盛世新江湾商业商业I期部整体策划报告分2008年1月项目篇周边市场研究篇定位KeyPoint篇业态策划篇招商执行篇商业运营Idea篇经营管理职能概述项目篇项目概况产品概况项目概况产品示意项目概况产品示意项目概况现场实景项目概况现场实景项目概况现场实景项目概况建筑面铺号位置系数面积系数房型系数层高系数功能系数均价总价备注积579116.1898.8107.96110.3294.423863875.62292.18　581101.6598.8107.96110.3294.423842162.69240.86　583101.6598.8107.96110.32104.913665572.13264.39　585101.6598.8107.96110.32104.913665570.86259.74　587101.6598.8107.96110.32104.913665578.46287.59　589101.6588.92107.96110.3294.4235229117.14412.67　59199.6798.8107.96110.3294.423578260.01214.73　59397.07108.69107.96110.3294.423629250.62183.71　59595.09108.69107.96110.3299.663652050.62184.87　59793.1108.69107.96110.3299.663667050.62185.62可设置餐饮59991.11108.69107.96110.3299.663647050.62184.61可设置餐饮60189.12108.69107.96110.3299.663610348.72175.89可设置餐饮60389.12108.69107.96110.32104.913647048.72177.68可设置餐饮60589.12108.69107.96110.32104.913647050.62184.61可设置餐饮项目概况铺号位置系数面积系数房型系数层高系数功能系数均价建筑面积总价备注60787.13108.69107.96110.32104.913633150.62183.91可设置餐饮60987.13108.69107.96110.32104.913633150.62183.91可设置餐饮61187.13108.69107.96110.32104.913633150.62183.91可设置餐饮61387.13108.69107.96110.32104.913633150.62183.91可设置餐饮61589.12108.69107.96110.32104.913647050.62184.61可设置餐饮61789.12108.69107.96110.32104.913647050.62184.61可设置餐饮61989.12108.69107.96110.32104.913647050.62184.61可设置餐饮62191.97108.69107.96110.32104.913667050.62185.62可设置餐饮62391.9798.895.92110.3294.423440066.15227.56　62591.9798.8107.96110.3294.423524374.07261.04　627为住宅格627-62996.8179.0475.5766.1994.4228842162.94469.95局63196.8179.0475.5766.1994.4228842153.57442.93有夹层63396.8179.0475.5766.1994.4228842152.94441.11有夹层63596.8174.175.5766.1994.4228496235.72671.71　项目概况位置系铺号面积系数房型系数层高系数功能系数均价建筑面积总价备注数63796.8198.8107.96110.3299.663594988.22317.14　63996.8198.8107.96110.32104.913631690.97330.37　64191.5798.8107.96110.32104.913594982.48296.51　64391.5798.8107.96110.32104.913594962.74225.55　64591.5798.895.92110.32104.913810679.67303.59　64791.5788.92107.96110.32104.9138256132.49506.85　64987.1398.8107.96110.3294.423490470.98247.75　65187.1398.8107.96110.3294.423490470.98247.75　65387.1398.8107.96110.3299.663527168.82242.73　65587.13108.69107.96110.3299.663596348.54174.57可设置餐饮65791.57108.69107.96110.3299.663627450.7183.91可设置餐饮65991.57108.69107.96110.32104.913664250.7185.77可设置餐饮66191.57108.69107.96110.32104.913664250.7185.77可设置餐饮66391.57108.69107.96110.32104.913664250.7185.77可设置餐饮项目概况位置系功能系建筑面铺号面积系数房型系数层高系数均价总价备注数数积66596.81108.69107.96110.32104.913700850.7187.63可设置餐饮66796.81108.69107.96110.32104.913700850.7187.63可设置餐饮669106.5108.69107.96110.32104.913768750.7191.07可设置餐饮671106.5108.69107.96110.32104.913768750.7191.07可设置餐饮673106.5108.69107.96110.32104.913768750.7191.07可设置餐饮675106.5108.69107.96110.3299.663731950.7189.21可设置餐饮677106.5108.69107.96110.3299.663731950.7189.21可设置餐饮679121.0288.92107.96110.32104.9138319121.39465.15　681121.0298.8107.96110.3294.423727669.62259.52　683121.0288.9275.5766.1994.4231228129.78405.28有夹层685121.0298.875.57110.3294.423500953.97188.94　687122.0298.875.57110.3294.423507953.97189.32　689123.0288.9275.5766.1994.4231368134.24421.09有夹层691125.8669.1691.76132.38104.9136685302.521109.79有夹层项目概况面积系房型系层高系建筑面铺号位置系数功能系数均价总价备注数数数积1号116.1888.9275.5744.1394.4229345118346.28有夹层1011号116.1898.875.5744.1394.423003764.88194.88有夹层1022号116.1898.875.5744.1394.423003770.79212.63有夹层1012号116.1888.9275.5744.1394.4229345118346.28有夹层1023号116.1898.875.5744.1394.423003770.79212.63有夹层1013号116.1888.9275.5744.1394.4229345118346.28有夹层102项目卖点●50-80平米小面积分割●盛世新江湾一、二期社区，新江湾成熟社区常住人口消费力旺盛五角场城市副中心辐射商业区●紧邻新江湾城高档大型生活区，未来消费力及消费档次乐观●整个杨浦区已摆脱“下只角”形象，对于投资与商家均有较大吸引力劣势研究●常住人群处生活日常消费外，其他消费需前往距离较远的五角场●周边零星的商业档次底、形式陈旧，仅勉强满足生活需求。●临近新江湾城生态湿地，未与之住宅区域直接接壤．●项目向北为规划的八车道道路，很难利用其引发消费潜在力其他问题●中原住宅区为早年开发的老社区，社区内人口已形成固有的消费习惯．对于新商业区域需时间来接受．●新江湾作为大型的新兴生活区，很多项目都将有自身的配套商业项目，将分流一部分消费力．●区域以档次低、分布分散的商业为主，中高档次消费地五角场又有相当距离，因此中档生活消费成为市场空缺。●小面积的分割形式，不利于招商，但十分利于产权销售产品总汇从上述种种来看，对比现今中国传统商业理念对商铺产品的认知和考量因素来说，盛世商业产品都存在一定的优势，但也有着客观环境而引起的先天不足，如何把客户引来，也是我们需要解决的问题。周边市场研究篇值得借鉴与深思的五角场商业业态展示业态展示业态展示业态展示业态展示业态展示业态展示人流分布◆五角场北靠约有30多万人口的中原社区；◆周围是复旦大学、同济大学、体育学院、二军大等东方大学城的十余所高校黄兴路段有长白、延吉、控江、鞍山、辽源几大