南山工业园定位于构建制造产业集群基地为主、发展物流和环保 产业为辅的综合性“生态环保型”工业园。工业园分为7个功能区,包 括中心商务小区、制造工业小区、环保型科技工业小区、物流产业小 区、一期生活小区、二期生活商务小区及旅游休闲区。 基于对南山工业园首期建设与招商情况、投资环境和自然环境、 功能分区及管理体制、市场前景与引资策略、体制财务及体制风险等 方面的全面分析,表明南山工业园具有国内独一无二的自然条件和良 好的交通运输优势,投资环境好,管理模式先进,功能分区合理,投 资收益高,现金流量状况良好,具有较强的盈利能力和偿债能力,投 资风险可控。因此,投资建设南山工业园具有较好的社会、经济价值。 关键词南山工业园,招商引资,投资建设 了ABSTRACT NanshanIndustrialParkwasfonnedbythe们匡unieiPalgovemment’s aPProvalasairlunleiPal一gradeindustrialParkinJune ZOOZ.Environmentallyoriented,NanshanIndustrialParkfocuseson manufactureindustriesaswellaslogistieandenviron们nental一角endiy industries.Ithas7funetionzones,ineludingtheconllnercezone,the manufactureindustryzone,theenvironmentally伍endiyhi一teehindustryzone,thelogistieindustryzone,the1st一stagecommunityzone,theZnd一stageco mmunity&businesszoneandtheleisurezone.ThroughcomPrehensiveanalysisofNanshanhidustrialParka Perioddeveloprnentswitheanvassbusinessthecircurnstanee,investment environmentdividetheareaandrnanagethesystem,marketforeground WithleadthestrategyofbusinessPromotion,systemfinanceandsystem risketc.toanalyzeeomPletelywiththenatUralenvlronrnent,funetion, exPressingthesouthrnountainindustryParkhastheoneandonlynature indomestietennwiththegoodtransPortationadVantage,inves加ent environmentgood,managethemodeforerunne几允netioncentarea reasonable,investtheineome15high,eashdischargetheeondition15 good,havingthestrongerProfitabilitywithrePaydebttheability,invest theriskeaneontrol.Therefore,investNanshanIndustrialParkhavethe goodsoeiety,eeonomyvalue. KEYWORDS:NanshanhidustrialPark,businessPromotion, investmentofdeveloPmentandeonstrUetion目录 第1章背景介绍.............................................1 1.1园区简介与发展策略....................................1 1.2经营主体及战略目标.,..................................1 第2章园区建设的理论依据二,................................3 2.1区域经济学理论与实践.............................,.…3 2.1.1增长极理论......................................3 2.1.2核心一边缘理论..................................3 2.1.3区位分析理论....................................5 2.2产业经济学理论与实践,...........................5 2.2.1地域分工理论....................................5 2.2.2不平衡增长理论...............,............6 2.2.3区位结构变动导向理论............................6 2.3可持续发展理论与实践.................................,6 第3章投资环境与竞争分析...................................8 3.1宏观环境..............................................8 3.1.1世界产业发展趋势........................,.8 3.1.2我国政治经济环境..…,..........................8 3.1.3国内园区发展态势................................8 3 . 1.4H省地理位置、经济地位与发展趋势.................8 3.1.SC市投资环境.....................................9 3.2微观环境.............................................10 3.3宏观竞争态势.........................................12 3.3.1现有竞争者.....................................12 3.3.2潜在进入者..................................,二14 3.3.3替代竞争者…‘.................................14 3.3.4土地供应者.....................................14 3.3.5入园企业.......................................14 3.4微观竞争情况.........................................巧 第4章功能分区和管理体制..…,............................16 4.1工业园总体功能定位...................................164.2功能分区及用地规划...................................16 4.2.1功能分区.......................................16 4.2.2用地规划.......................................17 4.3管理模式与服务体系.............,二,............21 4.3.1管理模式....................................,二21 4.3.2服务体系....,............................24 第5章市场开发及招商引资..................................26 5.1市场需求分析.........................................26 5.2土地供给状况.........................................27 5.2.1现有主要成片规划土地状况.......................27 5.2.2土地征收和市场管理政策.........................28 5.2.3南山工业园的征地模式...........................28 5 . 3市场定位与开发模式...................................28 5.3.1工业园产业定位.................................28 5.3.2入园企业的定位.................................29 ‘ 5.3.3工业园开发模式.................................29 5.4土地运营及盈利方式...................................31 5.5招商渠道与引资策略...................................32 5.5.1工业园招商渠道.................................32 5.5.2工业园引资策略.................................33 5.6现期招商与前景预测...................................34 5.6.1首期招商情况...................................34 5.6.2市场需求预测...................................35 第6章投资财务分析........................................37 6.1目前财务状况.......................,...........37 6.1.1主要会计政策...................................37 6.1.2资产、负债及所有者权益构成............;..37 6.1.3资金投向及收入构成.............................37 6.2总投资构成及估算.....................................38 6,2.1固定资产投资总额估算.…,..,.............38 6.2.2流动资金投资估算.,…,......,.…43 6.3投资计划与资金筹措.............,...........,…43 6.3.1资金使用计划及筹措方案.........................436 . 3.2资金使用计划及筹措估算.......,...........44 6.3.3还本付息计划.......,.....................45 6.4总成本费用及经营成本估算.............................47 6.4.1固定资产折旧及无形资产摊销估算.................47 6,4.2总成本费用估算.................................48 6.5投资收入、税费及利润估算.............................49 6 . 5.1财务收入估算...................................49 6.5.2税费估算......,..........................50 6.5.3利润总额估算...................................50 6.6投资财务现金流量................,..............51 6.6.1园区投资的现金流动状况.........................51 6.6.2园区投资的现金流量预测.........................52 6 . 7财务评价与不确定性分析...............................52 一 6 . 7.1财务评价......................................,52 6.7.2不确定性分析...................................53 第7章投资风险分析........................................55 7.1风险因素................、..,.............55 7 . 1.1政治风险.......................................55 7.1.2政策风险...........、,....................55 7.1.3管理风险.…,..................................55 7.1.4财务风险.......................................56 7.1.5技术风险.......................................56 7.1.6自然风险....,............................56 7.2风险控制与防范.......................................56 7 . 2 . 1针对政治风险.................,...........56 7.2.2针对政策风险............................,56 7.2.3针对管理风险.,...........................,56 7 . 2 . 4针对财务风险....................,........57 7.2.5针对技术风险...................................57 7.2.6针对自然风险二二,......................57 结论..........................................,.....58