2011年5月南昌兴宸山水艺墅项目可行性分析报告1.doc

then dr millington asked the caller if he was a relative of the patient. no, the patient answered, i am mr john gilbert. lesson40 food and talk 进餐与交谈last week at a dinner-party, 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. a new play is coming to the globe soon, i said. will you be seeing it ? no, she answered. will you be spending your holidays abroad this year ? i asked. no, she answered. will you be staying in england? i asked. no, she answered. in despair, i asked her whether she was enjoying her dinner. young man, she answered, if you ate more and talked less, we would both enjoy our dinner ! lesson41 do you call that a hat? 你把那个叫帽子吗？do you call that a hat ? i said to my wife. you neednt be so rude about it, my wife answered as she looked at herself in the mirror. i sat down on one of those modern chairs with holes in it and waited. we had been in the hat shop for half an hour and my wife was still in front of the mirror. we mustnt buy things we dont need, i remarked suddenly. i regretted saying it almost at once.you neednt have said that, my wife answered. i need not remind you of that terrible tie you bought yesterday. i find it beautiful, i said. 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 the revealer may reveal something of value fairly soon.lesson56 faster than sound! 比声音还快！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 rolls-royce 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, completed the race. the winning car reached a speed of forty miles an hour-much 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. lesson57 can i help you, madam? 你要买什么，夫人？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 scornfully, he told her that the dress was sold. the woman walked out of the shop angrily and decided to punish the assistant next day. she returned to the shop the following morning dressed in a fur coat, with a handbag in one hand and a long umbrella in the other. after seeking out the rude assistant she asked for the same dress. not realizing who she was, the assistant was eager to serve her this time with great difficulty, he climbed into the shop window to get the dress. as soon as she saw it, the woman said s many ties.and a woman cant have too many hats, she answered.ten minutes later we walked out of the shop together. my wife was wearing a hat that looked like a lighthouse !lesson42 not very musical 并非很懂音乐as we had had a long walk through one of the markets of old delhi, we stopped at a square to have a rest. after a time, we noticed a snake-charmer with two large baskets at the other side of the square, so we went to have a look at him. as soon as he saw us, he picked up a long pipe which was covered with coins and opened one of the baskets. when he began to play a tune, we had our first glimpse of the snake. it rose out of the basket and began to follow the movements of the pipe. we were very much surprised when the snake charmer suddenly began to play jazz tunes and modern pop songs. the snake, however, continued to dance slowly. it obviously could not tell the difference between indian music and jazz!lesson43 over the south pole 飞越南极in 1929, three years after his flight over the north pole, the american explorer, r. e. byrd, successfully flew over the south pole for the first time. though, at first, byrd and his men were able to take a great many photographs of the mountains that lay below, they soon ran into serious trouble. at one point, it seemed certain that their plane would crash. it could only get over the mountains if it rose to 10,000 feet. byrd at once ordered his men to throw out two heavy food sacks. the plane was then able to rise and it cleared the mountains by 400 feet. byrd now knew that he would be able to reach the south pole which was 300 miles away, for there were no more mountains in sight. the aircraft was able to fly over the endless white plains without difficulty. lesson44 through the forest 穿过森林mrs anne sterling did not think of the risk she was taking when she ran through a forest after two men. they had rushed up to her while she was having a picnic at the edge of a forest with her children and tried to steal her handbag. in the struggle, the strap broke and, with the bag in their possession, both men started running through the trees. mrs sterling got so angry that she ran after them. she was soon out of breath, but she continued to run. when she caught up with them, she saw that they had sat down and were going through the contents of the bag, so she ran straight at them. the men got such a fright that they dropped the bag and ran away. the strap needs mending, said mrs sterling later, but they did not steal anything.lesson45 a clear conscience 问心无愧the whole village soon learnt that a large sum of money had been lost. sam benton, the local butcher, had lost his wallet while taking his savings to the post-office. sam was sure that the wallet must have been found by one of the villagers, but it was not returned to him. three months passed, and then one morning, sam found his wallet outside his front door. it had been wrapped up in newspaper and it contained half the money he had lost, together with a note which said: a thief, yes, but only 5o per cent a thief! two months later, some more money was sent to sam with another note: only 25 per cent a thief now! in time, all sams money was paid back in this way. the last note said: i am 100 per cent honest now!lesson46 expensive and uncomfortable 既昂贵又受罪when a plane from london arrived at sydney airport, workers began to unload a number of wooden boxes which contained clothing. no one could account for the fact that one of the boxes was extremely heavy. it suddenly occurred to one of the workers to open up the box. he was astonished at what he found. a man was lying in the box on top of a pile of woollen goods. he was so surprised at being discovered that he did not even try to run away. after he was arrested, the man admitted hiding in the box before the plane left london. he had had a long and uncomfortable trip, for he had been confined to the wooden box for over ten hours. the man was ordered to pay &345 for the cost of the trip. the normal price of a ticket is &230 !lesson47 a thirsty ghost 嗜酒的鬼魂a public house which was recently bought by mr ian thompson is up for sale. mr thompson is going to sell it because it is haunted. he told me that he could not go to sleep one night because he heard a strange noise coming from the bar. the next morning, he found that the doors had been blocked by chairs and the furniture had been moved. though mr thompson had turned the lights off before he went to bed, they were on in the morning. he also said that he had found five empty whisky bottles which the ghost must have drunk the night before. when i suggested that some villagers must have come in for a free drink, mr thompson shook his head. the villagers have told him that they will not accept the inn even if he gives it away. lesson48 did you want to tell me something? 你想对我说什么吗？dentists always ask questions when it is impossible for you to answer. my dentist had just pulled out one of my teeth and had told me to rest for a while. i tried to say something, but my mouth was full of cotton-wool. he knew i collected birds eggs and asked me whether my collection was growing. he then asked me how my brother was and whether i liked my new job in london. in answer to these questions i either nodded or made strange noises. meanwhile, my tongue was busy searching out the hole where the tooth had been. i suddenly felt very worried, but could not say anything. when the dentist at last removed the cotton-wool from my mouth, i was able to tell him that he had pulled out the wrong tooth. lesson49 the end of a dream 美梦告终tired of sleeping on the floor, a young man in teheran saved up for years to buy a real bed. for the first time in his life, he became the proud owner of a bed which had springs and a mattress. because the weather was very hot, he carried the bed on to the roof of his house. he slept very well for the first two nights, but on the third night, a storm blew up. a gust of wind swept the bed off the roof and sent it crashing into the courtyard below. the young man did not wake up until the bed had struck the ground. although the bed was smashed to pieces, the man was miraculously unhurt. when he woke up, he was still on the mattress. glancing at the bits of wood and metal that lay around him, the man sadly picked up the mattress and carried it into his house. after he had put it on the floor, he promptly went to sleep again.lesson50 taken for a ride 乘车兜风i love travelling in the country, but i dont like losing my way. i went on an excursion recently, but my trip took me longer than i expected. im going to woodford green, i said to the conductor as i got on the bus, but i dont know where it is. ill tell you where to get off, answered the南昌 兴宸山水艺墅 项目可行性分析报告2011年5月有限公司目 录一、 前言二、 项目介绍三、 市场分析四、 公司架构和管理五、 项目设计构想六、 营销工作七、 开发收支预算八、 总结第一部分 前言南昌作为江西省会城市近年来经济发展持续向好，2010年地区国民生产总值增涨14%，房地产市场近年来也一路飘红。本项目位于南昌市近郊湾里区，湾里区素有南昌“绿色之肺”的美称，森林覆盖率达73%，距南昌中心18公里,有南昌后花园之美誉。湾里区面积250平方公里，人口约8万。区内交通、水电、通讯等基础设施一应俱全。这几年湾里区利用自身的景区优势，大力发展特色旅游业，并吸引了一批民办学校落户，人气得到提升，人气带动了财气，所推地块也纷纷被开发商摘牌。昌湾大道、云湾公路、红湾公路的开通，打通了与南昌市区的交通瓶颈，湾里也正处在一个全新的开拓发展时期。湾里区拥有国家级的旅游景区梅岭风景区，今年3月6日南昌市政公用投资控股集团与湾里区签约，共同投资50亿对梅岭风景区进行旅游综合开发，打造江西省都市旅游新名片。湾里区发展潜力及区位价值不言而喻，这也给本项目带来了巨大的发展前景。第二部分 项目介绍一、 项目现状1、项目简介兴宸山水艺墅项目是由*有限公司投资开发的综合性小区。项目由阳光公寓、山地洋房、山地联排、叠加洋房、联排洋房、商业配套用房、俱乐部会所、幼儿园等组成。是集休闲、度假、养身、居住为一体的多功能生态智能化甲级社区。项目经济技术指标总用地面积【148173.47】平方米总建筑面积【118765.07】平方米其中地上建筑面积【108267.44】平方米 商业【12160】平方米 阳光公寓【42185】平方米 山地洋房【31703.06】平方米山地联排【6700】平方米叠加洋房【2936.6】平方米联排洋房【16427】平方米 公建配套【6250】平方米其中地下建筑面积【9000】平方米建筑密度20.00%机动车辆停车总数137 2、开发进程项目四证齐全（国有土地使用权证、建设用地许可证、规划许可证、工程施工许可证）目前已有七栋多层结构封顶，建筑面积约20000平方米，5栋联排别墅施工至三层，建筑面积约4400平方米，会所正在施工地下室。预计今年第二季度能完成另外28亩地内沿街店面、七户住户等拆迁事宜。第四季度基本能达到开盘销售条件要求。“兴宸山水艺墅”项目规划用地总面积为14.8万平方米，我公司对该宗土地的开发规划设计方案也已经通过湾里区规划部门的批准。但该宗土地中涉及28亩土地上有七户住户尚未拆迁，致使国土部门一时无法挂牌出让，拖延了我公司取得使用权。为了取得28亩土地的使用权，我公司经常催促区政府及相关部门，要求尽快拆迁到位。区政府非常重视，一方面，加大力度安排拆迁工作；另一方面，于2011年4月底与我公司签订协议，明确在5月底完成拆迁工作，6月底之前挂牌出让，并全力支持我公司确保取得28亩土地的使用权。 28亩地是否能按期拆迁，对工地形象会有一定影响，但对整个销售计划影响不大，因为目前将28亩地上的阳光公寓和商业分别安排在2012年的三季度和2013年1季度开盘销售，目前我公司在招贤路和南昌市中心设有两个售楼处，以为项目上市积蓄更多客源，为销售创造好的条件。在建工程：在建7栋公寓结构已封顶 在建5栋联排别墅结构至三层在建会所地下定施工 工地道路28亩地现状：待拆迁沿街店面 待拆迁七住户3、项目荣誉山水艺墅于07年底在日本获得联合国人居署和中国房地产及住宅研究会颁发的“亚洲人居环境创意奖”；山水艺墅于08年底在北京人民大会堂荣获“第五届人居典范规划设计竞赛”环境金奖、规划金奖、综合金奖等三项大奖。二、地理位置兴宸山水艺墅项目地处南昌城西北部的西山山脉中段，位于南昌市湾里城区中心区域、招贤路（翠园文化广场）以北，是湾里区建设高品位住宅、旅游、度假社区的绝佳地块。湾里区位于南昌市西郊、有南昌后花园之称，距市中心18公里，东南邻新建县，西毗安义县，北接永修县。湾里交通干道东接南昌全线，南连320国道、北通昌九105高速公路；京九铁路支线湾里铁路横穿区域南部；昌北国际机场与之毗邻，占有省会经济、政治、科技、文化和信息中心的地理优势。数年后城际高速铁路横穿该区，届时交通更加便利。红湾大道于5月1日已正式通车，至市区只需15分钟，区位交通条件的改善使区域价值进一步提升。本项目所在位置三、项目地质地貌1、地貌状况地块呈南北走向，北高南低，东高西低，向西南倾斜。分为二个山沟，一个临街地块。2、地质状况本案地质状况为页岩，表层为风化后形成的土壤层，厚度为13米不等。分析1：北端山沟本地块东、北、西均为山梁，地势东北高，西南低，沟壑深约300米左右，沟宽30米到90米不等。东、北面山高坡陡，西面山势较缓，沿山135140米高程处已有一条环山公路，可沿路依山势建房，沟底虽不宽，但较平整，山体绿化很好。土壤适宜于种植毛竹，此处风水绝佳，是开发花园洋房的不二场所。分析2：南端山沟本地块地势比较平缓，东、西、北三面为山梁，山谷顶部有一小水库，可以改造为小溪水源，土壤适宜于种植枫香，可以建设花园洋房，就是目前在建的5栋联排别墅的位置。本案地块用地红线图：四、项目区域环境1、对外交通便捷湾里城区对外交通主要干线有红湾公路、招贤大道、云湾公路、省店公路、高速路西环线。远期规划将贯穿城区南部的湾里支线铁路改造成轻轨，连接南昌市区，提升湾里旅游景点的可达性。同时，建设红湾大道和招贤大道，规划道路红线宽度为36米，按一级公路四车道标准规划，昌湾大道规划道路红线宽度为60米。此外，规划在湾里城北扩建现有的一处汽车客运站，未来将与城区内公交建立更加便捷、舒适的交通联系。2、基础配套设施齐全该区域是湾里区大部分政府机构所在地，不但拥有大、中、小学校及幼儿园、老干部活动中心等城市公共设施，而且商业、金融业发达。本案在500米的生活圈内，有湾里区幼儿园、湾里三小、湾里四小、湾里一中、湾里二中、新宏发购物广场、湾里文化馆、区图书馆、区卫生防疫站、中医院、区老干部活动中心、翠园文化广场、幸福路综合市场（菜市场）、邮局、公交站（219路、507路、112路、510路）、湾里自来水公司服务中心、银行及信用社等生活配套设施。3、自然资源丰富湾里是南昌“一江两岸 ”重点工程中的新兴城区，国土面积250平方公里，辖一乡三镇两街办。区内交通、水电、通讯等基础设施一应俱全，环境优良，高含负离子的清新空气，是生态人居、兴办生态农业、旅游休闲业的理想场所。1989年江西省人民政府将梅岭批准为省级重点风景名胜区。1993年经国家林业部批准为国家森林公园。1998年已申报国家级重点风景名胜区。南昌市在“十五”规划中已把湾里定位为南昌市的后花园来加以建设。湾里具有丰富的自然资源。全区森林面积197055亩，活立木总数蓄积达上百万立方米。毛竹立竹量上千万根，森林覆盖率为73.15%，有丰富的树种、药材资源、野生动物和矿产。湾里境内的梅岭清秀静幽，满目积翠、空气清新，气候宜人，是著名的风景名胜区、国家级森林公园。她不仅是中国古典音律和舞蹈的发祥地、也是道教净明派和道教一脉德教的发祥地。岳飞、王安石、欧阳修等230多位历史名人曾到此山游历，留下名诗佳作480多篇。洪崖丹井、西山积翠、铜源三群、神龙云烟更是历代名人墨客吟诵不已的绝佳景致。海拔841米的洗药湖，为南昌市的最高峰，夏季平均气温只有22，素有“小庐山”之称。山顶洗药湖 翠岩禅寺小桥流水 梅林主峰4、发展潜力大南昌市政府将湾里区定位为“休闲新城” 。随着江西省建设鄱阳湖生态经济区、南昌实施“山江湖”战略步伐的推进，南昌市湾里区围绕生态优势，初步打造了特色鲜明的休闲度假产业，实现了这座“休闲新城”的品位大提升。今年3月6日南昌市政公用投资控股集团与湾里区签约，共同投资50亿对梅岭风景区进行旅游综合开发，打造江西省都市旅游新名片。第三部分 市场分析一、南昌房地产市场发展背景 1、经济运行状况1）综合数据：据初步核算，南昌2010年实现地区生产总值2207.11亿元，比上年增长14.0%。人均生产总值47174元，增长12.9%。在全市生产总值中，非公有制经济实现增加值1252.34亿元，增长15.4%。全年财政总收入322.34亿元，比上年增长29.0%。其中，地方财政一般预算收入146.46亿元，增长26.4%。全年居民消费价格总水平（cpi）比上年上升了3.2%。2）农业生产：全年完成农林牧渔及服务业现价总产值204.66亿元，比上年增长5.9%。其中，农业产值75.85亿元，增长0.8%；林业产值2.33亿元，增长6.5%；牧业产值80.27亿元，增长9.7%；渔业产值42.34亿元，增长7.9%；服务业产值3.87亿元，增长8.5%。3）工业生产：全年实现主营业务收入2759.59亿元，比上年增长31.4%；实现利润126.24亿元，增长41.3%；实现利税260.23亿元，增长33.1%。全市33个行业全面实现了盈利。工业经济效益综合指数303.6，提高 42.0个百分点。全市省级以上工业园区完成主营业务收入1985.83亿元，比上年增长27.4%；实现利税193.53亿元，增长27.9%，其中税金101.21亿元，增长20.4%。4）固定资产投资：2010年，全市50万元以上项目共完成投资额1935.60亿元，比上年增长32.0%，其中城镇以上固定资产投资1827.94