. I never catch anythingnot even old boots. After having spent whole mornings on the river, I always go home with an empty bag. 39。 I said sadly.39。but they are for next Wednesday39。Certainly, 39。 I asked.39。Certainly,39。 he asked.39。 Susan exclaimed.39。ve sold out,39。I39。 I asked.I hurried to the ticketoffice. 39。 Susan answered.39。 I said.39。 he said 39。I39。t got my bag.39。but I can39。Yes, thank you,39。Did you have a good meal ?39。After I had had lunch at a village inn, I looked for my bag. I had left it on a chair beside the door and now it wasn39。My aunt Jennifer is an actress. She must be at least thirtyfive years old. In spite of this, she often appears on the stage as a young girl. Jennifer will have to take part in a new play soon. This time, she will be a girl of seventeen. In the play, she must appear in a bright red dress and long black stockings. Last year in another play, she had to wear short socks and a bright, orangecoloured dress. If anyone ever asked her how old she is, she always answers, 39。 If you receive a request like this, you cannot fail to obey it!If you park your car in the wrong place, a traffic policeman will soon find it. You will be very lucky if he lets you go without a ticket. However, this does not always happen. Traffic police are sometimes very polite. During a holiday in Sweden, I found this note on my car:39。100 a year!t interrupt,39。 I said in a weak voice. 39。The secretary told me that Mr. Harmsworth would see me. I felt very nervous when. I went into his office. He did not look up from his desk when I entered. After I had sat down, he said that business was very bad. He told me that the firm could not afford to pay such large salaries. Twenty people had already left. I knew that my turn had e. 39。 As I soon learnt, he was English himself! After I had left a small village in the south of France, I drove on to the next town. On the way, a young man waved to me. I stopped and he asked me for a lift. As soon as he had got into the car, I said good morning to him in French and he replied in the same language. Apart from a few words, I do not know any French at all. Neither of us