The so-called commercial format refers to the typology of business forms that provide sales and services for the specific needs of specific consumers, in accordance with certain strategic objectives, and selectively applying business means such as commodity business structure, store location, store size, store form, pricing policy, sales methods, sales services and other business means. Commercial real estate business combination research Business planning is an important part of the commercial real estate project development process (this article refers to commercial real estate refers to stores, excluding office buildings and hotels), and business combination is extremely important in business planning. If the business combination of scientific and reasonable positioning, can make the property marketing to increase the beautiful selling points, and strongly promote the sales of the property, such as Dalian Wanda in the national beach launched Wanda shopping plaza model; can also be built for the project after the completion of the operation of the real realization of the long-term prosperity of the foundation, such as the Tianhe City project in Guangzhou. On the contrary, if the positioning of the industry mix does not meet the actual needs of the current commercial development of the city where the project is located, it will lead to failure after the project is put into operation and will certainly not be able to do prosperity. Such cases can be said to abound in many cities across the country. Project development of a clear combination of industry positioning, but also on the project's planning and design and architectural design has a guiding significance. So, what is the commercial format? What is the combination of commercial business? What factors need to be considered in the positioning of the industry mix? What are the common ways of business combination of single commercial real estate projects? This paper tries to discuss the above questions with the example of prefecture-level cities. Commercial format refers to the business mode or business form formed by operators to meet different consumer needs, and its classification is mainly based on the number of business entities (whether one or more), target market, business philosophy, service functions, store size, location, target customers, commodity structure, store facilities and decoration standards, commodity purchase channels (from manufacturers or distributors) and collection methods (whether centralized procurement or single-store purchase), and the number of stores in a single city. Purchasing or single-store purchase), width and depth of goods, pricing policy (gross margin size), sales methods and other aspects. At present, China's existing business format are: department stores (traditional department stores and modern department stores, at this stage of prefecture-level city department stores are mostly traditional department stores, but has begun the transition to modern department stores), specialty stores, specialty stores, commercial pedestrian streets, supermarkets, supermarkets, large supermarkets, warehousing shopping malls, shopping centers (shopping malls), as well as convenience stores, discount stores, professional markets (wholesale markets), farmers markets, etc. ), farmers' markets, etc. Among them, due to the warehousing malls emphasize the storage and marketing of one and non-central business district site selection, convenience stores emphasize community convenience services, professional markets emphasize the concept of transportation, warehousing, distribution and other logistics, farmers markets emphasize the sale of agricultural products, these forms and as a group of buildings in the form of a commercial pedestrian street are not in the scope of this paper. Commercial real estate project business combination, refers to the developer according to the project city's existing business conditions and grasp of future business development trends, the full use of their own possible integration of a variety of investment resources, in order to facilitate the realization of the property as a real estate project sales and the project as a commercial real estate can be successfully operated in the future and the project's various functional sub-districts and the business of the various floors of the planning. Positioning of the business mix must be completed in the pre-development stage of the project. According to our operating experience, single commercial real estate project business mix positioning, the main considerations are as follows: 1, as far as possible, the introduction of new businesses in line with the actual needs of the project site, in order to cause a strong impact on the original business, subversion of the old business pattern; at the same time, the industry must be determined by a large enough scale that no one can be out of its right in 3 to 5 years, the formation of a scale of the strong position of the project to become a new commercial center; 2, to create a new commercial center; 2, to create a new commercial center; 2, to create a new commercial center; 2, to create a new commercial center. To create a new commercial center; 2, there should be mainstream business and core stores, to ensure that the project opened to the surrounding commercial properties to form a competitive situation, strong sales force, in order to attract popularity, accumulation of business; but also emphasizes the multi-industry operation, so as to make the advantages of the various forms of complement each other, reduce the overall operating costs, improve profitability, and prevent risks; 3, modern department stores and large-scale supermarkets are more suitable for the introduction of the mainstream business, but there is a competitive relationship between the two. However, there is a competitive relationship between the two, pay attention to their staggered operation; 4, the first and second floors as far as possible with clear property rights, to facilitate the future management of the built-in pedestrian street business, even if the introduction of modern department stores or general supermarkets as the core store, we must also consider the use of suitable for property rights to divide the approach, the project will be divided into zero for sale, to ensure that the return of development funds; 5, large-scale integrated supermarkets are able to effectively form the business climate, which is beneficial to ensuring the success of the project operation, but the large-scale integrated supermarkets can effectively form business. To ensure the success of the project operation is favorable, but its requirements for relatively low rents, easy to form a "rent and sale" contradiction; 6, modern department stores to fashion and women's consumption is the main, can withstand higher rents, but the business must be configured from the first floor, the common area of at least 40%. Its similarity to large-scale variety stores will, to a certain extent, lead to some potential customers are reluctant to invest in such stores. This is the introduction of department stores and large-scale supermarkets must pay attention to the business. According to the author summed up a number of commercial real estate real estate experience and large-scale research experience in China's prefecture-level cities, the author believes that most of China's prefecture-level cities in urban population size, consumption levels and purchasing power status quo, in general, to create a single commercial real estate project, the scale of its appropriate to build a total of 20,000-30,000 square meters, the number of floors controlled in the 3 to 4 floors. In the land area, building density and other planning conditions resulting in the development of the area is too small, or the local urban population base, the existing business district is very prosperous conditions can also be built under the conditions of five layers. But the total construction should generally be controlled within 40,000 square meters. Developers should be sober enough to realize that the total construction of commercial projects is too large, the development risk is suddenly magnified. According to another study, people's psychological maximum capacity for a single shopping mall area of 1.7 million square meters, the physiological maximum capacity for 23,000 square meters, more than this "fatigue" is counterproductive. From the general scale of foreign department stores, single-store business area of 7,000 to 8,000 square meters, in Japan, more than 6,000 square meters will be subject to the "large store law" regulation. Need to be vigilant is that, at present, the domestic commercial real estate development has emerged a lot of "large plate hero", some developers in prefecture-level cities can easily develop 5 to 60,000 square meters, and even in only 400,000 urban population of the city also built up more than 100,000 square meters of commercial giant! People have reason to worry that China's early 1990s had set off a "big mall fever" to the late 1990s and triggered a big mall recession wave of the phenomenon a few years later will repeat. Architectural planning, the project side of the street as far as possible to arrange a square such as dry fountain plaza and parking lot, pay attention to provide a beautiful shopping environment, so that the leisure characteristics of the obvious. The building shape emphasizes modern and avant-garde, simple, bright and strong identification. Focusing on the accessibility of vertical traffic, create convenient multi-channel vertical traffic on the street: set up outdoor escalators to transport customers directly to the second or even third floor of the pedestrian flow line, set up footbridges between adjacent commercial properties, and configure sightseeing elevators in the street front with landscape value to direct the flow of customers from the ground to the various floors. Building as much as possible to set up a moderate area of the atrium, because the atrium is the key point of vertical traffic organization, is the culmination of the sequence of pedestrian space, where the flow of people is concentrated, the flow of large, the most likely to encourage the movement of the layers, but also appropriate to do leisure, promotional venues; atrium skylight on the top of the desirable use of transparent materials to introduce natural light, not only energy-saving, but also to allow the upper space to open up the open space, to attract the human line of sight upward. Supporting facilities should be more complete, central air-conditioning, escalators, passenger elevators, freight elevators, smoke-sensing sprinkler fire system, lighting system, ventilation system, background music system, road direction system, should be planned and built in place. No basement or semi-basement is built in most cases. The site selection should be in the central business district to maximize the full use and integration of existing commercial resources. According to the size of the total construction of the project and the number of floors, the modes of business combination are suggested as follows: First, in the first floor area of 4,000 square meters to 5,000 square meters, the number of floors is 4 floors, the total construction of 16,000 square meters to 20,000 square meters, the modes of business combination are as follows: Combination (1): 1F + 2F + 3F for the built-in pedestrian street, 4F for the professional shopping malls. Among them, 1F is a famous store street composed of fashion specialty stores, boutiques, discount stores, and 1~2 convenient fast food and cold drink stores, 2F, 3F is mainly a clothing street, 4F introduces famous brands to do professional hypermarkets, such as 3C stores (home appliances, cell phones, computers) or home furnishings stores or video games, sports, bookstores, cinema and other professional stores; 3F, 4F part of the street for the design of a transparent facade with large transparent floor-to-ceiling glass with Large transparent floor-to-ceiling glass with bright lights, so that it becomes a restaurant, coffee, tea room and other business positioning of the mood and high line of sight requirements, and split sales. And this kind of dining and entertainment landscape area can be viewed from the fence will also have a very good selling point. The reason why we emphasize the split sales of 3F and 4F is because the total construction scale of the project is small, and the maximum area available for sales is only 20,000 square meters, so in order to improve the investment income of the developer, the proportion of split sales stores must be increased as much as possible. The disadvantage of this combination is the lack of core stores. However, due to the built-in pedestrian street will be popular fashion and clothing specialty stores centralized business, providing a comfortable and bright shopping environment, with an obvious "pile up" effect, more popular with operators and consumers. At the same time, this combination is suitable for small store area, easy to control the total price, which is conducive to sales. It must be emphasized that, from the pricing strategy and solve the "lease and sale" conflicts, after the opening of the operation and management and other considerations, this first floor for the pedestrian street, and strive for as many floors as possible for the combination of pedestrian street is the first choice of a single commercial real estate projects and the main mode of combination. Although the built-in pedestrian street is not common in prefecture-level cities, it will undoubtedly become a popular trend in the future. Combination (2): 1F+2F2/3 for the built-in pedestrian street, 2F1/3+3F for the large-scale integrated supermarket, 4F for professional stores.