合富輝煌巢湖向陽路商鋪定價意見

向陽路商鋪定價意見〔初稿〕南京合富輝煌房地產(chǎn)2007年3月12向陽路商業(yè)銷售面臨的問題：采用一、二層商鋪連賣的形式，使得商鋪總面積過大，總價高，客戶買不起。大多數(shù)客戶認(rèn)同底商的高價值，但很難接受二層以上商鋪?？蛻舸蠖囗椷x擇擇一次性付款方式，因此能夠接受的價格多在40-50萬元，為高總價的銷售帶來更高難度。3商鋪定價需注意的問題：用低價吸引客戶多購置二層商鋪，可以多一些一層底商單獨銷售。盡量提升一層底商的單價，控制一、二層連賣商鋪的總價。拉開一、二層商鋪的單價，使二層與一層比較之下有較大優(yōu)勢。二層以上商鋪每層單價差距縮小到1000元/㎡左右。4商鋪具體定價原那么：根據(jù)市場及工程情況，我們已得出，商鋪總均價在7300元/㎡左右較能被市場接受，作到較快去化。一層商鋪定價可參考城市風(fēng)景價格：每平方米12000元，結(jié)合工程商業(yè)積累客戶可承受的心理價格：每平方米10000-12000元，單價定價在12000元/㎡左右。如果要想提高商鋪的總銷售金額建議盡量提升一層的價格，二層及以上的價格不做提升，以便二層及以上的銷售。一層可能會去化慢一點，但總體銷售形式還是非常好的。二層商鋪定價為4000元/㎡，以拉開一層價格，促進(jìn)二層及以上商鋪去化快，控制總價，爭取更多的獨立底商。三層商鋪比二層降低500元/㎡，定價為3500元/㎡。四、五層商鋪定價為2800元/㎡。5分層價格表6一層商鋪價格表7單間商鋪價格表S1(1F)商鋪編號面積（㎡）單價（元/㎡）總價（元）18110614859720273.81066278685635411845639640440126305052005100.81053810622726100.810638107227277111986851000871119868510009711212786100010711212786100011711226887100012711226887100013711240888100014711240888100015711253689005016711253689005017711267790005018711267790005019711281891005020711281891005021711295892005022711295892005023100.8121451224240合計1687.21204220318600商鋪編號面積（㎡）單價（元/㎡）總價（元）8單間商鋪價格表S2(1F)商鋪編號面積（㎡）單價（元/㎡）總價（元）11241240215378402124131751633712342.71712473121644116995696784579152141201872679152141201872775.5150341135056875.5150341135056975.51503411350561071142021008352118812885113387212881288511338721384129011083696148412901108369615801321310570001675.5131979964001775.5131979964001875.5131979964001971.5132209452002071.5132209452002171.513220945200226713248887600231101179312972002410511806123960025100118201182000合計20831312527340152商鋪編號面積（㎡）單價（元/㎡）總價（元）9單間商鋪價格表S3(1F)商鋪編號面積（㎡）單價（元/㎡）總價（元）商鋪編號面積（㎡）單價（元/㎡）總價（元）175.51178090939025312896703488353128967034884531289670348855312896703488653128967034887531289670348885312896703488953128967034881053130207100601153130207100601253130207100601353130207100601453130207100601553130207100601653130207100601753143167587301853149077900601953149077900602092134551237840217216448118422422731547911299402373154791129940245212754663216255212754663216265211408613216275211408613216286111408695888合計1690128852177726010S3商鋪平面圖11單間商鋪價格表S4(1F)商鋪編號面積（㎡）單價（元/㎡）總價（元）184.4810479885232255.4411463635488355.4411463635488455.4411463635488555.4411463635488655.4412369685765755.4412369685765855.4413271735765955.4413271735765合計53411742627024412S1S2S3S4合計面積（㎡）1687.2208316905345994.2總價（元）203186002734015221777260627024475706256均價（元/㎡）1204213125128851174212630一層商鋪價格匯總表1層商鋪總面積為5994.2㎡，總銷售金額為7570.6256萬元，均價為12630元/㎡。符合市場及客戶能承受的價格范圍。13二層商鋪價格表14單間商鋪價格表S1(2F)商鋪編號面積（㎡）單價（元/㎡）總價（元）1814000324000273.84000295200354400021600044040001600005100.840004032006100.8400040320077140002840008714000284000971400028400010714000284000117140002840001271400028400013714000284000147140002840001514240005680001671400028400017714000284000187140002840001971400028400020714000284000217140002840002271400028400023100.84000403200合計1758.24000703280015單間商鋪價格表S2(2F)商鋪編號面積（㎡）單價（元/㎡）總價（元）1124400049600021244000496000342.74000170800441400016400057940003160006794000316000775.54000302000875.54000302000975.5400030200010714000284000118840003520001288400035200013844000336000148440003360001516040006400001675.540003020001775.540003020001875.540003020001971.540002860002071.540002860002171.5400028600022674000268000231104000440000241054000420000251004000400000合計2114.240008456800商鋪編號面積（㎡）單價（元/㎡）總價（元）16單間商鋪價格表S3(2F)商鋪編號面積（㎡）單價（元/㎡）總價（元）175.54000302000253400021200035340002120004534000212000553400021200065340002120007534000212000853400021200095340002120001010640004240001153400021200012534000212000135340002120001453400021200015534000212000165340002120001753400021200018534000212000商鋪編號面積（㎡）單價（元/㎡）總價（元）19534000212000209240003680002172400028800022734000292000237340002920002452400020800025524000208000265240002080002752400020800028614000244000合計1661.54000664600017單間商鋪價格表S4(2F)商鋪編號面積（㎡）單價（元/㎡）總價（元）184.484000337920255.444000221760355.444000221760455.444000221760555.444000221760655.444000221760755.444000221760855.444000221760955.444000221760合計5334000213200018S1S2S3S4合計面積（㎡）1758.22114.21661.55336066.9總價（元）703280084568006646000213200024267600均價（元/㎡）40004000400040004000二層商鋪價格匯總表2層商鋪總面積為6066.9㎡，總銷售金額為2426.76萬元，均價為4000元/㎡。符合前面提到的商鋪定位原那么，用非常大的價格差拉開一、二層商鋪價格的距離，使客戶在低價心理的根底上接受二層及以上商鋪，促進(jìn)其去化。19三層及三層以上商鋪價格表20單間商鋪價格表S1(3F)商鋪編號面積（㎡）單價（元/㎡）總價（元）1813500283500273.83500258300354350018900044035001400005100.835003528006100.83500352800合計450.43500157640021單間商鋪價格表S2(3F)商鋪編號面積（㎡）單價（元/㎡）總價（元）1124300037200021243000372000342.730001281004413000123000231103000330000241053000315000251003000300000合計646.73000194010022單間商鋪價格表S3(3F)商鋪編號面積（㎡）單價（元/㎡）總價（元）20310350010850002452350018200025523500182000265235001820002752350018200028613500213500合計57935002026500S3(4F)商鋪編號面積（㎡）單價（元/㎡）總價（元）203102800868000合計3102800868000S3(5F)商鋪編號面積（㎡）單價（元/㎡）總價（元）203102800868000合計310280086800023單間商鋪價格表S4(3F)商鋪編號面積（㎡）單價（元/㎡）總價（元）184.483500295680255.443500194040355.443500194040455.443500194040555.443500194040655.443500194040755.443500194040855.443500194040955.443500194040合計5333500186550024S1S2S3S4合計面積（㎡）450.4646.75795332209.1總價（元）15764001940100202650018655007408500均價（元/㎡）350035003500350035004、5層商鋪總面積為620㎡，總銷售金額為173.6萬元，均價為2800元/㎡。盡量整體出售給一戶。三層及三層以上商鋪價格匯總表3層商鋪總面積為2209.1㎡，總銷售金額為740.85萬元，均價為3500元/㎡?？偪墒勖娣e小，在2層銷售的根底上合理安排3層的搭配。25各間商鋪價格表26單間商鋪總價S1商鋪編號建筑層數(shù)面積（㎡）單價（元/㎡）總價（元）132435873.33142722023221.45873.331300356331626386.67103464043120646077520053302.45946.67179827263302.45946.67179827272142750010650008214275001065000921427500106500010214275001065000112142750010650001221427500106500013214275001065000142142750010650001522137775138805016214277751104050172142777511040501821427775110405019214277751104050202142777511040502121427775110405022214277751104050232201.677751567440合計3895.87237.462733780027S1商鋪平面圖28單間商鋪總價S2商鋪編號建筑層數(shù)面積（㎡）單價（元/㎡）總價（元）133726386.72375840233726698.2249171233128.17807.31000116431237754.3953784521589416.91487872621589416.91487872721519318.31407056821519318.31407056921519318.314070561021428889.81262352112176827214558721221768272145587213216882721389696142168827213896961522408418.81667000162151840012684001721518400126840018215184001268400192143840012012002021438400120120021214384001201200222134840011256002333306173.320372002433156173.319446002533006173.31852000合計4795812637007052商鋪編號建筑層數(shù)面積（㎡）單價（元/㎡）總價（元）29S2商鋪平面圖30單間商鋪總價S3商鋪編號建筑層數(shù)面積（㎡）單價（元/㎡）總價（元）121517890119139022106844889548832106844889548842106844889548852106844889548862106844889548872106844889548882106844889548892106844889548810215985101114060112106851090206012210685109020601321068510902060142106851090206015210685109020