北京别墅营销策划报告.doc

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芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿蒃螂膂蒈蒂袄羅莄蒁羇膁芀薀蚆羃膆薀螈腿肂蕿羁羂蒀薈蚀芇莆薇螃肀节薆袅芅膈薅羇肈蒇蚄蚇袁莃蚄蝿肇艿蚃袂衿膅蚂蚁肅膁蚁螄羈蒀蚀袆膃莆虿羈羆芁蚈蚈膁膇螈螀羄蒆螇袃膀莂螆羅羃芈螅螄膈芄莂袇肁膀莁罿芆葿莀虿聿莅荿螁芅芁莈袃肇膇蒇羆袀蒅蒆蚅肆莁蒆袈衿莇蒅羀膄芃蒄蚀羇腿 北美风情小镇营销策划报告一、 价格策略北京市别墅格局：北京别墅分布，有所谓的四大格局，即“一山”、“两河”、“三线”、“四高”。“一山”指西山，从门头沟、八大处、香山直至温泉永丰乡；“两河”指潮白河、温榆河两河周边别墅带；“三线”指立汤、京顺、京通三条线；“四高”则指京昌、京沈、京开、京密四条高速路。其中“三线”和“四高”是传统的别墅区域，而“一山”和“两河”因其自然资源相对较好，是北京别墅分布最佳的位置。别墅市场的价格格局：目前北京市别墅的平均售价约为人民币8400元平方米左右。别墅市场的价格格局与普通商品房价格分布特点相似，市场价格由市区向郊区递减。同时由于别墅市场发展的时间和基础条件不同，又呈现出以下特点：市区别墅：市区内别墅少而价格较高，平均售价在2000美元平方米左右，约合人民币16600元平方米，其中最高价为东南二环旁的怡龙别墅开价为3000美元平方米。京顺路沿线及其周边地区：别墅售价大多在10003000美元平方米之间，平均售价以城区为中心，由里向外递减，东北四环附近平均价位在2700美元平方米左右，首都机场附近约为2000美元平方米，马坡地区中高档别墅约为1200美元平方米，普通项目的售价在5000/平方米左右。立汤路沿线：别墅平均售价人民币7000元平方米。京昌路沿线：中高档项目的别墅售价平均也在10000元/平方米。而且目前西北区域别墅价格直追东北区别墅，如翠湖别墅2000年8月重新开盘后，销售均价由8500元每平方米上涨到9600元平方米；玫瑰园一期现房1200美元平方米；二期环湖别墅就成倍涨至2750美元平方米，而环湖别墅一期也在2000美元平方米；碧水庄园一期均价1400美元平方米；基本上与东北区别墅不相上下。其他地区：其他地区别墅以内销市场为主，价格差距很大，产品的档次普遍不高。其中售价在人民币3000-6000元平方米的则分布在海淀上地、通州地区、大兴西红门、亦庄和望京地区。价位在人民币2000-3000元平方米的低档别墅则主要分布在远郊区县。需要特殊说明的是，别墅市场价格格局虽然大体上与以上区位价格相符，但同时别墅价格在区位条件影响的基础上，受区域小环境和项目品质影响也很大。所以区位价格格局只能作