深圳中原顾问部光明新区捆绑土地出让评估报告（46页）

　　深圳中原顾问部光明新区捆绑土地出让评估报告：

　　一、区域研究 .......................................................................................................................1

　　1.1 区域基本情况和功能定位................................................. .......................................1

　　1.2 区域配套 .................................................................................................................1

　　1.3 景观资源 .................................................................................................................3

　　1.4 区域规划 .................................................................................................................3

　　1.5 区域交通组织...................................................... ....................................................5

　　1.6 区域研究小结...................................................... ....................................................6

　　二、区域房地产市场分析.....................................................................................................8

　　2.1 房地产市场整体分析................................................... ............................................8

　　2.2 光明房地产市场分析................................................... ............................................9

　　2.3 重点楼盘分析...................................................... ..................................................16

　　三、项目分析及评价...................................................... ....................................................19

　　3.1 地块解析....................................................... ........................................................19

　　3.1.1 位置及形状 .................................................................................................19

　　3.1.2项目地形地势..............................................................................................20

　　3.1.3 交通条件.....................................................................................................21

　　3.1.4项目可利用的设施和资源............................................... .............................23

　　3.1.5用地规划指标及建设要求............................................... .............................24

　　3.2 项目 SW OT 分析...................................................................................................25

　　3.2.1 项目优势： .................................................................................................25

　　3.2.2 项目劣势： .................................................................................................25

　　3.2.3 项目机会： .................................................................................................25

　　3.2.4 项目威胁;....................................................................................................26

　　3.3 项目总体评价.......................................................................................................26

　　四、相似案例研究..............................................................................................................27

　　4.1 皇庭港湾（容积率 2.0） ......................................................................................27

　　4.2 卓越维港（容积率 2.0） ......................................................................................28

　　五、项目定位 .....................................................................................................................30

　　5.1 市场定位....................................................... ........................................................30

　　5.2 客户定位....................................................... ........................................................30

　　5.3 产品定位（物业类型组合）............................................... ..................................31

　　5.4 价格定位（客观、乐观价格定位）......................................................................34

　　六、土地竞标价格评估及建议.................................................. ..........................................39

　　6.1 估价方法选用.......................................................................................................39

　　6.2 土地价格评估过程（客观的市场价格定位，税前利润率 20%）..........................40

　　6.2.1项目主要指标..............................................................................................40

　　6.2.2项目销售收入及成本估算............................................... .............................40

　　6.2.3地价测算过程及结果...................................................................................41

　　6.3 竞标价格建议.......................................................................................................42