【正文】 old him, the bicycle was picked up in a small village four hundred miles away. It is now being sent to his home by train. Ted was most surprised when he heard the news. He wasLesson35Rov Trenton used to drive a taxi. A short while ago, however, he became a busdriver and he was not regretted it. He is finding his new work far more exciting. When he was driving along Catford Street recently, he saw two thieves rush out of a shop and run towards a waiting car. One of them was carrying a bag full of money. Roy acted quickly and drove the bus straight at the thieves. The one with the money got such a fright that he dropped the bag. As the thieves were trying to get away in their car, Roy drove his bus into the back of it. While the battered car was moving away, Roy stopped his bus and telephoned the police. The thieves39。Lesson36 Across the Channel 橫渡海峽clock in the morning. Erna is only fourteen years old and she hopes lo set up a new world record. She is a strong swimmer and many people feel that she is sure to succeed. Erna39。s school friends will be waiting for her on the English coast. Among them will be Erna39。Lesson37 The Olympic Games 奧林匹克運(yùn)動會 time. As a great many people will be visiting the country, the government will be building new hotels, an immense stadium, and a fine new swimming pool. 39。Olympic City39。Lesson38 Everything except the weather 惟獨(dú)沒有考慮到天氣Lesson39 Am I all right? 我是否痊愈？s operation had been successful and the doctor told him that it had been. He then asked when Mr Gilbert would be allowed to go home and the doctor told him that he would have to stay in hospital for another two weeks. Then Dr Millington asked the caller if he was a relative of the patient.39。 the patient answered,39。 Last week at a dinnerparty, the hostess asked me to sit next to Mrs Rumbold. Mrs Rumbold was a large, unsmiling lady in a tight black dress. She did not even look up when I took my seat beside her. Her eyes were fixed on her plate and in a short time, she was busy eating. I tried to make conversation.39。 I said. 39。 39。 she answered. 39。 I asked. 39。 she answered. Will you be staying in England?39。 No,39。39。 she answered,39。 39。 I said to my wife. 39。t be so rude about it,39。39。t buy things we don39。 I remarked suddenly. I regretted saying it almost at once.You needn39。 my wife answered.39。 I find it beautiful,39。A man can never have too into the cave hoping to find buried treasure. The leader of the party was examining the soil near the entrance to the cave when the machine showed that there was gold under the ground. Very excited, the party dug a hole two feet deep. They finally found a small gold coin which was almost worthless. The party then searched the whole cave thoroughly but did not find anything except an empty tin trunk. In spite of this, many people are confident that 39。 may reveal something of value fairly soon.Once a year a race is held for old cars. A lot of cars entered for this race last year and there was a great deal of excitement just before it began. One of the most handsome cars was a RollsRoyce Silver Ghost. The most unusual car was a Benz which had only three wheels. Built in 1885, it was the oldest car taking part. After a great many loud explosions, the race began. Many of the cars broke down on the course and some drivers spent more time under their cars than in them ! A few cars, however, pleted the race. The winning car reached a speed of forty miles an hourmuch faster than any of its rivals. It sped downhill at the end of the race and its driver had a lot of trouble trying to stop it. The race gave everyone a great deal of pleasure. It was very different from modern car races but no less exciting. A woman in blue jeans stood at the window of an expensive shop. Though she hesitated for a moment, she finally went in and asked to see a dress that was in the window. The assistant who served her did not like the way she was dressed. Glancing at her海鹽縣長安路西側(cè)海興路北側(cè)地塊項(xiàng)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(xiàng)目概況第二章 項(xiàng)目開發(fā)經(jīng)營環(huán)境分析一、2004年國內(nèi)經(jīng)濟(jì)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(jì)形勢成因分析第三章 項(xiàng)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(xiàng)目區(qū)域地區(qū)住宅市場調(diào)查四、海鹽消費(fèi)者調(diào)查分析第四章 項(xiàng)目開發(fā)經(jīng)營優(yōu)勢點(diǎn)與機(jī)會點(diǎn)分析一、房地產(chǎn)投資項(xiàng)目開發(fā)經(jīng)營機(jī)會形成模式二、項(xiàng)目開發(fā)經(jīng)營優(yōu)勢點(diǎn)三、項(xiàng)目開發(fā)經(jīng)營機(jī)會點(diǎn)第五章 項(xiàng)目定位一、目標(biāo)市場定位二、產(chǎn)品定位第六章 項(xiàng)目規(guī)劃、建筑設(shè)計(jì)建議一、項(xiàng)目總體規(guī)劃建議二、住宅建筑設(shè)計(jì)建議三、小區(qū)配套設(shè)施建議四、環(huán)境藝術(shù)設(shè)計(jì)建議第七章 項(xiàng)目開發(fā)經(jīng)營策略及投資估算一、項(xiàng)目開發(fā)經(jīng)營策略二、項(xiàng)目投資估算三、項(xiàng)目實(shí)施進(jìn)度安排四、項(xiàng)目投資與籌資計(jì)劃第八章 項(xiàng)目開發(fā)經(jīng)營狀況分析一、項(xiàng)目銷售計(jì)劃二、項(xiàng)目銷售收入估算三、項(xiàng)目經(jīng)營成本估算四、項(xiàng)目利潤估算第九章 項(xiàng)目開發(fā)經(jīng)營風(fēng)險分析 一、項(xiàng)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(xiàng)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(xiàng)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。 結(jié)合公司的狀況和項(xiàng)目的特點(diǎn)，探索項(xiàng)目開發(fā)經(jīng)營的可行方式。對項(xiàng)目決策及其實(shí)施的優(yōu)化提出建議。三、項(xiàng)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(tuán)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(jì)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%。建筑形式采用組合式：排屋、多層70%，小高層30%，并初步確定項(xiàng)目主要技術(shù)指標(biāo)如下：①總用地面積：48763平方米，合73畝。建筑用地總面積）。因此，對宏觀經(jīng)濟(jì)、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。今年110月，全國商品房平均銷售價格為每平方米2758元，%。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，%。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。l “18號”令第一次將房地產(chǎn)業(yè)確立為我國經(jīng)濟(jì)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。據(jù)嘉興市統(tǒng)計(jì)局提供的房地產(chǎn)統(tǒng)計(jì)快報顯示，今年上半年由于國家宏觀調(diào)控的各項(xiàng)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(yùn)行態(tài)勢。l 我省房地產(chǎn)開發(fā)投資情況。19月，%，增幅分別比13月、。19月，%，；，%%，增幅均低于住宅投資。今年以來，部分企業(yè)面臨資金緊張狀況，實(shí)力雄厚企業(yè)優(yōu)勢突顯。 　　銀行貸款增幅進(jìn)一步下滑。9月末，%和18%。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)。%，速度明顯偏高。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，％，％。％。％；，％。n 商品房銷售已趨緩和。％。土地開發(fā)面積和土地購置面積雙雙下降，％％。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。據(jù)房產(chǎn)超市統(tǒng)計(jì)，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。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(jī)購房的市民紛紛釋放原來訂購的住房，避免風(fēng)險。n 市場交易活躍，價格不斷攀升。據(jù)市統(tǒng)計(jì)局調(diào)查統(tǒng)計(jì)：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％。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(diǎn)。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％。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％。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