呼和浩特市项目可行性研究报告.doc

various parts of the world. There was also a great deal of machinery on display. The most wonderful piece of machinery on show was Nasmyths steam hammer. Though in those days, travelling was not as easy as it is today, steam boats carried thousands of visitors across the Channel from Europe. On arriving in England, they were taken to the Crystal Palace by train. There were six million visitors in all, and the profits from the exhibition were used to build museums and colleges. Later, the Crystal Palace was moved to South London. It remained one of the most famous buildings in the world until it was burnt down in 1936.Lesson81 Escape 脱逃When he had killed the guard, the prisoner of war quickly dragged him into the bushes. Working rapidly in the darkness, he soon changed into the dead mans clothes. Now, dressed in a blue uniform and with a rifle over his shoulder, the prisoner marched boldly up and down in front of the camp. He could hear shouting in the camp itself. Lights were blazing and men were running here and there: they had just discovered that a prisoner had escaped. At that moment, a large black car with four officers inside it, stopped at the camp gates. The officers got out and the prisoner stood to attention and saluted as they passed. When they had gone, the driver of the car came towards him. The man obviously wanted to talk. He was rather elderly with grey hair and clear blue eyes. The prisoner felt sorry for him, but there was nothing else he could do. As the man came near, the prisoner knocked him to the ground with a sharp blow. Then, jumping into the car, he drove off as quickly as he could. Lesson82 Monster or fish? 是妖还是鱼？Fishermen and sailors sometimes claim to have seen monsters in the sea. Though people have often laughed at stories told by seamen, it is now known that many of these monsters which have at times been sighted are simply strange fish. Occasionally, unusual creatures are washed to the shore, but they are rarely caught out at sea. Some time ago, however, a peculiar fish was caught near Madagascar. A small fishing-boat was carried miles out to sea by the powerful fish as it pulled on the line. Realizing that this was no ordinary fish, the fisherman made every effort not to damage it in any way. When it was eventually brought to shore, it was found to be over thirteen feet long. It had a head like a horse, big blue eyes, shining silver skin, and a bright red tail, The fish, which has since been sent to a museum where it is being examined by a scientist, is called an oarfish. Such creatures have rarely been seen alive by man as they live at a depth of six hundred feet.Lesson83 After the elections 大选之后The former Prime Minister, Mr Wentworth Lane, was defeated in the recent elections. He is now retiring from political life and has gone abroad. My friend, Crawley, has always been a fanatical opponent of Mr Lanes Radical Progressive Party. After the elections, Crawley went to the former Prime Ministers house. When he asked if Mr Lane lived there, the policeman on duty told him that since his defeat, the ex-Prime Minister had gone abroad. On the following day, Crawley went to the house again. The same policeman was just walking slowly past the entrance, when Crawley asked the same question. Though a little suspicious this time, the policeman gave him the same answer. The day after, Crawley went to the house once more and asked exactly the same question. This time, the policeman lost his temper. I told you yesterday and the day before yesterday, he shouted, Mr Lane was defeated in the elections. He has retired from political life and gone to live abroad ! I know, answered Crawley, but I love to hear you say it ! Lesson84 On strike 罢工Busmen have decided to go on strike next week. The strike is due to begin on Tuesday. No one knows how long it will last. The busmen have stated that the strike will continue until general agreement is reached about pay and working conditions. Most people believe that the strike will last for at least a week. Many owners of private cars are going to offer free rides to people on their way to work. This will relieve pressure on the trains to some extent. Meanwhile, a number of university students have volunteered to drive buses while the strike lasts. All the young men are expert drivers, but before they drive any of the buses, they will have to pass a special test. The students are going to take the test in two days time. Even so, people are going to find it difficult to get to work. But so far, the public has expressed its gratitude to the students in letters to the Press. Only one or two people have objected that the students will drive too fast!Lesson85 Never too old to learn 活到老学到老I have just received a letter from my old school informing me that my former head- master, Mr Regmald Page, will be retiring next week. Pupils of the school, old and new, will be sending him a present to mark the occasion. All those who have contributed towards the gift will sign their names in a large album which will be sent to the headmasters home. We shall all remember Mr Page for his patience and understanding and for the kindly encouragement he gave us when we went so unwillingly to school. A great many former pupils will be attending a farewell dinner in his honour next Thursday. It is a curious coincidence that the day before his retirement, Mr Page will have been teaching for a total of forty years. After he has retired, he will devote himself to gardening. For him, this will be an entirely new hobby. But this does not matter, for, as he has often remarked, one is never too old to learn. Lesson86 Out of control 失控As the man tried to swing the speed-boat round, the steering-wheel came away in his hands. He waved desperately to his companion, who had been water-skiing for the last fifteen minutes. Both men had hardly had time to realize what was happening when they were thrown violent1y into the sea. The speed-boat had struck a buoy, but it continued to move very quickly across the water. Both men had just begun to swim towards the shore. when they noticed with dismay that the speed-boat was moving in a circle. It now came straight towards them at tremendous speed. In less than a minute, it roared past them only a few feet away. After it had passed, they swam on as quickly as they could because they knew that the boat would soon return. They had just had enough time to swim out of danger when the boat again completed a circle. On this occasion, however, it had slowed down considerably. The petrol had nearly all been used up. Before long, the noise dropped completely and the boat began to drift gently across the water.Lesson87 A perfect alibi 极好的不在犯罪现场的证据At the time the murder was committed, I was travelling on the 8.0 oclock train to London, said the man.Do you always catch such an early train ? asked the inspector.Of course I do, answered the man. I must be at work at 10.0 oclock. My employer will confirm that I was there on time. Would a later train get you to work on time ? asked the inspector. I suppose it would, but I never catch a later train.At what time did you arrive at the station ?At ten to eight. I bought a paper and waited for the train.And you didnt notice anything unusual ? Of course not.I suggest, said the inspector, that you are not telling the truth. I suggest that you did not catch the 8.0 oclock train, but that you caught the 8.25 which would still get you to work on time. You see, on the morning of the murder, the 8.0 oclock train did not run at all. It broke down at Ferngreen station and was taken off the line.Lesson88 Trapped in a mine 困在矿井里Six men have been trapped in a mine for seventeen hours. If they are not brought to the surface soon they may lose their lives. However, rescue operations are proving difficult. If explosives are used, vibrations will cause the roof of the mine to collapse. Rescue workers are therefore drilling a hole on the north side of the mine. They intend to bring the men up in a special capsule. If there had not been a hard layer of rock beneath the soil, they would have completed the job in a few hours. As it is, they have been drilling for sixteen hours and they still have a long way to go. Meanwhile, a microphone, which was lowered into the mine two hours ago, has enabled the men to keep in touch with the closest relatives. Though they are running out of food and drink, the men are cheerful and confident that they will get out soon. They have been told that rescue operations are progressing smoothly. If they knew how difficult it was to drill through the hard rock, they would lose heart. Lesson89 A slip of the tongue 口误People will do anything to see a free show-even if it is a bad one. When the news got round that a variety show would be presented at our local cinema by the P. and U. Bird Seed Company, we all rushed to see it. We had to queue for hours to get in and there must have been several hundred people present just be- fore the show began. Unfortunately, the show was one of the dullest we have ever seen. Those who failed to get in need not have felt disappointed as many of the artistes who should have appeared did not come. The only funny things we heard that evening came from the advertiser at the beginning of the programme. He was obviously very nervous and for some minutes stood awkwardly before the microphone. As soon as he opened his mouth, everyone burst out laughing. We all know what the poor man should have said, but what he actually said was: This is the Poo and Ee Seed Bird Company. Good ladies, evening and gentlemen !lesson90 Whats for supper ？ 晚餐吃什么？Though Brazil is one of the richest countries in the world, much of it has not yet been developed. It was mainly for this reason that the Brazilian government decided to have a new city built 600 miles north-west of Rio de Janeiro. Designed by the great architect Lucio Costa, the new city, Brasilia, replaced Rio de Janeiro as the capital of Brazif in 1960. Brasilia has been carefully planned for modern living. Its wide roads, which can take fourteen lanes of traffic, have been keptaway from living areas. Children do not have to cross busy streets to go to school. Housewives can visit-shopping centres on foot, for in these specially designed living areas, cars are unnecessary. At first, the government had great difficulty in persuading people to leave Rio and to settle in Brasilia. Since 1960, however, the population has been growing all the time. Brasilia has quickly established itself as the capital of the country. The idea to have the capital moved so far inland will have a great effect on the future of Brazil.Lesson91 Three men in a basket 三人同篮A pilot noticed a balloon which seemed to be making for a Royal Air Force Station nearby. He informed the station at once, but no one there was able to explain the mystery. The officer in the control tower was very angry when he heard the news, because balloons can be a great danger to aircraft. He said that someone might by spying on the station and the pilot was ordered to keep track of the strange object. The pilot managed to circle the balloon for some time. He could make out three men in a basket under it and one of呼市项目可行性研究报告前 言2第一章 市场研究21、内蒙古自治区概况22、呼和浩特市经济发展状况和城市发展状况分析32.1产业结构及经济发展趋势分析32.2“十五”期间呼市城市建设总体规划分析42.3人口分布及流动状况分析42.4居民收入水平及住房消费比例分析52.5城市居住区布局及交通规划分析62.6金桥开发区的情况63、呼和浩特市房地产市场综述73.1 土地市场供应量及供应方式73.2新建商品房市场供应量、消化量和存量情况73.3 呼市近三年房产成交价格及房型特点分析73.4 新建商品房市场区域分布分析83.5 房地产市场有关政策分析84、市场微观状况分析94.1 区位竞争对象研究94.2板块竞争对象研究114.3其它竞争对象研究124.4 目标市场定位和特征13第二章项目选址141、项目特征分析141.1 地理位置141.2 交通状况141.3商业气氛142、项目SWOT分析152.1优势分析152.2 劣势分析162.3机会点分析162.4风险分析172.5 结论17第三章 物业定位及发展建议171.项目定位171.1 规划建筑及各功能面积比例171.2 基本户型及面积181.3 规划建筑设计建议181.4 价格建议191.5 物业品质建议19第四章 财务分析221、投资估算及财务效益分析221.1静态投资成本分析表221.2静态投资利润及赢亏平衡分析221.3现金流量表23前 言受上海联洋土地发展公司和上海联洋置业有限公司的委托，本公司对委托方在内蒙古自治区呼和浩特市金桥经济技术开发区进行房地产开发的投资意图进行可行性研究。可行性研究的工作从3月15日开始展开，至4月10日结束。可行性研究的资料来源有：公开的政府报告和统计资料、对政府官员、房地产业内人士、房地产开发企业、普通市民的访谈、相关产品的项目资料、具有代表性的开发商的调研资料和委托方提供的呼和浩特市金桥经济技术开发区总体规划文本等。本公司通过对以上资料的汇总和分析，本着实事求是，对委托方负责的原则，编制出本可行性研究报告。 第一章 市场研究1、内蒙古自治区概况 内蒙古自治区成立于1947年5月1日，是我国最早的民族自治区。内蒙古疆域辽阔，跨越东北、华北和西北三大地区，东西蜿蜒2400多公里，南北跨距1700多公里。有8个省区与之毗邻，并同俄罗斯、蒙古等国家接壤，边境线逾4200公里。全区总面积118.3万平方公里，占全国总面积的12.3，居各省市区第3位。全区辖8个盟、4个市、101个旗、县（市、区），1553个乡镇，1396个行政村。其中区辖市呼和浩特市为自治区首府。内蒙古大部分是海拔1000米以上的高原地区。高原、平原、山地、丘陵、盆地、沙漠和森林、草原等，境内河流和湖泊星罗棋布，数以千计。自治区耕地面积531万公顷，人均0.24公顷，居全国首位。森林总面积1406.6万公顷，居全国第二位；森林覆盖率达13.8，高于全国平均水平。同时，内蒙古还拥有丰富的矿产资源和旅游资源。 内蒙古是以蒙古族实行区域自治的少数民族地区。全区共有蒙、汉、回、满、朝鲜、达斡尔、鄂温克、鄂伦春等49个民族。内蒙古的工业体系主要包括煤炭、纺织、冶金、机械、电力、食品、建材、森工、电子、皮革、皮毛、化工、医药、造纸、酿酒、服装等门类比较齐全的工业体系，其中冶金、农畜产品加工业、油、钢铁、机械、煤炭、建材、毛纺、水泥、羊绒制品、电力、森工、食品等是内蒙古工业的支柱产业。内蒙古自治区2000年的产业结构分布为：第一产业占25%，第二产业40%，第三产业占35%。2、呼和浩特市经济发展状况和城市发展状况分析2.1产业结构及经济发展趋势分析呼和浩特为内蒙古自治区首府，蒙语意为“青色的城”，故有“青城”之称，位于内蒙古自治区中部，阴山以南，黄河以北，土默特平原内，是塞外历史文化名城。明代定名“绥远”，1954年定为内蒙古自治区首府，称呼和浩特市（简称呼市）。全市辖新城区、回民区、玉泉区、塞罕区、托克托县、和林格尔县、清水河县、武川县、土默特左旗以及金川、如意、金桥三个开发区。全市总面积17224平方公里，其中市区面积2054平方公里。总人口208万人，其中市区人口105万人。呼和浩特是内蒙古最重要的工业城市之一，目前已形成了毛纺、食品、电子机械、建材等支柱产业，包括化工、冶金、电力、包装、装潢等20多个行业门类比较齐全的加工工业体系。“仕奇”、“伊利”等是呼市重点扶持和发展的企业集团。呼和浩特是中国西北地区的交通枢纽之一，每日有近30对货车、11对客车直达或过呼市。呼和浩特至乌兰巴托的国际列车与俄罗斯贝阿铁路、西伯利亚大铁路相接，并可与俄西部发达地区以及东欧各国相连，是最佳陆路运输线之一。呼市白塔机场已开通48条国内航线，并开通蒙古国、俄罗斯方向的国际航线，是北京机场的备降机场。呼市属西北大陆性季风气候，年平均温度6，1月份最冷，平均气温-13；7月份最热，平均气温22。降水量少而不均，寒暑变化剧烈。“九五”期间，呼市的经济和社会、文化等方面得到了长足的发展。2000年的全市GDP从1995年的96亿元增长到了179亿元，年平均增长率达到了11.3%。三个产业结构从“八五”时期的18.442.339.3调整到“九五”时期的14.043.842.2。其中，非国有经济的比重上升，带动了所有制结构的改善，成为经济发展的重要力量。非国有经济的投资、工业增加值和社会消费品零售总额比例由1995年的13.1%、27%、54.4%上升到2000年的28.5%、50.8%、78.2%。“九五”期间，以水、电、气和交通通讯为重点的城市基础设施建设得到加强，一些长期制约经济社会发展的“瓶颈”得到缓解。“十五”期间，呼市的总体发展思路是：以建设现代化首府城市为目标，突出提高城乡人民生活水平和财政收入水平，推进以农业和农村经济结构战略性调整为中心任务的脱贫致富达小康工程、以工业经济结构调整为重点的城市经济发展战略工程、以提高城市整体功能和文明程度为核心的现代化首府城市建设工程，加大经济结构调整力度、促进产业结构优化升级，积极实施体制创新和科教创新战略，增强经济发展内在活力，大力推进城市化进程，加快现代化首府城市基础设施建设，进一步扩大对外开放，积极参与国内外经济竞争与合作，坚持可持续发展战略，大力推进生态环境建设和保护。表1：上海市、内蒙古自治区和呼和浩特市主要经济指标对比 年度：2000 指 标 项 目上海市内蒙古自治区呼和浩特市 国内生产总值（亿元）4551.151400179.15 其中：第一产业81.6535225 第二产业2186.955278.5 第三产业2282.649675.6 人均国内生产总值（万元）3.460.590.86 财政收入（亿元）1141.6155.620.45 固定资产投资总额（亿元）1861.17430.0167.13 城镇人均可支配收入（元）1171851205582 城镇住宅竣工面积（万m2）1476.8696543.36* 住宅开发投资（亿元）413.1528.82不详 * 经济适用房竣工面积 呼市制订的“十五”发展具体目标是：GDP年均增长12%，到2005年按2000年价格水平计算达到318亿元；财政收入年均增长10%，到2005年达到33亿元；城市居民人均可支配收入年均增长8%，达到8200元；农民人均纯收入增长7%，达到3560元；人口自然增长率控制在9以内； 城镇登记失业率控制在5%以内。具体地，在房地产方面，呼市的“十五”主要目标是，大力发展以经济适用房为主的普通住宅建设，增加住房供给。规划建设好小康住宅示范工程，提高住房质量。坚持住宅建设与新区开发、旧城改造有机结合。加快住房商品化进程，完成公有住宅出售，盘活存量，搞活房地产二、三级市场。2.2“十五”期间呼市城市建设总体规划分析 根据呼市的规划，“十五”期间，城市发展按照中心城区、卫星城和中心镇三级体系布局，逐步形成以中心城区为核心，卫星城为骨干，中心镇和一般镇合理布局、功能互补的城市网络群。其中，中心城要控制密度、增强功能、优化环境。积极调整第二产业结构和土地利用结构，有步骤地淘汰技术落后、污染重、有碍城市景观的工业，逐步将部分工业企业外迁，重点发展金融、商贸、信息等现代服务业。要依托如意、金川和金桥开发区，适度拓展中心城区规模。在基础设施建设方面，呼市的城区道路将要开辟贯通东西向干道，延伸改造南北向干道，打通一环路，建设绕城路（二环路），拓宽改造城区出入口，综合整治小街小巷。在市政公用设施建设方面，呼市计划在2005年，市区日供水能力到达52万吨，自来水普及率达到100%。通过天然气输配工程的建设，形成以天然气为主、人工煤气和液化气为辅的供气格局；扩大集中供热面积，完成集中供热二期工程，规划建设供热三期工程。计划到2005年，城市气化率达到80%，集中供热面积达到1800万平方米。此外，在“十五”期间，呼市将按照注重精品、突出特色，高标准制定全市及各区的控制性规划和详细规划，做好城市整体设计工作。 2.3人口分布及流动状况分析呼市总人口208万人，其中市区人口105万人。玉泉区和回民区人口相对比较密集，由于属于老城区，市民区域观念较强，人口流动性较小。新城区和赛罕区开发区发展较快，比较开放，外地企业和外地个体户以及郊区农民成为这两个区人口流动的主要力量，也为这两个区的房地产市场提供了大量客源。 2.4居民收入水平及住房消费比例分析2000年，呼和浩特人均可支配收入5581.90元，扣除价格上涨因素，比1999年增长了4.87%，人均消费性支出4612.91元，扣除价格上涨因素，同比增长了7.33%，国有企业职工人均收入7910.57元，同比增长13.05%，人均食品支出1622.52元，占消费性支出的35.17%。呼和浩特市人均居住面积11.99平方米，同比增长9.6%；其中80.15%的居民居住在成套的住宅单元内，两室户以上的居民户占77%。2000年，呼市居民户中，人均居住面积不足4平方米的减少到1%，人均投资购房和建房支出868.04元，比上一年增长1.4倍，占消费支出的18.82%。表2：上海市和呼和浩特市居民收入和住房消费情况对比 年度：2000 对 比 指 标上海市呼和浩特市 人均可支配收入（元）117185581.90 人均消费性支出（元）-4612.91 其中：食品支出（元，所占比例）-1622.52 (35%) 住房消费（元，所占比例）-868.04(19%) 人均居住面积（平方米）11.411.99 住宅成套率（%）7480.15 表3：呼和浩特市部分职位的年平均收入 单位：元/年 职位/职称较高水平中等水平较低水平 企业党群机构负责人3780068704236 企业高级管理人员3080088704838 企业中层管理人员20763.28139.54621 企业一般管理人员13376.256873732 高级工程技术人员2815287964448 中级工程技术人员1662162493791 初级工程技术人员140105327.53509 土建施工工人1152163123697 机修工658353954729 博士生18000 硕士生13200 本科生9600 大专生4800 图1：2000年呼市居民每100元消费支出中的用途比例 2.5城市居住区布局及交通规划分析呼市原先为郊区包围。1999年，呼市市政府对城区行政辖区范围作了重新划分，设立了新城区、玉泉区、回民区、塞罕区，取消了城郊概念，形成了以中心城区为中心，各区各自向外延伸拓展的发展格局。但是，由于呼市的特殊地理位置和历史发展情况，各区内城市建设和住宅发展并不平衡。呼市北部为大青山山脉阻隔，大青山向南和呼市城区之间另有一地震断裂带，因此呼市向北基本没有发展余地。玉泉区和回民区位于呼市西部，是城市中的旧城区，市政基础配套设施基本不完善，而且区内以低、矮的老房居多，居民文化层次、职业地位和消费能力非常有限，旧城改造的任务十分艰巨，形成了城市发展的瓶颈区域和类似上海“下只角”的居住概念。市政府要求在三年内完成旧房的拆迁任务，在此过程中，已经引入了部分外地的开发商。这一地区市场大，但楼市的价格偏低，是一个每年60万平方米的低档位市场。呼市东西向是一条长轴，目前发展的重头戏在东部，特别是在位于白塔机场和中心城区之间的如意开发区及其西侧，中心城区与之相邻的地带，住宅建设正在形成一个高潮。一大批较为高档的住宅小区已经建成或者正在建设，如昭君花园、昭君别墅、芳汀花园、丽苑小区等。特别是原呼市市委、市府用地分别以近7000万和3000多万元的价格拍卖后，市政府的办公楼迁往如意开发区，中心城区与之连接的交通主干道东风路和海拉尔东路已经建成，对该地区的房地产开发起到了推波助澜的作用。东部的人口密度目前不如南区高，生意人是目前的主要市场。市政府移址东迁，可能使这里出现一部分高档物业，如丽苑的二期等。然而，呼市唯一的机场呼和浩特白塔机场限制了呼市向东方向的继续发展。同时，由于该地区普遍为当地政府官员和普通市民看好，该地区的地价已有较大幅度的上升。但也有大量开发商以6-7万元的价格囤积了待开发土地。如丽苑小区就有30万平方米的规划量在今后3年开发。呼市南区地势平坦，原先多为农田和菜地，地理上没有发展的阻隔。与之紧紧相邻的是呼市的大学区，人气旺盛，人文环境相对较佳。但除教师和医生以外，由于本地原为郊区，郊区农民是一个重要部分。由于昭乌达路没有贯通，二环路工程尚未全面启动，因此地价相对较低，无论开发区报出的地价，周围村提供的土地，还是东瓦窑的地价，一般每亩在6万元左右，甚至以下。该区域内的住宅楼盘相对较少，只有东苑住宅小区和学府花园等。目前，南区的主干道昭乌达路的建设已基本完成了地下管线的敷设，延伸工程预计在2001年的7月底全面竣工。二环路工程在今年6月将首先开始南段的动拆迁工作，预计在2年内完成南段（即金桥开发区概念）。在金桥开发区北侧紧邻的东