Sample Research Report on Commercial Real Estate Market
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Research Report on Commercial Real Estate Market 1
Tianhe is the hinterland of Guangzhou's business center and the emerging business circle after the old business circle on Beijing Road. Its commercial development is the leader of trend development in Guangzhou. Since the opening of Metro Line 1, the emergence of the Tianhe subway entrance has laid the foundation for the center of Tianhe City. In just a few years, Tianhe's commercial properties have become red-hot. Tianhe's commercial properties, the protagonist position occupied in Guangzhou is indisputable.
(a) distribution characteristics
Tianhe's commercial distribution characteristics are mainly presented in a Tianhe City, the center of the Plaza as a leader, surrounded by the professional market for the supporting the form of development to large shopping malls, high-end consumption as the focus of the group of stores plus street commercial stores as a complementary mode of development. Its commercial distribution focus is perched on both sides of the three dragon veins: Tianhe Road, Tianhe North Road, Huangpu Avenue, and there is a trend of slowly advancing to the east.
On behalf of the high-grade consumption of Tianhe City Plaza, Grand Plaza, Hongcheng Plaza in Tianhe Road steadily occupied the center of the leading position; concentrated in Pearl River New City: Meiju Center, Pearl River New City Plaza, Good American, Tianma Material City, Nanxing Material City, etc.; concentrated in Shipai, Gangding it industry malls are: Pacific Computer City, Tianhe Computer City, Southern Computer City, etc.; concentrated in the North Tianhe Road Cluster of stores in the community are: Hilton Sunshine Garden, the city of Hua Ting, Fangcaoyuan, Tianqi stage, Imperial Court, etc.; and West Sports Road, Victoria Plaza, Guangzhou Book Center, along the Whampoa Boulevard of the Southland Kitchen and Bathroom Expo Center, Dongguan Zhuang Tianyi Plaza and so on. Coupled with the Tianhe slow pace of eastward movement, Chebei, Dongpu plate to Junjing Garden, Oriental New World, Tianlang Mingju, Huajing New City and a large number of strength of the building set a large number of group buildings store market. Tianhe commercial market can be said to rely on the "Tianhe" this loud name plus the region inside and outside, and even the country, the world's sufficient consumer purchasing power, to realize the stores bloom on all sides.
(2) supply and demand characteristics
Tianhe stores can be said to be full of eyes, full of street full of enjoyment are, from large shopping malls, group of stores to the street, the street stalls have been shipped, and has been in a "period of excitement". Tianhe store shipments, digestion is also very obvious. From the launch of Victoria Plaza, Zhengjia Plaza's market to the current hype of the Sunshine City Plaza. Pacific Computer City, Guangzhou Computer City popularity is booming, the entire field of rental is almost full, the first floor, the second floor of the top of the hands of the fee to be on the 30 ~ 40 million. Tianhe North Road, CITIC east of the cluster of stores is very sought after, good large stores are almost in short supply. Tianhe City Plaza occupies the axis of Tianhe location, store rental price is not expensive, moving thousands of dollars per square meter, but it is still in a price in the hot market. But some of the conditions of the mall will be a little less difficult to attract business. Science and Technology Street stores due to the location of the poor, coupled with their own quality is not high, there are many empty stores; Zhujiang New Town Plaza is also working hard to attract investment; there are many loose rental stores, but also looking for a new business.
Tianhe store transaction is active, from 98 years to 02 years, Tianhe store grant and transaction volume is basically an oversupply situation. But in the past two years, it tends to be a rational development with stable supply and demand. In 2001, the quantity of stores granted in Tianhe was 64,300 square meters, and the quantity of transactions was 85,000 square meters; in 2002, the quantity of shops granted was 70,600 square meters, and the quantity of transactions was 86,400 square meters. The backlog of stores is in a reasonable digestion.
The turnover of stores in Tianhe District has always been at the forefront of Guangzhou, ranking among the top three in the city with Panyu and Haizhu. in 2003, stores in Tianhe District ranked second in the city with a turnover of 99.1 thousand square meters, which was about 30 thousand square meters less than that of the first place, Panyu District, which ranked 140 thousand square meters. It was far away from the 51,100 square meters of the fourth place Dongshan District. And from 1998 to 2003 a few years, Tianhe store transactions have been occupying a large share of the city's total transactions, Tianhe store transactions in the rising, from 1999 to 2003 Tianhe store transactions have been in an upward trend, from the 99 years of the turnover area of 67,925,000 square meters to 990,440,000 square meters in 2003, the turnover rose nearly Half.
(3) Price Characteristics
The stores in Tianhe can be said to be in the price range of land, and a clear ridge effect is reflected in Tianhe. With Tianhe City as the center, to all sides in a stepwise decline. Tianhe City Plaza within the store monthly rent of more than 1,000 yuan / ㎡, the first floor of the Zhengjia Plaza rent of 750 yuan / ㎡; Victoria Plaza, the first floor of 500-800 yuan / ㎡ or so, Tianhe River north of the large group of stores on the first floor of the street the highest go to 400 ~ 500 yuan / ㎡ of the monthly rent; Wushan Road, the first floor of the Digital Science and Trade City 200 ~ 250 yuan / ㎡; Huajing, Surplus View along the neighborhood group of stores rented at 100~200 yuan/㎡ or so. A step-by-step decreasing pattern, so that the price of stores in Tianhe traceable.
Although Tianhe is synonymous with high-end business circle, but the average price of its stores is not the highest within Guangzhou, the top three positions ceded to the old three districts of Guangzhou: Dongshan, Yuexiu, Liwan. Mainly because of the Tianhe area spanning far more than the first three, the price imbalance has led to a low average transaction price. In the center of the street store monthly rent can be on 500 ~ 600 yuan / ㎡, but some of the poor location, remote stores monthly rent only a few tens of yuan / ㎡, this imbalance, to a large extent, pulled down the average price of stores in Tianhe transaction.
Throughout the Tianhe several years the average price of stores, Tianhe stores from 1998 to 2003, the price trend is relatively stable, occasional rise and fall, basically maintaining an upward trend. In 2003, and the city's average price of stores fell sharply in sharp contrast to the average price of stores in Tianhe to stop falling up, although the pace is slow, but its price is significantly higher than the city's average level. The launch of several heavyweight commercial cities, together with the emergence of the concept of "Tianhe's big business district", boosted Tianhe's store prices in 2003. The widening of the difference between the average price of stores in the city also highlights to a large extent the leading position of Tianhe in Guangzhou's business circle, and is becoming increasingly obvious. In the first half of 2004, the average price of stores in Tianhe District was only 15,628 yuan/square meter, down 27.58% from 12,250 yuan/square meter in 2003, a significant increase.
(D) business characteristics
Tianhe's store business is mainly a high-grade consumption as the center point, the surrounding professional market to do auxiliary supporting business model. Tianhe City, the integrated high-grade shopping center of the Plaza as the center of gravity, surrounded by professional markets including: Pearl River New City, specializing in home furnishings, decorative materials, professional market; Shiba Gangdeng it, digital, technology-based professional market; Whampoa Avenue building materials, a professional market; and Tianhe Hebei Qunlou market, the book market on Sports Road West, the clothing of the Shah River, the East nursery plate of the neighborhood stores, etc., to build up the entire Tianhe The whole store market in Tianhe.
The operation of stores in Tianhe presents a main and subsidiary collocation, levels of multi-faceted, complementary functions of the commercial business, forming a large-scale well-known businesses led by the business, plus a large number of surrounding to make up for the lack of commercial centers of the business community. In addition to these groups, there are a series of professional market circle, so as to make up for the commercial center and sub-commercial center in the business category and business mode of the lack of this development trend and business phenomenon, is a mature commercial city development mode, so that the Tianhe big business pattern is beginning to emerge. Let Tianhe full start into a more complete commercial circle, the formation of a set of department stores, boutique, fashion, technology, supermarkets, specialties, food, entertainment and other diversified integrated, three-dimensional commercial city.
Tianhe's business operations in addition to big box stores, high-grade features, there is its "digital Tianhe" of the road of science and technology and "characteristics of Tianhe" of the characteristics of the monopoly road. Tianhe Science and Technology Park and Tianhe Software Park will continue to play the role of the distribution center for intellectual property and high-tech products in Guangzhou. It is a high-tech industrial and software industry base with a reasonable structure of complementary industrial groups, ensuring Tianhe's leading position in the development of high-tech industries in Guangzhou. Characteristic small stores are also located in all corners of Tianhe - Xibi, Spring Flower, Yuanyi Studio, Flower No Zi, Tailor, Clothing Little Fish, Big Star Hair Salon ......, and a wide range of novelties and exotic items can be found here, from exquisite small vases and muscari oils to antique jades and wigs. , green silk wigs can be found here.
(5) Tianhebei Cluster Shops
Tianhebei is not only the "barometer" of Guangzhou's residential market, but also a cluster of innovative stores that make Guangzhou's clustered market the only one to look forward to. The main reasons for the hotness of the stores in Tianhebei group buildings are as follows. First: the office buildings plus the construction of the surrounding large-scale noble residential district, constructed the Tianhe Hebei middle and high-income consumer groups. Secondly, it is in the center of the new central axis of Guangzhou, with superior location and reasonable municipal planning. Third: the surrounding traffic, supporting perfect, East Station, the subway coexist, from large-scale shopping malls, office buildings to entertainment, recreation and sports centers, complete and high-grade support.
Tianhe North Road's themed cluster building operation is a business feature of Tianhe's retail market. Each developer according to their own property location, combined with the characteristics of the regional store business, in the Tianhe North Road formed a group of buildings themed business characteristics of the "shopping mall street". Hilton Sunshine Garden group building business theme is home appliances, electrical appliances industry; Wanjia into the owner of the Huabiao Plaza group building to a supermarket business as the theme; Imperial View Court group building is a restaurant as the theme of the business, the lessee is the "Golden Diamond Chiu Ting"; stationed in Jintian Garden ParknSupermarket group building business; and Tianyi Garden group building is a "book shopping center", "book shopping center", "book shopping center", "book shopping center", "book shopping center", "book shopping center", "book shopping center", "book shopping center". There is also the Tianyu Garden Cluster Building, which has a "book-buying center" as its business theme. This type of cluster building stores with a certain scale, each cluster building aiming at a different direction, customer classification is very clear, to avoid competition with each other, take the road of staggered operation, coupled with the business atmosphere located in Tianhe North Road, the street market, is the region's sought-after goods.
Commercial real estate market research report 2First, the city's basic profile
City is located in the province's northeastern coast, covering an area of 1880 square kilometers, the coastline is 144 kilometers long, land and water transportation is convenient, the Shenhai Highway, the construction of the Wenfu Railway, the construction of the Ningwu Expressway will be initiated, the planning of the Fotomobile Expressway and Ningqu The railroad crosses the whole territory, constituting a three-dimensional transportation system of railroad and highway, and will become an important channel from the coast to the inland provinces. Industrial characteristics are obvious, the industry has formed three leading industries, namely, electrical machinery and electrical appliances, ship repair and tea processing-based food processing industry, electric power, metallurgy and casting, building materials, pharmaceutical and chemical industry and packaging and printing as the characteristics of the local industrial system, the 20xx GDP of 14.739 billion yuan, an increase of 12.6%, jumped to the province's "county economic development top ten "Third; industrial output value of 24.888 billion yuan, an increase of 11.3%, the province 20xx county and city GDP top 20 + GDP per capita city is located in the province in the twelfth place.
Second, the city's real estate industry prospects
Government development ideas: in accordance with the "strengthening of the central community, the construction of small town clusters," the development of ideas, "Tenth Five-Year" period, to build the central city as the main body, the center of the town cluster. During the "Tenth Five-Year" period, the construction of the central city as the main body, the center of the town as the backbone, accelerated the construction of the southern "Golden Triangle" town group and the development of national highway 104, the provincial highway Xiaopu line, the Fenghu Road as the axis of the town belt. Initially established to enhance the overall service function of the city, conducive to production and life, cityscape beautiful, municipal facilities more perfect central city and reasonable layout, convenient transportation, supporting facilities, beautiful environment of the small towns. Through the functional interaction and complementary advantages of the central city and small town groups, a good foundation has been laid for the construction of a higher level of urbanization, stronger radiation capacity, larger scale, set of political, economic and cultural integration of the port industrial city.
The city has a population of more than 600,000, with more than 200,000 people in the urban area, accounting for about 1/5 of the population of Ningde City, about 1/4 of the GDP of Ningde City, and about 1/3 of the total amount of industry in Ningde City, making it the economic center city of Ningde City and the industrial town of East Fujian. The huge population base itself constitutes a huge market for residential consumption and investment. The pace of urban construction has been accelerated, with the urbanization level reaching 47.2%, 1.2 percentage points higher than the previous year. Completion of the detailed control plan for both sides of the Fuchun River, Banzhong Area, Nanhu Old Town Area, Saiqi Township, Gantang Township, as well as the preparation of the master plan for Xiewei Township, Xishang Township, and Xiaoyang Township. The point highlights the city to promote the construction of Hercynian to create a civilized city of rational planning, from which I understand that the city's rational planning to speed up the rapid development of the real estate market, in this densely populated city, real estate as a value-added fixed assets investment and effective use of rational market capital operation, to promote the rapid development of the city's economy. In the city government's "Eleventh Five-Year Plan" draft to speed up urban construction to 20xx years, the city building land area of 30 square kilometers, the city planning area of 180 square kilometers, the urban population of 310,000 people.
Third, the city's real estate industry market survey
1, mortgage market balance:
With the rapid development of real estate in recent years, the amount of real estate mortgages in 08 years for million yuan, an increase of % compared to the previous year; 09 real estate mortgages for 10,000 yuan, an increase of % compared to the previous year; 20xx January to May real estate Mortgage loans amounted to RMB 10,000,000, representing a year-on-year growth rate; with the rapid development of the city's economy, the financial crisis is far away, and the economy is picking up rapidly, the above figures can reflect the active nature of the mortgage market. Part of the mortgage has been mortgaged in the major banks of the property, with the rise in housing prices, capital market to maximize the rational use of capital, may be early repayment of the loan in the form of 100% of the Division's mortgage guarantees the effective and maximize the use of fixed assets.
2, personal business loans with real estate collateral
City to the three leading industries, namely, electrical machinery and electrical appliances, ship repair and tea processing as the main food processing industry as the main economic industry. With the rapid development of the three industries, the entrepreneur's effective capital operation, 08 years of personal operating loans attached to real estate mortgages amounted to ten thousand yuan, an increase of % compared to the previous year; 09 years of personal operating loans attached to real estate mortgages amounted to ten thousand yuan, an increase of % compared to the previous year; 20xx January-May personal operating loans attached to real estate mortgages amounted to ten thousand yuan, an increase of % compared to the previous year; the part of the mortgage attached to the individual The part of the mortgage loan attached to personal operating loans in the approval process is cumbersome, complex procedures and other issues, can now be used for the Division as 100% mortgage guarantee loans, so that its assets maximize the rational use of enterprises to get sufficient liquidity.
3, the state of the guarantee industry
City of the existing industrial and commercial registration filed more than 20 registered guarantee companies, such as: Hengshi Guarantee, good faith guarantee, credit guarantee, Hengshun Guarantee, etc., the more than 20 guarantee companies now guarantee all the object of the enterprise and the enterprise legal person operating loans to support the balance of the amount of guarantees as of May 20xx billion yuan, the Division operated by the Ningde area to Property mortgage as a prerequisite, 100% of its collateral mortgage guarantee guarantee mode for the first guarantee company in the eastern region of Fujian, in the city's existing guarantee background conditions of the Division of "prudent operation, strict risk prevention, to ensure that the goal of the orderly expansion of the" as the policy to "active exploration, sound operation "As a guideline, the guarantee business strictly follows the company's "Constitution" and "Implementation Rules", forming a "large and small, help the strong and the weak, high quality priority, the poor out" of the guarantee operation mechanism. The company is specialized in personal financing credit guarantee, mortgage plus personal loans, enterprise financing credit guarantee, risk investment guarantee and financial intermediary services of the intellectual modern enterprise.
Four, the Division's prospects
Xintai Guarantee Co., Ltd. registered capital of 100,680,000 yuan, the company is located in the city of radio and television building on the twelfth floor. The company is currently in the municipal government "Eleventh Five-Year Plan" draft coincides with the acceleration of urban planning and construction, to promote economic development as a priority, to create a civilized city in Hercynian. The Division can be in the following points of rapid development of the business:
(1), the current balance of the city's real estate mortgages for hundreds of millions of yuan, most of which have been mortgaged mortgage major banks time period has been a long time, with the rise in housing prices in recent years the value of the property, from which the majority of customers to make reasonable use of collateral, to the Division of the 100% of the mortgage approach, the maximization of the capital market;
(2), the existing City Enterprise legal person business loans additional property mortgaged to the Industrial and Commercial Bank of China's loans, due to cumbersome procedures, complex procedures and other reasons, mortgage 50% -60% of the collateral can be transferred part to the Division to 100% mortgage for enterprises and individual business households to provide effective liquidity;
(3), with the effective planning of the city, the accelerated development of urban construction, to open up a new market space.
(4) The market for the new market will be more favorable.
Fifth, the company's advantages
(1), professional risk control - the company's shareholders from the motor, trade, storage batteries and other related industries, contributors do not rely on the company's financing, can be more objective to grasp the risk of the company's external guarantee;
(2), professionals - the company's key management personnel have banks and guarantee companies
(3), professional services - the company provides real estate mortgages and personal business loan services, the target customers clear.
Sixth, cooperation benefits and risk analysis
Risk analysis: in the risk control of the loan, Xintai Guarantee Co., Ltd. can optimize the loan management process, the formation of a personalized service for the management of the small loan, sharing the management costs of the bank, free of the Bank of China worries.
Secondly, in terms of risk release after the event, the advantages of Xintai Guarantee Co., Ltd. are irreplaceable, the risk of the project of direct lending by the Bank of China, the disposal of collateral is often a long period of time, the cost of litigation is high, and the liquidity is not good. The cash repayment of Xintai Guarantee Co., Ltd. greatly solves the problem of difficult disposal of the Bank of China, so that non-performing loans can be eliminated in a timely manner, and then more flexible means of dealing with the risk of resolution.
Advantage of cooperation: the fast timeliness of the Xintai Guarantee Co. Sometimes some of the loan mode process, resulting in a large number of small and medium-sized enterprise owners waste of time; and Xintai Guarantee Co., Ltd. is precisely the performance of the flexibility of the design of special financing programs for different enterprises mode, greatly saving the business owners time and energy, can cater to the needs of the owners of the urgent use of funds.
In addition, the credit granted by Shun Tai Guarantee Co., Ltd. on the basis of mortgage, the amount greatly exceeds the value of the mortgaged assets. It provides SMEs with more funds for their needs. At present, Xintai Guarantee Company Limited in the post-loan management and loan risk resolution in the standardized and efficient operation, access to the full trust of the banks, the two sides have achieved relatively good cooperation results.
Guarantee company and bank cooperation is the trend of long-term development, the developed private enterprises, formal financial institutions and private guarantee institutions between the existence of mutually reinforcing relationship, prompting financial institutions and investment guarantee companies to increase cooperation, then the financial institutions in the provision of loans to small businesses when the problems can be solved to a certain extent, the private financial faster and better embark on the journey of sunshine, and more importantly, the small and medium-sized enterprises financing difficulties. More importantly, the problem of financing difficulties of small and medium-sized enterprises can be effectively alleviated, the formation of formal financial institutions, investment guarantee companies, small and medium-sized enterprises tripartite **** win a good situation for the development of the economy to inject vitality.
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