catalogue
Summary of Social Environment in Ji 'an City
Social culture
(2) Economic life
(C) the development trend of urban construction
Overview of Ji 'an real estate market
(A) the land market
(2) Real estate investment
(C) the amount of real estate development
(4) Real estate sales
(5) developing enterprises
Analysis of Sanjiangyuan Real Estate Market
(A) the residential market supply
1. Hot spot development block
2. Typical development projects
(B) Housing market demand
(c) housing market price trends
(D) the possible impact of macro-control on the Xin 'anjiang property market
Basic analysis of four projects
(1) Project Overview and Development Conditions
(2) Analysis of project strengths and weaknesses
(3) Opportunity and risk analysis of the project
(4) Product and sales price
Five project financial analysis
Conclusion and suggestion of intransitive verbs
Summary of Social Environment in Ji 'an City
Social culture
Ji 'an City is located in the west of Jiangxi Province, on the upper reaches of Qiantang River, with 3 streets, 12 towns,1township and 5 18 administrative villages. The total population of the city is 510.9 million, of which10.710.2 million, and the non-agricultural population1.10.62 million.
Jiande is mountainous and hilly, accounting for 88.6% of the total area of the city; The plain area is very small, the plain below 50 meters above sea level is 2 15 square kilometers, accounting for 9.4% of the city's total area; Jiande is one of the first batch of key scenic spots announced by the state, with beautiful mountains and rivers, "two rivers and one lake" (Fuchunjiang, Xin 'anjiang and Qiandao Lake) and rich tourism resources.
Jiande is an important town in western Zhejiang, with two national highways, 320 and 330, which is the main road from Jiangsu and Zhejiang to Jiangxi and Fujian. After the opening of the Hangzhou-Qiandao Lake Expressway under construction, the travel time from Jiande to Hangzhou will be shortened to 1 hour, making it the most convenient passage from Hangzhou to Qiandao Lake. There is a Tianjin-Guizhou railway in the territory, which is connected with the Zhejiang-Jiangxi line; There is a waterway 105 km, which can reach Huangshan city on the upper side and Hangzhou Bay on the lower side into the sea through 200-ton ships and 1000-ton fleet. The newly-built "Jiande Qiandao Lake General Aviation Airport" has greatly improved the transportation convenience of Jiande.
(2) Economic life
Jiande's economic development level is relatively backward in the counties and cities under the jurisdiction of Hangzhou, but it has shown a rapid upward trend in recent years. In 2004, the city's GDP reached 654.38+00.252 billion yuan, an increase of 6543.8+02.2% over the previous year. Among them, the added value of the tertiary industry was 3.34 billion yuan, an increase of 16.6%. The tertiary industry structure is 14. 1:53.3:32.6. The per capita GDP calculated by registered population is 20098 yuan. The total output value of industry and agriculture in the current period was 25.938 billion yuan, an increase of 25.2%.
The overall level of consumer prices in the whole year rose by 2.8% over the previous year. The per capita disposable income of urban residents was12,364 yuan, an increase of 15.3% over the previous year.
At the end of 2004, the per capita living area of urban residents was 20.2 square meters, an increase of 2. 1 square meter over the previous year; The per capita living area of farmers is 52.5 square meters, an increase of 2.9 square meters.
(C) the development trend of urban construction
It is Jiande's established urban development goal to build Anjiang City in A Xin in five years and first-class landscape tourist city in Zhejiang in ten years. It is divided into three steps: step one, by 2007, the infrastructure construction of Yangxi, Yang 'an and Genglou new districts will be basically completed, the framework of the new city will be initially opened, and the construction of Xiayaxi, West Bank and Huangrao will be started, forming a new city outline of about 5 square kilometers, with an urban built-up area of 10 square kilometer and a population of125,000. In the second step, by 20 12, Yangxi, Yang 'an, Genglou New District, Xiayaxi Upper District, West Bank of Jordan River and Huangrao Block will be basically built, with the urban built-up area reaching 15 square kilometers and the population reaching150,000. The economy along the Sanjiangkou Economic Circle and the national highway will be further improved, the ecological environment will be further improved, and the green space rate in the built-up area will be increased. In the third step, by 2020, the scale of the city will be further expanded, forming a city outline of about 35 square kilometers from Tangcun Village and Listed Village in Xia Ya Town in the north, Xutang Village, Shijia Village and Xiahe Village in Yangcunqiao Town in the east, Mamu Village and Lian Heng Village in Mamu Township in the south, and Huangmudun Village in Xin 'anjiang Street and Hucenfan Village in Genglou Street in the west, with a population of about 25 square kilometers.
The urban development of Xin 'anjiang basically follows the strategy of "expanding eastward and expanding southward and developing along the river". At present, the urban layout of Xin 'anjiang is divided into three relatively independent areas centered on the three streets under its jurisdiction, which cannot form a contiguous whole. Among them, Xin 'anjiang Street is an old city with a long history, mature facilities, dense residence and narrow urban space. Yangxi is the development direction of the new city. According to the vision of the municipal government, Yangxi will build a Xin 'anjiang River, which is the only and inevitable direction of urban development. At present, Hangzhou-Guizhou Expressway is already under construction, and will branch off in Yangxi route. Its main line will cross Xin 'anjiang, connect with Hangjinqu Expressway, and the branch line will reach Qiandao Lake in Chun 'an County, which is expected to be completed in 2006. The construction of Hangzhou-Guizhou Expressway will greatly promote the eastward expansion of cities along the Yangtze River.
In 2004, the intensity of urban construction increased significantly. The "8322 1" road and bridge tunnel greening project was comprehensively promoted. The comprehensive improvement of Xin 'an Road, Baisha Road Network, Datangwu Community Main Road, Jiangnan Road, Urban Sewage Treatment Plant and other projects have been completed one after another, and Yanzhou Avenue, Yang 'an Bridge and 203 civil air defense tunnel have completed their annual tasks. New progress has been made in the development of new areas such as Xitou, Yangxifan and Genglou. The urban built-up area has been expanded from 5.5 square kilometers to 7.2 square kilometers, and the urbanization level has basically reached 40%.
In 2004, the urban ecological environment was further improved. The green coverage area of the built-up area is 298.8 hectares, the public green area is 90.5 hectares, and the green rate reaches 38.9%, making it a "national green model city".
Jiande city's new administrative center and city square are initially planned in Qiaodong New District, and the city center will soon move eastward, which will obviously promote Xitou New District, East New District, Yangxi and other blocks.
The development of Xin 'anjiang City is in the initial stage, which contains huge development space and opportunities. Urban development will greatly promote the development of the real estate industry. It is predicted that the next five years will be the golden age of Xin 'anjiang real estate development.
A Summary of Urban Real Estate Market in Erjiande
Jiande real estate market has been in a state of serious shortage of supply, and the main reason for this situation is the lack of local land resources. Xin 'anjiang Town, where jiande city is located, has many mountains and waters, less land that can be directly used for development, and quite poor land reserve resources.
Until 1995, there was almost no real estate industry in Jiande. After 1995, housing reform policies and financial policies frequently appeared, and the commercial housing market gradually formed, which triggered a strong buying fever. Before 1998, the annual housing supply in Jiande was about 90,000 square meters, which could not meet the local people's housing demand.
Since 2000, the real estate market has entered a relatively formal development track, and a number of boutique properties such as Moon Bay, Xin 'an Pearl and Blue Sky Yayuan have appeared one after another.
In 2004, Jiande Real Estate was relatively mature, the market was booming and the market sales were in an ideal state. Since March 2005, with the strict new real estate policy in the State Council, the market is obviously weak, and the wait-and-see atmosphere is very strong. The transaction price and quantity of new and second-hand houses are not ideal.
Chart 1
(A) the land market
Since 200 1, land requisition in Jiande has increased rapidly year by year. The land market started bidding, auction and hanging, and land transfer became the main source of income for local governments, and land prices rose rapidly. In 2003, the government had a relatively large land transfer plan, which planned to transfer nearly 1300 mu of land every year for development and construction, but it was not realized in the end. By 2004, Jiande had basically realized the comprehensive system of bidding, auction and hanging of land transfer, and the number of land transfer was also the largest in history, with an average transfer price of 65,438+0,036,438+0 mu of 686,000/mu. However, land transfer is mostly in Yangxi and Dry Beach, and there are not many large-scale land transfers in urban areas.
By the end of 2004, the city's construction and development land stock is expected to be about 3000 mu, mainly distributed in the new urban planning area. Land resources in Jiande are extremely scarce. In addition, the terrain in the city is complex, and there are not many development land for large-scale transfer. In the process of the city's eastward expansion along the Yangtze River, the plots in the East District, Qiaodong District and Xitou District are all high-quality plots. In addition to the regular terrain and large area, they also have the advantages of riverside landscape. It is estimated that the land area available for development in these three areas is about 65,438+0,500 mu. Although land resources are relatively tight, after several years of benign development, some land resources can basically be revitalized, especially a number of idle land resources have been reclaimed, and Jiande's land reserve is still relatively abundant.
In recent years, developers are not enthusiastic enough to get land, and Jiande land price may rise too fast. Looking closely at the previous bidding, auction and hanging activities, it is found that there are many cases of auction, including the plot of this project has been hung up many times. In addition, the mentality of Jiande developers is not mature enough, which is also an important reason. Chart 2
(2) Real estate investment
In 2000, jiande city began to increase the amount of real estate development, with an investment of162.67 million yuan, including136.45 million yuan for housing. In 200 1 year, the investment in real estate development increased by 122.7% compared with 2000, of which residential investment increased by 1 10.69%, and commercial housing sales increased by19190,000 square meters, showing the first high development.
In 2003, the investment in real estate development reached the highest point in recent years, with an increase of 52.6%, far exceeding the speed of economic development. In 2004, under the influence of macro-control and other factors, investment fell back and showed negative growth.
The increase of Jiande real estate investment index is obviously greater than other indexes, which shows that the land cost has risen sharply. Secondly, it also shows that the quality of real estate development has improved obviously and the development cost per unit area has increased; On the other hand, it shows that the development of resettlement houses and affordable housing needed by urban transformation is also relatively large.
Chart 3
(C) the amount of real estate development
From 2000 to 2004, the changes of completed area and sales volume of commercial housing were basically stable. In 2003, the newly started area was relatively large, reaching 470,900 square meters, while the real estate construction area showed a trend of substantial growth year by year (Chart 4).
This situation clearly shows that the supply of commercial housing in Jiande has increased significantly, especially after the land transfer in 2004 103 1 mu, it is expected that the newly started area will increase significantly in 2005-2006, and the supply and demand structure of commercial housing in Jiande will change significantly in the next few years.
At present, the total construction area of affordable housing being implemented in Jiande is 210.2 million square meters, including 72,000 square meters in Fengshuwu, 30,000 square meters in Xitou, 50,000 square meters in Tianwu and 20,000 square meters in Jiangcunbu, Chengdong and Yang 'an.
Chart 4
(4) Real estate sales
From 2000 to 2004, the city's real estate sales and sales amount have been growing steadily, without ups and downs. The average sales price increased greatly in 2002 and 2004, and the high-quality real estate played an obvious role in pulling the average sales price.
The completed area of commercial housing is close to the sales area, the supply and demand are basically balanced, and the overall consumption state is relatively healthy.