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Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF目录1总论41.1项目概况41.2项目建设的必要性41.3可行性研究报告编制依据51.4主要技术经济指标与研究结论62项目选址及建设条件72.1项目所处区域72.2项目建设地点92.3建设条件113市场分析123.1沈阳市写字楼市场现状123.2沈阳市写字楼市场分类研究133.3项目影响因素分析143.4项目STWO分析174营销方案设计224.1项目名称及产品定位224.2目标客户234.3管理方案设计254.4定价策略264.5销售安排275项目建设方案295.1建筑设计方案295.2结构设计方案326Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF5.3公用设施方案336专篇设计386.1消防386.2节能416.3防雷426.4智能配套方案437环境影响评价467.1项目建设与运营对环境的影响467.2环境保护措施497.3环境保护措施实施评价518项目组织机构与进度计划528.1组织机构与人力资源528.2项目招投标管理528.3项目实施进度安排549投资估算与资金筹措579.1投资估算的依据及说明579.2总投资估算589.3资金筹措方案5910经济效益分析6110.1项目销售计划6110.2盈利能力分析6210.3清偿能力分析6310.4不确定分析6311风险分析及对策6611.1政策风险666Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF11.2市场风险6611.3经营管理风险6711.4财务风险6812结论与建议7012.1结论7012.2建议706Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1总论1.1项目概况1.1.1项目情况项目名称：顺天大厦项目地址：沈阳市大东区总建筑面积：19160平方米。其中：公寓及写字间约11369平方米，商铺约为5091平方米，地下停车场及设备用房约2660平方米。建筑高度：15层（含地下一层）1.1.2建设单位情况建设单位：沈阳市宏建房屋开发有限公司法人代表：王立祥资质等级：房地产开发企业资质三级公司地址：辽宁省沈阳市沈河区彩塔街11号1.2项目建设的必要性1.2.1实践大东区“十一五”发展规划的需要在沈阳市大东区“十一五”经济和社会发展规划中指出：结合市府大路沿线餐饮业较发达、东陵西路汽车贸易渐成规模和地铁1号线出口处的潜在商业资源优势，规划发展具有商务休闲、金融中介、特色餐饮、购物娱乐、汽车品牌贸易为特色的商业功能“东扩轴”。本项目处于地铁1号线出口和内环线交汇口，项目的实施实现了相关规划的建设要求1.2.2协调大东区产业结构的需要6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF大东区是沈阳民族工业的发祥地，经过近百年的发展，目前已形成以汽车、飞机发动机、机械设计制造、生物制药、仪器仪表和其他机械制造业为主的庞大的产业群，是中国著名的航空发动机制造基地、数控机床生产基地、轻型汽车生产基地。但是，大东区产业主要以制造业为主，而经济的发展趋势是第三产业渐成主流，本项目的建设对于协调大东区产业结构具有重要的意义。1.1.1实现大东区“一带三圈”规划目标的需要随着沈阳地铁一号线进入大东区，围绕在这里设立的3个站位，大东区将推出“一带三圈”的地铁经济发展框架。其中“一带”指大东区新的经济隆起带。“三圈”指，在地铁一号线津桥站、滂江站、黎明文化宫站站口的周边，半径500~700米的范围内，打造3个经济圈。本项目处于滂江站，依托一环路靠近城市中心区，商业较发达、居民密度较大、收入层次较高和交通便利的优势，重点发展以行政办公、金融保险、信息产业、商务和商贸为主的、具有高科技含量的现代城市集群商业带，拉动和提升城市居民的生活消费水平和消费能级。1.2可行性研究报告编制依据1）《投资项目可行性研究指南》，2002，国家计委以计办投资[2002]15号文件，中国电力出版社2）《建设项目经济评价方法与参数（第三版）》，2006，中国计划出版社3）《沈阳市国民经济和社会发展“十一五”计划和远景目标纲要》4）《沈阳市城市总体规划大纲（2000—2020年）》5）国家、辽宁省及沈阳市政府现行有关规定及文件6）《大东区第三产业发展规划（“十五”及2010年）》7）房地产开发机构发布的工程建设方面的标准、规范、定额8）沈阳市及项目周边地区市场调研和现场勘察资料9）投资项目方签定的协议书或意向书10）其他有关依据资料11）项目批复文件6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1主要技术经济指标与研究结论表1.1顺天大厦项目主要技术经济指标表序号项目指标单位一建筑类1总建筑面积19160㎡2占地面积6105.3㎡二投资类1项目投入总资金10175.08万元1.1土地取得费用3064.86万元1.2前期费用210.76万元1.3城市基础设施配套费283.57万元1.4建筑安装工程费4897.30万元1.5园区配套费574.80万元1.6管理费用135.47万元1.7销售费用220.60万元1.8财务费用434.15万元1.9预备费353.57万元2资金筹措10175.08万元2.1项目资本金4000.00万元2.2银行借款5194.54万元2.3销售收入投入964.91万元三财务类1净现值（税后ic=8%）669.15万元2内部收益率（税后）14.84%%3静态投资回收期（税后）1.91年4借款偿还期1.79年“顺天大厦”项目经测算，预计总投资为10175.08万元，预计总销售收入为13787.685万元，经计算，该项目的盈利水平较高、偿债能力较强，而且销售收入及建设投资等不确定性因素基本处于可控范围之内，因此，项目可行，值得投资。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1项目选址及建设条件1.1项目所处区域1.1.1沈阳市概况沈阳是东北地区最大的中心城市。地处东北亚经济圈和环渤海经济圈的中心，具有重要的战略地位。以沈阳为中心，半径150公里的范围内，分布着钢铁基地鞍山、煤炭基地抚顺、化纤基地辽阳、煤铁基地本溪、石油基地盘锦、煤粮基地铁岭、电力基地阜新等7座百万人口以上的大型工商业城市，构成了经济联系特别紧密、市场容量巨大的城市群体，不仅可为工业企业提供丰富的矿产资源，而且还是一个购买力极强的产品销售市场。沈阳市是中国交通最发达的地区之一，也是东北地区最大的交通枢纽。以沈阳为中心，至北京、大连、哈尔滨、抚顺、丹东高速公路网已经建成。距营口港200公里，距大连港400公里，可与世界140多个国家和地区的港口通航。连接山海关、大连、丹东、长春、哈尔滨等地6条铁路干线汇集于此，并且与朝鲜、蒙古、俄罗斯直接相通。沈阳桃仙国际机场，是东北地区最大的枢纽机场，距大东区20公里。沈阳东站坐落在区内，101条铁路专用线构成发达的货运网络。图1.1沈阳市在辽宁省的位置6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1.1大东区概况大东区位于沈阳市东部，是沈阳市市内五城区之一。面积51.18平方公里，人口63万，是沈阳市内面积最大的城区。一、交通条件大东区所在地沈阳是中国交通最发达地区之一，也是东北地区最大的交通枢纽，已形成陆海空立体交通网络。公路：以沈阳为中心，沈阳至北京、大连、哈尔滨、抚顺、丹东一环五射的高速公路网已经形成。铁路：沈阳作为东北地区最大的铁路枢纽，铁路网密度居全国首位。连结山海关、大连、丹东、长春、哈尔滨等地6条铁路干线汇集沈阳，并且与朝鲜、蒙古、俄罗斯直接相通。海运：从沈阳出发，2小时可达营口港，4小时可达大连港，可与世界140多个国家和地区的港口通航。空运：沈阳桃仙国际机场，是东北地区最大的枢纽机场。从沈海现代工业示范区出发，25分钟可抵桃仙国际机场。以桃仙国际机场为基地的北方航空公司，已开通国内外航线70多条，可直达中国香港特别行政区和国内各主要城市以及朝鲜、俄罗斯、日本、韩国等国家。货运：沈阳东站座落在大东区内，101条铁路专用线构成发达的货运网络。沈阳一环路、大二环路横穿全区，沈阳市东西快速干道1/3在大东区内。二、基础设施区内基础设施完善、发达。沈海热电厂提供充足的电力，进行各项投资所需的水、煤气等供应充足。工业用地上建筑、必要的专用设备在数量和质量上，居于沈阳市前列。三、居住条件6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF大东区是沈阳市最适合于居住的城区之一，南北两条运河流经全区，沿岸花团锦簇、树木葱荣、景色优美，适合开发高档住宅区；特别是正在建设的大东广场，是沈阳市最大的广场，广场周边地区适合建设金融、保险、高档写字楼等商贸服务设施。除此之外，区内还拥有大片闲置的工业、仓储及生活用地可供开发利用，房地产业发展潜力巨大。一、工业基础大东区是当前沈阳市最具竞争力的工业区。区内聚集了众多优势企业，如沈阳金杯客车制造有限公司、沈阳黎明航发集团、沈阳华润压缩机有限公司、沈阳三洋空调有限公司、沈阳东芝电梯有限公司、沈阳金杯通用汽车有限公司、沈海热电厂等。同时，还吸引了一大批国外知名企业到大东区投资，如美国通用公司、德国宝马汽车公司、日本三菱自动车工业株氏会社、沃尔玛（中国）有限公司、美国泰克公司、日本丰田通商株氏会社、三洋电机有限公司和美国吉列公司等。大东区是沈阳民族工业的发祥地，经过近百年的发展，目前已形成以汽车、飞机发动机、机械设备制造、生物制药、仪器仪表和其它机械制造业为主的庞大的产业群。是全国最大的机械加工区，其境内所产轻型客车占全国的市场份额达50%以上，航空发动机占全国60%以上。大东区内可置换的与需重新盘活的工业用地有500万平方米，水、煤、气、电等工业用基础设施完备，有相当丰富的工业资源尚未得到充分利用。区内有一所大学、两个国家级研究所以及众多的工业企业，培养和储备了大量专业技术人才，以及一支专业素质高、技术精湛的产业工人大军。二、人才资源大东区的劳动力资源极为丰富，劳动人口近40万，40多所技工学校、职业学校，每年可培养出可塑性极强的技术工人7000多名。拥有各类专业技术人员11万余人，是沈阳市科技人员最为集中、科技力量最强的园区之一。1.2项目建设地点1.2.1项目位置东：现状住宅住宅南：航空西路西：傍江街北：107中学6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF图1.1项目在沈阳市大东区的位置1.1.2周边配套设施提高了项目的宜居性项目地块所在地是城市中心次热点区域，西临城市内环线交通干道的滂江街；北为沈阳市重点初中107中学，正东为辽宁省重点中学沈阳市第一高级中学；周边有以“东逸花园”为首的等高档生活社区；有“世纪联华”大型商业卖场；西南面为距今已有百年历史万泉公园，园区内水面面积为5.23公顷，草木繁茂。项目所在地的自然环境优越，区位条件良好。1.1.3即将建成地铁提高了项目未来的发展潜力项目地块处于滂江街地铁站南延长线上。目前，滂江街附近的星级宾馆只有黎明国际酒店，没有大型的商场和高档的写字楼，而这里将是地铁一号线和地铁五号线的交会点，未来的商流、客流量将十分巨大。大东区将据此打造发展潜力巨大的滂江商贸圈。1.1.4沈阳发展规划为项目提供了无限想象空间根据沈阳市的发展战略，中捷友谊厂、矿山机械厂都将搬迁至铁西新区，这就为地铁滂江站提供了广阔的空间。在这里将建设义乌沈阳国际商贸城，义乌的商品将通过这里发往东北各地。同时，在地铁滂江站东部将建设大型的商场、星级的宾馆、高档的写字楼，使这里成为新兴的商贸圈。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1建设条件1.1.1自然环境条件大东区位于沈阳城区的东部和东北部，位于北温带亚洲季风气候区的北缘，属受季风影响的温带半湿润气候。据气象台1951年至1981年累计，市内区最高气温年平均为13.7℃，最低气温年平均为2.6℃，全年平均温度为7.9℃，极端最高气温32.3℃，极端最低气温-24.7℃。市内平均降雨量为734.5毫米，最多年降水量1055.3毫米（1953年），最少为445毫米（1965年），降水日数历年平均是92.8天，日最大降水量为215.4毫米（1973年8月21日），霜期开始于10上旬，结束于4月下旬，平均210天左右，无霜期平均155天左右。其气候主要特征是：冬寒时间较长少雪，夏季时间较短多雨，春秋两季气温变化迅速，春季多风，秋季晴朗。1.1.2工程地质条件该地段地处浑河南岸二级冲积阶地，地表为较厚的第四系冲积物，地基承载力较大，地下岩性稳定，季节性冻土层厚度约1.2米。经工程地质初勘，地基岩土稳定、无不良地质现象，适宜工程建设，一般多层、高层均可采用常规桩基础。1.1.3基础设施条件随着道路的改建、扩建和相新建，给水、雨水、污水、电力、电讯、集中供热、燃气等多条市政管线已相继敷设至本地段，完全能够满足本项目的建设开发、使用经营需要。表1.1项目建设具备的基础设施条件表类别容量或管线直径备注电力10KV和6KV线路可满足二级符合要求集中供热惠天热电Φ1500供热管线给水沈阳东部水厂（李巴彦）供水管线电讯可满足1000中继线燃气Φ800的中压和Φ500低压管线6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1市场分析1.1沈阳市写字楼市场现状随着国家振兴东北的提出，沈阳是东北地区的经济中心，物资集散地，作为对城市的经济活动反应敏感的写字楼市场近几年有了很大的发展。沈阳市建设现代化的区域中心城市的定位是写字楼市场发展的源动力。1.1.1写字楼市场的区域特征逐渐形成沈阳市写字楼现有项目主要分布于三个区域，即太原街商业区周边，如总统大厦、中兴商业大厦写字楼、海润国际等；市府广场周边，如方圆大厦、新基火炬大厦、沈阳财富中心等；三好街及青年大街一带，如华新国际大厦、中润国际、百脑汇资讯广场等。也开始出现了一些至少在价格上可以与发达城市高档写字楼物业相当的项目，如总统大厦，方圆大厦等几个沈阳市场上的顶级写字楼，年租金己达到1400元/平米。而目前深圳市的顶级写字楼华润中心平均租金换算为年租金1560元/平方米，地标性建筑地王大厦年租金也仅为1200元。当然与全国几个发达城市比较的，沈阳的写字楼市场还是不成熟的。从同价位产品质量比较，所形成的商务中心成熟度的比较，写字楼物业管理水平的差异等方面，都可以看出与北京，上海，深圳，广州等城市的相对成熟的写字楼市场的较大差距。当然这是与沈阳的经济发展水平相对应的。1.1.2写字楼开发商大多都是本土企业6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF但是与北京上海等发达城市中统一业权写字楼物业大多由外资或港资发展商持有不同的是，沈阳市的统一业权写字楼物业基本由本地开发商持有，甚至沈阳市写字楼市场上，包括高档写字楼市场，外地发展商较少，除上海昌鑫开发的昌鑫置地广场，新加坡华新国际开发的华新国际大厦等少数的几个外地资本项目，其余均为本地发展商开发，而本地的发展商大多具有工业企业集团资本背景。当然这与沈阳作为老工业基地的历史经济背景联系在一起。但是沈阳作为东北的经济中心，物资流通中心，以及国家振兴东北的大背景，沈阳写字楼市场有很大的发展潜力。随着对沈阳经济的进一步发展，作为东北商贸中心功能的进一步完善，会有越来越多的外地资本进入沈阳的写字楼市场，越来越多的更加专业的商业地产发展商会进入沈阳市场，提供更多高素质的统一产权的写字楼物业。1.1.1沈阳市写字楼市场上的产品质量差异较大。从写字楼物业内部的配套水平，装修水平到物业管理水平都存在较大差异，当然相应的价格也存在较大的差异。这样的差异由于沈阳写字楼市场上存在的写字楼既有近几年上市的引进较先进设计理念的高档次写字楼物业，也有大量的由非专业的房地产开发商开发销售或出租的质量参差不齐的中低档次的写字楼。相应的写字楼物业管理市场水平与发达城市市场也有较大差距。只有极少数的高档次写字楼物业由专业的高素质写字楼物业管理公司接手，大部分都是发展商自己成立的附属物业管理公司或者市场上小规模的物业管理公司。1.1.2统一业权写字楼物业管理主要由开发商自营可以认为统一业权形式下发展商有在商务配套上投入更大成本的动机。而统一业权的写字楼物业物业管理水平不显著高于分散业权的写字楼物业。实际上，在实地调查中笔者发现，统一业权的写字楼项目的物业大多由发展商自己的物业管理公司接管。如房地产大厦(金厦广场)的金厦物业，玛丽兰总统大厦的玛丽兰物业(仲量联行为合作方)，东北电力开发的光明大厦的东电物业，以及世鸿地产的三个统一业权写字楼项目均由世鸿的鸿运物业接管。实际上沈阳市写字楼物业管理市场上高质量的专业物业管理公司较少，除了地王国际的凯宾斯基酒店管理，汇宝国际的世邦魏理士，以及商贸国际的戴德梁行等少数几个知名的写字楼物业管理公司，其余的都是沈阳市本地的小型的物业公司或附属于发展商的物业管理公司，管理水平参差不齐。随着更专业的写字楼开发商进入沈阳市写字楼市场，更多符合现代商务活动要求的写字楼也要求相应的高水平的物业管理，将会有更多的专业的写字楼物业管理公司出现。1.2沈阳市写字楼市场分类研究1.2.1酒店连体项目6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF此类项目是依托于较高档次酒店，酒店的开发商在开发酒店时将部分物业作为商务目的的招租，并与酒店物业统一管理，此类物业包括四星级酒店高登国际大酒店的写字楼项目，以及四星级酒店皇城酒店的写字楼项目。1.1.1开发商持有项目房地产开发商开发并持有的中高档写字楼物业，包括华新国际开发的华新国际大厦，玛丽兰房地产开发公司开发的总统大厦等。另外还包括由世鸿地产开发的并统一持有的三个中档写字楼物业鸿洋大厦，东祥大厦，鸿运大厦等。1.1.2非专业房地产企事业单位持有项目这类是由大型非专业房地产企事业单位开发小部分自用，大部分出租的写字楼项目，比较具有代表性的是建筑面积7.3万平米的房产局开发的房地产大厦(金厦广场)，以及东北电力开发的光明大厦。1.2项目影响因素分析由于写字楼市场的影响因素众多而复杂，因此有必要对其进行归纳和分类。本文主要从影响写字楼需求及价值的范围来分类归纳，划分为一般因素、区域因素和个别因素三类，各类中又有众多不同的次一级的影响因素、因子，构成写字楼的需求量影响因素体系。1.2.1一般因素一般因素是指对房地产需求量及其走势有普遍性、一般性和共同性的影响因素。这类影响因素对房地产需求的影响一般是整体性的、全面性的，其覆盖范围可以是一个地区、一个国家乃至全球。显然，这类影响因素对于具体某一宗房地产而言并不直接，但它们往往是决定具体房地产价值及其趋势的基础和关键。一般因素中，主要有行政因素、经济因素、社会因素、人口因素、心理因素和国际因素等次一级因素。一、行政因素行政因素是指国家政策、法律、法规和行政法令对房地产市场和房地产需求的影响和干预。行政因素中主要有土地制度、房地产价格政策、税收政策、信贷政策、城市规划与土地利用规划、土地使用权出让方式和行政隶属变更、居民收入与消费水平等因子。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、经济因素房地产业的兴衰是国家或地区经济情况的直接反映。房地产业是基础产业，产业链长，其发展将直接影响和带动机械、建材、钢铁、水泥、运输、金融、装潢等相关行业的发展；反之，这些相关行业的发展也必将影响房地产业的发展。经济因素中，主要有经济发展状况、财政收支与金融状况、居民收入与消费水平、物价与利率水平、储蓄与投资水平、社会消费品零售额等因子。二、社会因素社会因素是指一个国家或地区的社会状况对房地产需求和价值的影响，其影响因子主要有政治安定状况、社会治安程度、城市化水平、商业房地产投机等。三、人口因素人口因素是一个国家或地区的人口状况对房地产需求和价值的影响，主要有人口数量、人口素质、家庭人口规模等因子。四、心理因素房地产价值是房地产市场上房地产商品供需关系的反映，而价值的形成则是由人这一主体完成的。在这一过程中，人的心理因素对房地产需求和价值的影响是不可忽视的。影响房地产需求和价值的心理因素主要有购买与出售心态、欣赏趣味、消费时尚、攀比心理、价值观念等因子。五、国际因素房地产市场的发育与完善离不开国际环境的影响。国际政治环境、国际经济状况、地区紧张或军事冲突、贸易关系与竞争状况等，都将明显影响我国的房地产市场需求和房地产价值，随着全球经济一体化，这些影响因素将更直接更明显。1.1.2区域因素区域因素是指写字楼所在市场和地区的特性对房地产需求量和价值水平的影响因素。相对于一般因素而言，区域因素的影响范围要小，一般影响到一个城市或城市的一部分，也可能影响到多个城市，尤其是影响到大城市周围的卫星城镇。影响写字楼需求和价值的区域因素主要有：商圈规模、商服繁华程度、交通条件等。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、商圈规模自然形成，市民、商家所公认的商业集中区域，确定为商圈。商圈规模的大小将直接影响商务客流量的大小，进而影响其价值。商圈确定是商业房地产投资中非常重要的一个环节。影响商圈规模的因子有：商圈范围的大小、级别、总体规划、发展历史、商圈内居民的消费水平、人口数量等。二、商服繁华程度商服繁华程度是指一个城市或地区的商业服务业的集聚程度和对周围环境的影响程度。商服繁华程度与一个城市的城市性质、规模、人口数量、经济发展水平等直接相关，并影响所在城市或地区的物质流、信息流和人流通量，从而影响到所在地区的商业房地产价值。影响商服繁华程度的因子有：商业街的道路类型、所有商店的总营业面积、商店的档次、商店的数量及经营业态、大型购物中心的个数、名特商店的家数、金融机构数量、娱乐中心的数量及档次、人口流量、治安状况等。三、交通条件交通条件是指一个城市或地区的交通通达程度。交通条件的优劣将直接影响城市人流、物流的通达性及其交通运输成本(包括交通时间)，明显影响人们的出行，从而影响商业房地产需求和价值。影响交通条件的因子有：交通流量、公交站点密度、公交线路数、道路通达程度等。1.1.2个别因素个别因素指具体影响某宗写字楼需求和价值的影响因素。这类因素对房地产市场的影响程度和影响范围最小，但对具体商业房地产的影响却是最直接、最具体。影响写字楼需求和价值水平的个别因素包括物理因素和交通便捷度。一、资源因素资源因素是写字楼宗地本身的条件，包括所处地段、地块位置、地块规模、临街宽度、临街深度、容积率、建筑密度、建筑物面积、层高、层数、停车场状况、基础设施状况等。二、交通便捷度交通便捷度有别于区域因素中的交通条件，它主要指具体某宗写字楼地产的交通便利程度。影响因子有地块距地铁车站、主要公共站点的距离及便捷程度。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1项目STWO分析1.1.1STWO分析简介SWOT是一种分析方法，用来确定项目本身的竞争优势（strength），竞争劣势（weakness），机会(opportunity)和威胁（threat），从而将项目的战略与内部资源、外部环境有机结合。因此，清楚的确定项目的资源优势和缺陷，了解项目所面临的机会和挑战，对于制定公司未来的发展战略有着至关重要的意义。其中，s、w是内部因素，o、t是外部因素。按照项目竞争战略的完整概念，战略应是一个项目“能够做的”（即组织的强项和弱项）和“可能做的”（即环境的机会和威胁）之间的有机组合。SWOT分析的步骤：1、罗列项目的优势和劣势，可能的机会与威胁。2、优势、劣势与机会、威胁相组合，形成SO、ST、WO、WT策略。3、对SO、ST、WO、WT策略进行甄别和选择，确定项目目前应该采取的具体战略与策略。图1.1SWOT分析步骤1.1.2优势6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF项目地块正处于滂江街地铁站南延长线上。目前，滂江街附近的星级宾馆只有黎明国际酒店，没有大型的商场和高档的写字楼，而这里将是地铁一号线和地铁五号线的交会点，未来的商流、客流量将十分巨大。大东区将据此打造发展潜力巨大的滂江商贸圈。一、地理位置优越“顺天大厦”位于滂江街上，是城市交通内环线的主干道。该地区处于市中心商业区“中街”的边缘，是城市中心次热点的地理位置，又处于规划中极具发展潜力的滂江街商贸圈的上游，“依繁华存在，享都市宁静”。二、绿化与景观“顺天大厦”地处老生活区，在景观方面似乎没有什么优势，但大厦正处于万泉公园北面，登高远眺，密集而有序的绿化景观便展现在眼前。三、成熟的环境配套“顺天大厦”的周边过去是老城区的传统小商业，经过近几年现代生活区的开发，现代商业已经形成；而这里的文化氛围是久已形成的，有省市的重点学校、专业医院、国家重点研究所等；邮政、银行、商业、宾馆和商务公寓等环境配套逐渐积聚和发展起来。深厚的文化积淀、雄厚的科技实力、完善的基础设施，可满足多方面需求，形成良好的投资创业环境。四、市、区两级政府的战略规划在未来城市战略规划中，这里是沈阳市东部的新兴商贸圈，是沈阳市的又一个商业集散地。大东区结合地铁建设提出“一带三圈”的规划，滂江街站口的商贸圈，将建设大型的商场、星级宾馆、高档写字楼，充分发挥向四周辐射的功能，使这里成为现代商贸圈。“顺天大厦”的开发建设必将成为这里的亮点。五、项目的建筑质量和内在环境发展商丰富的开发经验，严谨的施工管理，先进的建筑技术，低能耗的功能设计，楼宇智能化的引入，生态环境的构建，是项目的质量保证和内涵所在。1.1.2劣势一、没有形成规模效应项目建筑面积不足2万平方米，规模较小。二、临时停车受到限制由于临近一线马路，临时停车量有一定局限。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、商住氛围不明显目前项目区域内未形成成熟的商住氛围，是销售不可忽略的难点。二、公交线路较少大厦前的公共交通线路仅有两条，而其他公共交通线路距大厦有超过步行五分钟以上的距离，对商住有一定影响。1.1.2机会一、地理位置具有发展潜力“顺天大厦”是位于地理位置极具发展潜力和投资升值空间的多功能建筑。二、项目顺应建筑潮流“顺天大厦”是具有高品位、高素质、高智能、高质量、低能耗的生态建筑。三、项目适应办公居住需求“顺天大厦”在空间划分上的灵活性，即同一楼层中单元格局的处理可按需间隔，以适应不同买家的规模需要；单元内可适应SOHO族的家居“多功能化”，办公、居住、厨、卫可自主分隔和组合。“顺天大厦”是“区隔任意，设置随意，功能惬意”的建筑。四、提出“整合型商务楼”概念随着中小企业、创意产业、跨国公司代表处的发展，引入“整合型商务楼”的理念，更具市场竞争优势。写字楼的硬件标准、生活空间的灵活配置、行政商务资源的共享，“三位一体”的“整合型商务楼”概念的首次提出，为“顺天大厦”确立了项目的整合优势。1.1.3威胁一、周边有类似销售项目项目对面是正在销售中的商务公寓（东逸花园商务公寓）。二、商住楼有集中趋势全市的行政办公楼盘、商务公寓楼盘项目大多处于地理位置优越、保有量丰富的状态。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、缺乏商务氛围区域内没有商务氛围，写字楼、商务公寓的原有量和现有量几乎为零，没有集中商务广场宇的优势。二、商业贷款政策调整项目的公建属性，给销售过程中的银行按揭带来局限，不利于销售。1.1.2项目SWOT的综合分析通过以上SWOT分析，得出只要策略处理得当，完全可以转化为对本项目有利的因素。特别在劣势威胁中，只要控制、引导得当，这些影响不至于成为本项目的硬伤。其他几点只能根据市场及项目实施进行修正。所以从理论上来看，只要方法到位，本项目是完全可以成功的。表1.1SWOT综合分析表竞争优势（strength）竞争劣势（weakness）略（参间3.3.2）略（参间3.3.3）机会(opportunity)SO战略WO战略略（参间3.3.4）1、项目应尽快动工，以赶在2009年前全盘推向市场，以合理利用下一个需求高峰；2、充分利用交通和区位的优势，宣传以写字楼供应为主，提高项目的知名度。1、物业交由仲量联行这一类似高质量的专业物业管理公司进行管理；2、学习、借鉴成功经验，对国际知名品碑的统一招商、管理等；3、把握机会做好宣传，提高影响，突出该项目楼盘的优势，以降低竞争对手给予的写字楼的租售压力。威胁（threat）ST战略WT战略略（参间3.3.5）1、营销和宣传是关键，要把握好尺度，促进租售及资金回笼；2、做好融资相关工作，保证项目按规定进度进行；3、尽量提升使用价值；4、为弱化不确定因素带来的影响，按月进行滚动预算，不段修正项目管理的细部。1、注意品质，保证达到甲级写字楼的标准；2、密切关注写字楼市场的供需、价格等情况；3、保证资金链的连续性；4、注意宏微观及区域市场的定期和不定期分析，以降低风险。综合以上分析，可以得到SWOT综合分析表。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF从市场消化能力来看，销售、租赁都会有一定的空间。但从资金回笼的角度看，则应利用好优势，引入新的主题概念和卖点，以缩短销售周期、提高楼盘附加值。作为城市内环线位置上价值型商务为主的物业，以发展商公司品牌与项目品牌相结合打造整体形象，在产品品质、资源配置上做实质性投资，以满足使用功能为主，客户群对高档写字楼外形象提升的要求。“顺天大厦”作为公建立项的产品，前期推广应深入，把握入市时机，力争各大楼盘销售暂缓期入市，以短平快的方式销售，以规避各大楼盘集中上市的风险。同时要特别关注地缘甲级写字楼与周边商住客群，关注周边科研单位的购买力，有意识从区域周边各项目分流买家。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1营销方案设计1.1项目名称及产品定位1.1.1项目名称理念整体建筑群命名为“顺天大厦。“顺天”取自《孟子•离娄上》“顺天者存”。所谓“顺天者存”就是顺应天命就会存在，而天命就是一种有益于人类繁衍生息的伟大而神奇的力量。项目开发主题“顺应天意、联合创利”。“顺天大厦”定位为“整合型商住楼”，提倡“资源共享，商住空间、SOHO一族”的理念。项目的结构形式，同时加入厨、卫功能，兼顾生活所需。在整体设计上充分考虑商住的需求，在楼层面的空间划分上保证分隔和组合的灵活性。1.1.2定位阐述1）位置、地段和未来升值是商务广场宇租、售行为重要因素，“顺天大厦”在该方面具有一定的优势，而完美的外观设计，在区域内极具视觉冲击力，能够激发购买和入主的冲动。2）综合素质高，在建筑期已能通过效果图等资料提前体现，基于项目的先天优势，买家对这方面的利益承诺应有一定的信心。3）大厦自身的资源整合、智能管理、生态环境，不仅使得商务形象优越，而且更具个性，能给客户良好的观感和深刻的印象，这是定位中的“独特的卖点”。4）市区两级政府的前景规划，使得保值、升值潜力得以提前体现，这是攻克市场观望心理的唯一出路。这里，针对两种的心理：5）引入“整合型商务楼”经营模式，准确针对目标客户，与目标客户形成广泛有效的沟通，达成发展商与买家双赢的局面。新经营思路（整合型商务楼）的引入更可提高投资者探究的渴求，增强投资信心。保值、升值是作为楼盘入市的必要条件。综上所述，本定位的目标是结合项目先天后天优势，发掘新亮点；在市场上赢取美誉并得到经济利益回报。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1目标客户1.1.1客户类型分类一、初创业者有短期及长期发展思路，资金有一定压力，初创业时机在选择寻找中，微有急进心理，既想节省开支，又想有规模，够体面。具有相当的吸引力。二、一般投资者偏向于稳重、谨慎；在投资选择时有优选及备选、保底三种计划。投资分析思路经常是“如果……就……，退而求其次也……，再恶劣也……”模式的填空思维。规划的优势便能最终触动其投资决策。三、中小企业主需要一定的面积，开间要合理，发展成败取决于短期市场成绩，所以，资金的投入会集中在硬件（包括场地）及广告推广、客户服务三方面上。四、跨国公司或大型公司代表处实力强大，在当地已经具备了的规模优势，并有长期发展的规划，需要有完整的办公系统和派驻人员生活空间。对于买、租办公楼时会考量长期的运营成本和投资益，往往选择前者。五、风险投资者一种典型的急需出路的资金持有者，好方案、新思维就值得一试，赌博心理甚重，但对项目出路的分析能力很强。经分析，“顺天大厦”基本能满足这几类客户需求，而且具很大的可塑性；可充分迎合目标客户需求。1.1.2客户属性分析一、行业属性取向较为散化，以第三产业、服务业、创意产业的中小型发展公司为主。A类──传媒机构、文化传播公司、广告发布公司、广告艺术公司、广告设计公司、印刷公司、公关活动公司、图文信息公司、影视文化公司、培训教育机构、图书机构、家具设计公司、杂志社等；6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahFB类──贸易公司、旅游公司、货运代理公司、航空公司、销售（医药、涂料、照明等）公司；C类──投资管理公司、咨询服务公司、律师事务所、会计事务所、驻沈代表处（办事处）、中介服务公司、顾问公司、环保类公司。D类──服务行业的品牌公司，如食品、酒业、保健、体育等，娱乐行业机构；E类──电子商务公司、软件高科技公司、通信公司、网络公司；F类──证券金融系统、商会组织、出国留学组织等；G类──装修公司、装饰公司及其他。一、职业性国有、集体及股份制企事业单位法人，私营、民营、三资企业主为主，兼顾少部分外籍服务型公司。二、文化/年龄大学专科程度居高，其次是大专文化与大学本科不分上下；28-35岁为主，35-45岁为辅。三、收入水平公司每月纯利润在5万¬-80万之间，其中以10-15万元居多。四、购房情况绝大多数为首次置业购买商务楼，60%以上将在一个月内购买本项目；20%以上1-3个月决定购买。交通位置是购房首要因素，第二是物业形象与户型大小合理，第三是价位低（包括首付/月供/物业费），第四办公环境与配套并重（如停车位/员工餐厅/空调），第五技术指标（使用率/层高）及物业管理。以上五个因素实际的比例相差甚微，可以作为同层面同时考虑的五大因素。五、区域分布工作区域在大东区将占到50%左右，沈河区占30%左右，其他城区20%。六、支付能力首付10-30万元将会过半，其中以20余万者居多；月还款能力在6000-1万元为主。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、购房目的70%以上为自己办公；另有部分投资客购买后转租或转售。1.2管理方案设计1.2.1商住功能配套设立24小时行政中心，与大厦内的业主公司共享。主要职能：1）负责发展商公司的行政事务；2）负责驻厦机构行政办公代理业务；3）负责大中小型会议室、多功能厅的管理和使用调度；4）负责共享高值办公设备的使用和管理；5）负责大厦整体形象的展示等。1.2.2项目24小时全天候的物业管理物业管理应对业主提供全方位、多层次、有效且经济的服务。顺天物业公司以专业化、人性化、品质化的物业管理模式业主提供周到、贴心的服务，创造和谐空间，让业主住得“安心、舒心、省心”。一、整体楼宇的营销推广面对“顺天大厦”的整合型功能，楼宇收益性物业的特性较强，整体物业管理把营销推广作为一项经常性的管理工作内容，为业主提供租赁业务的代租、联络、谈判、签约以及业主与客户间关系的协调。同时对“顺天大厦”进行整体形象塑造、宣传推介，保证物业保持较高的出租率和业主的收益。二、驻厦业主的整体前台服务“顺天大厦”的前台管理提供：基本的问讯解答、引导服务，报刊、杂志订阅服务；客户电信设备代办、代装服务；成批发放商业信函服务；信件报刊收发、分拣、递送服务；个人行李搬运、寄存服务；出租汽车预约服务；提供旅游活动安排服务；航空机票订购和确认、酒店预定、餐饮预定、文化体育节目票务安排等服务；业主个性化文娱活动安排及组织服务；提供公司、家庭“保姆”服务；设立方便业主的物业报修点。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、楼宇的设施设备管理“顺天大厦”公共设备管理、维修与保养，保证驻厦业主的正常商务、生活等活动；驻厦业主自身设备设施的维修。二、楼宇的保安与消防管理建立有效的保安体系，配备专门保安人员和保安设备（报警装置、闭路电视监控器等），对楼宇内部、外围、停车场等进行严格管理，保证正常的安防秩序。整体楼宇建立“以防为主，宣传先行，防消结合”的消防工作原则，建立有效的消防体系。三、清洁卫生管理保持楼内公共场所的清洁，提供全面的清洁卫生美化服务。1.1.2共享管理一、设备共享楼内有共用高值办公设备，如：文件服务器、复印机、投影仪、摄像机、电视机；二、办公场所共享会议室、接待室、演示室、茶水间；三、部门共享秘书、接待员、外勤、行政（共享的部门全天候24小时轮班）；四、单元生活独立满足现代都市生活方式对公务和生活空间的需求，单元内有灵活的住、厨、卫的简单配备。1.2定价策略1.2.1定价原则1）应以支持实现高速销售目标为确定销售价格的前提；2）以全程销售期内具有良好性价比优势作为市场竞争的重要手段；3）以入市形成较好的人气为基准，建立逐步上扬的价格体系；6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1）合理安排不同位置、不同类型、不同朝向物业的价格结构，在一定周期内，确保各类物业的相对均衡出货；2）计划底商类物业销售适当后置，以便在前期接待中积累客户，谋求更大利润空间。1.1.2价格定位通过区域地缘性项目的价格可接受度调查，可行性市场定位价格：1）写字间全程均价6150元/平方米；2）底商均价12500元/平方米；3）“顺天大厦”属小高层商务楼，同一面积区间、同一位置差价不宜过大，楼层差相对减小（建议位置差、楼层差50-80元/平方米）。建议入市起价以5800元/平方米左右价格起面市，先期以开盘均价在6000-6200元/平方米控制，在销售形势看好、销售速度保障的前提下，逐渐提升价格至6500元/平方米；4）具体价格方案包括各种户型价差、开盘价格明细及销控、后期价格调整，在户型设计方案确定后再做定案。1.1.3价格定位说明以上定价在分析了近沈阳市的类似楼盘的基础上分析得出的。根据“低开高走”的定价原则，如开盘均价5800元/平方米，经过1个月的客群成交、市场摸底试探，如反馈良好可以飙升200元/平方米左右，即均价6000元/平方米；经过两三个月的热销反馈，再提升至6500元/平方米是有可能的。市场预期良好，争取半年左右能够结案，入住前均价将上浮至6800元/平方米左右。但认购初期如果卖出项目的最高价，会违背低开高走的原则。1.2销售安排1.2.1把握入市时机6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF市场上公建立项的商务广场，普遍采取销售短平快的策略，首先是因为购买商务广场的客群不同于购买私宅，其选择周期相对较长，一般以租赁为主的客户转为购买，存在租房公约的合同时间限制；再者几乎每家公司都要做年度资金投入计划，先期纳入计划就会尽早地批复用以决策。同时同类竞品竞争面扩大，能够先入为主就能抢占15%以上的客源。1.1.1办公、商铺联动销售体现办公、商铺的整体联动，而不是割裂开来推广；充分利用这两类物业各自的优势，起到相互促进的作用。1.1.2尽量缩短工期由于建筑工期尚未确定，建议尽量缩短工期，力争在2006年11月进行项目上市前的预热，2007年2月进入内部认购期，2007年3月末正式开盘，避开5月住宅上市的黄金季。1.1.3把握销售黄金周在上市推广一个月后，对销售情况进行分析，把握五一国际劳动节放假长达10天的假期，争取积累更多的准客户。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1项目建设方案1.1建筑设计方案1.1.1建筑面积和内容一、建筑面积总面积约19，160平方米，其中：公寓及写字间约11，369平方米，商铺约为5，091平方米，地下停车场及设备用房约2，660平方米。二、建筑高度共14层。三、建筑群组成包括：十四层的主体大厦、后四层的附楼、地下一层停车场、主建筑户外停车场及院落。十四层主体楼规划为：1-14商务公寓，地下一层为停车场。建筑首层主要功能为的大堂和接待等空间，车辆可以驶入大堂，宾客再通过设于大堂内的前厅、写字间前厅进入各个功能。首层的可用出租面积全部利用为商业用房，即供大厦内部使用，也给基地周边提供服务。1.1.2总体规划设计一、总体平面布局做为一座综合的商业项目，平面的布局显得尤为重要。在总平面的布置上，主入设在西面，临滂江街。塔楼后退大街一段距离，减轻对城市道路的压迫感，迎合了业主心理的要求，也符合建筑审美的需求。二、道路系统的规划与设计根据整体的规划要求，主要的出入口设计在西面，保证了人流和物流路线的明确分开，路线清晰。道路等级明确区分，标识性强。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、功能分区设计广场以入场的入口将整个建筑分为三个部分，利用了道路、水景、树木以及草地营造意趣，又体现出感性的一面。二、景观与视觉设计园区在西主入口的前方设计了大面积的集中绿化部分，不仅可以形成良好的景观效果，而且可以形成良好的视觉效果，不仅和建筑的对话关系形成良好的关系，并且注重了建筑群体的视觉景观均好性。1.1.2建设标准一、大堂装修/门柱地面及墙面铺砌优质进口大理石，艺术吸顶天花吊顶及艺术灯饰。柱面为磨光花岗岩踏步板（或不锈钢材料）。大堂入口处设自动旋转门，两侧设安全门。二、电梯厅/电梯间商住楼电梯：两组电梯，垂直交通直达地下一层，地下一层设通往地下车库的出入口。电梯间内地面采用优质花岗岩，墙面采用优质大理石，电梯厅吊顶主要以不锈钢及玻璃为主，配发光灯槽；商务楼标准层地面为优质大理石，墙面为高能环保涂料，所有楼层电梯间均采用大理石门套，顶棚造型吊顶；地下一层电梯厅吊顶为轻钢龙骨石膏板，刷白色乳胶漆。三、楼道/楼梯间公共部分墙面为刷高级乳胶漆，吸音天花吊顶；标准层楼道地面为地面石材，高能环保涂料墙面；楼梯间地下一层采用花岗岩踏步及踢脚，墙面为高级环保涂料；标准层楼梯间层采用水泥踏步及踢脚，墙面为高级环保涂料；车库地面为水泥压光，墙面为白色乳胶漆，天花为白色乳胶漆。四、清水房交房标准地面水泥找平，预留客户自装面层空间，不刷墙、不吊顶；6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF隔墙为轻钢龙骨双面双层石膏板隔音隔墙；洁具预留客户自装。一、精装房交房标准（待确定后编制交房手册）隔音天花吊顶，高级木地板，墙面乳胶漆、艺术照明灯、高级开关（品牌）；卫生间：配套精装修，墙地面为高级瓷砖、高级卫生洁具（品牌）、高级照明灯、玻璃淋浴间隔断；厨房：配套精装修，高级炊具（品牌）、高档橱柜、排油烟机。1.1.2外观形象一、外立面风格现代风格，色调整体统一的通透落地玻璃窗，结构凸出部分配饰钢材质金属框架；每个单元外立面保证整体风格的统一和谐，突出单元之间的独特性，从而达到相互独立而又整体协调的效果。二、外立面色系以冷色调通透感强的玻璃窗为主，辅以浅色（暖色）高档石材墙面，以达到稳重、高档的效果。三、外立面材料外墙玻璃窗为高档中空双层隔音保温玻璃，辅以金属框料（竖线饰条）。四、静音设计选用低噪音设备，并采用减震基础，在各类机房墙面建筑均做专业吸音处理；并采用隔声门；采用中空玻璃，外片为反射玻璃，内片为低辐射玻璃，具有良好的热工性能，防止外来噪音干扰及光污染。1.1.3楼层功能设计一、商务楼层规划商住楼首层入口大堂层高4.2米（二层），标准层高为3.15米。主入口设在南面，临航空街；地下停车场入口设于主楼东端。每层商务楼层面积约为889平方米，标准层使用率在为70％以上。二、室内厨、卫功能设置6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF公寓层每个独立单元预留室内卫生间、通风换气管道及上下水管道，写字间层设置公用卫生间；公寓层每个独立单元划分出厨房区域，不设管道煤气；每层防火通道前厅，设立为楼层的公共吸烟区。一、主体楼与附楼地下一层利用主楼地下一层设立物业办公室、设备间。附楼地下一层为地下车库，与主楼地下一层相同，设三个独立入口，电梯直接可从地下一层直达顶层。1.2结构设计方案1.2.1设计依据一、自然条件1）基本风压0.55KN/㎡2）基本雪压0.50KN/㎡3）土壤标准冻结深度（自天然地面下）1.20m4）沈阳市抗震设防烈度为7度，设计基本加速度为0.1g。本工程按抗震设防烈度7度设计。5）地面粗糙度B类6）体型系数Us=1.3二、主要活荷载取值（标准值）：1）办公室2.0KN/㎡2）住宅卫生间、厨房2.0KN/㎡3）住宅及阳台2.5KN/㎡4）上人屋面2.0KN/㎡5）非上人屋面0.5KN/㎡三、国家规范、规程1）建筑结构荷载规范(GB50009-2001)2）建筑抗震设计规范(GB50011-2001)3）建筑地基基础设计规范(GB50007-2002)6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1）混凝土结构设计规范(GB50010-2002)2）砌体结构设计规范(GB50003-2001)3）本工程地上主楼采用现浇钢筋砼框架结构体系，框架抗震等级为三级。4）结构设计电算软件采用三维建筑结构分析程序，Satwe。1.1.2技术措施一、抗震要求为达到国家抗震规范的要求，（即小震不坏，中震可修，大震不倒的原则），体现“强柱弱梁”的设计思想，在构件设计上力争达到提高构件的延性，采用封闭箍筋，对L0/h<4的柱采用箍筋全长加密，钢筋接头采用焊接。而对框架梁尽量减少高度，力避刚度过大，并加强约束箍筋，柱截面由柱轴压比控制，柱配筋尽量不出现计算配筋。二、基础选型根据地勘报告，基础采用地下箱型基础。三、主要结构材料选用混凝土：C25～C30钢筋：Ⅰ（φ）Ⅱ（φ）级HRB400Mpa新Ⅲ级钢(推荐使用)。焊条：E43型E50型钢板及型钢：A3填充墙：多孔砖。水泥砂浆：M5，M101.2公用设施方案1.2.1给水排水一、编制依据建筑、总图、采暖通风等专业提供的条件；给水排水专业有关的设计规范。二、生活给水6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF在地下室设生活及消防储水池以及消防生活泵房，设高低区消火栓泵各两台（一用一备），自动喷洒泵两台（一用一备），高中低区生活泵各两台（每区一用一备），以生活及消防的需要。用水量标准及用水量公寓：200L/人•d，小时变化系数：2.2；商业网点：15L/㎡•营业面积，小时变化系数：15；绿化用水：2.0L/㎡，洒水时间按8小时计；道路、广场用水：25L/㎡，洒水时间按8小时计；未预见水量：按最高日用水量的10%计；给水系统均采用微机变频调整供水。高层公寓：给水分为高、中、低三个区，每区控制压力不超过0.35MPa，超压部分设减压阀。一、生活排水园区内采用雨水、污水分流制排水系统生活污水系统：排水量按生活用水量的90%计算。园区内各个建筑的生活污水经过化粪池处理后，排入市政污水管网。各建筑内均设专用排水通气管。雨水系统：设计重视期为1年，设计降雨历为15min。园区内设单独的雨水管道。高层建筑屋面雨水内排，与道路雨水一同排入区内雨水管网，最后排入市政雨水管网。1.1.2供热一、编制依据建设单位提供的控规指标；暖通专业提供的热负荷；《高层民用建筑设计防火规范》、《锅炉房设计规范》及有关规范。二、编制内容在地下一层设供热换热站，供本区及停车场用热，热水温度为60/50℃。三、公寓本建筑公寓为每户分户供暖，每户供回水支管由分户表箱引入室内，供回水管均安装锁闭阀，回水支管设置冷热型热计量表。可以分户控制，分户计量收费。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、地下车库地下车库设置机械送风（兼火灾补风）系统；同时设置机械排风（兼火灾排烟）系统。地下车库排风（排烟）按6次/h计算风量，按5次/h计算送风（补风）量。车库排风下部排总风量的2/3，上部排总风量的1/3。二、地下设备用房设置机械循环水平串联式采暖系统。设备用房机械送、排风系统。按4次/h换气计算风量。1.1.2供电一、编制说明编制内容包括电力变配电系统、电气照明系统、防雷系统、保护接地系统、火灾自动报警及联动系统。二、用电指标高层：15KW/户三、电源本工程拟在园区内设置1处20KV开闭所总容量为5，000KVA。电源由该地区66KV市政变电所采用电力电缆埋地引入开闭所。四、变电所的设置高层公寓的供电采用地下局自维变电所一座，容量为5，000KVA。考虑噪声等原因，变电所应设在地下车库，不宜设在高层地下室，网点的供电是引自其地下变电所。五、设备选型开闭所及各变电所10KV中压设备采用HXGN型封闭式金属铠装开关柜，交流操作。低压柜采用GGD型开关柜、柜内开关采用框架、朔壳系列断路器。六、负荷级别的确定及配电本工程中，用于消防泵、喷洒泵、排烟机、加压风机、消防中心设备及应急照明装置等负荷为一级负荷；电梯、生活水泵及地下室照明等负荷为二级负荷；公寓6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF的照明及高层建筑的普通动力设备和照明装置等负荷为三级负荷。各级负荷的配电措施均满足《民用建筑电气设计规范》等相关电气专业设计规范。对于特别重要负荷则增设柴油发电机组或不间断电源系统作为备用电源。一、电气照明系统网点照明：300-500LX高效节能荧光灯动力机房：100LX工厂灯变电所：150LX高效节能荧光灯楼梯间：50LX白炽灯或节能荧光灯1.1.2电讯一、设计依据沈阳市规划局《沈阳住宅区控详规划条件》以及国家现行有关规范及标准。二、总图外线建筑通信及宽带网所用线缆视开发先后、功能需求，可先期直接配送，或由端局配出。引入市有线电视干线，通过通信综合管道引至各需求之单体建筑。规划区内通信、有线电视及宽带网线缆穿PVC管或双波纹尼龙管，统一敷设在通信综合管道路由内。三、系统设置高层公寓设置电话、宽带网、有线电视、可视对讲、家庭安全技术防范系统。并视实采取多表远传计量和控制技术。园区内设置周界防范系统、出入口控制系统、闭路电视临近系统。1.1.3煤气一、编制依据1）建设单位提供的煤气性质2）建设单位提供的控规3）《高层民用建筑设计防火规范》《城镇燃气设计规范》及有关规范二、编制内容建设单位提供煤气性质为低压，中压天然气，热值为7000-8000kcal/m3。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、公寓本工程公寓用气为每单元设一引入管；每户设一块煤气表，采用外入户方式，高层设减压阀，经计算公寓用气量为275m3/h。二、外网区内煤气管线采用直埋敷设枝状布置。低压煤气总用气量385m3/h，总管径DN250；中压煤气总用气量1，414m3/h，总管径DN300。管道材料为室外采用铸铁管，室内采用镀锌水煤气输送钢管。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1专篇设计1.1消防1.1.1总平面消防一、区域位置及概况项目位于大东区傍江街东侧，园区地势平坦、周边道路宽敞通畅，交通便利，周围街路和车行道的宽度均能满足消防车通行及扑救的要求。二、消防车道在总平面布置中，依据沈阳规划局控详文件和现行消防规范的规定，在满足建筑及防火间距的前提下，结合具体的建筑形式设计消防通道，高层建筑的底边至少有一个长边或周边长度的1/4且不小于一个长边长度落地，满足扑救面的要求。三、人员疏散在主入口处均留有相应面积的集散广场，保证人员的及时疏散。1.1.2建筑消防一、编制依据以《高层民用建筑防火规范》和《汽车库、修车库、停车场设计规范》的规定，为编制依据。二、建筑分类和耐火等级本工程公寓为一类高层，耐火等级为一级。地下公共停车场属于II类停车场，停车场耐火等级为一级。三、建筑功能及防火防烟分区地下停车场设有喷淋灭火系统，所以防火分区的面积地下不大于1，000㎡，地上不大于2，000㎡。本工程高层建筑与网点之间设有防火墙等防火分隔设施。四、建筑疏散通道、安全出口及防火门设置本工程地下室设有疏散楼梯宽度、疏散距离、疏散口宽度，均满足现行防火规范及有关规范的要求。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF每个防火分区均设有2个或2个以上安全出口，并有1个或1个以上能直通室外的安全出口。消防控制室、消防水泵房设有直通室外的安全出口。所有设在防火墙上的门均为耐火极限不低于1.2h的甲级防火门或设加密喷淋的防火卷帘（丙级防火门）。公寓按防火规范要求设置防火分区。防烟分区；防烟分区的面积不超过500㎡，并且不跨越防火分区。防烟分区用大于等于500毫米高的梁或挡烟垂壁划分。1.1.13．消防给排水一、室外消防给水本项目室外消防用水按同一时间内的火灾次数和一次灭火用水量确定，主要道路均设消火栓，消火栓间距为150m。本工程同一时间内的火灾次数为1次，一次灭火用水量为101/S。（本区内高层建筑最大的室外消防用水量为301/S，故本工程的室外消防用水量按301/S考虑）。二、消火栓给水系统消火栓给水系统设于区内高层建筑内。三、高层住宅用水量标准：室内201/S；室外150/S。火灾延续时间2小时。四、供水系统系统分为高低两个区，顶层分别设有效容积为18m3的消防水箱，以储备消防初期用水。室内消火栓给水管成环状布置，消火栓的布置保证两股充实水柱同时到达室内任何部位。消火栓栓口工作压力大于0.5Mpa时，采用减压消火栓。高层建筑消防电梯前室设消火栓；顶层设试验及检查用消火栓。为满足足上部几层消火栓的工作压力，在顶层水箱间分别设消火栓增压泵（一用一备）和增压罐。每区配消防水泵结合器两组。五、自动喷水灭火系统采用湿式灭火系统，设于地下停车场等。六、地下停车场设计标准：按中危险II级设计，喷水强度81/Min•6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF㎡；作用面积160㎡，火灾延续时间1小时，流量231/S。供水系统，系统不分区，设温式报警阀三组。系统由洒水喷头，水流指示器，报警阀组，压力开关，末端试水装置等组成。采用直立型喷头。当梁、通风管道、桥架等障碍物的宽度大于1.2m时，其下方增设喷头。水流指示器前设信号阀。配消防水泵结合器两组。一、灭火器配置按轻危险级配置，配置基准3A/具，最大保护面积20㎡/A；均采用手提式磷酸铵盐型灭火器，地下车库按中危险级配置，采用推车式磷酸铵盐型灭火器，每具25Kg装。二、消防排水消防电梯的井底设潜水排污泵，排水量大于101/A，排水井容量大于2㎡。1.1.2暖通防火系统送风（兼补风）系统，排风（兼排烟）系统，出机房总管设防火阀，风道采用镀锌铁皮制作，保温材料采用超细玻璃棉板，内走道排烟按60m3/㎡•h计算排烟量，地下车库排烟按6次/h计算排烟量，按5次/h计算补风量。楼梯及合用前室，设置机械加压送风系统。1.1.3电气消防一、火灾自动报警与联动控制系统组成由火灾报警控制器，联动控制器、消防专用电话机箱、消防广播机柜及感烟探测器，感温探测器、消火栓报警开关、手动报警开关、编码模块、控制模块、煤气泄漏报警探测器等组成。园区采用消防控制中心报警系统，在物业管理中心设置消防控制中心。该系统采用总线制报警、总线制联动方式，对于直接参与灭火的消防泵、喷洒泵、加压水泵等重要设备在消防中心设置直接手动控制按钮。二、探测器的设置地下车库、电气配电室等位置设置感烟、感温探测器，并在主要出入口设置手动报警铵钮。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、联动功能当火灾时感烟探测器、感温探测器、消火栓报警开关、水充批示器、压力开关动作向消防中心报警，经自动识别确认后，联动系统发生执行予设程序指令：1）火灾时，在消防中心手动、自动启动消防泵、喷洒泵灭火。2）排烟机、送风机自动启动以保证人员疏散。3）应急疏散指示标志灯自动点燃。4）加压风机自动开启保证人员疏散安全。5）自动迫降电梯至首层，供消防人员待用。6）自动降落放火卷帘以防火情蔓延。7）当煤气泄露时报警探测器报警，联动关闭煤气阀。8）按《火灾自动报警系统设计规范》设置消防电话。1.2节能1.2.1建筑标准根据《民用建筑节能设计标准》（JGJ26-95），居住建筑节能50%，其中建筑物承担30%，在外墙、屋顶、窗等围护结构传热系数上严格控制，构造上减少冷桥，加强窗气密性，以利达到节能指标要求。1.2.2照明节能措施1）在本工程中所有光源主要采用高效节能荧光灯，金属卤化物灯等新型光源。2）在满足显色性要求的基础上采用高效光源。3）根据视觉工作需要，精选照度水平。4）根据灯具光学特性，选用无眩光的高效灯具。5）荧光灯选用带补偿电容的电子启动器，将功率因数提高到0.9以上。1.2.3生态节能措施绿色生态办公，缩写EOD，它是一种健康、环保、生态、绿色的具有生命力的新型商务办公模式。它遵循生态平衡及可持续发展原则，规划建筑内外空间的布置和能源约束，使其在系统内部能够有序地循环转换，从而获得一种高效、低耗、无废物污染的生活和办公方式。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF在主楼屋顶、附楼屋顶建造屋顶花园。在大厦的屋顶花园，而郁郁葱葱的屋顶就像一部“天然空调”，在夏季可使室内温度降低3℃左右。绿色的草坪、绿色的屋顶花园、绿色的大堂中庭、绿色的生活空间……踏入“顺天•联创商务广场”，便是扑面而来的盎然绿意。1.1.1建材节能措施“顺天大厦”，通体透明玻璃窗，采用透光率高，反射率低的玻璃，减少对周围环境的光污染，降低热辐射通过量，使大厦保温节能。用水设备均选用国家有关部门推荐使用的节能产品。1.1.2设计节能措施合理的开间设计，享受自然采光大厦近方型的平面设计，核心筒居中，便于合理利用空间，适当的开间和进深令任何办公空间都会享受到自然采光和别样风景。1.1.3采暖节能措施建筑采用低温热水地面辐射采暖系统。1.2防雷1.2.1防雷级别的确定高层按二级防雷措施设施。1.2.2防雷措施在建筑物女儿墙上用Φ镀锌园钢做避雷带，利用建筑物周边构造柱内两根主筋做引下线，利用建筑物桩基做接地装置。为防侧击雷在30米以上每三层设一圈均压环，所有外露的金属构件、金属门窗必须与此同时均压环焊接。为防感应过电压，所有进出建筑物的金属管道，电缆的保护管均做总等电位联结。在卫生间或有淋浴池的地方设局部等电位联结。1.2.3保护接地系统低压配电系统接地型式在设有室内变电所的各建筑物内采TN-S系统，在无室内变电所及采用室外箱式变电站供电的建筑物采用TN-C-S系统。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1.1接地措施本工程采用综合接地系统，保护接地与防雷接地共用接地装置，接地电阻要求小于1欧姆，如实测不能满足剽地，需打辅助接地极，直至满足要求为止。1.1.2负荷计量公寓、网点采用集中电表箱分户计量，其它公用建筑在自维变电所采取高压端计量。所有电表数据均远传至物业管理中心。1.2智能配套方案1.2.1OA办公自动化一、综合布线系统（POS）标准层提供每5平米一个信息点，支持图形、语音、数据传播。并可根据客户需要随时增改信息点的位置及数量。二、通讯系统引入集团用户网，具备公众网和小交换机所具备的一切业务功能，实现全面的电信解决方案。大厦设无线电通讯防屏蔽系统，实现整个大楼通讯无盲区。数字光纤通信系统接入，数据通信服务包括：Internet上网、VOD点播、物业管理、商务等方面的服务。三、大厦内引入市话线路向用户提供市话、国内长途、国际长途。四、计算机网络系统大厦东西两侧至少设两个弱电竖井，网络运营商（如中国联通、网通等）提供网络服务，实现宽带入户。智能化网络100兆入楼，10兆桌面。五、电讯及弱电系统大厦内设电话程控站，提供充足的数据接口，综合布线系统由客户根据实际需要布置及安装。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1.1BA楼宇综合布控一、供暖系统城市供暖体系，暖气供暖。二、供电系统采用高低压双路供电系统，自动互投，具备自动发动机。三、照明系统各层正常照明采用环网供电方式供电至各层照明总箱。各层走廊、前室等公共场所设应急照明。在各层走道及出入口设诱导灯和安全出口指示灯（疏散指示灯）。大厦一层设建筑物立面效果泛光照明灯。24小时设不间断的夜景照明系统。四、电视广播系统接入城市有线电视网；大厦设广播前端室，供大厦播放背景音乐及消防紧急广播；大堂、每层楼道设高档音响系统。五、给水系统大厦供水系统由自动变频水泵供水，行政卫生间24小时热水。六、远程抄表系统每户消耗的电、水可远程传输到抄表中心。1.1.2SA保安综合布控一、电视监控系统大厦设安全防范中心，内设监控主机及相关设备，实行24小时监控，大厦各出入口、车库、走道、电梯轿箱等安置摄像机，设置摄像自动切换监控处，采用多画面分割器，可以更多地显示、记录、回放图像；装设中央闭路电视，由专业人员24小时监察及保安巡视。二、IC卡控制停车管理及可视对讲系统。1.1.3FA消防报警布控6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF大厦内各公共部分（大堂、走廊、电梯厅等）及商住楼部分均设有喷淋及烟感设备，大厦内设置消防龙头，消防梯、安全疏散通道，并保证中控室实施电脑在线监控。一、自动消防系统大厦消防报警控制系统采用智能类比式火灾自动报警控制系统，在各楼层办公室、电梯前室、机房等处设置类比智能烟感探测器；大面积公共区域设置智能烟感控测器，各层公共走道设置带电插孔的手动报警器；地下车库、设备用房等处感温探测器。二、消防用电消防用电均采用双路互投（24小时不停电）；报警系统为总线地址编码类比控测，消防水泵、消防喷洒水泵、消防稳压水泵、正压送风机、排烟风机等消防设备为多线控制，其他消防设备为总线控制，并通过控测总线返回信号、烟感、自动喷淋系统。1.1.2PA停车管理布控停车场管理系统停车管理采用自动化系统，用于停车场的车况的监测，车辆的服务管理、场内环境状况监测。1.1.3综合管理系统大厦采用国际化先进的楼宇设备管理，将传统分离的楼宇（BA）、消防（FA）、保安（SA）、停车场（PA）、办公自动化（OA）等各个子系统进行综合管理。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1环境影响评价1.1项目建设与运营对环境的影响1.1.1环境影响范围与影响因素本项目对周边的环境影响主要表现在社会环境、生活环境和生态环境三个方面。就社会环境而言，主要影响参数为周边的土地资源、建筑物、人文景观等；生活环境影响参数为指关系到校区及周围居民生活区的环境空气质量、声环境质量等；生态环境中的主要影响参数为水环境质量、固体废弃物与污水排放处理情况等。根据本项目的性质、内容及规模，首先识别出工程实施后对区域环境产生影响的因素，这些因素主要体现项目施工过程和投入使用后两个阶段中。对于本项目而言，需要从空气环境、声环境、水环境和固体废弃物四个方面加以具体分析。表1.1环境影响矩阵分析表环境项目工程活动影响因子工程阶段建设期运营期空气环境施工作业扬尘■绿化工程景观、减少污染○□声环境施工作业施工机械噪声■空调系统、供排水系统噪声设备噪声●▲水环境施工作业施工排水▲日常工作生活排水、综合排水▲固体废弃物施工作业建材垃圾▲日常工作生活垃圾、综合垃圾▲注：□为严重正影响、○为中等正影响、△为轻度正影响■为严重负影响、●为中等负影响、▲为轻度负影响由上表可以看出，项目的建设对环境的影响主要是建设期的扬尘、噪声和建材垃圾。1.1.2对空气环境影响的分析和评价一、空气环境质量标准空气环境质量评价执行GB3095-1996《环境空气质量标准》的二级标准。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF表1.1环境空气质量标准（二级标准）污染物浓度限值（mg/m3）年平均日平均1小时平均TSP0.200.30—SO20.060.150.50CO—4.0010.00NO20.040.080.12二、空气环境的影响本项目建设期的主要空气污染来自于土建工程施工引起的扬尘污染。拆迁、场地平整、掘土、地基深层处理及土石方、建筑材料运输等建筑施工行为的扬尘产生情况一般是每个建筑活动月、每4000平方米占地面积排放扬尘1.2吨，工程运输车辆引起的扬尘主要对沿途30米范围内空气产生影响，并且成线性污染，路边的TSP浓度可达10毫克/立方米，远远超过环境空气质量标准，因此，扬尘和粉尘将是影响本项目建设期空气质量的重要因素。而本项目投入使用后会产生一定量气体污染物，在运营期会产生空气环境污染。1.1.2环境噪音的影响分析和评价一、噪声环境质量标准项目属于商业为主的建筑，其施工期噪音应遵循GB12523－90《中华人民共和国国家标准建筑施工场界噪声限值》标准。而运营期的声环境应执行GB3096-93《城市区域环境噪声标准》1类标准。表1.2不同施工阶段作业噪声限值施工阶段主要噪声源噪声限值单位昼间夜间土石方推土机、挖掘机、装载机等7555dB(A)打桩各种打桩机等85禁止施工dB(A)结构混凝土搅拌机、振捣棒、电锯等7055dB(A)装修吊车、升降机等6555dB(A)表1.3城市区域环境噪声标准（一类标准）类别噪声限值（dB）1昼间夜间55456Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、噪声影响分析本项目的环境噪声影响评价包括施工期和运营期两部分评价内容。项目施工期噪声污染来源于推土机、挖掘机、打桩机、空压机、搅拌机、风镐、振捣机、电锯等施工机械产生的机械噪声，施工机械的噪声特点是持续时间长，强度高，其瞬时噪声值可达89-120分贝，这些突发态非稳态噪声源将对周围环境产生的影响可达到严重负影响程度。本项目投入使用后，经过建筑墙体隔音及绿化带消音之后，对外部影响较轻；此外还有空调、供排水系统设备运转产生的噪声，该部份噪音规模不大，加之绿化带的消音作用，其影响程度较轻。1.1.2对水环境的影响分析和评价一、水环境质量标准本项目对水环境的影响主要表现为实验用水和日常工作中的污水排放，根据沈阳市污水排放使用有关标准，项目废水排放浓度限值执行GB8978-1996《污水综合排放标准》的一级标准。表1.1《中华人民共和国污水综合排放标准》一级标准污染物悬浮物化学需氧物动植物油元素磷上限（mg/L）10060200.1二、对水环境的影响分析水环境的影响主要通过对建筑范围内地面水域及功能、工程的施工方案、生活服务区的位置及规模、本项目地表适流方位及现有水污染排放源的调查，取样测试有害成分含量，决定排出污水是否处理，并提出处理措施或建议。在本项目施工期间，主要发生施工排水和生活排水，由于项目所在地没有临近的水源和流经的地面水域，且该区域施工排水设施比较完善，故而施工期污水对环境的影响程度较轻。在运营期间，主要污染源是生活污水排放和综合排水，集中处理后会大大降低对环境的影响。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1.1固体废弃物对环境的影响分析和评价在项目建设期，固体废弃物主要包括建筑垃圾和生活垃圾。在项目运营期，固体废弃物主要是生活垃圾。这些固体废弃物如果处理不当，将对周边环境产生不良影响，需要通过采取合理的规划和有效的措施加以控制。1.2环境保护措施针对本项目的建设期和运营期将对环境可能产生的影响，制定以下措施加以控制。1.2.1空气环境保护措施一、建设期：根据沈阳市房屋开发和建设施工环境保护管理的有关规定，建设施工期间采取如下扬尘防治措施：施工场地周边设置高度在1.8米以上的围档；土堆、料堆进行遮盖或喷洒覆盖剂；建筑垃圾的堆放不超出场地围档范围，施工场地不堆放生活垃圾；严禁高空抛撒建筑垃圾；建筑材料运输过程中进行遮盖，防止撒漏，尽可能减少运输中产生的扬尘。二、运营期：有特殊要求的项目要配备通风橱、超净工作台；放射性废气排放时应确保不污染周围空气，否则应做净化处理。1.2.2水环境保护措施一、建设期：对于施工过程中的水环境进行实施监控和保护，对施工填、挖方时堆积的扬土、扬尘等影响水土环境的施工废料及时进行简易的绿化措施，以保持水土状况和绿化环境。二、运营期：在水资源保护方面，一方面是做到雨污分流，雨水通过管线排至污水管中；另一方面是所有生活污水经化粪池处理后排入市政管网，输送至污水处理厂。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1.1声环境保护措施一、建设期：本建设项目的施工是露天施工，具有流动性和间歇性较强的特点，施工过程中优先采用低噪声机械设备，严禁使用明显老化或拟淘汰的设备，同时，对各施工环节中噪声较强的设备采取局部吸声、隔声降噪措施，建设临时隔声屏障以达到降噪效果。对不同阶段的施工噪声将严格遵守中华人民共和国《建筑施工场界噪声限值》（GB12523-90）中规定标准，将施工噪音对学校正常的教学活动产生的干扰降至最低。二、运营期：通风、空调系统制冷机设备选用低噪声设备，对电机、水泵、风机等设备采取隔声、吸声、减振降噪措施，对噪声较大环节建设隔声机房。在运营期，将按时组织设备维护保养，检查噪音源，将设备噪音控制在最低水平。1.1.2固体废弃物控制措施一、建设期：在项目建设期，及时处理和清运建筑垃圾和生活垃圾，防止污染地下水源；严禁焚烧有毒有害物质污染空气；设立达标卫生设施，污水经处理后方可排放。二、运营期：无毒废物按垃圾处理；能够自然降解的有毒废物，集中深埋处理；不能自然降解的有毒废物，集中到焚化炉焚烧处理；放射性固体废物，先集中在专用的废物桶内，再根据具体情况采用放置、焚化等方法处理。1.1.3环境保护设施与投资根据国家有关规定，本项目的建设严格做到“三同时”，将环境保护措施的费用列入工程概算。一、环境保护设施6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF在室外配套工程建设中，结合规划，重点规划设计并建设环保设施，如化粪池、雨污管井、生活垃圾收集点等等。同时，将绿化与噪音消除、净化空气等环保措施结合起来，通过生态的方式消除噪音，达到净化空气、提高空气质量的目的。绿化景观规划主要是结合周围景观设计，在建筑物两侧布置广场和绿地，树木栽植注意多样性及高低、疏密合理搭配。一、环境保护投资此外，项目投资估算中都有专项资金投资于环保配套工程，在室外配套工程费用98.00万元中，包含了建设阶段围墙、运输车遮盖、雨污分流的管网以及绿化等措施投资费用等，这些方面都可以降低项目建设对环境的影响。1.2环境保护措施实施评价总之，项目的建设将完全按照《环境空气质量标准》(GB3095-1996)、《污水综合排放标准》(GB8978-1996)、《大气污染物综合排放标准》(GB16297-1996)、《城市区域环境噪声标准》(GB3096-93)等国家相关标准来指导建设工作和日常运营。项目建设期污染属短期行为，待施工结束后即可消除。在此期间，将采取有效措施，尽量减轻扬尘的产生，采用局部吸声、隔声降噪技术，在隔离体上辅以吸声材料，降低噪音；项目建成运营期对环境的污染主要有废水、噪声和固体废弃物等，各项污染经采取适当措施治理后，均可达到相关的排放标准要求。由于项目属于非生产性项目，除一般的生活污水和生活垃圾外，其他化学试验物和废弃物都会集中管理和处理，不产生其他严重的环境污染源。通过采取环境保护措施，完全能达到国家环境保护法律法规和技术规范的要求。因此，从社会、经济、环境等方面综合衡量，通过落实各项污染防治措施，可以最大程度地避免对周边环境的负面影响，并可以保证较好的环境质量，从环境保护的角度分析，该项目建设是可行的。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1项目组织机构与进度计划1.1组织机构与人力资源1.1.1组织机构本项目是既有项目法人项目，因此，项目组织机构不需重新设立，只需在公司成立本项目管理部，负责本项目实施的组织和管理。为了加强对本建设项目的管理，确保工程质量、工期和控制造价，应按项目管理模式组织工程建设。考虑到国家对建设工程有专门的法律规定，由公司履行项目法人职责，全面负责基础设施项目的规划、筹资、建设管理、协调和决策，具体负责工程项目的规划、设计、招标、施工的组织管理和办理各种建设手续。选调有经验和管理能力强的技术人员承担项目的管理工作，保证工程项目在质量、进度和造价三个方面按预定目标建成投入使用。1.1.2项目管理人力资源配置本项目人力资源配备的主要任务是在项目管理部内配备土建、电气、水暖、造价等方面的专业技术人员从事工程项目管理；项目运行后实行物业管理。1.2项目招投标管理1.2.1招标原则与建设程序一、招投标管理原则本着“公开、公正、公平”的招标原则，贯彻执行《建筑法》、《招标投标法》、《合同法》和《建设工程质量管理条例》，对于基础设施建设项目采用招标方式，依据沈阳市的有关规定在市交易中心报建、发布信息、开标、评标，通过竞争择优选择承包单位。对建设项目实行工程监理制，委托监理单位对施工阶段进行全过程质量控制、进度控制和造价控制，确保建筑物安全可靠。全面实行合同管理制，通过加强合同管理，确保工程按照设计文件、规范标准和合同文件有序顺利的进行。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF一、工程建设组织程序1）编制本项目申请报告报送主管部门核准；2）进行建筑方案设计、办理工程规划审批手续；3）进行设计单位招标或委托，进行本项目详规设计和施工图设计，编制设计概算，报主管部门审批；4）进行工程报建和施工招标，办理施工许可；5）组织工程全面施工；6）组织工程竣工验收，交付使用。1.1.2招标实施一、招标方式本项目实行公开招标。招标组织形式拟采用委托招标方式，委托具有相应资质的中介机构代理招标。二、招标范围本项目的招标范围建议为：勘察、设计、施工、监理以及重要设备、材料的采购。招标方式为公开招标，通过公开招标，可以在较广的范围内择优选择信誉良好、技术过硬、具有专业特长及丰富经验的设计单位、监理公司、施工企业和生产供应商，以保证工程的质量和降低工程造价，提高工程项目的社会效益和影响。三、招标程序申请招标、准备招标、发布招标广告、进行资格预审、确定招标人名单、发售招标文件、组织现场考察、召开标前会议、发送会议记录、接受投标书、公开开标、审查标书、技术答疑、评标比较、评标报告、定标、发出中标通知书、商谈合同、通知未中标人。本项目招投标的具体要求详见表表1.2本项目招投标的具体要求招标组织形式招标方式不采用招标方式招标范围勘察委托招标自行招标公开招标邀请招标全部招标部分招标设计√√√建筑工程√√√安装工程√√√6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF监理√√√主要设备√√√主要材料√√√审批部门核准意见说明：审批部门盖章：年月日表1.1招标基本情况表招标组织形式招标方式不采用招标方式招标范围招标估算金额投标单位资质要求拟划分标段勘察委托招标自行招标公开招标邀请招标全部招标部分招标设计√√√甲级建筑工程√√√甲级安装工程√√√甲级监理工程√√√甲级设备√√√甲级主要材料√√√一级情况说明：项目单位盖章：年月日1.2项目实施进度安排1.2.1建设工期经过论证，本项目总的周期约为18个月（包括项目的立项申请）。自2007年11月起至2009年5月止。其中，建设工期约为10个月。2008年11月竣工并投入使用。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1.1项目实施进度安排根据建设程序的要求，结合本项目的特点和工程量以及对项目的使用要求。确定本项目实施进度安排如下：表1.1项目进度计划表序号工作名称持续时间开始时间结束时间1立项申请与审批15工作日2007年12月3日2007年12月21日2初步设计及审批40工作日2007年12月10日2008年2月1日3施工图设计与审查40工作日2008年1月7日2008年2月29日4施工招投标35工作日2008年1月28日2008年3月14日5平整场地15工作日2008年3月10日2008年3月28日6主体施工工程132工作日2008年4月1日2008年10月1日7装修与设备安装工程55工作日2008年8月11日2008年10月24日8室外配套工程40工作日?2008年9月22日2008年11月14日9竣工验收交付使用20工作日2008年11月17日2008年12月12日10项目销售与运营375工作日2008年4月25日2009年10月1日6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF表1.1项目进度计划图6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1投资估算与资金筹措1.1投资估算的依据及说明1.1.1土地费用本项目共占土地面积6105.3平方米，土地用途为商业，以出让方式取得，取得土地过程所支付的费用包括土地使用权出让金、动迁及安置补助费、契税及其他费用，按照目前沈阳市土地出让的基本制度及公司实际投入情况，可确定此项费用约为5020元/平方米。1.1.2城市基础设施配套费根据辽财综函〔2003〕133号、沈建委发〔1999〕93号、沈价发〔2002〕44号、沈财综〔2003〕296号等文件的规定，沈阳市建设项目联合收费办公室、区建设局（建委）收取城市基础设施配套费的标准为：公建148元/平方米（包含代收40元/平方米的人防易地建设费）。1.1.3前期费用顺天大厦项目的主要前期工作费用，包括政府收费、社会费用等两大部分，其中政府收费包括工程定额编制测定费、建设工程质量监督费、规划服务费、卫生设施审查费等；社会费用包括勘察规划设计费、工程监理费和建筑工程保险费等，大约为每平方米建筑面积110元。1.1.4建筑安装工程及装修费根据国家建设部、财政部二00三年十月十五日联合发布的关于印发《建筑安装工程费用项目组成》的通知（建标[2003]206号），结合沈阳地区的有关工程、设备及材料等的市场行情，并适当考虑《建设工程工程量清单计价规范》（GB50500-2003）的有关精神，估算得出本项目的建筑安装工程费（含土建、水电、设备等）及装修费的估算结果，大约为2556元/平方米。1.1.5园区配套费6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF包括园区内场地平整、路面、软制环境及硬制环境建设等相关费用，大约为300元/平方米。1.1.1项目开发费用“顺天大厦”项目的开发费用包括管理费用、销售费用、财务费用等，其主要估算过程如下：一、管理费用包括管理人员的工资、办公费及差旅费等，预计为1-5项投资总和的1.5%。二、销售费用由于沈阳市公建类房地产市场的竞争日趋激烈，“顺天大厦”项目也应采取科学的营销策略、有效的营销手段，进而在市场上赢得主动。因此，本报告将销售费用划分为营销费用（例如，广告宣传、售楼员工薪金等）和其他费用两大部分，大约的费用标准预计为销售收入的1.6%。三、建设期利息根据金融机构现行1-3年期限的贷款政策，贷款年利率取7.47%。1.1.2预备费包括基本预备费和涨价预备费。基本预备费，又称不可预见费，是指在项目实施中难以预料的支出。它需要事先预留，并主要用于设计变更和施工过程中可能增加工程量的费用。涨价预备费是指针对建设期内由于可能的价格上涨引起投资增加，需要事先预留的费用。对于“顺天大厦”项目及工期而言，上述两项费用根据估算大概为总投资的3.6%。1.2总投资估算1.2.1建筑工程工程量依据项目初步设计方案，可以得到该项目建筑工程建筑面积工程量表：6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF表1.1建筑工程建筑面积工程量表序号建设项目建筑面积单位1公寓及写字间11369平方米2商铺5091平方米3地下停车场及设备用房2660平方米合计19120平方米1.1.2总投资估算结果依据投资估算的依据，结合建筑工程建筑面积工程量，可以得到总投资估算表：表1.2项目总投资估算表序号类别计算基数单位技术经济指标单位金额(万元)备注1土地取得费用6105.30平方米5020元/㎡3064.86 2前期费用19160.00平方米110元/㎡210.76 3城市基础设施配套费19160.00平方米148元/㎡283.57 4建筑安装工程费19160.00平方米2556元/㎡4897.30 5园区配套费19160.00平方米300元/㎡574.80 6管理费用9031.28万元1.50% 135.47 7销售费用13787.69万元1.60% 220.60 8财务费用 万元7.47%/年434.15 9预备费9821.51 万元3.60% 353.57 合计 万元 元/㎡10175.08 综上可得项目总投资为10175.08万元。1.1.3投资计划依据投资估算的依据及说明与总投资估算结果，结合项目进度计划，可以得到项目投资计划，如附表1所示：1.2资金筹措方案对于”顺天大厦”项目的开发单位沈阳市宏建房屋开发有限公司而言，将主要依靠自有资金、负债筹资（银行贷款）两种途径获得建设资金，并辅之以适量的售房款收入。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF项目总投资的具体来源包括：1）自有资金：4000万元，第一年全部投入；2）银行金融机构贷款：根据项目进展向银行金融机构贷款；（年利率7.47%）3）房地产预售。具体资金筹措方案如附表2所示：根据现行银行1-3年期的企业贷款年利率，同时考虑到筹资过程中涉及到的承诺费、评估费等筹资费用以及自有资金与贷款的比例等，本报告认定，“顺天大厦”项目的综合资金成本率为8%，项目还款能力较强，开发单位资信良好，并配合抵押与保护性条款，银行金融的融资风险很小。因此，初步的融资方案基本可行。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1经济效益分析1.1项目销售计划1.1.1销售价格的确定根据“顺天大厦”地块周边楼盘的情况分析，结合大东区及沈阳市房地产市场发展的趋势，本报告认定的“顺天大厦”各类物业的平均售价为：1）写字间6150元/平方米；2）网点平均售价12500元/平方米；3）车位12万元/个。1.1.2销售计划根据各类房地产产品的面积以及相应的销售均价，将”顺天大厦”项目的销售收入情况汇总于下表。表1.2项目销售计划汇总表序号项目数量单位销售均价单位销售收入单位1写字间11369平方米6150元/㎡6991.935万元2商业网点5091平方米12500元/㎡6363.75万元3车位36个12万元/个432万元合计13787.69万元项目按季度销售计划如下表所示表1.3项目按季度销售计划00合计02009年00序号类别万元四季一季二季三季1网点销售百分比100%5%5%45%45%2网点销售额6363.75318.19318.192863.692863.693写字间销售百分比100%5%5%45%45%4写字间销售额6991.935349.60349.603146.373146.375车位销售百分比100%10%15%35%40%6车位销售额43243.2064.80151.20172.807合计13787.69710.98732.586161.266182.866Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1.1.1税金估算一、税金估算依据1）项目缴纳的营业税及附加综合税率5.55%；2）企业预交土地增值税暂定为销售收入的1.5%，待项目清盘后按增值的30%计，多退少补。3）企业所得税收率25%；二、支付税金计划支付税金计划见附表1.2盈利能力分析1.2.1静态指标一、静态投资利润率本项目年均利润额为1146.42万元，项目静态投资利润率为11.34%。二、静态投资回收期项目投资回收期（所得税前）=1.89年项目投资回收期（所得税后）=1.91年1.2.2动态指标一、净现值根据银行贷款利率及风险因素，本项目采用银行贷款利率加风险调整值合计委8%为财务基准收益率。净现值（所得税前，全部投资，ic=8%）=1158.37万元净现值（所得税后，全部投资，ic=8%）=669.15万元净现值（所得税后，自有资金，ic=8%）=1463.03万元二、内部收益率项目投资财务内部收益率（所得税前，全部投资）=19.51%项目投资财务内部收益率（所得税后，全部投资）=14.84%项目投资财务内部收益率（所得税后，自有资金）=31.05%6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF以上详见全部投资现金流量表和自有资金投资现金流量表。1.1清偿能力分析依据投资计划与融资方案，可以得到项目借款计划与还本付息表，如附表所示：1.2不确定分析1.2.1盈亏平衡分析盈亏平衡分析又称保本点分析或量本利分析法，是根据产品的业务量（产量或销量）、成本、利润之间的相互制约关系的综合分析，用来预测利润，控制成本，判断经营状况的一种数学分析方法。经过盈亏平衡分析计算，可以得到以下盈亏平衡分析结论：1）盈亏平衡点（房地产销售价格）=73.52%价格允许下降为原销售价格的73.52%，项目达到盈亏平衡。2）盈亏平衡点（建安工程费）=4166元/平方米建安工程费允许上升到4166元/平方米，项目达到盈亏平衡。1.2.2敏感性分析敏感性分析是指从众多不确定性因素中找出对投资项目经济效益指标有重要影响的敏感性因素，并分析、测算其对项目经济效益指标的影响程度和敏感性程度，进而判断项目承受风险能力的一种不确定性分析方法。以项目土地价格、建造成本和销售价格为影响因素，进行敏感性分析。经过计算，敏感性分析结果如下表和图所示。表1.2项目敏感性分析项目序号变动幅度IRR(税后)NPV(税后)万元投资回收期(税后)年 0原方案14.84%669.151.91土地价格 1.1土地价格+20%10.97%301.581.931.2土地价格+10%12.88%492.171.921.3土地价格+5%13.91%587.461.911.4土地价格-5%16.10%778.051.901.5土地价格-10%17.27%873.341.891.6土地价格-20%19.80%1063.921.886Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF建造成本2.1建造成本+20%9.38%125.981.942.2建造成本+10%12.05%404.371.932.3建造成本+5%13.48%543.561.922.4建造成本-5%16.54%821.941.902.5建造成本-10%18.18%961.141.892.6建造成本-20%21.71%1239.521.86销售价格3.1销售价格+20%26.35%1833.841.843.2销售价格+10%20.66%1258.291.873.3销售价格+5%17.82%970.521.893.4销售价格-5%12.14%394.981.933.5销售价格-10%9.30%107.211.943.6销售价格-20%3.64%-468.331.98图1.1IRR敏感性分析变动幅度图6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF图1.1NPV敏感性分析变动幅度图从图10.1和图10.2可以看出：销售价格为最敏感性因素，在经营过程中需要密切关注，但是当销售价格降低10%时，项目净现值为107.21万元，内部收益率为9.30%，说明该项目抗风险能力比较强。综上所述，本项目具有良好的抗风险能力。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1风险分析及对策1.1政策风险1.1.1政策风险分析1）自2008年1月1日起施行《中华人民共和国企业所得税法》第一条在中华人民共和国境内，企业和其他取得收入的组织（以下统称企业）为企业所得税的纳税人，依照本法的规定缴纳企业所得税。个人独资企业、合伙企业不适用本法。2）本项目企业所得税的税率为25%。3）国家税务总局2006年12月28日《关于房地产开发企业土地增值税清算管理有关问题的通知》4）办小产证时由买方交纳，是否提高该税种的比例也会有所影响5）转让时交，是否提高比例、设定转让年限都有影响6）《物权法》的颁布，随着未来的实施，对房地产行业也有影响。1.1.2政策风险对策时刻关注政策信号，根据获悉的信号，及时调整投资行为，从而规避风险。政策的不确定性必然对项目地块的运做产生影响，从目前沈阳市和大东区政府在各领域政策的开放速度看，相应对策表现为能否有效利用新政策，公司将及时与政府沟通，反馈及时的政策信息，紧紧把握目前的历史机遇，在短期内建立全面的竞争优势。1.2市场风险1.2.1市场风险分析基于沈阳目前的写字楼及商业裙房的供需、国家资本市场开放力度、大东区的发展，该项目主要的市场风险主要为：1）市场中竞争对手的情况，直接影响到房地产项目的收益大小，而房地产市场变化对房地产投资的商业风险关系很大，特别是在同时期推上市的楼盘的影响。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF例如，当同期同类型竞争性房地产出现后，根据整个市场的供需情况及同期同类型地产上市面积等因素，影响到价格、回款速度，最终与所投资的房地产项目的经营收益相关。对于竞争性房地产项目是否出现，出现时间的早晚等问题，必须在房地产投资决策之前进行详细研究。1）市场风险主要来源于市场对所开发产品尤其是商业部分的接受程度，据目前的市场调查，截止本项目上市前，2008、2009年是新写字楼的一个高峰期，而该项目完工于高峰期之时，所以在该项目上市时市场接受风险很大但也有机会存在。1.1.2市场风险对策在项目前期，把营销推广工作做足，对商业和写字楼部分进行有针对性的特色包装推广，提高预定目标客户群的认同度，加大招商力度，控制好资金投入比例，时刻关注市场供需、价格的变动，以保证项目的顺畅运作。所有的政策从制定到贯彻执行，乃至取得预期调控效果都有一定的时间间隔，经济学上称之为政策调控时滞。其产生的主要原因：一是政策本身有一个传导和完善过程；二是政策的实施有一个由点到面的推广过程；三是政策手段产生影响，也有一个市场经济主体接受和反应的过程。商业房地产投资者可在获悉政策制订而尚未实施时，抓住时滞留出的一定空间，及时作出符合投资收益原则的进退选择。1.2经营管理风险1.2.1经营管理风险分析对于商业房地产项目而言，由于经营管理不善，会使经营成本增加，营业收益低于期望值，导致经营失败，因此，经营风险是商业房地产项目面临的最重要的风险。项目的经营风险主要体现在决策方面，包括项目定位、项目招商、项目营销推广等，经营风险的回避主要是通过在充分市场调研的基础上做好项目定位、整体规划，分步实施、在动态中逐步增加投资、形成良好的资金链，通过招标选择好的施工单位、供应商，控制好建设成本。1.2.2经营管理风险对策6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF项目管理水平的高低，决定了项目收入支出的大小，也就决定了房地产项目抗商业风险的能力。管理水平高的房地产项目，其经营支出低而经营收益高，这样就保证了尽快收回投资，保证了在外部环境变坏的情况下也能维持。因此该项目在投资时，为了降低商业风险，必须对项目经营过程中的管理水平作出准确评价。管理风险的回避主要用高效的房地产方面不同专业人士组成的项目管理团队。因为商业房地产单纯依靠经营而获得收益，需要依托于商业地段价值和经营特色，所以商业性更强，对开发商和物业管理的商业经营、管理水平要求更高。1.1财务风险1.1.1财务风险分析一、投资估算的风险对项目进行投资估算时，由于存在较多不确定性，这种估算不可避免地会存在偏差，同时，建设期内相关政策、法律、市场等因素的变化可能会对估算投资产生影响，最终可能影响公司在本项目的收入和盈利能力根据稳健性原则和谨慎性原则，二、筹资风险房地产项目开发50%以上的次金来自银行贷款，在沈阳，银行要求只要项目自有资金达到总投资的35%就可以进银行融资。本项目投资大，建设周期较长，建设资金预估50%通过银行贷款解决，有可能给本项目的资金筹措带来风险，若因任何不可控或不可预见的因素造成项目建设成本超支、项目建设期延长，将进一步增加资金筹措压力。三、贷款偿还风险由于项目的开发同期两年，待项目开发上市后的市场的销售、出租情况存在不确定性，使资金回笼具不确定性，一旦项目开工，就不能停下，项目的各项目开支必须及时偿付，如果资金的筹措渠道不畅，可能造成资有非有效供给，使后续工程进度延后直至停工。1.1.2财务风险对策1）应加大宣传、推广力度，尽可能的增加回款额或是提高回款速度。2）准确把握国家宏观经济形势、及时调整有关策略，并与各银行保持良好的合作关系，拓展各种可能的筹资渠道，增强项目本身的抗风险能力。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1）在进行投资估算时，适当考虑计入一定比例的不可预见费，预算各项资金的到位额也留有一定余地在实施过程中，特别是对于企业所得税，目前企业采用的企业所得税是15%(享受税收优惠后的比例)，而进行经济分析时随着两税合并的公布，修正成从2008年执行的两税合并后的25%，对于未来，在实施过程中，应定期对估算投资进行审核验证，如发现对估算投资产生重大影响的变大，及时对估算进行调整，同时调整融资策略。2）加强管理，保证工程能按期完工，加强销售、出租力度，保证或提高现金回流速度。3）充分利用开发商资源进行融资，尽可能以多种途径调动和运作资金，减少财务压力，分担风险。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF1结论与建议1.1结论经过论证，可以认为本项目将推动大东区经济的快速发展、完善，促进地区产业结构升级，对促进沈阳市乃至东北地区经济的持续快速发展也具有十分重要的现实意义，该项目的建设是十分必要的。本项目拟定的建设规模和建设方案科学合理，经市场调查和预测分析，本项目的开发与建设符合所在地区的发展目标和方向，同时，由于该项目所处的地理位置优越，因此招商引资的市场前景比较乐观。本项目的各项技术经济指标比较理想。敏感性分析表明该项目在土地价格、建造成本和销售价格变化时，经济效益指标（IRR和NPV）变化不明显，说明项目具有较强的抗风险能力。综上所述，可以认定该项目是可行的。1.2建议本项目的各项经济指标说明项目在经济上是可行的，并且具有较强的抗风险能力。建议严格控制建设期，尽量使各项工程按期完工，以保证项目的整体经济效益。随着环境保护意识的提高，企业对生态环境的要求也越来越高。因此，项目应注重健全法律和法规体系，提高地区整体的生态意识，营造良好的生态氛围；同时，应该加快区域环境建设建设步伐，改善投资环境，提高的招商形象和吸引力。综上，本研究报告认为，沈阳市宏建房屋开发有限公司在总体上应积极采取增长性战略，抓紧落实项目融资、施工单位选择等事宜，以利本项目的尽快全面正式启动。进而，在沈阳市、大东区房地产市场形势大好的机遇中，获得更大的经济与社会效益。6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF 顺天大厦项目可行性研究报告附表1项目投资进度计划表 合计2007年2008年2009年序号类别万元四季一季二季三季四季一季二季三季1土地取得费用3064.863064.862前期费用210.76210.763城市基础设施配套费283.57283.574建筑安装工程费4897.30489.7296489.72961958.91841958.91845园区配套费574.80287.4287.406管理费用135.4756.487.3529.3837.954.317销售费用220.600.000.0011.3811.7298.5898.938财务费用434.15434.1539预备费353.57137.5917.8971.5892.4410.910.4219.183.56合计010175.083959.42514.972059.882660.28314.0012.14551.91102.496Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF 顺天大厦项目可行性研究报告附表1投资计划及资金筹措表序号类别合计2007年2008年2009年万元四季一季二季三季四季一季二季三季1资金支出10175.083959.42514.972059.882660.28314.0012.14551.91102.491.1建设投资3959.42514.972059.882660.28314.0012.14117.76102.491.2建设期利息434.152资金筹措10175.082.1项目资本金4000.003959.4240.582.2银行借款5194.540.00474.392059.882660.282.3销售收入980.540.000.00314.0012.14551.91102.496Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF 顺天大厦项目可行性研究报告附表1项目还本付息表序号类别2007年2008年2009年四季一季二季三季四季一季二季三季1长期借款2590.625348.965101.994528.471.1季初借款本息累计483.252590.625348.965101.994528.471.2本季新增借款474.392059.882660.281.3本季应计利息8.8647.4998.0699.8995.2884.571.4本季还本346.86668.794528.471.5本季付息84.571.6季末借款累计483.252590.625348.965101.994528.4784.572偿还借款本金的资金来源346.86668.795174.984723.542.1本季未分配利润346.86668.795174.984723.546Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF 顺天大厦项目可行性研究报告附表1损益表序号类别合计2007年2008年2009年万元四季一季二季三季四季一季二季三季1营业收入13787.690.000.000.000.00710.98732.586161.266182.862总成本费用10175.083959.42514.972059.882660.28314.0012.14551.91102.493营业税金及附加765.220.000.000.000.0039.4640.66341.95343.154土地增值税554.550.000.000.000.0010.6610.9992.42440.485应纳税所得额2292.84-3959.42-514.97-2059.88-2660.28346.86668.795174.985296.756企业所得税573.210.000.000.000.000.000.000.00573.217可供分配的利润346.86668.795174.984723.548累计未分配利润346.861015.666190.6310914.176Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF 顺天大厦项目可行性研究报告附表1现金流量表（全部投资）序号类别2007年2008年2009年四季一季二季三季四季一季二季三季1现金流入0.000.000.000.00710.98732.586161.266182.861.1营业收入0.000.000.000.00710.98732.586161.266182.862现金流出3959.42514.972059.882660.28364.1263.79986.28886.112.1建设投资3959.42514.972059.882660.28314.0012.14551.91102.492.2销售税金及附加0.000.000.000.0039.4640.66341.95343.152.3土地增值税0.000.000.000.0010.6610.9992.42440.483净现金流量-3959.42-514.97-2059.88-2660.28346.86668.795174.985296.754累计所得税前净现金流量-3959.42-4474.39-6534.27-9194.54-8847.68-8178.89-3003.912292.845企业所得税0.000.000.000.000.000.000.00573.216所得税后净现金流量-3959.42-514.97-2059.88-2660.28346.86668.795174.984723.547累计所得税后净现金流量-3959.42-4474.39-6534.27-9194.54-8847.68-8178.89-3003.911719.63计算指标项目投资财务内部收益率（所得税前）=19.51%项目投资财务内部收益率（所得税后）=14.84%项目投资财务净现值（所得税前,ic=8%）=1158.37万元项目投资财务净现值（所得税后,ic=8%）=669.15万元项目投资回收期（所得税前）=1.8918年项目投资回收期（所得税后）=1.9090年6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF 顺天大厦项目可行性研究报告附表1现金流量表（自有投资）序号类别2007年2008年2009年四季一季二季三季四季一季二季三季1现金流入710.98732.586161.266182.861.1营业收入710.98732.586161.266182.862现金流出3959.4240.58396.99720.445047.411356.832.1项目资本金3959.4240.580.000.000.000.002.2借款本金偿还346.86668.794528.470.002.3借款利息支付84.572.4营业税金及附加39.4640.66341.95343.152.5土地增值税10.6610.9992.42440.482.6企业所得税573.213净现金流量-3959.42-40.58314.0012.141113.854826.02计算指标项目投资财务内部收益率（所得税后）=31.05%项目投资财务净现值（所得税后,ic=8%）=1463.03万元6Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormSelection.ParagraphFormaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2Selection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPointselection.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFormat.LineSpacingLinesToPoction.ParagraphFormat.LineSpacingLinesToPoints(2)Selection.ParagraphFaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaahF
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