【正文】 ..............16 公共區(qū)域基本要求 ..........................................................................................................16 選擇項(xiàng)目（共 78 項(xiàng)，至少具備 35 項(xiàng)，具備項(xiàng)目越多，酒店越高檔） ..........................17 定位五星級(jí)酒店的規(guī)劃 ......................................................................................................20 4 本項(xiàng)目定位五星級(jí)酒店的成本運(yùn)營測算 ................................................................................22 測算基礎(chǔ) ...........................................................................................................................22 本五星級(jí)酒店物業(yè)面積構(gòu)成： .........................................................................................22 投資成本（以下投資成本未計(jì)算財(cái)務(wù)成本） ....................................................................22 酒店運(yùn)營成本 .................................................................................................................25 本項(xiàng)目定位五星級(jí)酒店的運(yùn)營收入測算 ...........................................................................25 計(jì)算結(jié)果 ...........................................................................................................................26 客房年收入約 .................................................................................................................26 餐飲、會(huì)務(wù)、商場收入 ..................................................................................................26 娛樂休閑收入 ................................................................................................................27 5 本項(xiàng)目定位五星級(jí)酒店收益測算 ..........................................................................................29 成本合計(jì) ...........................................................................................................................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(jí)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(jià)格特征 ...........................................................................................................................36 成交特征 ...........................................................................................................................37 4 東莞莊項(xiàng)目周邊寫字樓市場分析 ...........................................................................................40 2020 年天河區(qū)寫字樓一覽表 ..............................................................................................40 東莞莊項(xiàng)目周邊寫字樓一覽表 ...........................................................................................45 5 東莞莊寫字樓規(guī)劃 ................................................................................................................47 第三部分 商業(yè) ....................................................................................................................49 1 廣州宏觀經(jīng)濟(jì)環(huán)境分析 .........................................................................................................49 2 天河區(qū)商鋪市場分析 ............................................................................................................51 分布特征 ...........................................................................................................................51 價(jià)格特征 ...........................................................................................................................51 供求特征 ...........................................................................................................................52 經(jīng)營特色 ...........................................................................................................................53 3 項(xiàng)目商圈分析 .......................................................................................................................54 從交通情況看 ....................................................................................................................54 從消費(fèi)群體看 ....................................................................................................................54 從競爭環(huán)境看 ......................................................................................................