成都五星级酒店市场和经济可行性调研报告

SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHFSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHF目录12行政摘要调研性质1113456市场区域分析地块描述短期住宿市场竞争市场133138417待建酒店定位及设施推荐568910酒店需求、入住率和平均房价预测收支预测可行性分析附录附录1假设及限制条件附录2餐饮收益计算模型687683SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHFSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHF华盛国际行政摘要11行政摘要地块描述经济概况待建酒店坐落于一大型住宅开发项目“麓山国际社区”的中部。该综合开发项目位于中国四川省成都市华阳县，麓山大道附近，靠近人民南路南部延伸段。待建酒店所处地块总面积约为26,000平米，预计2011年开业。根据客户提供的信息，麓山国际社区将建设成为一高端住宅区，由别墅、高层住宅、商业中心、高尔夫球场、服务式公寓、酒店和其它娱乐设施构成。该待建酒店计划将于2009年年中开工。该地块呈不规则四边形，基本平整。我们了解到所处位置建筑物高度限制为145米。待建酒店位于麓山国际社区中部，可经由麓山大道到达。麓山大道位于麓山国际社区北部边界，与人民南路南部延伸段直接相连，后者是通向成都市区的交通要道。整个区域大约距离市中心南部18公里。而高科技工业园发展南区和新商业中心南区距离麓山国际社区北部10公里。我们假设待建酒店朝南，可以观赏到18洞的高尔夫球场，尤其是从高处眺望，景观良好。由于待建酒店位于麓山国际社区中部，其附近区域的住宅建筑高度参差不齐，可能影响到待建酒店的可视性，因此我们认为酒店附近的可视性受到一定程度的限制。作为中国西南的经济中心，成都自古经济繁荣，素有“天府之国”的美称。中央政府推行的第十个五年计划，同时得益于“西部大开发”的政策，成都的经济从2000年得到了迅猛的发展，领跑中国西部地区。信息技术、制药、食品加工（包括烟草）和机械制造业并列为成都四大产业，占2006年工业总产出的547。其中受政府的大力扶持的产业中，信息技术产业发展最为活跃，2006年增长了419。下表列出了200006年成都主要经济指标。SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHFSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHF华盛国际WWWFDCEWCOM行政摘要2表11主要经济指标，成都，200006年经济指标人口（百万）实际国民生产总值增长率（）国民生产总值（元十亿）人均国民生产总值（元）出口（美元百万）进口（美元百万）外商直接投资（美元百万）固定资产投资（元十亿）通货膨胀指数（）人均可支配收入（元）注释复合年平均增长率来源成都统计局200010110813112,99082066026548027,649200110213114914,6658901,00031058088,128200210313116616,2391,22086040070138,972200310413018717,9141,3501,16050086219,641200410613621920,6261,8701,5007501093910,394200510813523721,9132,6801,8605501462311,359200611013827524,9234,1402,8107601901812,789CAGR2000061413211531027319225989访客情况如上表所示，成都GDP自2000年以来连续7年保持两位数的增长速度，于2006年达到人民币2750亿，比上一年增长138。进出口也得到了长足的发展，同年年复合平均增长率分别达到273和310。个人可支配收入也于2006年达到人民币12,789元，相当于1,600美元。成都经济飞速发展还得益于对固定资产投资的发展，特别是近几年固定资产投资发展迅速。2006年总投资额达到1900亿人民币，是2000年的五倍。2000年到2006年期间，年复合平均增长率为259。成都经济以低廉的运营成本和丰富的人力资源为特点。近几年来吸引了大量国内外投资。2006年，成都吸引国内投资728亿人民币，同时外商直接投资（FDI）达到76亿美元，与上一年相比分别增长了786和366。成都的外商投资在中西部地区名列榜首，这也进一步稳固了成都作为中国西部最重要的城市的地位。根据成都市商务局最新统计，截至2006年底，已有108家世界500强公司落户成都。下表列出了目前成都的主要国际公司。为了更好的研究国际和国内客源市场的相关性，我们对成都访客做了相关分析。下表总结了2001年到2006年成都国际和国内访客到达情况。SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHFSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHF华盛国际行政摘要3表12国内和国际访客人数，成都，200106年年200120022003200420052006访客总数26,060,00028,440,00028,660,00032,550,00036,690,00040,616,693增长9108136127107国内25,800,00028,090,00028,430,00032,150,00036,190,00040,037,000增长8912131126106比例990988992988986986国际345,588401,165226,846408,814500,156579,693增长161435802223159比例131408131414复合年平均增长率2001069392109注释包括香港、澳门和台湾地区来源成都旅游局竞争市场定位对上表，我们做如下分析尽管2003年受SARS影响，成都访客总量增长率降到08，但是该市场访客总数的复合年平均增长率依然达到93，从2001年的2600万上升到2006年的4100万。成都旅游市场一直以来以国内访客为主，2006年达到约4000万，占访客总数的986。2001年到2006年，国内访客增长平稳，保持年平均增长率为92。国际访客量增长迅速，其速度远远高于国内访客量，但是由于国际旅游市场开发程度不深，所以所占比重还很小。2001年到2006年，国际访客平均以每年109的速度增长，于2006年达到580,000人次。为了更好地显示每一家竞争酒店在五星级酒店中的市场定位，我们将它们的业绩标注在矩阵上，其中的中心点为整个市场区域的平均入住率和平均房价。这有助于确定目前市场上还存在哪些不足可以靠待建酒店来填补。SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHFSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHF华盛国际WWWFDCEWCOM行政摘要4表13酒店定位矩阵，待建酒店和成都竞争市场，2006年OCCUPANCY75成都皇冠假日酒店82,RMB622凯宾斯基酒店80,RMB607成都天府丽都喜来登酒店76,RMB687待建酒店ADRRMB651锦江酒店64,RMB619索菲特万达大酒店71,RMB785来源华盛国际估计待建酒店市场定位根据上图，成都天府丽都喜来登酒店是唯一一家位于矩阵图右上方的酒店，这表明该酒店的入住率和平均房价均高于市场平均水平。索菲特万达酒店从平均房价来看处于领先地位，然而其入住率却不到市场平均水平。而成都皇冠假日酒店和凯宾斯基酒店恰好相反，即入住率高于市场平均水平，而平均房价较低。锦江酒店无论从入住率还是平均房价来看，均低于市场平均水平，我们认为这主要是因为其当地的市场定位较低，品牌较低导致。我们认为待建酒店应当开发成为国际标准的五星级酒店，定位在表13中所示的右上方，但是其客房数量应当少于目前市场的平均水平（竞争市场的平均客房数为437间）。此外，待建酒店应当在设计、风格、服务和品牌定位方面都领先于现有以及其他待建五星级酒店。南部区域将开发成为成都新商务中心和高科技园区的南部延伸段，越来越多的国内和国际公司将入驻该区，因此，国际标准五星级酒店比当地管理的四星级或五星级酒店更能满足市场需求；作为一个新兴的住宅和商务区域，南部新区仍处在初级开发阶段，基础设施和达到要求的配套设施尚未完善。国际标准五星级酒店的建立将提升该区域的水平，加快相关设施的开发速度。成都世纪城的洲际酒店就是一个很好的例子，它将于2007年开业，主要面向商务及会议市场；根据我们对市场的了解和对当地酒店经营者的采访，我们认为与当地管理的五星级酒店，如锦江酒店相比，国际标准的五星级酒店定位可SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHFSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHF以使房价的溢价幅度达到150到300元，从而使开发商可以将其客房收入最大化。SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHFSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHF华盛国际行政摘要5考虑到麓山国际的高端住宅环境和优越的环境，豪华五星级酒店的开发可以给整个项目带来增加值，并与高端定位相符合。设施推荐我们了解到，客户正在考虑在酒店对面建立一座服务式公寓以及一些配套设施。我们对待建酒店的发展做出以下评论。总体而言，我们认为选择一综合型开发项目有助于提高待建酒店的市场定位。服务式公寓的建成将对该选址上的大量居民产生积极影响，并促使他们利用待建酒店内的餐饮和娱乐设施；服务式公寓应当认真开发，以区别于待建酒店。这样，我们建议服务式公寓主要面向停留时间较长的游客和带孩子的家庭住客，以区别于待建酒店；由于酒店定位为度假型酒店，我们建议待建酒店拥有足够的会议和宴会设施，设计与客房相称，并且适合高端会议客源以及成都富裕市民的婚礼和宴会需求；我们认为选择开发重要的娱乐设施十分有利，因为这些设施将由酒店客人、服务式公寓的住客和麓山国际社区的住客使用。同时，我们认为待建酒店应当利用设施新、定位高的优势，向目标市场提供高端产品，为休闲旅客提供适当的水疗和健身设施（设施占地面积约为1,000平米）。健身应当为酒店住客、服务式公寓住户和大量来自麓山国际社区和其它高端住宅区的外来人员。下表总结了我们对待建酒店的设施推荐。SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHFSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTSELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFORMATLINESPACINGLINESTOPOCTIONPARAGRAPHFORMATLINESPACINGLINESTOPOINTS2SELECTIONPARAGRAPHFAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAHF华盛国际行政摘要6表74推荐设施一览，待建酒店客房标准客房豪华客房套房行政套房总统套房后台及辅助区域餐饮全日制餐厅特色餐厅1特色餐厅2中式大堂吧酒吧行政酒廊后台及辅助区域会议设施小计小计客房数175501861250座位数20080175604050605座位数占总数7020720单位面积（平方米）455812015018015单位面积（平方米）20253025152015平均座位面积总面积（平方米）7,8752,9002,1609001802,10216,117总面积（平方米）400200525150601002001,6