青島市中心和綜合辦公樓建設(shè)工程項目可行性研究報告

1、often ? Meanwhile, two other actors, Rockwall Slinger and Merlin Greeves, had carried two large food baskets to a shady spot under some trees. When they had all made themselves comfortable, a stranger appeared. He looked very angry. Now you gut out of here, all of you! he shouted: Im sheriff here. D

2、o you see that notice ? It says No Camping-in case you cant read ! Look, sheriff, said Rockwall, dont be too hard on us. Im Rockwall Slinger and this is Merlin Greeves. Oh, is it ? said the sheriff with a sneer. Well, Im Brinksley Meers, and my other name is Gloria Gleam. Now you get out of here fas

3、t !lesson75 SOS 呼救信號When a light passenger plane flew off course some time ago, it crashed in the mountains and its pilot was killed. The only passengers, a young woman and her two baby daughters, were unhurt. It was the middle of winter. Snow lay thick on the ground. The woman knew that the nearest

4、 village was miles away. When it grew dark. she turned a suitcase into a bed and put the children inside it, covering them with all the clothes she could find. During the night, it got terribly cold. The woman kept as near as she could to the children and even tried to get into the case herself, but

5、 it was too small. Early ,next morning she heard planes passing overhead and wondered how she could send a signal. Then she had an idea. She stamped out the letters SOS in the snow. Fortunately, a pilot saw the signal and sent a message by radio to the nearest town. It was not long before a helicopt

6、er arrived on the scene to rescue the survivors of the plane crash.Lesson76 April Fools Day 愚人節(jié)To end our special news bulletin, said the voice of the television announcer, we are taking you to the macaroni fields of Calabria. Macaroni has been grown in this area for over six hundred years. Two of t

7、he leading growers, Giuseppe Moldova and Ricardo Brabante, tell me that they have been expecting a splendid crop this year and harvesting has begun earlier than usual. Here you can see two workers who, between them, have just finished cutting three cart-loads of golden brownmacaroni stalks. The whol

8、e village has been working day and night gathering and threshing this years crop before the September rains. On the right, you can see Mrs Brabante herself. She has been helping her husband for thirty years now. Mrs Brabante is talking to the manager of the local factory where the crop is processed.

9、 This last scene shows you what will happen at the end of the harvest : the famous Calabrian macaroni-eating competition ! Signor Fratelli, the present champion, has won it every year since 1961. And that ends our special bulletin for today, Thursday, April 1st. We are now returning you to the studi

10、o.Lesson77 A successful operation 一例成功的手術(shù)The mummy of an Egyptian woman who died in 800 B.C. has just had an operation. The mummy is that of Shepenmut who was once a singer in the Temple of Thebes. As there were strange marks on the X-ray plates taken of the mummy, doctors have been trying to find o

11、ut whether the woman died of a rare disease. The only way to do this was to operate. The operation, which lasted for over four hours, proved to be very difficult because of the hard resin which covered the skin. The doctors removed a section of the mummy and sent it to a laboratory. They also found

12、something which the X-ray of the god Duamutef. This god which has the head of a cow was normally placedinside a mummy. The doctors have not yet decided how the woman died. They feared that the mummy would fall to pieces when they cut it open, but fortunately this has not happened. The mummy successf

13、ully survived the operation. Lesson78 The last one? 最后一枝嗎？After reading an article entitled Cigarette Smoking and Your Health I lit a cigarette to calm my nerves. I smoked with concentration and pleasure as I was sure that this would be my last cigarette. For a whole week I did not smoke at all and

14、during this time, my wife suffered terribly. I had all the usual symptoms of someone giving up smoking: a bad temper and an enormous appetite. My friends kept on offering me cigarettes and cigars. They made no effort to hide their amusement whenever I produced a packet of sweets from my pocket. Afte

15、r seven days of this I went to a party. Everybody around me was smoking and I felt extremely uncomfortable. When my old friend Brian urged me to accept a cigarette, it was more than I could bear. I took one guiltily, lit it and smoked with satisfaction. My wife was delighted that things had returned

16、 to normal once more. Anyway, as Brian pointed out, it is the easiest thing in the world to give up smoking. He himself has done it lots of times! Lesson79 By air 乘飛機I used to travel by air a great deal when I was a boy. My parents, used to live in South America and I used to fly there from Europe i

17、n the holidays. An airhostess would take charge of me and I never had an unpleasant experience. I am used to travelling by air and only on one occasion have I ever felt frightened. After taking off, we were flying low over the city and slowly gaining height, when the plane suddenly turned round and

18、flew back to the airport. While we were waiting to land, an air-hostess told us to keep calm and to get off the plane quietly as soon as it had touched down. Everybody on board was worried and we were curious to find out what had happened. Later we learnt that there was a very important person on bo

19、ard. The police had been told that a bomb had been planted on the plane. After we had landed, the plane was searched thoroughly. Fortunately, nothing was found and five hours later we were able to take off again.Lesson80 The Crystal Palace 水晶宮Perhaps the most extraordinary building of the nineteenth

20、 century was the Crystal Palace, which was built in Hyde Park for the Great Exhibition of 1851. The Crystal Palace was different from all other buildings in the world, for it was made of iron and glass. It was one of the biggest buildings of all time and a lot of people from many countries came to s

21、ee it. A great many goods were sent to the exhibition from various parts of the world. There was also a great deal of machinery on display. The most wonderful piece of machinery on show was Nasmyths steam hammer. Though in those days, travelling was not as easy as it is today, steam boats carried th

22、ousands of visitors across the Channel from Europe. On arriving in England, they were taken to the Crystal Palace by train. There were six million visitors in all, and the profits from the exhibition were used to build museums and colleges. Later, the Crystal Palace was moved to South London. It rem

23、ained one of the most famous buildings in the world until it was burnt down in 1936.Lesson81 Escape 脫逃When he had killed the guard, the prisoner of war quickly dragged him into the bushes. Working rapidly in the darkness, he soon changed into the dead mans clothes. Now, dressed in a blue uniform and

24、 with a rifle over his shoulder, the prisoner marched boldly up and down in front of the camp. He could hear shouting in the camp itself. Lights were blazing and men were running here and there: they had just discovered that a prisoner had escaped. At that moment, a large black car with four officer

25、s inside it, stopped at the camp gates. The officers got out and the prisoner stood to attention and saluted as they passed. When they had gone, the driver of the car came towards him. The man obviously wanted to talk. He was rather elderly with grey hair and clear blue eyes. The prisoner felt sorry

26、 for him, but there was nothing else he could do. As the man came near, the prisoner knocked him to the ground with a sharp blow. Then, jumping into the car, he drove off as quickly as he could. Lesson82 Monster or fish? 是妖還是魚？Fishermen and sailors sometimes claim to have seen monsters in the sea. T

27、hough people have often laughed at stories told by seamen, it is now known that many of these monsters which have at times been sighted are simply strange fish. Occasionally, unusual creatures are washed to the shore, but they are rarely caught out at sea. Some time ago, however, a peculiar fish was

28、 caught near Madagascar. A small fishing-boat was carried miles out to sea by the powerful fish as it pulled on the line. Realizing that this was no ordinary fish, the fisherman made every effort not to damage it in any way. When it was eventually brought to shore, it was found to be over thirteen f

29、eet long. It had a head like a horse, big blue eyes, shining silver skin, and a bright red tail, The fish, which has since been sent to a museum where it is being examined by a scientist, is called an oarfish. Such creatures have rarely been seen alive by man as they live at a depth of six hundred f

30、eet.Lesson83 After the elections 大選之后The former Prime Minister, Mr Wentworth Lane, was defeated in the recent elections. He is now retiring from political life and has gone abroad. My friend, Crawley, has always been a fanatical opponent of Mr Lanes Radical Progressive Party. After the elections, Cr

31、awley went to the former Prime Ministers house. When he asked if Mr Lane lived there, the policeman on duty told him that第一章 總論1.1 項目概況1.1.1 項目名稱：青島市*中心和綜合辦公樓建設(shè)工程1.1.2 建設(shè)單位：青島市*置業(yè)有限公司1.1.3 項目地址：燕兒島路以北，青島市*號1.1.4 項目用地面積：9844m21.1.5 項目總建筑面積：70000m2 地上建筑面積： 55000m2地下建筑面積： 15000m21.1.6 項目總投資：23000萬元1.1.

32、7 項目建設(shè)期：18個月 1.2 項目提出背景及建設(shè)必要性1.2.1 項目提出背景青島地處山東半島東南部，位于東經(jīng)119度30分121度，北緯35度35分37度09分。東南瀕臨黃海，東北與煙臺市毗鄰，西與濰坊市相連，西南與日照市接壤。全市總面積10654平方公里，其中市區(qū)1102平方公里。與上海、廣州、天津、大連并稱為中國五大外貿(mào)口岸，著名的旅游城市和海洋科研基地，是國務(wù)院第一批確定的沿海開放城市與經(jīng)濟(jì)中心城市。青島既是華北南部、華東北部和西北地區(qū)進(jìn)出口物資的主要集散地,也是太平洋國家與歐亞大陸國家聯(lián)系的紐帶。作為山東省的重要經(jīng)濟(jì)中心和對外開放的窗口， 1992 年省人民政府把青島確定為山東省

33、對外開放的龍頭。為了適應(yīng)改革開放新形勢的需要，青島市作出了行政中心東移的戰(zhàn)略決策，以此帶動?xùn)|部的開發(fā)建設(shè)，推動全市向現(xiàn)代化國際城的宏偉目標(biāo)邁進(jìn)。東部地區(qū)已成為青島市房地產(chǎn)開發(fā)熱點地區(qū)之一。青島市*號地塊位于寧夏路北側(cè)，燕兒島路以北，新建占地面積7803 m2?；氐貏輺|高西低，局部高差較大，總體建設(shè)條件良好。為加快地塊的開發(fā)建設(shè)，武警水電部隊青島項目部決定在此地塊投資建設(shè)接待中心和綜合辦公樓。項目名稱為青島市*中心和綜合辦公樓建設(shè)工程。按照基本建設(shè)程序委托青島市民用建筑設(shè)計院有限公司編制項目可行性研究報告申請立項。1.2.2 項目建設(shè)必要性1、實現(xiàn)東部開發(fā)區(qū)規(guī)劃，進(jìn)一步完善新的市中心區(qū)建設(shè)。根

34、據(jù)市總體規(guī)劃，東部開發(fā)區(qū)將建成青島市新的行政中心。經(jīng)過幾年的開發(fā)建設(shè)，東部地區(qū)已基本形成市政基礎(chǔ)設(shè)施配套、城市建設(shè)頗具規(guī)模的新城區(qū)。本項目的建設(shè)，將進(jìn)一步完善東部地區(qū)的建設(shè)，實現(xiàn)東部開發(fā)區(qū)的總體規(guī)劃，加快完成新的市中心區(qū)建設(shè)，樹立青島新的形象，促進(jìn)青島市現(xiàn)代化國際城市建設(shè)。2、本項目的建設(shè)是改善周邊旅游居住及辦公條件，提高青島市城市化建設(shè)的需要?！耙率匙⌒小睂τ诎傩丈畋夭豢扇保S著我國經(jīng)濟(jì)的發(fā)展，人民生活水平不斷提高，對于旅游居住及餐飲條件的要求也越來越高。2005年，我市以度假旅游為核心，精品項目為支撐的多元化的旅游產(chǎn)品體系初步形成，一批規(guī)模大、投資高的旅游碼頭、游艇俱樂部、高星級酒店和度

35、假、娛樂等項目相繼建成或開工，項目建設(shè)創(chuàng)歷史最好水平，部分項目填補了我市旅游空白。初步統(tǒng)計，去年我市旅游項目建設(shè)投入資金49億元以上，比上年增長約48%，其中社會性投資占86%。23個大項目建設(shè)進(jìn)展順利，青島啤酒街投入使用，成為極具青島特色的旅游街區(qū)；昌樂路文化街正式開街，被文化部命名為國家文化產(chǎn)業(yè)示范基地。海景花園大酒店二期工程、銀海國際游艇俱爾部、天泰浴場等重點項目順利完成年度計劃，同時加快建筑業(yè)發(fā)展，鞏固建筑業(yè)作為國家支柱產(chǎn)業(yè)的地位，培育經(jīng)濟(jì)新的增長點邁出了關(guān)鍵一步。 2006年我市旅游大項目總體呈現(xiàn)出“體量大、數(shù)量多、檔次高、項目精”的特點。 一是數(shù)量多、投資大。2006年全市已簽約和

36、已簽訂投資意向及在談的旅游項目約有51個，總投資額約416億元，旅游大項目的數(shù)量和投資額為歷年之最。二是度假區(qū)建設(shè)項目多。金沙灘度假酒店、北京電影學(xué)院創(chuàng)意學(xué)院、極地海洋世界、石老人浴場、石老人休閑區(qū)、天泰東海岸項目、青島運動旅游度假基地項目等體現(xiàn)了度假功能，這些項目的建成將極大地豐富國際海濱度假城市的內(nèi)涵。三是高端旅游項目多。在建、擬建的游艇俱樂部、體育健身園等高端旅游產(chǎn)品共11個，投資額約32億元。四是海洋特色突出的旅游大項目多。極地海洋世界、海軍博物館改造工程、石老人休閑區(qū)、天逸海灣度假城等一批海洋特色突出的旅游大項目正在加緊施工建設(shè)。五是高檔次酒店項目多。在建、擬建的四、五星級酒店18家

37、，投資額約83億元。引進(jìn)萬豪、洲際、凱賓斯基等國際知名酒店管理集團(tuán)參與我市酒店管理。目前，希爾頓、喜達(dá)屋、新羅等世界和亞洲知名的酒店管理集團(tuán)有意向參與我市酒店業(yè)的經(jīng)營和管理。 以建設(shè)現(xiàn)代化國際城市為目標(biāo),以加速生產(chǎn)要素的流動和提升城市服務(wù)業(yè)規(guī)模與水平為突破口,堅持城市化與工業(yè)化、市場化、國際化整體推進(jìn)。進(jìn)一步提高中心城區(qū)集聚輻射功能,加快新城區(qū)建設(shè)；推進(jìn)五市城區(qū)向中等城市目標(biāo)發(fā)展；使青島成為全國重要的具有較強輻射和帶動力的區(qū)域性經(jīng)濟(jì)中心城市。3、符合黨和國家關(guān)于國有企業(yè)改革政策，有利于盤活國有資產(chǎn)。綜上所述，本項目的建設(shè)對于改善青島市旅游、商務(wù)及辦公條件，完善東部城區(qū)建設(shè)，實現(xiàn)城市總體規(guī)劃具有

38、重要作用，建設(shè)確有必要。1.3 建設(shè)單位基本情況1.3.1發(fā)起人情況本項目由青島市*置業(yè)有限公司承擔(dān)建設(shè)。1.3.2 經(jīng)營宗旨通過項目各方真誠合作，加強企業(yè)間資金、技術(shù)的橫向聯(lián)合，發(fā)揮各自的優(yōu)勢，加快地塊的建設(shè)步伐。項目部將以高質(zhì)量的建筑產(chǎn)品及優(yōu)質(zhì)的物業(yè)管理服務(wù)，為社會各界提供方便、合理、舒適的旅游、餐飲、辦公場所。從而達(dá)到促進(jìn)青島市城市建設(shè)，改善旅游環(huán)境，促進(jìn)青島市現(xiàn)代化國際城市建設(shè)的目的。通過認(rèn)真經(jīng)營，在創(chuàng)造可觀的社會效益的同時獲得最佳經(jīng)濟(jì)效益。1.3.3經(jīng)營范圍在青島市*號地塊建設(shè)賓館、商務(wù)、辦公樓，并進(jìn)行銷售、出租房屋及物業(yè)管理。1.3.4總投資本項目總投資為23000 萬元。1.4

39、可行性研究工作的結(jié)論可行性研究結(jié)論1、本項目建設(shè)符合城市建設(shè)規(guī)劃，有利于加快青島國際化城市建設(shè)的步伐。2、通過市場預(yù)測分析，本項目擬建賓館、商務(wù)、辦公市場較好。3、外部配套條件較好，供電、供熱、通訊、給排水、煤制氣和有線電視等基礎(chǔ)設(shè)施可以滿足項目需求。4、項目經(jīng)濟(jì)效益良好，財務(wù)分析可行。項目主要經(jīng)濟(jì)指標(biāo)見表1-1。表1-1 項目經(jīng)濟(jì)技術(shù)指標(biāo)一覽表序號指標(biāo)名稱單位數(shù) 量備注1總投資萬元230002占地面積m298443總建筑面積m270000其中：接待中心m225000 網(wǎng)點 m218000地下室m215000 寫字樓m212000第二章 市場分析2.1 青島房地產(chǎn)市場分析2.2.1 房地產(chǎn)發(fā)展

40、概況青島以其獨特的地理環(huán)境優(yōu)勢和經(jīng)濟(jì)發(fā)展的廣闊前景，使青島的房地產(chǎn)市場充滿了誘人的魅力。近年來，青島的房地產(chǎn)市場以其超常的速度向前發(fā)展，成為全國房地產(chǎn)熱點城市之一。一九九二年在鄧小平同志南巡講話以后，青島市委市政府做出市級機關(guān)東遷的決定，原市委機關(guān)駐地向外商轉(zhuǎn)讓及市級機關(guān)新大樓的開工建設(shè)，奏響了青島行政、商貿(mào)、金融、娛樂、文化中心的東進(jìn)序曲，也促進(jìn)青島房地產(chǎn)業(yè)進(jìn)入了一個全面高漲的時期。從全市房地產(chǎn)發(fā)展情況看，1984年以青島市城市建設(shè)綜合開發(fā)公司為代表的首批4家公司的成立， 使青島房地產(chǎn)進(jìn)入萌芽階段，當(dāng)時房地產(chǎn)投資主要是以舊城改造為目標(biāo)，由于政策與觀念的雙重因素制約，房地產(chǎn)投資發(fā)展較為緩慢。1

41、988年青島市開始實施國有土地使用權(quán)轉(zhuǎn)讓政策，房地產(chǎn)業(yè)逐漸活躍起來，全市房地產(chǎn)公司發(fā)展到20家。1992年伴隨著全國房地產(chǎn)業(yè)發(fā)展，青島的房地產(chǎn)進(jìn)入三年的高漲時期，房地產(chǎn)投資從92年到94年三年間，各年增長率分別為139.2%、143.2%和136%，93年達(dá)到頂峰，94年開始增速減緩，95年以來增速明顯減慢，95年增長率為21.1%，96、97年則出現(xiàn)了負(fù)增長，分別為-19%和-6.47%，98年開始回升達(dá)到43.81億元，比97年增長了2.7%，99年增幅明顯加大，全年累計完成投資62.97億元，比98年增長43.8%。目前青島房地產(chǎn)業(yè)已初具規(guī)模，成為全市國民經(jīng)濟(jì)中的一個重要新興產(chǎn)業(yè)，98年

42、房地產(chǎn)的增加值為21.07億元，占全市國內(nèi)生產(chǎn)總值的2.37%，占第三產(chǎn)業(yè)增加值的6.30%。青島市房地產(chǎn)業(yè)的發(fā)展過程與全國情況基本一致，在經(jīng)歷了90-94年高速增長期后，95年增速明顯減緩，96、97年出現(xiàn)了明顯的回落，98年又開始出現(xiàn)一定的增長。隨著國家一系列擴大內(nèi)需拉動經(jīng)濟(jì)的方針實施，一系列大力發(fā)展房地產(chǎn)業(yè)的政策相繼出臺，青島市房地產(chǎn)形勢好。2006上半年，我市建筑業(yè)企業(yè)深化企業(yè)改革，加強企業(yè)內(nèi)部管理、加大施工資金和技術(shù)的投入，市場競爭力進(jìn)一步增強，承攬建筑施工任務(wù)持續(xù)增加，建筑業(yè)企業(yè)發(fā)展勢頭良好，完成建筑業(yè)總產(chǎn)值167.5億元，比去年同期增長31.0%；本年新簽建筑施工合同價款146.

43、8億元，同比增長15.1%；全市建筑業(yè)企業(yè)全員勞動生產(chǎn)率5.9萬元/人,增長31.1%。一、建筑工程產(chǎn)值增速加快，占比提高 上半年，在市建筑企業(yè)施工任務(wù)比較充足的前提下，加快施工進(jìn)度，建筑業(yè)總產(chǎn)值較大幅度的增長，在完成的建筑業(yè)總產(chǎn)值中，實現(xiàn)建筑工程產(chǎn)值149.2億元，同比增長35.5%，增幅比總產(chǎn)值高4.5個百分點，占建筑業(yè)總產(chǎn)值的比重高達(dá)89.1%，同比提高1.5個百分點。其中國有及國有控股建筑企業(yè)仍然在扮演著我市建筑市場上的主要角色,前6個月，我市國有及其控股企業(yè)完成建筑工程產(chǎn)值64.8億元，與去年同期相比增長了20.4%，占建筑工程產(chǎn)值的43.4%。二、一級以上資質(zhì)企業(yè)完成產(chǎn)值占近六成上

44、半年，從全市建筑企業(yè)資質(zhì)等級看，一級以上建筑施工企業(yè)完成產(chǎn)值高達(dá)99.1億元，同比增長52.2%,占建筑業(yè)總產(chǎn)值的59.1%，其中：一級企業(yè)完成81.2億元，占建筑業(yè)總產(chǎn)值的48.5%，特級企業(yè)完成17.9億元，占建筑業(yè)總產(chǎn)值的10.7%；從企業(yè)的資質(zhì)等級和企業(yè)的規(guī)模來看，大型國有建筑業(yè)企業(yè)仍然是我市建筑市場上的主力軍。上半年，完成產(chǎn)值超過億元的單位共31家，共完成建筑業(yè)總產(chǎn)值107.6億元,占全市總產(chǎn)值的64.2%。三、施工面積小幅上升，新開工面積“放量”增長上半年,我市建筑企業(yè)加大施工力度，房屋施工面積達(dá)2916萬平方米,同比增長7.3%。國有及國有控股企業(yè)完成1000萬平方米，同比增長2

45、.6,占全部施工面積的34.3%。上半年，新開工面積1165萬平方米,同比增長28.2%，高于施工面積增幅20.9個百分點，占全部施工面積40.0%，同比提高6.6個百分點。其中：國有及國有控股企業(yè)施工面積323萬平方米，同比增長60.7%,占新開工施工面積的27.7%，同比上升7.1個百分點。新開工面積放量增長,說明我市建筑業(yè)發(fā)展勢頭良好。四、建筑市場進(jìn)一步規(guī)范,招投標(biāo)率占90%以上工程招投標(biāo)是強化建筑市場競爭機制，提高建筑企業(yè)管理水平、工程質(zhì)量、技術(shù)水平的一種行之有效的制度。上半年，市建筑市場進(jìn)一步規(guī)范，工程招投標(biāo)率上升，在全市建筑工程中，實行招投標(biāo)承包的施工面積2709萬平方米，比上年增

46、長18.1，招投標(biāo)率為92.9，同比提高8.5個百分點。其中：國有及控股企業(yè)招投標(biāo)承包面積999萬平方米，增長29.5，招投標(biāo)率達(dá)99.9%，同比提高20.7個百分點；一級資質(zhì)以上招投標(biāo)面積1676萬平方米，增長76.2，招投標(biāo)率98.8%，上升16.5百分點。五、本年新簽合同額平穩(wěn)增長隨著市建筑施工企業(yè)市場競爭能力的提高，承攬施工任務(wù)量持續(xù)增長。上半年，我市施工企業(yè)新簽施工工程合同價款達(dá)146.8億元，同比增長15.1%。從企業(yè)的資質(zhì)等級來看，一級企業(yè)及以上企業(yè)新簽合同價款78.6億元，占全部合同價款的53.5%，增長17.6%；二級企業(yè)36.3億元，占24.8%；三級企業(yè)31.9億元，占2

47、1.7%。 六、全員勞動生產(chǎn)率增幅較快在市建筑行業(yè)繼續(xù)推行產(chǎn)業(yè)結(jié)構(gòu)優(yōu)化的同時，以總承包為龍頭，以專業(yè)承包為主體，勞務(wù)分包為依托的組織結(jié)構(gòu)體系基本建立，建筑業(yè)行業(yè)內(nèi)部結(jié)構(gòu)得到了有效整合，與產(chǎn)業(yè)相關(guān)的各種技術(shù)和經(jīng)濟(jì)資源得到了充分的利用，企業(yè)的技術(shù)裝備能力進(jìn)一步提高，建筑隊伍的素質(zhì)明顯增強。今年上半年,全市建筑業(yè)企業(yè)全員勞動生產(chǎn)率5.9萬元/人,比上年同期增長31.1%，其中國有及國有控股及一級等規(guī)模大的企業(yè)都達(dá)到8.6萬元/人。 目前，全市注冊有各類房地產(chǎn)開發(fā)經(jīng)營企業(yè)、物業(yè)管理及服務(wù)機構(gòu)450家，其中約一半為外商投資企業(yè)。 房地產(chǎn)從業(yè)人員達(dá)15000人?？傮w上看， 青島房地產(chǎn)市場與全國房地產(chǎn)同步起

48、落，整體上仍保持在一個較高發(fā)展水平。從中房系統(tǒng)公布的城市房地產(chǎn)價格指數(shù)看，青島落后于北京、上海、深圳、廣州等城市，與天津、大連、武漢、西安等城市同處于第二層次。目前從局部區(qū)域上看，全市各區(qū)域各具特點，老市區(qū)到東部新區(qū)沿海一線，由于環(huán)境質(zhì)量好、交通方便，售價遠(yuǎn)高于其他地區(qū)，由南到北隨著環(huán)境的差異，同類房地產(chǎn)價格能相差4-6倍。2006年上半年我市餐飲市場繼續(xù)走強今年上半年，我市在擴大內(nèi)需、繁榮經(jīng)濟(jì)的宏觀調(diào)控政策作用下，城鄉(xiāng)居民收入和消費支出快速增長，從上半年住宿、餐飲企業(yè)經(jīng)營情況看, 全市共實現(xiàn)社會消費品零售額63.31億元，增長11.8 %，拉動全社會消費品零售額增長1.6個百分點，呈現(xiàn)企業(yè)景

49、氣提升、住宿餐飲市場發(fā)展加快的特點。一、住宿、餐飲企業(yè)景氣度高據(jù)青島市企業(yè)調(diào)查隊2006年二季度企業(yè)景氣調(diào)查結(jié)果顯示，受經(jīng)濟(jì)較快增長、收入穩(wěn)定增加、商務(wù)會展活動日益增多等因素影響，我市住宿、餐飲市場表現(xiàn)活躍，企業(yè)經(jīng)營狀況良好，企業(yè)家信心指數(shù)與企業(yè)景氣指數(shù)均達(dá)今年新高，分別為161.54和148.88。其中，二季度住宿餐飲業(yè)企業(yè)景氣指數(shù)比一季度提高10.1點，企業(yè)家信心指數(shù)比一季度提高5.2點。住宿餐飲企業(yè)景氣度的大幅度提升，表明全市住宿餐飲即期和預(yù)期市場發(fā)展看好。二、餐飲市場消費火上半年，全市住宿、餐飲市場在商務(wù)宴、旅游宴、家庭宴、婚慶宴等各種宴席的帶動下，市場熱點此消彼長，一些餐飲名店、大店

50、每天從中午到子夜一直呈高峰狀態(tài)，出現(xiàn)了翻臺率高和營業(yè)時間延長的特點。據(jù)統(tǒng)計，上半年全市住宿餐飲市場共實現(xiàn)社會消費品零售額63.31億元，增長11.8%；其中274家星級及限額以上住宿餐飲企業(yè)實現(xiàn)零售額12.39億元，增長27.6%，高于全社會零售額增幅11.4個百分點。上半年全市星級住宿業(yè)和限額以上餐飲企業(yè)營業(yè)收入超過1千萬元的企業(yè)達(dá)41家，占全市限上住宿餐飲企業(yè)的15%；營業(yè)收入位于前3位的企業(yè)分別是：青島海天大酒店有限公司，實現(xiàn)營業(yè)收入1.07億元；青島肯德基有限公司，營業(yè)收入1.0億元，青島香格里拉大飯店有限公司，營業(yè)收入0.92億元。三、非公有制企業(yè)實力強從企業(yè)所有制性質(zhì)看，星級住宿業(yè)

51、及限額以上餐飲企業(yè)中，外商及港澳臺投資企業(yè)33家，營業(yè)額5.85億元，占限上住宿餐飲企業(yè)營業(yè)額的32.8%；私營企業(yè)144家，營業(yè)額6.43億元，占36.1%；國有及國有控股企業(yè)43家，營業(yè)額2.89億元，占16.2%。目前，非公有制企業(yè)已在規(guī)模與服務(wù)水平等方面成為住宿、餐飲業(yè)市場的主要角色，尤其是民營餐飲企業(yè)改變了以往的單純數(shù)量優(yōu)勢，餐飲業(yè)民營經(jīng)濟(jì)的主體地位已經(jīng)確立。四、市內(nèi)四區(qū)市場建設(shè)發(fā)展速度快從區(qū)域分布看，市內(nèi)四區(qū)住宿、餐飲市場發(fā)展較快，上半年累計實現(xiàn)住宿餐飲業(yè)零售額27.42億元，市場份額43.3%；其中星級住宿及限上餐飲企業(yè)129家，占全部限上企業(yè)的47.1%，實現(xiàn)零售額8.08億元

52、，市場份額達(dá)65.3%。五、能源消耗總體低速增長上半年，全市星級住宿及限額以上餐飲企業(yè)能源消耗主要體現(xiàn)在水、煤炭、電力、汽油、柴油、煤氣等資源，其中電力消費量最高，居其他能源消費量之首。從上半年能源消費情況看，電力消費量7051萬千瓦時，同比增長9.1%；水消費量258.5萬噸，增長2.1%；汽油消費量728噸，增長1.1%；柴油消費量11.1萬噸，下降5.0%；天然氣消費量328萬立方米，增長397%；煤炭消費量1.4萬噸，下降10.2%。2.1.2 房地產(chǎn)市場的供求分析青島的房地產(chǎn)市場由于92年開始的開發(fā)規(guī)模的急劇膨脹，引起95、96年房地產(chǎn)業(yè)整體大滑坡，98年后形勢有所轉(zhuǎn)變。實際銷售面積

53、在94、95年達(dá)到100萬M2以上，96年開始回落，從銷售面積的增長幅度看，93、94兩年急劇增長，95年維持了94年的水平，96年回落已成為必然，銷售面積下降20%，僅為79.9萬M2,97年開始反彈,上升41.1%,98年由于房改實施,銷售面積猛增至178.1萬M2,增長率為58.03%，99年度房屋銷售形勢繼續(xù)好轉(zhuǎn)，全年銷售房屋236萬M2,比98年增長232.5%。我市在今年迎來大項目建設(shè)的高峰并非偶然，這得益于旅游規(guī)劃、招商引資和項目建設(shè)等工作的突破性進(jìn)展。 其中，旅游規(guī)劃編制工作進(jìn)展順利，為旅游業(yè)的健康發(fā)展奠定了堅實基礎(chǔ)。市級旅游規(guī)劃方面，青島市旅游業(yè)“十一五”規(guī)劃、青島市海上旅游

54、專項規(guī)劃和青島市度假旅游專項規(guī)劃，已通過中外專家評審和市旅游工作領(lǐng)導(dǎo)小組審核，下一步報市政府審批。市規(guī)劃局牽頭編制了青島市海島保護(hù)和利用專項規(guī)劃，已通過專家評審；青島市游艇碼頭專項規(guī)劃已經(jīng)市政府正式批準(zhǔn)實施。 區(qū)市旅游規(guī)劃方面，膠南、即墨邀請國內(nèi)專家，對旅游發(fā)展戰(zhàn)略進(jìn)行了深入研討，形成了科學(xué)的旅游發(fā)展思路。市南、嶗山、城陽、李滄、膠州出臺了加快旅游業(yè)發(fā)展的意見。市南、城陽、李滄、黃島編制完成了旅游產(chǎn)業(yè)發(fā)展總體規(guī)劃。膠南、平度對旅游產(chǎn)業(yè)發(fā)展總體規(guī)劃進(jìn)行了修編。萊西編制完成了旅游業(yè)“十一五”規(guī)劃。 在重點旅游區(qū)和項目規(guī)劃方面，鳳凰島旅游度假區(qū)控制性規(guī)劃進(jìn)行了專家研討；溫泉旅游度假區(qū)以及鰲山城市組團(tuán)

55、溫泉片區(qū)控制性規(guī)劃，大珠山風(fēng)景區(qū)、小珠山風(fēng)景區(qū)控制性規(guī)劃進(jìn)入專家評審階段；嶗山風(fēng)景名勝區(qū)總體規(guī)劃修編，已上報國家建設(shè)部，進(jìn)入國務(wù)院審批程序；青島海濱風(fēng)景區(qū)總體規(guī)劃已通過專家論證，上報省建設(shè)廳待批。市南區(qū)先后完成了太平角酒吧休閑區(qū)、市南區(qū)濱海旅游帶、時尚閩江街區(qū)和中山路歐式特色街區(qū)等專項規(guī)劃，并通過了專家論證；膠南大珠山風(fēng)景區(qū)、小珠山風(fēng)景區(qū)、瑯琊臺風(fēng)景區(qū)等控制性規(guī)劃已編制完成；四方區(qū)海云庵民俗社區(qū)改造規(guī)劃工作全面展開。浮山灣國際郵輪母港選址論證已經(jīng)市政府批準(zhǔn)。極地海洋世界、現(xiàn)代藝術(shù)中心、石老人休閑園、海軍博物館等重點旅游項目的規(guī)劃方案已進(jìn)行了綜合論證和審核。 旅游招商引資工作也取得明顯成效。各區(qū)

56、市、部門通過強化旅游招商引資工作,吸引了一批國外企業(yè)集團(tuán)來我市投資開發(fā)旅游項目。2005年，引進(jìn)旅游大項目29個，投資額151億元人民幣。天逸海灣國際度假城、頤中鰲山灣濱海公園、東方威尼斯水城、唐島灣國際游艇俱樂部和華愛游艇俱樂部等一批旅游大項目落戶我市，使我市的知名旅游品牌達(dá)到10多家。目前，香港中旅集團(tuán)、瑞典危爾馬拉集團(tuán)、英國CHR公司、大連海昌集團(tuán)等大企業(yè)投資建設(shè)高星級酒店、大型度假休閑項目以及大型室內(nèi)主題公園等項目正在洽談中。 事實上，我市旅游大項目建設(shè)在去年就顯現(xiàn)出過人的能量。2005年，我市以度假旅游為核心，精品項目為支撐的多元化的旅游產(chǎn)品體系初步形成，一批規(guī)模大、投資高的旅游碼頭

57、、游艇俱樂部、高星級酒店和度假、娛樂等項目相繼建成或開工，項目建設(shè)創(chuàng)歷史最好水平，部分項目填補了我市旅游空白。初步統(tǒng)計，去年我市旅游項目建設(shè)投入資金49億元以上，比上年增長約48%，其中社會性投資占86%。23個大項目建設(shè)進(jìn)展順利，青島啤酒街投入使用，成為極具青島特色的旅游街區(qū)；昌樂路文化街正式開街，被文化部命名為國家文化產(chǎn)業(yè)示范基地。海景花園大酒店二期工程、銀海國際游艇俱爾部、天泰浴場等重點項目順利完成年度計劃。 2006年我市旅游大項目總體呈現(xiàn)出“體量大、數(shù)量多、檔次高、項目精”的特點。 一是數(shù)量多、投資大。2006年全市已簽約和已簽訂投資意向及在談的旅游項目約有51個，總投資額約416億

58、元，旅游大項目的數(shù)量和投資額為歷年之最。二是度假區(qū)建設(shè)項目多。金沙灘度假酒店、北京電影學(xué)院創(chuàng)意學(xué)院、極地海洋世界、石老人浴場、石老人休閑區(qū)、天泰東海岸項目、青島運動旅游度假基地項目等體現(xiàn)了度假功能，這些項目的建成將極大地豐富國際海濱度假城市的內(nèi)涵。三是高端旅游項目多。在建、擬建的游艇俱樂部、體育健身園等高端旅游產(chǎn)品共11個，投資額約32億元。四是海洋特色突出的旅游大項目多。極地海洋世界、海軍博物館改造工程、石老人休閑區(qū)、天逸海灣度假城等一批海洋特色突出的旅游大項目正在加緊施工建設(shè)。五是高檔次酒店項目多。在建、擬建的四、五星級酒店18家，投資額約83億元。引進(jìn)萬豪、洲際、凱賓斯基等國際知名酒店管理集團(tuán)參與我市酒店管理。目前，希爾頓、喜達(dá)屋、新羅等世界和亞洲知名的酒店管理集團(tuán)有意向參與我市酒店業(yè)的經(jīng)營和管理。 目前，現(xiàn)代藝術(shù)中心的小劇場建設(shè)已完成工程量的40%，休閑中心南區(qū)正進(jìn)行地上二層施工，藝術(shù)家工作室已開始施工建設(shè)；中國海軍博物館擴建工程已