1.0 INTRODUCTION简介 …1
1.1 BACKGROUND 任务介绍…1
1.2 SCOPE OF WORK服务内容 2
1.3 REPORT STRUCTURE 报告结构2
2.0 CONCLUSIONS AND RECOMMENDATIONS 项目开发规划建议 ……3
2.1 DEVELOPMENT SUGGESTIONS TO THE WHOLE SUBJECTED PROJECT总体项目开发建
议 ……3
2.2 DEVELOPMENT SUGGESTIONS TO HOTEL酒店开发建议…10
2.3 DEVELOPMENT SUGGESTIONS TO OFFICE BUILDING办公楼开发建议 ……14
2.4 DEVELOPMENT SUGGESTIONS TO SERVICE APARTMENT 酒店式公寓开发建议……18
2.5 DEVELOPMENT SUGGESTIONS TO RETAIL 零售商业开发建议 ……25
2.6 SUGGESTIONS TO PHASING开发分期建议 …32
3.0 MACROECONOMIC & POLICY OVERVIEW宏观经济政策分析 ……39
3.1 MACRO ECONOMY IN SHANGHAI上海宏观经济分析39
3.2 MACRO ECONOMY OF XUHUI DISTRICT徐汇区经济分析 …51
3.3 GOVERNMENT POLICIES ANALYSIS政策研究 ……56
4.0 SITEANALYSIS 地块研究…63
4.1 INTRODUCTION OF THE SITE地块简介63
4.2 INDUSTRIAL ENVIRONMENT ANALYSIS 产业环境分析 ……65
4.3 LIVING FACILITIES AROUND THE SITE 周边环境设施调查…68
4.4 TRANSPORTATION SYSTEM ANALYSIS 交通系统分析72
4.5 SWOT ANALYSIS SWOT分析83
4.6 SUMMARY 小结……85
5.0 SERVICE APARTMENT MARKET ANALYSIS 服务式公寓物业市场分析87
5.1 TRADITIONAL STYLE SERVICE APARTMENT MARKET ANALYSIS传统服务式酒店公寓
市场分析 …87
5.2 STRATA-TITLED SERVICE APARTMENT ANALYSIS产权式酒店公寓市场分析 ……90
5.3 REGIONAL MARKET ANALYSIS区域市场分析……99
5.4 MARKET CONCLUSIONS市场小结 110
6.0OFFICE MARKET ANALYSIS办公楼物业市场分析……112
6.1 SHANGHAI OFFICE MARKET OVERLOOK 上海办公楼市场概况 …112
6.2 REGIONAL MARKET ANALYSIS 区域市场分析……118
6.3 MARKET CONCLUSIONS 市场小结133
7.0 HOTEL MARKET ANALYSIS酒店物业市场分析……137
7.1 SHANGHAI HOTEL MARKET OVERLOOK 上海市酒店市场概况 …137
7.2 REGIONAL MARKET ANALYSIS区域市场分析 ……142
7.3 MARKET CONCLUSIONS 市场小结 146
8.0 RETAIL MARKET ANALYSIS零售物业市场分析…148
8.1 SHANGHAI RETAIL MARKET OVERLOOK上海零售市场概况 ……148
8.2 REGIONAL MARKET ANALYSIS区域市场分析 ……152
8.3 MARKET CONCLUSIONS市场小结…174
9.0 COMPETITION ANALYSIS竞争分析 176
9.1 SERVICE APARTMENT MARKET 酒店公寓市场 …176
9.2 OFFICE MARKET 办公楼市场……184
9.3 HOTEL MARKET 酒店市场…190
9.4 RETAIL MARKET 零售市场197
9.5 SUMMARY小结 ……206
10.0 DEVELOPMENT SCENARIO备选开发方案评估 ……208
10.1 OPTION ONE 方案一 209
10.2 OPTION TWO方案二 215
10.3 COMPARISON BETWEEN OPTOIN 1 AND OPTION 2方案一和方案二优劣评选…218
10.4OPTION THREE方案三……222
10.5COMPARISON BETWEEN OPTOIN 1 AND OPTION 3方案一和方案二优劣评选 …223
10.6CASH FLOW BEFORE TAX OF OPTION 1 , OPTION 2 AND OPTION 3……225
11.0 PRELIMINARY FINANCIAL ANALYSIS 初步财务分析228
11.1 THE FUNDAMENTAL PARAMETER AND SCHEME 项目开发基本参数及建设方
案…228
11.2 FINANCIAL ANALYSIS RESULT OF HOTEL酒店产品财务分析结果…235
11.3 FINANCIAL ANALYSIS RESULT OF OFFICE BUILDING 办公楼产品财务分析结
果……238
11.4FINANCIAL ANALYSIS RESULT OF SERVICE APARTMENT 酒店式公寓产品财务分
析结果……240
11.5FINANCIAL ANALYSIS RESULT OF STRATA-TITLED SERVICE APARTMENT 产权式
酒店公寓产品财务分析结果……242
11.6FINANCIAL ANALYSIS RESULT OF RETAIL SHOPPING PLAZA休闲购物广场产品财
务分析结果244
11.7FINANCIAL ANALYSIS RESULT OF RESTAURANTS 餐饮产品财务分析结果 …246
11.8FINANCIAL ANALYSIS RESULT OF ENTERTAINMENT COMMERCE 娱乐产品财务
分析结果…248
11.9FINANCIAL ANALYSIS RESULT OF SPORT AND LEISURE CENTER 运动休闲产品财
务分析结果250
11.10FINANCIAL ANALYSIS OF THE WHOLE PROJECT 项目整体财务分析 252
11.11SENSITIVITY ANALYSIS 敏感性分析 ……254
12.0 PROMOTION STRATEGIES市场推广策略…255
12.1 PROPERTY RIGHT HANDLING产权处置策略255
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