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1、高尔夫项目可行性研究报告目 录第一章 总 论4第一节 项目概述4第二节 项目主要技术经济指标5第三节 编制依据8第二章 市场分析与预测9第一节 大连市宏观情况分析9第二节 大连市房地产发展特征12第三节 大连市高新园区区域总体分析20第三章 市场调查及项目分析35第一节 高新园区房地产市场调查35第二节 项目SWOT分析38第三节 项目定位及目标消费群体分析40第四章 项目户型产品定位43第五章 建设规模及方案45第六章 相关单位简介52第七章销售价格与销售收入估算53第八章 投资估算55第九章 投资计划与资金筹措60第十章 风险分析与防范对策61第十一章 综合评价与建议63 be curio
2、us. Only if you ask many different questions will you acquire all the information you need to know. We say a good journalist must have a good “nose” for a story. That means you must be able to assess when people are not telling the whole truth and then try to discover it. They must use research to i
3、nform themselves of the missing parts of the story.ZY: What should I keep in mind?HX: Here comes my list of dos and donts: dont miss your deadline, dont be rude, dont talk too much, but make sure you listen to the interviewee carefully.ZY: Why is listening so important?HX: Well, you have to listen f
4、or detailed facts. Meanwhile you have to prepare the next question depending on what the person says.ZY: But how can I listen carefully while taking notes?HX: This is a trick of the trade. If the interviewee agrees, you can use a recorder to get the facts straight. Its also useful if a person wants
5、to challenge you. You have the evidence to support your story.ZY: I see! Have you ever had a case where someone accused your journalists of getting the wrong end of the stick?HX: Yes, but it was a long time ago. This is how the story goes. A footballer was accused of taking money for deliberately no
6、t scoring goals so as to let the other team win. We went to interview him. He denied taking money but we were skeptical. So we arranged an interview between the footballer and the man supposed to bribe him. When we saw them together we guessed from the footballers body language that he was not telli
7、ng the truth. So we wrote an article suggesting he was guilty. It was a dilemma because the footballer could have demanded damages if we were wrong. He tried to stop us publishing it but later we were proved right. ZY: Wow! That was a real “scoop”. Im looking forward to my first assignment now. Perh
8、aps Ill get a scoop too!HX: Perhaps you will. You never know. GETTING THE “SCOOP”“quick,” said the editor. “Get that story ready. We need it in this edition to be ahead of the other newspapers. This is a scoop.” Zou Yang had just come back into the office after an interview with a famous film star.
9、“Did he really do that?” asked someone from the International News Department. “Yes, Im afraid he did,” Zhou Yang answered. He set to work. His first task was to write his story, but he had to do it carefully. Although he realized the man had been lying, Zhou Yang knew he must not accuse him directl
10、y. He would have to be accurate, Concise too! He knew how to do that. Months of training had taught him to write with no wasted words or phrases. He sat down at his computer and began to work.The first person who saw his article was a senior editor from his department,. He checked the evidence, read
11、 the article and passed it on to the copy-editor. She began to edit the piece and design the main headline and smaller heading. “This will look very good on the page,” she said. “Where is a good picture of this man?” Then as the article was going to be written in English Zhou Yang also took a copy t
12、o the native speaker employed by the newspaper to polish the style. She was also very happy with Zhou Yangs story. “You are really able to write a good front page article,” she said. Zhou Yang smiled with happiness. Last of all, the chief editor read it and approved it. “Well done,” he said to Zhou
13、Yang. “But please show me your evidence so were sure weve got our facts straight.” “Ill bring it to you immediately,” said Zhou Yang excitedly.The news desk editor took the story and began to work on all the stories and photos until all the pages were set. All the information was then ready to be pr
14、ocessed into film negatives. This was the first stage of the printing process. They needed four negatives, as several colors were going to be used on the story. Each of the main colors had one negative sheet and when they were combined they made a colored page for the newspaper. After one last check
15、 the page was ready to be printed. Zhou Yang waited excitedly for the first copies to be ready. “Wait till tonight,” his friend whispered. “I expect there will be something about this on the television news. A real scoop!”Unit 5 FIRST AID FOR BURNSThe skin is an essential part of your body and its l
16、argest organ. You have three layers of skin which act as a barrier against disease, poisons and the suns harmful rays. The functions of your skin are also very complex: it keeps you warm or cool; it prevents your body from losing too much water; it is where you feel cold, heat or pain and it gives y
17、ou your sense of touch. So as you can imagine, if your skin gets burned it can be very serious. First aid is a very important first step in the treatment of burns.Causes of burnsYou can get burned by a variety of things: hot liquids, steam, fire, radiation (by being close to high heat or fire, etc),
18、 the sun, electricity or chemicals.Types of burnsThere are three types of burns. Burns are called first, second, or third degree burns, depending on which layers of the skin are burned.First degree burns These affect only the top layer of the skin. These burns are not serious and should feel better
19、within a day or two. Examples include mild sunburn and burns caused by touching a hot pan, stove or iron for a moment.Second degree burns These affect both the top and the second layer of the skin. These burns are serious and take a few weeks to heal. Examples include severe sunburn and burns caused
20、 by hot liquids.Third degree burns These affect all three layers of the skin and any tissue and organs under the skin. Examples include burns caused by electric shocks, burning clothes, or severe petrol fires. These burns cause very severe injuries and the victim must go to hospital at once.Characte
21、ristics of burnsFirst degree burns dry, red and mildly swollen mildly painful turn white when pressedSecond degree burns rough, red and swollen blisters watery surface extremely painfulThird degree burns black and white and charred swollen; often tissue under them can be seen little or no pain if ne
22、rves are damaged;may be pain around edge of injured are.First aid treatmentRemove clothing using scissors if necessary unless it is stuck to the burn. Take off other clothing and jewelry near the burn.Cool burns immediately with cool but not icy water. It is best to place burns under gently running
23、water for about 10 minutes. (The cool water stops the burning process, prevents the pain becoming unbearable and reduces swelling.) Do not put cold water on third degree burns.For first degree burns, place cool, clean, wet cloths on them until the pain is not so bad. For second degree burns, keep cl
24、oths cool by putting them back in a basin of cold water, squeezing them out and placing them on the burned area over and over again for about an hour until the pain is not so bad.Dry the burned area gently. Do not rub, as this may break any blisters and the wound may get infected. Cover the burned a
25、rea with a dry, clean bandage that will not stick to the skin. Hold the bandage in place with tape. Never put butter, oil or ointment on burns as they keep the heat in the wounds and may cause infection.If burns are on arms or legs, keep them higher than the heart, if possible. If burns are on the f
26、ace, the victim should sit up.If the injuries are second or third degree burns, it is vital to get the victim to the doctor or hospital at once. HEROIC TEENAGER RECEIVES AWARDSeventeen-year-old teenager, John Janson, was honored at the Lifesaver Awards last night in Rivertown for giving lifesaving f
27、irst aid on his neighbor after a shocking knife attack.John was presented with his award at a ceremony which recognized the bravery of ten people who had saved the life of another.John was studying in his room when he heard screaming. When he and his father rushed outside, a man ran from the scene.
28、They discovered that Anne Slade, mother of three, had been stabbed repeatedly with a knife. She was lying in her front garden bleeding very heavily. Her hands had almost been cut off.It was Johns quick action and knowledge of first aid that saved Ms Slades life. He immediately asked a number of near
29、by people for bandages, but when nobody could put their hands on any, his father got some tea towels and tape from their house. John used these to treat the most severe injuries to Ms Slades hands. He slowed the bleeding by applying pressure to the wounds until the police and ambulance arrived.“Im p
30、roud of what I did but I was just doing what Id been taught,” John said.John had taken parting in the第一章 总 论第一节 项目概述一、项目背景星海高尔夫项目地处大连市高知人群最密集的专属生活区，项目南侧濒临黄海、东侧紧依西尖山、西接旅顺南路、北临海事大学游泳训练馆。项目距大连最大的海滨广场星海广场约5公里；距大连市黑石礁车站约2.5公里；距大连市市中心约12公里；项目西行约50米，即为大连海事大学；东行约1.5公里，即为大连水产学院；项目位于高新技术产业园区，旅顺南路东南面，交通十分便利。项目
31、是一块依山面海的绝版稀有居住地块，原生态的自然环境、挺拔的山姿、悠长的海岸线和浓厚的文化氛围构建起惬意生活的完美框架。项目实景图二、项目概况项目名称：星海高尔夫花园开发商： 大连洪富房地产开发有限公司用地位置：甘井子区凌水镇旅顺南路用地性质：军产土地用地面积：118500m2总建筑面积：387123.49m2容积率：3.27（不含地下面积）建筑型式：高层项目实景图三、项目位置图具体位置：甘井子区凌水镇旅顺南路东南面，海事大学的对面第二节 项目主要技术经济指标依据国家及大连市相关法律法规、标准规范、项目的规划方案及本公司前期所做市场调查报告综合分析，本项目由四个地块组成，本项目主要经济技术指标如
32、表1-1所示。表1-1 总体技术经济指标用地名称单位数量备注规划总用地ha11.858总建筑面积m2387123.49不含地下面积其中1、住宅建筑面积m2251062.192、公寓建筑面积m262349.823、公建建筑面积m236350.17其中酒店面积：14936.124、现有住宅面积m224048.755、酒店式公寓建筑面积m210312.566、变电所及小区公共配套m23000地下面积m274128.20绿地率%36.2容积率-3.24不含地下面积表1-2 项目A区总体技术经济指标用地名称单位数量备注A-1区规划总用地ha1.433总建筑面积m251966.2不含地下面积其中1.公寓建
33、筑面积m226717.522.公建建筑面积m214936.123.酒店建筑面积m210312.56地下面积m218935.26容积率-3.63不含地下面积A-2区规划总用地ha0.872总建筑面积m242969.67不含地下面积其中1.公寓建筑面积m235632.32.公建建筑面积m28837.37地下面积m25380.98地上停车位位27容积率-4.93不含地下面积A区综合规划总用地ha2.305总建筑面积m294935.87不含地下面积其中1.公寓建筑面积m262349.822.公建建筑面积m223773.493.酒店建筑面积m210312.56地下面积m224316.24容积率-4.12
34、不含地下面积表1-3项目B区总体技术经济指标用地名称单位数量备注B区 规划总用地ha4.931总建筑面积m2144562.04不含地下面积其中1.住宅建筑面积m2118467.752.现有住宅面积m224048.753.公建建筑面积m22045.54地下面积m228708.85绿地率%38容积率-2.90表1-4项目C区总体技术经济指标用地名称单位数量备注C区 规划总用地 ha2.842总建筑面积m275553.55 不含地下面积其中1.住宅建筑面积m270827.062.公建建筑面积m24726.49地下面积m214480.00绿地率%35.30 容积率-2.66表1-5项目D区总体技术经济
35、指标用地名称单位数量备注D区 规划总用地ha1.780 总建筑面积m270572.03 不含地下面积其中1.住宅建筑面积m261767.38 2.公建建筑面积m28804.65 地下面积m26623.11地上停车位位33绿地率%38.3 容积率-3.96第三节 编制依据本报告的编制依据：1、投资项目可行性研究指南；2、建设项目经济评价方法与参数；3、房地产开发项目经济评价方法；4、国家相关法律法规；5、国家现行的财税制度和有关规定；6、销售额按全销售计；7、销售单价以销售均价表示；8、贷款利率取央行2007年12月21日最新发布的一年期贷款利率7.47%，采用复利按月计息，贷款1亿元，借款周期
36、为1年，项目进入销售阶段，逐月还本付息；9、依据目前大连市房地产市场周期现状，本项目开发周期拟定共32个月，约2.67年； 10、住宅销售均价参照大连市及高新园区可比房地产项目现售价格及项目地理位置特点估测；11、甲方提供相关数据。65be curious. Only if you ask many different questions will you acquire all the information you need to know. We say a good journalist must have a good “nose” for a story. That means y
37、ou must be able to assess when people are not telling the whole truth and then try to discover it. They must use research to inform themselves of the missing parts of the story.ZY: What should I keep in mind?HX: Here comes my list of dos and donts: dont miss your deadline, dont be rude, dont talk to
38、o much, but make sure you listen to the interviewee carefully.ZY: Why is listening so important?HX: Well, you have to listen for detailed facts. Meanwhile you have to prepare the next question depending on what the person says.ZY: But how can I listen carefully while taking notes?HX: This is a trick
39、 of the trade. If the interviewee agrees, you can use a recorder to get the facts straight. Its also useful if a person wants to challenge you. You have the evidence to support your story.ZY: I see! Have you ever had a case where someone accused your journalists of getting the wrong end of the stick
40、?HX: Yes, but it was a long time ago. This is how the story goes. A footballer was accused of taking money for deliberately not scoring goals so as to let the other team win. We went to interview him. He denied taking money but we were skeptical. So we arranged an interview between the footballer an
41、d the man supposed to bribe him. When we saw them together we guessed from the footballers body language that he was not telling the truth. So we wrote an article suggesting he was guilty. It was a dilemma because the footballer could have demanded damages if we were wrong. He tried to stop us publi
42、shing it but later we were proved right. ZY: Wow! That was a real “scoop”. Im looking forward to my first assignment now. Perhaps Ill get a scoop too!HX: Perhaps you will. You never know. GETTING THE “SCOOP”“quick,” said the editor. “Get that story ready. We need it in this edition to be ahead of th
43、e other newspapers. This is a scoop.” Zou Yang had just come back into the office after an interview with a famous film star. “Did he really do that?” asked someone from the International News Department. “Yes, Im afraid he did,” Zhou Yang answered. He set to work. His first task was to write his st
44、ory, but he had to do it carefully. Although he realized the man had been lying, Zhou Yang knew he must not accuse him directly. He would have to be accurate, Concise too! He knew how to do that. Months of training had taught him to write with no wasted words or phrases. He sat down at his computer
45、and began to work.The first person who saw his article was a senior editor from his department,. He checked the evidence, read the article and passed it on to the copy-editor. She began to edit the piece and design the main headline and smaller heading. “This will look very good on the page,” she sa
46、id. “Where is a good picture of this man?” Then as the article was going to be written in English Zhou Yang also took a copy to the native speaker employed by the newspaper to polish the style. She was also very happy with Zhou Yangs story. “You are really able to write a good front page article,” she said. Zhou Yang smiled with happiness. Last of all, the chief editor read it and approved it. “Well done,” he said to Zhou Yang. “But please show me your e