Bonded project plan
July 2007
First, an overview.
Jiujiang Chengxi Port Logistics Park is located in Jiujiang City, Jiangxi Province, where the Yangtze River Golden Waterway and Beijing-Kowloon Railway meet. The adjacent Jiujiang Port is one of the five national-level main hub ports of the Yangtze River trunk line and the only national first-class port in Jiangxi Province. Jiujiang National Export Processing Zone and Jiujiang Economic and Technological Development Zone are 65,438+03 km and 3 km away from the park respectively.
The Logistics Park will plan to build two parts: a domestic logistics distribution center and a bonded logistics center (type B). The first-phase construction area is 550 mu, including 400 mu of domestic distribution center and 0/50 mu of bonded logistics center.
This construction project adheres to the development principle of "government guidance, enterprise operation, market orientation and creating environment". By speeding up the construction of the West Logistics Park, attracting well-known international and domestic logistics enterprises to settle in the park, actively introducing advanced logistics management experience and technology, integrating existing logistics resources, basing on Jiujiang, serving the whole province and radiating the surrounding areas, we will build a regional logistics center in Jiangxi, Hubei, Hunan and Anhui, and build Jiujiang into a major channel for regional logistics, domestic logistics and international logistics, and cultivate the logistics industry into a logistics industry.
1, build a logistics distribution center serving regional logistics and domestic logistics, meet the needs of goods transportation, warehousing, transit and information release of enterprises in Jiujiang and surrounding cities, strive to develop large-scale port logistics, strive to build Jiujiang port logistics hub, highway logistics hub and railway logistics hub, improve comprehensive freight capacity and logistics service level, and form a multimodal transport network system.
2. Build a bonded logistics center (type B) serving import and export trade (especially processing trade). Make full use of the state's preferential policies for bonded logistics centers, promote Jiujiang's opening to the outside world, promote investment attraction and development in Jiujiang and its surrounding areas, and expand Jiujiang's import and export trade.
3. Build a logistics information platform that conforms to the development of modern logistics, promote the wide application of information network technology, accelerate the transformation of traditional logistics industry by vigorously developing e-commerce logistics, promote the industrialization of modern logistics, and enhance the informatization level of modern logistics industry in Jiujiang.
4. Establish a set of policy support system in line with the actual development of Jiujiang logistics. Use policy and legal means to ensure and promote the healthy development of Jiujiang logistics industry and logistics park.
In a word, through scientific planning and layout, steady development and construction, and effective control of Chengxigang Logistics Park, it is planned that by 20 10, the total output value of direct logistics services in the park will be 500 million yuan, and there will be no less than 80 logistics enterprises in the park. By 2020, the output value of direct logistics services in the whole park will reach/kloc-0.5 billion yuan, and there will be no less than 200 logistics enterprises in the park, which will drive the surrounding areas to form new ones.
The construction of Chengxi Port Area in Jiujiang City, where the logistics park is located, has been supported and valued by the provincial and municipal people's governments. The container terminal and grocery terminal at the front of the park have been included in the "Eleventh Five-Year Plan" of the Ministry of Communications, supporting the port terminals along the golden coastline of the Yangtze River. According to the planning of Jiangxi Province and Jiujiang Municipal Government, Chengxi Port Area will be built into a modern port-facing new city with beautiful environment, vitality and scientific development, which integrates port logistics, emerging industries, export processing and business and leisure. It will become the port logistics transportation center of Jiujiang in the long run.
Two 5000-ton bulk barge unloading berths (with a throughput of 5 million tons) are being built in the first phase of Chengxi Port Area Project, and two 5000-ton container terminals will have a handling capacity of 200,000 TEUs. In addition, Jiujiang Port Area, adjacent to Chengxi Port Area, has 48 docks of various types and 209 loading and unloading machines, with a maximum lifting capacity of 50 tons. The port area has a warehouse with a freight yard area of 59,000 square meters. There are more than 300 ships of various types, with a total tonnage of more than 50,000 tons. There are four anchorages in the port waters, with a dedicated railway line of 4,864 meters, and the wharf can dock 3,000 to 5,000 tons of seagoing vessels all the year round. The throughput of existing ports has reached 7 million tons.
Referring to the price of industrial land, the storage land in Chengxi Port Area will adopt a market-oriented operation mode, and leading enterprises with strength and logistics management experience will be introduced to build the park infrastructure and supporting service facilities. Chengxi Port will provide preferential policies and excellent government environment to fully support the healthy development of the logistics park.
Second, the project construction environment and advantages
1, the advantage of convenient transportation network.
Jiujiang is an important transportation hub in the middle and lower reaches of the Yangtze River in China, with developed railways, highways, waterways and air transportation. It has formed a comprehensive transportation network composed of roads, railways, Yangtze River shipping and air transportation. After the second Jiujiang Yangtze River Bridge is opened to traffic, the communication between the north and the south of the Yangtze River will be more perfect, which has unique advantages in forming a distribution center and logistics service area along the Yangtze River in Jiangxi Province, southeastern Hubei Province and southwestern Anhui Province.
① Water traffic
Jiujiang is located at the intersection of the golden waterway of the Yangtze River and the Beijing-Kowloon artery in the middle and lower reaches of the Yangtze River. Jiujiang Port near Chengxi Port is one of the five major hub ports of the Yangtze River, one of the national 13 coal transit ports, and the only waterway port connecting the Yangtze River with the sea in Jiangxi Province. The annual passenger and freight volume ranks second and fourth among the Yangtze River ports. On the one hand, convenient water transportation can make Jiujiang develop into a domestic and international logistics transit hub in the middle and upper reaches of the Yangtze River, with south-central going north and south and central going east and west. On the other hand, the logistics in Jiangxi, eastern Hubei and southwestern Anhui can reach the sea by Jiujiang water transport.
② Land transportation
On the land, there are the "Beijing-Kowloon" railway, Nanxun, Hejiu and Wujiu, which run through the north and south. The planned Tongjiu and Qujiang-Kowloon railways meet here, and the Changjiu intercity railway is under construction. In addition to Changjiu and Jiujing expressways, highways can be connected with the expressway network along the Yangtze River through Jiujiang Yangtze River Bridge, and the advantages of land transportation are very obvious. Qilihu Station of Nanxun Railway can directly reach Chengxi Port Area, and Jiurui Highway is only 65433 away from Chengxi Port Area. Jiu-Rui Highway can be connected with National Highway 105, and the proposed urban trunk road can be used as a port-dredging highway to pass through the south of the port area. At the same time, the planned Second Jiujiang Yangtze River Bridge is located in Xigang District, which can directly connect with the "Shanghai-Chengdu Expressway" and radiate the service scope of the West Logistics Park to some important cities in southeastern Hubei and western Anhui.
2. The rapid economic development in Jiujiang and its surrounding areas ensures the strong demand for logistics.
First of all, in the next few years, Jiujiang will use Jiujiang Export Processing Zone, Industrial Park, Changjiu Industrial Corridor and the industrial belt along the Yangtze River as a platform to attract investment and realize industrial clusters. In 2006, the GDP of Jiujiang reached 50.622 billion yuan. According to the Outline of the Eleventh Five-Year Plan for National Economic and Social Development of Jiujiang City, the city's GDP grew at an average annual rate of 14.0%. The actual utilization of foreign capital increased at an average annual rate of 15%, the introduction of foreign capital increased at an average annual rate of 30%, and foreign trade exports increased at an average annual rate of 25%. The six pillar industries of chemical industry, machinery, electric power, building materials, textile and electronics are Spark Chemical Plant170,000 tons, silicone and Jiujiang Petrochemical Complex expansion and upgrading, Jiujiang Chemical Fiber expansion, Yadong Cement Phase II expansion10.5 million tons.
In addition, according to statistics, the total GDP of the surrounding areas radiated by Jiujiang logistics is about 400 billion yuan, and it has maintained a double-digit economic growth rate.
The rapid economic development and huge growth potential put forward higher and more urgent requirements for the development of logistics industry, creating more space. Although Jiujiang's logistics industry has made some progress, it still can't meet the huge space of economic development for logistics demand. The potential demand advantage of the logistics market and its forward effect, backward effect and side effects urgently require the logistics industry in our city to develop at a faster speed.
3. Preferential and flexible policy support
According to the tasks of "building an important economic center city along the Yangtze River and the central region" and "building a new industrial town, a cultural tourism resort, a regional business center and an open port city", the Jiujiang Municipal Government decided to build an integrated logistics park in Chengxi Port Area according to the Eleventh Five-Year Plan for the Development of Business Logistics along the Yangtze River in Jiujiang City. Make it a new regional logistics center in the middle reaches of the Yangtze River. Investors can enjoy the preferential policies of Opinions of Jiujiang Municipal People's Government on Further Encouraging Foreign Investment and Opinions of Jiujiang Municipal People's Government on Promoting the Development of Modern Logistics Industry. After the completion of the B-type bonded logistics center, you can enjoy the Interim Administrative Measures of People's Republic of China (PRC) and the State Customs on Bonded Logistics Center (B-type). Further support policies can be determined according to specific circumstances.
4. The geographical radiation effect urges Jiujiang to build a modern logistics park as soon as possible.
With Jiujiang as the center, no comprehensive logistics park has been built within a radius of 300 kilometers around. There is a strong demand for regional and industrial logistics, but there is a lack of large-scale logistics carriers such as comprehensive logistics parks and professional logistics centers.
5. Site selection: The construction of a comprehensive logistics park in Chengxi Port conforms to the principle of site selection of logistics parks;
① Close to the cargo transfer hub, close to the port, only 3 kilometers away from the largest marshalling station of the "Beijing-Kowloon" railway, surrounded by the expressway network, with good accessibility.
② Being close to Jiujiang Economic Development Zone and future port industrial zone, enterprises close to the market can shorten the transportation distance and reduce the freight.
(3) It is 6 kilometers away from Jiujiang City, which can reduce the interference to urban life.
Jiujiang has abundant and high-quality labor conditions.
Fourth, the functional design and configuration of logistics park
The Logistics Park will plan to build two parts: a domestic logistics distribution center and a bonded logistics center (type B). Based on the principle of "matching with the level of economic development, moderately ahead of schedule, overall planning, reserving open space and adjusting by stages", the first phase of development covers an area of 550 mu, including 400 mu of domestic logistics distribution center and bonded logistics center (type B) 18.
1, domestic logistics distribution center
Domestic logistics distribution centers mainly include management service centers, information trading centers, transportation centers, warehousing and distribution centers, LTL express centers, and supporting service areas. The functions of each functional area are as follows:
(1) Management Service Center
The management service center, composed of government functional departments, intermediaries and enterprises, provides one-stop platform support services such as industry and commerce, taxation, transportation management, banking, insurance, communication, network, commerce, training and consultation for third-party logistics enterprises stationed in the base.
(2) Information exchange center
Information from manufacturing, commercial enterprises, third-party logistics enterprises, society, government and other logistics bases and nodes, such as goods supply, transportation, warehousing, etc., will be released and traded after the integration of information systems.
(3) Transportation center
There is a parking lot, which can park multiple transport vehicles at the same time. Together with many public, railway, air and water transportation enterprises that have settled in the logistics base, these trucks provide convenient, fast and safe transportation services for enterprises.
(4) storage center
Provide fully personalized high-quality, efficient, convenient and thoughtful warehousing services for industrial and commercial enterprises.
(5) Distribution center
Adopt advanced logistics facilities and standardized operation system to provide professional logistics services for the wholesale, distribution, warehousing, transportation, display and trading of chain supermarkets, convenience stores and agricultural and sideline products.
(6) Supporting service area
In order to further optimize the division of labor and cooperation system, and create an operating environment that can focus on the growth of core business for settled enterprises, the platform can also provide supporting services such as auto parts and auto maintenance for settled enterprises, and provide complete services such as catering, supermarkets, accommodation, entertainment, communication and other life and logistics services.
Because the warehouse distribution center is in the form of warehouse on the planning plane, the transportation center can be in the form of parking lot on the planning plane. Other centers and service areas are in the form of roads or buildings. The basic ratio of these three plane areas is 1: 1: 1.
2. International Functional Zone (Type B Bonded Logistics Center)
According to the investigation of bonded logistics parks (centers) built in many cities, the actual service of bonded logistics parks (centers) at present is mainly to provide warehousing services for processing trade export goods entering the parks. Therefore, the Bonded Logistics Center of Chengxi Logistics Park temporarily has two functional areas, namely:
(1) container storage area
(2) storage and distribution area
Provide open-air and warehouse stacking storage, simple distribution and processing services for bonded goods entering the park. Other functional areas will be flexibly adjusted according to actual needs after the establishment of the center.
From the planning plane form, the planning area of the storage distribution area is 50000m2 (the minimum requirement of the General Administration of Customs), the planning area of the container storage area is 20,000m2, and the other plane forms are roads.
In addition, some functional areas of bonded logistics center can be considered to overlap with the functional areas of the park outside the center to improve the utilization efficiency of land and building facilities, such as management service center.
Verb (abbreviation of verb) investment return plan
The investment return plan is divided into two parts: capital investment and capital return, and the investment return period is calculated on this basis. The data of each part are as follows:
investment projects
(Table 1: Preliminary estimation of the investment in the park)
investment projects
Amount of funds
comment
1, fixed assets (including land cost and ground construction)
219.78 million yuan
According to the construction fund of one square meter in 600 yuan, ***550 mu of land, * * * 219.78 million yuan.
2. Investment in office facilities and equipment
1 ten thousand
Budget value
3. Construction cost of information platform
2.5 million
Including software development, information dissemination tools (such as large electronic screens, etc.). ), customs supervision facilities (such as monitors), etc.
4. Marketing and publicity expenses
2.00 million yuan
empirical value
5. Salary of management personnel of Development Office
0.50 million yuan
Manager 10, with a monthly salary of about 2,000 yuan, and the whole development and promotion period is ***24 months.
6. Asset liquidity
1 ten thousand yuan
Some basic office expenses
total investment
226.78 million yuan
2. Return plan
The return plan can be divided into two parts, one is the real estate income return of the developer of the logistics park (such as warehouse rent, site rent, commercial facade rent income), and the other is the value-added service income of the operation of the logistics park (such as logistics business intermediary, vehicle affiliated management, etc.). ). Take Zhejiang Chuanhua Logistics Base as an example. At present, 47% of the income comes from real estate returns, while value-added service income accounts for 53%. Since the income of value-added services depends on the operating level of the developer, the following is only calculated as the return on real estate.
1)400 mu domestic logistics distribution center
① If the warehousing business is owned by real estate developers in the park, and the warehouse area and non-warehouse area are 1:2 according to the empirical value, the actual available storage area is 400 * 666 *1/3 = 88,800 m2, and the shelf area is 88,800 * 6 = 532,800 m2 according to the six-storey shelf. Because there is a gap between goods, press. The actual utilization area is 532,800 * 2/3 = 355,200 m2. It is estimated that with the influence and agglomeration effect of the port area, the warehouse rent per square meter can reach 10 yuan/month/square meter (within the height limit of 1.5m). Assume that the actual business volume is 75% of the designed business volume on average, and the monthly warehouse rental fee is 355,200 * 75. Then the annual market income is 2664000 *12 = 31968000 yuan/year. Now suppose that the developer rents the warehouse to the relevant logistics company for operation, and the annual income is 31968000/2 =15984000 yuan/year.
(2) Set up a parking lot with an area of 1/3 and a parking area of 400 * 666 *1/3 = 88,800 m2. If the average parking area of each vehicle is 60m2, the number of vehicles that can be parked is 1480, which is 75% of the designed business volume on average according to the actual business volume. If the daily parking fee for each car is 20 yuan, it will be a whole day.
(3) Information service charges: free at the beginning (mainly to expand the influence of the logistics park), and appropriate charges will be charged after the park matures.
④ Because the logistics park has some additional service functions, such as catering, accommodation, entertainment, finance, telecommunications and communication. For park developers, they can rent commercial premises to the society. According to the daily average personnel flow in the park, the required area of facilities for various services (such as accommodation, catering and entertainment) per capita is 5m2 (conservatively estimated). The total area of service function area is about 2000 people *5 m2/ person = 10000 m2, and the commercial rent per square meter is 20 yuan/month /m2, so the annual commercial rent of service function is10000 * 20 *12 = 2400000 yuan/year.
2) 150 mu bonded logistics center
① According to the planning, the warehouse area of bonded logistics center is about 50,000m2, and the market price for leasing to logistics companies is 30 yuan/month /m2 per square meter (compared with the charges of Nanjing Longtan Bonded Logistics Park). If the initial leasable area is 65,438+00%, the annual fee is 50,000 * 65,438+00% * 30 * 65,438+02 = 65,438.
② Yard, with a plane area of about 20,000. Calculated by the market price of 25 yuan/month/square meter, the actual average utilization rate is 50%, so the annual rental income is 20,000 * 25 * 50% * 65,438+02 = 3,000,000 yuan/year.
(Table 2: Preliminary Estimation of Capital Real Estate Return in the Park)
Domestic logistics distribution center (ten thousand yuan)
Bonded Logistics Center (RMB 10,000)
Total (ten thousand yuan)
1, warehouse rental income
1598.4000
180
1778.4
2. Parking lot income
8 10.3
8 10.3
3. Rental income of venues with supporting service functions
240
240
4. Revenue from container yard
300
300
be equal to
2648.7
480
3 128.7
3. Return period of investment:
Return period of investment = investment amount/average annual return.
= 226.78 million yuan /3 1.287 million yuan = 7.25 years.
The above only calculates the return period from the perspective of real estate income. If the developer can provide appropriate logistics value-added services according to the actual situation, the whole investment return period can be further shortened. Sixth, the comprehensive evaluation of the project.
1, investment environment:
Jiujiang has convenient transportation and low labor cost. The government encourages foreign investors to invest in transportation infrastructure such as ports and docks. There is a set of preferential policies for taxes and fees, so that investment rights and interests are guaranteed, the government enforces laws and regulations, and the investment environment is good.
2. Prospect of project operation benefit:
The emergence of comprehensive logistics flow is closely related to the level of regional economic development. Nationwide, the logistics production coefficient of unit GDP has developed from 200 1 1:2.03 to 1:2.5, and will continue to improve with the economic development in the future. In 2005, the freight volume of Jiujiang City was 25.4 million tons (excluding the throughput of ports along the Yangtze River), which was the same as that of 2005. The average growth rate is 7.06%. As an important strategic fulcrum of the rise of the whole central region, with the development along the Yangtze River, its comprehensive logistics volume will increase rapidly in the future. According to experts' prediction, in 20 10 and 2020, Jiujiang's comprehensive logistics volume will reach 98 million tons and1840,000 tons respectively, and the proportion of third-party logistics along the river will reach 20% and 30% respectively.
According to the previous investment return calculation, if the operation is done properly, the total investment can be recovered in 7 years.
3. Comprehensive evaluation:
(1) Jiujiang Chengxi Port Logistics Park has a moderate geographical location and is the connection point between the Yangtze River Delta and the middle and lower reaches of the Yangtze River.
(2) The comprehensive traffic conditions are superior.
(3) The hinterland economy is developing rapidly and the logistics demand potential is great.
(4) Relying on the vigorously developing port area of Jiujiang River, the industrial cluster effect can be rapidly formed.
(5) Good investment benefit.
(6) It is a key project of Jiangxi provincial government and Jiujiang municipal government. The government attaches importance to the improvement of the investment environment, which is good.
In short, logistics park is a project with great investment prospects, which has both social and commercial effects. Jiujiang's unique geographical conditions and preferential policies for logistics development and attracting investment will provide a good macro-environment and development potential for the development and construction of the logistics park in Chengxi Port Area. We warmly welcome investors with ideals, strength and sincerity to visit and consult Jiujiang.
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