安阳聂村项目市场可行性报告（上） .doc

me, she said. do you always get up so late ? its one oclock!lesson 3 please send me a card 请给我寄一张明信片 postcards always spoil my holidays. last summer, i went to italy. i visited museums and sat in public gardens. a friendly waiter taught me a few words of italian. then he lent me a book. i read a few lines, but i did not understand a word. every day i thought about postcards. my holidays passed quickly, but i did not send any cards to my friends. on the last day i made a big decision. i got up early and bought thirty-seven cards. i spent the whole day in my room, but i did not write a single card !lesson 4 an exciting trip 激动人心的旅行i have just received a letter from my brother, tim. he is in australia. he has been there for six months. tim is an engineer. he is working for a big firm and he has already visited a great number of different places in australia. he has just bought an australian car and has gone to alice springs, a small town in the centre of australia. he will soon visit darwin. from there, he will fly to perth. my brother has never been abroad before, so he is finding this trip very exciting.lesson 5 no wrong numbers 无错号之虞 mr james scott has a garage in silbury and now he has just bought another garage in pinhurst. pinhurst is only five miles from silbury, but mr scott cannot get a telephone for his new garage, so he has just bought twelve pigeons. yesterday, a pigeon carried the first message from pinhurst to silbury. the bird covered the distance in three minutes. up to now, mr scott has sent a great many requests for spare parts and other urgent messages from one garage to the other. in this way, he has begun his own private telephone service.lesson 6 percy buttons 珀西巴顿斯i have just moved to a house in bridge street. yesterday a beggar knocked at my door. he asked me for a meal and a glass of beer. in return for this, the beggar stood on his head and sang songs. i gave him a meal. he ate the food and drank the beer. then he put a piece of cheese in his pocket and went away. later a neighbour told me about him. everybody knows him. his name is percy buttons. he calls at every house in the street once a month and always asks for a meal and a glass of beer.lesson 7 too late 为时太晚 the plane was late and detectives were waiting at the airport all morning. they were expecting a valuable parcel of diamond from south africa. a few hours earlier, someone had told the police that thieves would try to steal the diamonds. when the plane arrived, some of the detectives were waiting inside the main building while others were waiting on the airfield. two men took the parcel off the plane and carried it into the customs house. while two detectives were keeping guard at the door, two others opened the parcel. to their surprise, the precious parcel was full of stones and sand!lesson 8 the best and the worst 最好的和最差的joe sanders has the most beautiful garden in our town. nearly everybody enters for the nicest garden competition each year, but joe wins every time. bill friths garden is larger than joes. bill works harder than joe and grows more flowers and vegetables, but joes garden is more interesting. he has made neat paths and has built a wooden bridge over a pool. i like gardens too, but i do not like hard work. every year i enter for the garden competition too, and i always win a little prize for the worst garden in the town!lesson 9 a cold welcome 冷遇on wednesday evening, we went to the town hall. it was the last day of the year and a large crowd of people had gathered under the town hall clock. it would strike twelve in twenty minutes time. fifteen minutes passed and then, at five to twelve, the clock stopped. the big minute hand did not move. we waited and waited, but nothing happened. suddenly someone shouted, its two minutes past twelve! the clock has stopped! i looked at my watch. it was true. the big clock refused to welcome the new year. at that moment everybody began to laugh and sing.lesson 10 not for jazz 不适于演奏爵士乐we have an old musical instrument. it is called a clavichord(翼琴). it was made in germany in 1681. our clavichord is kept in the living-room. it has belong to our family for a long time. the instrument was bought by my grandfather many years ago. recently it was damaged by a visitor. she tried to play jazz on it! she struck the keys too hard and two of the strings were broken. my father was shocked. now we are not allowed to touch it. it is being repaired by a friend of my fathers.lesson 11 one good turn deserves another 礼尚往来i was having dinner at a restaurant when harry steele came in. harry worked in a lawyers office years ago, but he is now working at a bank. he gets a good salary, but he always borrows money from his friends and never pays it back. harry saw me and came and sat at the same table. he has never borrowed money from me. while he was eating, i asked him to lend me &2. to my surprise, he gave me the money immediately. i have never borrowed any money from you, harry said, so now you can pay for my dinner!lesson 12 goodbye and good luck 再见，一路顺风our ncighbour, captain charles alison, will sail from portsmouth tomorrow. we shall meet him at the harbour early in the morning. he will be in his small boat, topsail.tapsail is a famous little boat. it has sailed across the atlantic many times. captain alison will set out at eight oclock so we shall have plenty of time. we shall see his boat and then we shall say good-bye to him. he will be away for two months. we are very proud of him. he will take part in an important race across the atlantic.lesson 13 the greenwood boys 绿林少年the greenwood boys are a group of popular singers. at present, they are visiting all parts of the country. they will be arriving here tomorrow. they will be coming by train and most of the youngpeople in the town will be meeting them at the station. tomorrow evening they will be singing at the workers club. the greenwood boys will be staying for five days. during this time, they will give five performances. as usual, the police will have a difficult time. they will be trying to keep order. it is always the same on these occasions.lesson 14 do you speak english? 你会讲英语吗？i had an amusing experience last year. 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 spoke during the journey. i had nearly reached the town, when the young man suddenly said, very slowly, do you speak english? as i soon learnt, he was english himself!lesson 15 good news 佳音 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 come. mr. harmsworth, i said in a weak voice. dont interrupt, he said. then he smiled and told me i would receive an extra &100 a year!lesson 16 a polite request 彬彬有礼的要求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: sir, we welcome you to our city. this is a no parking area. you will enjoy your stay here if you pay attention to our street signs. this note is only a reminder. if you receive a request like this, you cannot fail to obey it!lesson 17 always young 青年常驻my aunt jennifer is an actress. she must be at least thirty-five 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, orange-coloured dress. if anyone ever asked her how old she is, she always answers, my dear, it must be terrible to be grown up!lesson18 he often does this! 他经常干这种事！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 wasnt there ! as i was looking for it, the inn-keeper came in. did you have a good meal ? he asked. yes, thank you, i answered, but i cant pay the bill. i havent got my bag. the inn-keeper smiled and immediately went out. in a few minutes he returned with my bag and gave it back to me. im very sorry, he said my dog had taken it into the garden. he often does this.lesson19 sold out 票已售完the play may begin at any moment, i said. it may have begun already, susan answered.i hurried to the ticket-office. may i have two tickets please ? i asked.im sorry, weve sold out, the girl said.what a pity! susan安阳聂村项目市场可行性报告1 宏观环境分析41.1安阳市基本情况41.11 城市概况41.12 交通情况41.13 产业结构介绍42.14 城市资源特征51.2安阳市经济状况51.21 安阳三产结构51.22安阳gdp增长及人均gdp51.23安阳人口及投资增长62.全国房地产行业发展分析62.1行业政策62.1.1土地政策62.1.2货币政策72.1.3税费政策72.1.4房贷政策82.1.5销售管理政策92.1.6其他政策93.11整体格局：103.12城市规划：113.13房地产市场投资额113.14房地产开竣工面积及土地供应123.15商品房销售123.2安阳房地产市场发展趋势133.21市场划分133.22各区域在售项目143.33在售项目情况143.3安阳房地产市场小结224板块市场分析234.1区域住宅市场成长情况234.11地块区域分析234.2区域内市场产品特征244.21户型特征244.22客户特征255项目拟定方案265.1项目地块265.11地块指标分析265.12地块四至分析275.13地块现状275.14地块配套295.2项目swot分析295.3项目定位方案305.31定位关键点把握305.32市场定位315.32物业定位315.33客户定位325.34户型配比定位325.35价格定位331 宏观环境分析1.1安阳市基本情况1.11 城市概况安阳市豫北经济圈核心，地处山东省、山西省、河北省、河南省四省毗邻处。距离郑州187公里，距离石家庄225公里，全市总人口542万人，其中城镇人口202.3万，市区人口102万。1.12 交通情况继承河南交通枢纽优势，向东经310国道500公里可达连云港。经106、104国道货车9个小时到达天津港；扼守北京南向进京门户，京广铁路、京珠高速，106、107国道贯穿南北；.中原经济协作区，11条省级公路干线从市区辐射而出，连接周边180公里半径范围内中原经济协作区，共13个城市，总人口近6000万人。1.13 产业结构介绍中原经济协作区：（长治、晋城、邢台、邯郸、临汾、荷泽、聊城、安阳、焦作、新乡、鹤壁、濮阳、济源）地处中原腹地，是中部崛起的重要基地。是继“长三角”、“珠三角”、“京津翼”三大经济区之后，于1985年中原13市联合成立的又一庞大经济区域，从该区域成立到2005年的生产总值就已经达到6190.87亿元。安阳市中原经济协作区的重要组成部分，目前该区域已形成冶金、煤炭、机械、化工、电力电子电器、汽摩配制造、纺织、建材、医药、烟草等工业体系。安阳市辖区产业分布表区域支柱产业安阳市（含安阳县）化工、电力、机械、纺织、医药、烟草内黄县中国红枣之乡，以农产品生加工为主汤阴县农业、旅游业林州市冶金、机械铸造、建材、轻工纺织、医药化工滑县以农业为主：全国粮、棉、油百强县之一2.14 城市资源特征安阳市是河南省重点工业城市, 工业门类齐全，有钢铁、煤炭、电力、电子、机械、轻工、医药、建材等行业。工业产品1000多种，出口产品远销世界101个国家和地区，中国最大的彩色显像玻壳生产基地和河南省最大的钢铁企业成为安阳支柱产业。安阳资源丰富，主要矿产有煤、铁、矿石、大理石、石英砂、水泥灰岩等，主要农产品有小麦、玉米、棉花、大豆、花生等，是河南省的主要棉产区。红枣、蜂蜜、山楂、核桃、在国内外享有盛誉。1.2安阳市经济状况1.21 安阳三产结构（数据来源：历年安阳统计公报）安阳市第三产业占比较低，在2005-2008年三产比重不断下滑，城市消费力逐渐减弱，2009年第三产业比重有所回升，三产比为13:62:25。1.22安阳gdp增长及人均gdp（数据来源：历年安阳统计公报）安阳经济形势良好，2005-2009年安阳gdp持续增长，自2008年首次突破1000亿元大关以来，2009年经济形势低迷的情况下依然保持着6.8%的增速。2009人均gdp首次突破3000美元，根据世界银行公布数据，人均gdp在800-4000美元之间时，当地房地产市场处于快速发展期及平稳发展期过渡阶段，从宏观经济来看，目前入市时机较好。1.23安阳人口及投资增长 （数据来源：历年安阳统计公报）2005-2009年安阳市人口增长持续放缓，尤其近两年人口增忙缓慢明显，由2005年5.13下降到2009年的4.75，导致该地区住房刚性需求增长缓慢。社会固定资产投资则保持着快速增长的态势，自2005年以来环比增长保持在30%以上，2009年安阳市社会固定资产投资达到740.6亿元，经济发展形势向好。2.全国房地产行业发展分析2.1行业政策2.1.1土地政策关于加强房地产用地供应和监管有关问题的通知3月10日，国土资源部出台整治房地产用地的专项文件关于加强房地产用地供应和监管有关问题的通知，即“国19条”。通知要求：各地当年的保障性住房、棚户改造和自住性中小套型商品房用地不低于住房建设用地供应总量的70%，并严格控制大套型住房建设用地，严禁向别墅供地。从今年4月1日起，市、县国土资源管理部门要建立房地产用地开工、竣工申报制度。开发商应当在项目开工、竣工时，向国土资源管理部门书面申报，各地应对合同约定内容进行核验。对不执行申报制度的，要向社会公示，并限制其至少在一年内不得参加土地购置活动。土地出让时，竞买保证金不得低于出让最低价的20%。土地出让成交后，必须在10个工作日内签订出让合同，合同签订后1个月内必须缴纳出让价款50%的首付款，余款要按合同约定及时缴纳，最迟付款时间不得超过一年。 政策解读：该通知旨在将有限的土地资源倾向于保障性住房及中小户型的开发建设，并通过申报制度，提高土地的利用效率；土地出让新的付款方式提高了拿地的门槛，旨在避免开发商盲目争夺“地王”，并逐渐淘汰实力不济的小开发商。 3月22日，国土部召开国土资源系统视频电话会议，再次强调要加强房地产供应和监管。首次提出要制定保障性住房供地计划，用地计划公布前不得出让住房用地，并且还将在部分城市开展试点，坚持和完善土地招拍挂制度。政策解读：将保障性住房的建设提升到新的高度，期望通过此途径平抑房价过快上涨；同时提出了土地出让制度的新尝试，避免土地财政推高房价。但这两项措施在短期内对市场的影响较小。关于坚决遏制部分城市房价过快上涨的通知改革土地出让制度4月19日出台的“国十条”规定：各地要及时制定并公布以住房为主的供地计划，并切实落实。房价上涨过快的城市，要增加居住用地的供应总量。依法加快处置闲置用地，收回的闲置土地优先用于普通住宅建设。探索“综合评标”、“一次竞价”、“双向竞价”等土地出让方式，抑制住宅地价非理性上涨。政策解读：该通知将3月22日的国土部会议精神上升到法律文件的高度，通过居住用地的增加，加大商品房市场供应量；并通过探索新的土地让方式，抑制地价的非理性上涨。2.1.2货币政策存款准备金利率上调2010年1月18日和2月25日，央行连续两次上调了存款准备金率，且已达到16.5，距历史最高的17.5仅一个百分点之遥。政策解读：存款准备金率的上调主要为应对通胀的压力，防范金融风险，对于房地产的影响在于,控制了银行贷款数量, 增加开发商贷款压力。七折利率优惠取消四大国有银行率先将首套房的优惠利率由7折升至8.5折，国内各商业银行纷纷跟进，自此拉响了房地产信贷政策紧缩的号角。政策解读：七折优惠利率的取消，可看成是房地产信贷政策紧缩的信号，但7折利率的优惠对象主要是以自住为主的刚性需求者，利率的调高将在一定程度上影响真实的市场需求，但力度较小。2.1.3税费政策二手房营业税优惠取消2010年1月1日起，个人住房转让营业税征免时限由两年恢复到五年，个人购买不足五年的非普通住房对外销售的，国家将全额征收营业税。政策解读：市场事实表明，二手房营业税优惠取消并未能抑制交易量和价格的攀升，但随着新的调控措施出台，该政策的效力将得到发挥，在一定程度上扼制投机行为。关于首次购买普通住房有关契税政策的通知3月9日，财政部、国家税务总局联合下发了关于首次购买普通住房有关契税政策的通知，通知指出，对两个或两个以上个人共同购买90平方米及以下普通住房，其中一人或多人已有购房记录的，该套房产的共同购买人均不适用首次购买普通住房的契税优惠政策。政策解读：此通知明确了首次购买普通住房有关契税优惠政策的对象，避免二套房等投资性购买者打政策擦边球。 关于坚决遏制部分城市房价过快上涨的通知房产保有税4月19日，国务院出台新的“国十条”，其中要求加快研究制定引导个人合理住房消费和调节个人房产收益的税收政策，做好土地增值税征收管理工作，对定价高、涨幅快的项目进行重点清算和稽查。政策解读：新的税收政策旨在调节个人合理住房消费，尽快政策尚未出台，但多方预测，将延伸至房产的持有环节，即简化版的物业税房产保有税 。该税种一旦出台，将进一步打击房地产投资投机行为。而近期重庆已经出台“特别房产消费税”抑制豪宅的需求量，该税种一旦全面推行，将对豪宅市场的投资行为产生较大的影响。2.1.4房贷政策二套房贷款新政4月15日，国务院出台关于遏制高房价，二套房首付不低于50%，利率执行基准利率的1.1倍的政策。政策解读：二套房贷新政市政府调控楼市的重拳出击，旨在扼制投资投机行为，平抑房价。对投资比例日渐攀升的楼市而言，该政策一针见血，投资客的退场将恢复正常的市场供求关系。对商丘市场而言，影响同样巨大，未来项目的定位方向应更多的指向刚性需求。三套房贷及非本地人购房房贷政策4月17日国务院再度出拳，严格限制各种名目的炒房和投机性购房，房价过高地区可暂停发放购买第三套及以上住房贷款，对不能提供1年以上当地纳税证明或社会保险缴纳证明的非本地居民暂停发放购买住房贷款。政策解读：该政策是对4.15政策的补充，通过金融手段，进一步压制投资投机需求。按照户籍统计，商丘城市外区域购房客户相对较少，但是也具有一定的影响。2.1.5销售管理政策关于进一步加强房地产市场监管完善商品住房预售制度有关问题的通知 4月19日，住建部发布通知：今后未取得预售许可的项目，开发企业不得以认购、预订、排号、发放 vip卡等方式向买受人收取或变相收取定金、预定款等性质的费用。房地产开发企业应将取得预售许可的商品住房项目在10日内一次性公开全部准售房源及每套房屋价格，以及故意采取畸高价格销售或通过签订虚假商品住房买卖合同等方式人为制造房源紧张的行为，进行严肃查处等。政策解读：该通知将房地产市场调控延伸至交易的各个环节，但总体来看，该措施由于应对方式诸多，难以对市场销售行为产生真正的影响。关于坚决遏制部分城市房价过快上涨的通知按备案价格销售对取得预售许可或办理现房销售备案的项目，要在规定时间内一次性公开全部销售房源，并严格按申报价格对外销售。对捂盘惜售、囤积房源、哄抬房价等行为的房企，要曝光和处罚，问题严重的要取消经营资格，追究违法违规人员的责任。各省（区、市）政府要对本地区房企经营行为进行一次检查，及时纠正和处理违法违规行为，检查处理结果2010年6月底之前报国务院。政策解读：该通知能在一定程度上避免捂盘惜售的行为，但具体的实施难度较大，并不能对市场产生实质性影响。关于坚决遏制部分城市房价过快上涨的通知限购令严格限制各种名目的炒房和投机性购房。地方政府可采取临时性措施，在一定时期内限定购房套数。政策解读：限购令主要针对部分房价过快上涨的城市，给予了地方政府充分的权利；但对商丘而言，该政策实施的可能性较小。2.1.6其他政策关于坚决遏制部分城市房价过快上涨的通知政府问责制稳定房价和房保工作实行由省级政府负总责、城市政府抓落实的工作责任制。住建部加强监督检查，建立约谈、巡查和问责制度。对稳定房价、推进房保工作不力，影响社会发展和稳定的，要追究责任。政策解读：明确了政府问责制，能在一定程度上避免地方政府利益与开发商利益的相互纠葛，敦促地方政府执行中央调控政策的力度；但中央政府与地方政府的博弈行为仍将存在。关于坚决遏制部分城市房价过快上涨的通知统计改革各地及时公布住建计划和住地供应计划。住建部要加快个人住房信息系统的建设。统计部门要发布能反映不同区位、不同类型房价变动的信息。政策解读：个人住房信息系统的建设，将为二套房的认定及房产保有环节的认定提供更好的依据。通过统计改革，将增强信息的透明度，提供更科学的舆论引导。总结： 此轮调控力度空前，精确制导，直指投资投机性需求； 土地供应的增加、保障性用房及普通住宅建设的要求将增加市场的有效供给量； 土地出让制度的改革尝试，将一定程度上遏制地价的疯狂上涨； 二套房贷新政、三套停贷、多套限购、异地停贷等政策将矛头直指投资投机性需求，市场泡沫有望挤出； 销售管理政策及房产保有税、二手房交易税费等政策将房地产交易的各个环节全面覆盖，进一步打击投资投机行为； 问责制明确了地市政府的职责，加大了其执行政策的力度。房地产市场未来会面临新的调整，市场风险加大3 安阳房地产市场分析3.1 安阳房地产市场现状3.11整体格局：向东安阳市房地产目前处于快速发展阶段，由于行政单位迁至东区，新的城市中心已经确定，大规模的行政配套和公务员小区建设，使安阳的高档住宅社区明显聚集在东区。3.12城市规划： 规划市域城镇空间结构为“一心两轴多点”，确立了中心城市县（市）域中心城市重点镇一般镇的四级市域城镇职能结构体系；城市远景规划按照“突出东部、提升北部、优化西部、协调南部”的原则，发展为“一心双城三组团”的城市结构，中心城区内人口规模预测发展为220-240万人，城市建设用地控制在240260平方公里。目前安阳各区发展主要是有以下几点：l 东区：依托中心区行政功能体的建设，发展居住和商业、文化、体育等公共服务设 施建设。l 南区：加快基础设施建设，促进高新技术产业的集聚发展，建设科研基地，形成城市南部副中心。l 西区：以钢花路的建设带动其周边用地开发，形成城市西部副中心。l 北区：鞍钢为主的工业生产区，生活环境较差。3.13房地产市场投资额（数据来源：历年安阳统计公报）安阳房地产市场投资额不断增加，自2006年以来保持着快速增长的态势，平均年增速保持在30%以上。2009年房地产市场投资达到74.6亿元，较2008年增长38.9%，高于全国的16.1%的增速。3.14房地产开竣工面积及土地供应（数据来源：历年安阳统计公报）房地产施工面积和竣工面积比一般保持在3.5左右表示房地产市场供求基本平衡。2008年安阳市施工竣工比达到了4.5以上，这说明在未来2-3年安阳房地产市场将出现一定的供大于求。安阳市土地供应量在2004年出现了暴增，在2008年又出现了高达230%的增幅，供应土地达2155亩，按照容积率2计算，2008年可以供应商品房达287万。就安阳土地市场而言，目前安阳土地供应量正在持续增加，直接导致以后的几年安阳商品房供应量将会有明显的提升，市场趋于成熟，带来了机遇的同时，也带来了挑战。3.15商品房销售（数据来源：历年安阳统计公报）安阳市房地产销售量逐年稳步增加，考虑到统计中包含单位团购，集资房，2008年实际对外销售商品房销售量应在100-120万之间，整体销量不高。2009年整体房地产市场形势较为火爆，安阳房地产市场销售量也有了大幅的提升，面对未来市场形势的发展，我们应该冷静对待。未来市场预判：a） 3-5年供应市场分析；根据安阳市住房建设规划（20082012）计划，将新建住房建筑面积1200万平方米、12.3万套。年均供应量：住房240万 ，按85%的商品住宅计算，年均商品住宅供应量204万。同理，2010至2012年，新建新建住房建筑面积720万平米，住宅供应量612万平米；2010至2014年，新建住房建筑面积1200万平米，住宅供应量1020万平米。b） 3-5年需求市场分析；人口增长预测法已知条件：2008年末安阳市市区人口104万，住房面积约为2808万平方米，人均住房面积27平方米。2020年市区规划人口为150万人，平均每年增长3.8万人。未来5年实现人均住房面积达到30平方米。由于2008年末市区人口与2010年年初相差不多，忽略人口误差，假设2010年市区人口104万，人均住房面积27平米。未来三年新增量：由上面年均增长人口未来5年实现人家住房面积达到30万平米，得出2010年至2012年现有人口新增住房面积需求：104万（30-27）=312万增量人口新增住房面积需求：3.8万3 30 =342万则未来三年住房新增需求：312+342=654万，平均每年为6543218万未来五年新增量：由上面年均增长人口未来5年实现人家住房面积达到30万平米，得出2010年至2014年现有人口新增住房面积需求：104万（30-27）=312万增量人口新增住房面积需求：3.8万530 =570万则未来三年住房新增需求：312+570=882万，平均每年为8825176万同时，未来5年商品房新增需求：980万，平均每年196万，此推算法未含投机需求，可视为未来五年安阳市商品住宅市场的刚性总需求。c） 3-5年供需关系分析；未来三年安阳市区供求关系2010-2012年：住房供应量720万平米，住房需求量654万平米，供求比为1.1：1，供需基本平衡。未来五年安阳市区供求关系2010-2014年：住房供应量1200万平米，住房需求量882万平米，供求比为1.36：1，供供略大于求。d） 总体市场综述。安阳市房地产市场总体向东南发展，物业类型以高层为主，政府大力支持城中村改造，未来数年安阳楼市城中改造成为市场主流。安阳商业地产项目已经开始凸显，如大型集中项目彰德府文化广场；以及位于人民大道与东风路交叉口，浙江三联集团投资30亿元的安阳义乌小商品城；以上两个项目都已开始启动，表明安阳具备商业地产开发潜力。综合安阳市长期规划及几年来房地产市场各方面的变化，我们可以判断：l 安阳房地产发展绝对价值：向东；l 安阳房地产施工和竣工比超过4.5，在未来1-2年会出现一定的供过于求的状况；l 安阳市2008年土地供应大增，未来商品房的供应量将进一步扩大，竞争将加剧；l 安阳市商品房年实际销售量在120万左右，消化总量较小；l 安阳市目前的商品住宅均价在2800-3000元/，价格适中。3.2安阳房地产市场发展趋势3.21市场划分根据调查，安阳市房地产市场整体可以分为五大板块，分别为铁西区、中心区、北区、南区、东区，本项目正处于中心区与东区的交汇处。中心城区项目交通便利，配套齐全，区域为城市成熟地区，无成片可发开地块，规模小，多集中1-8万之间；东区为行政力量驱动的新区，项目多而集中，是安阳房地产开发的热点区域，新区项目大盘较多，规模明显大于其他区域，普遍开发周期较长；南区环境较差，项目规模较小，相对分散，项目档次较低，户型面积大于中心区和东区；铁西区工业多污染大，项目分散，档次较低。3.22各区域在售项目 3.33在售项目情况中心城区在售项目：项目名称书香园项目位置人民大道121号（六中对面）联系电