2012年中国写字楼物业白皮书(89页）

　　摘 要.................................................................................................................................................................................7

　　第一部分 政策对工商市场影响分析...............................................................................................................................10

　　1 宏观政策综述.............................................................................................................................................................10

　　2 政策回顾....................................................................................................................................................................10

　　2.1 国家政策回顾.............................................................................................................................................................10

　　2.1.1 调控政策.................................................................................................................................................................10

　　2.1.2 金融政策.................................................................................................................................................................11

　　2.2 一线城市政策回顾......................................................................................................................................................11

　　2.3 二、三线城市政策回顾............................................................................................................................................12

　　第二部分 全国重点城市工商市场分析............................................................................................................................16

　　一 深圳工商市场分析....................................................................................................................................................16

　　1 2011 年深圳写字楼一级市场分析...............................................................................................................................16

　　1.1 深圳历年写字楼一级市场分析...................................................................................................................................16

　　1.2 2011 年深圳写字楼一级市场分析.............................................................................................................................16

　　1.2.1 2011 年深圳写字楼一级市场地块成交分析...........................................................................................................16

　　1.2.2 2011 年深圳写字楼一级市场地块成交区域供应分析.............................................................................................17

　　2 2011 年写字楼二级市场分析......................................................................................................................................18

　　2.1 深圳写字楼二级市场供应分析...................................................................................................................................18

　　2.1.1 整体市场供应量分析...........................................................................................................................................18

　　2.1.2 各片区市场供应比较分析.....................................................................................................................................20

　　2.1.2.1 各片区市场活跃度比较......................................................................................................................................20

　　2.1.2.2 历史各片区新增供应量比较...............................................................................................................................20

　　2.2 深圳写字楼二级市场销售分析.................................................................................................................................21

　　2.2.1 整体市场销售分析................................................................................................................................................21

　　2.2.2 各片区市场销售分析..............................................................................................................................................23

　　2.2.2.1 各片区销售情况分析...........................................................................................................................................23

　　2.3 深圳写字楼二级市场综述........................................................................................................................................24

　　2.3.1 罗湖区写字楼二级市场综述..................................................................................................................................24

　　2.3.2 中心区写字楼二级市场综述..................................................................................................................................24

　　2.3.3 中心西区写字楼二级市场综述...............................................................................................................................24

　　2.3.4 南山区写字楼二级市场综述..................................................................................................................................25

　　2.3.5 宝安区写字楼二级市场综述..................................................................................................................................25

　　2.3.6 龙岗区写字楼二级市场综述..................................................................................................................................25

　　3

　　世联地产 2012年写字楼物业白皮书

　　3 深圳写字楼客户分析..................................................................................................................................................26

　　3.1 购买成交客户分析...................................................................................................................................................26

　　3.1.1 客户置业目的分析................................................................................................................................................26

　　3.1.2 客户类型分析.......................................................................................................................................................26

　　3.1.3 企业客户规模分析................................................................................................................................................27

　　3.1.4 企业客户物业更换周期分析..................................................................................................................................27

　　3.1.5 客户行业分析.......................................................................................................................................................28

　　3.1.6 客户关注点分析....................................................................................................................................................28

　　3.1.7 典型成交客户总结................................................................................................................................................28

　　3.2 租赁成交客户分析...................................................................................................................................................29

　　3.2.1 核心商务区租赁成交客户分析...............................................................................................................................29

　　3.2.2 罗湖片区甲级写字楼租赁成交客户分析................................................................................................................29

　　3.2.2.1 客户租赁因素分析.............................................................................................................................................29

　　3.2.2.2 客户租赁面积分析.............................................................................................................................................30

　　3.2.2.3 客户行业类型分析.............................................................................................................................................30

　　3.2.2.4 客户认知途径分析.............................................................................................................................................30

　　3.2.2.5 客户租赁年限分析.............................................................................................................................................31

　　3.2.2.6 客户租金年递增率分析......................................................................................................................................31

　　3.2.3 非核心商务区租赁成交客户分析...........................................................................................................................31

　　3.2.3.1 南山片区甲级写字楼租赁成交客户分析.............................................................................................................31

　　3.2.3.2 龙岗片区甲级写字楼租赁成交客户分析.............................................................................................................33

　　4 2011 年写字楼三级市场分析......................................................................................................................................35

　　4.1 全市三级市场整体分析..............................................................................................................................................35

　　4.1.1 全市三级市场销售情况分析...................................................................................................................................35

　　4.1.2 全市三级市场租金分析.........................................................................................................................................36

　　4.2 主要片区三级市场分析..............................................................................................................................................37

　　4.2.1 罗湖区三级市场分析..............................................................................................................................................37

　　4.2.1.1 罗湖区三级市场售价分析..................................................................................................................................37

　　4.2.1.2 罗湖区三级市场租金分析..................................................................................................................................37

　　4.2.2 中心区三级市场分析..............................................................................................................................................38

　　4.2.2.1 中心区三级市场售价分析..................................................................................................................................38

　　4.2.2.2 中心区三级市场租金分析..................................................................................................................................38

　　4.2.3 中心西区三级市场分析.........................................................................................................................................38

　　4.2.3.1 中心西区三级市场售价分析...............................................................................................................................38

　　4.2.3.2 中心西区三级市场租金分析...............................................................................................................................39

　　4.2.4 南山区三级市场分析............................................................................................................................................39

　　4.2.4.1 南山区三级市场售价分析..................................................................................................................................39

　　4.2.4.2 南山区三级市场租金分析..................................................................................................................................40

　　5 2012 年及以后深圳工商市场展望...............................................................................................................................40

　　5.1 未来市场供应量统计...............................................................................................................................................40

　　5.1.1 2012 年全市可预计新增供应量统计......................................................................................................................40

　　5.2 未来市场发展格局预测............................................................................................................................................43

　　5.2.1 罗湖区——城市更新助力区域发展增速................................................................................................................43

　　5.2.2 福田泛CBD 区——迎来新一轮发展机遇..............................................................................................................43

　　5.2.3 南山区——逐步形成金三角商务格局，构建现代化滨海城区................................................................................43

　　5.2.4 宝安中心区——高端产品相继入市，商务成熟加速..............................................................................................44

　　5.2.5 龙岗区——区域价值显现，商务意识觉醒.............................................................................................................44

　　4

　　世联地产 2012 年写字楼物业白皮书

　　二 上海工商市场分析......................................................................................................................................................45

　　1 上海写字楼一级市场分析...........................................................................................................................................45

　　1.1 上海历年写字楼一级市场分析...................................................................................................................................45

　　1.2 2011 年上海写字楼一级市场分析.............................................................................................................................45

　　1.2.1 2011 年上海写字楼一级市场成交分析..................................................................................................................45

　　1.2.2 2011 年上海写字楼各大开发商拿地情况分析........................................................................................................46

　　2 2011 年上海写字楼二级市场分析...............................................................................................................................47

　　2.1 上海写字楼二级市场供应分析...................................................................................................................................47

　　2.1.1 上海写字楼二级市场历年新增供应量分析...........................................................................................................47

　　2.1.2 2011 年上海写字楼二级市场新增供应量分析........................................................................................................48

　　2.2 上海写字楼二级市场销售分析.................................................................................................................................49

　　2.2.1 历年上海写字楼二级市场销售分析........................................................................................................................49

　　2.2.2 2011 年上海写字楼二级市场销售分析..................................................................................................................50

　　2.2.3 2011 年上海写字楼二级市场大宗交易分析...........................................................................................................52

　　2.3 上海写字楼二级市场综述........................................................................................................................................53

　　2.3.1 闸北区写字楼二级市场综述..................................................................................................................................53

　　2.3.2 徐汇区写字楼二级市场综述..................................................................................................................................54

　　2.3.3 虹口区写字楼二级市场综述..................................................................................................................................54

　　3 2011 年上海写字楼客户分析......................................................................................................................................54

　　3.1 高端客户分析............................................................................................................................................................55

　　3.2 新兴商务区客户分析.................................................................................................................................................55

　　3.2.1 客户置业目的分析...................................................................................................................................................55

　　3.2.2 客户类型分析.........................................................................................................................................................56

　　3.2.3 客户行业分析.........................................................................................................................................................56

　　3.2.4 客户认知途径分析..................................................................................................................................................56

　　3.2.5 客户成交周期分析..................................................................................................................................................57

　　3.2.6 客户关注点分析.....................................................................................................................................................57

　　3.2.7 客户购买动因分析..................................................................................................................................................57

　　4 2011 年上海写字楼三级市场分析...............................................................................................................................58

　　4.1 上海写字楼三级市场整体分析...................................................................................................................................58

　　4.2 上海写字楼三级市场主要板块分析............................................................................................................................58

　　5 2012 年及以后上海工商市场展望...............................................................................................................................59

　　5.1 未来市场供应量分析.................................................................................................................................................59

　　5.2 未来市场发展格局分析..............................................................................................................................................60

　　第三部分 全国化视野下的工商市场浅析........................................................................................................................61

　　1 武汉市工商市场..........................................................................................................................................................61

　　1.1 武汉市写字楼一级市场..............................................................................................................................................61

　　1.2 2011 年武汉市写字楼销售分析...............................................................................................................................61

　　1.2.1 市场供应及销售分析..............................................................................................................................................61

　　1.2.2 各区域工商市场活跃度及优质写字楼价格分析......................................................................................................62

　　1.3 2012 年武汉市工商市场展望...................................................................................................................................62

　　1.3.1 武汉市未来市场供应量统计..................................................................................................................................62

　　1.3.2 未来市场发展格局预测...........................................................................................................................................63

　　2 合肥市工商市场..........................................................................................................................................................64

　　2.1 合肥市写字楼一级市场..............................................................................................................................................64

　　2.2 2011 年合肥市写字楼销售分析...............................................................................................................................64

　　2.2.1 市场供应销售分析..................................................................................................................................................64

　　5

　　世联地产 2012年写字楼物业白皮书

　　2.2.2 各区域工商市场活跃度及优质写字楼价格分析.......................................................................................................64

　　2.3 2012 年合肥市工商市场展望...................................................................................................................................65

　　2.3.1 未来市场供应量统计..............................................................................................................................................65

　　2.3.2 未来市场发展格局预测...........................................................................................................................................66

　　3 成都市工商市场..........................................................................................................................................................67

　　3.1 成都市写字楼一级市场..............................................................................................................................................67

　　3.2 2011 年成都市写字楼销售分析...............................................................................................................................67

　　3.2.1 市场供应销售分析..................................................................................................................................................67

　　3.2.2 各区域工商市场活跃度及优质写字楼价格分析......................................................................................................67

　　3.3 2012 年成都市工商市场展望...................................................................................................................................68

　　3.3.1 未来市场供应量统计............................................................................................................................................68

　　3.3.2 未来市场发展格局预测.........................................................................................................................................70

　　4 重庆市工商市场..........................................................................................................................................................70

　　4.1 重庆市写字楼一级市场............................................................................................................................................70

　　4.2 2011 年重庆市写字楼销售分析...............................................................................................................................71

　　4.2.1 市场供应销售分析................................................................................................................................................71

　　4.2.2 各区域工商市场活跃度及优质写字楼价格分析......................................................................................................71

　　4.3 2012 年重庆市工商市场展望...................................................................................................................................72

　　4.3.1 未来市场供应量统计............................................................................................................................................72

　　4.3.2 未来市场发展格局预测...........................................................................................................................................73

　　5 福州市工商市场..........................................................................................................................................................74

　　5.1 福州市写字楼一级市场..............................................................................................................................................74

　　5.2 2011 年福州市写字楼销售分析...............................................................................................................................74

　　5.2.1 市场供应销售分析..................................................................................................................................................74

　　5.2.2 各区域工商市场活跃度及优质写字楼价格分析......................................................................................................74

　　5.3 2012 年福州市工商市场展望...................................................................................................................................75

　　5.3.1 未来市场供应量统计............................................................................................................................................75

　　5.3.2 未来市场发展格局预测...........................................................................................................................................76

　　6 天津市工商市场..........................................................................................................................................................76

　　6.1 天津市写字楼一级市场..............................................................................................................................................76

　　6.2 2011 年天津市写字楼销售分析...............................................................................................................................77

　　6.2.1 市场供应销售分析..................................................................................................................................................77

　　6.2.2 各区域工商市场活跃度及优质写字楼价格分析......................................................................................................77

　　6.3 2012 年天津市工商市场展望...................................................................................................................................78

　　6.3.1 未来市场供应量统计............................................................................................................................................78

　　6.3.2 未来市场发展格局预测...........................................................................................................................................79

　　7 全国化视野下的商业地产趋势预测..............................................................................................................................80

　　7.1 市场格局分析..........................................................................................................................................................80

　　7.2 市场格局及写字楼产品未来发展趋势预测................................................................................................................80

　　……