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【土拍前瞻267】镇江-扬中市同心路南侧、联丰港东侧地块项目地位报告(4.24日开拍)

发布于 2025-04-22

<ul style="list-style-type: disc;" class="list-paddingleft-1"></ul><p data-pm-slice="0 0 []" style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-size: 24px;color: #7c8b09;font-weight: bold;text-decoration: underline;">一、项目概况</span></span></font><font face="宋体"></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">地块编号:</span></span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">经</span></font><font face="Calibri"><span leaf="">-04</span></font><font face="宋体"><span leaf="">号</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">位置:</span>扬中市同心路南侧、联丰港东侧,地处扬中主城与滨江新城的衔接区域,兼具城市成熟配套与生态景观资源。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">出让面积:</span></span></font><font face="Calibri"><span leaf="">45,441.28</span></font><font face="宋体"><span leaf="">平方米(约</span></font><font face="Calibri"><span leaf="">68.16</span></font><font face="宋体"><span leaf="">亩)</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">容积率:</span></span></font><font face="Calibri"><span leaf="">1.1&lt;R</span></font><font face="宋体"><span leaf="">≤</span></font><font face="Calibri"><span leaf="">1.5</span></font><font face="宋体"><span leaf="">,适宜打造低密度、高品质商住社区。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">起始价:</span></span></font><font face="Calibri"><span leaf="">23,857</span></font><font face="宋体"><span leaf="">万元(单价约</span></font><font face="Calibri"><span leaf="">350</span></font><font face="宋体"><span leaf="">万元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">亩,楼面价约</span></font><font face="Calibri"><span leaf="">3,500</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">规划用途:</span>商住混合用地(住宅占比≥</span></font><font face="Calibri"><span leaf="">70%</span></font><font face="宋体"><span leaf="">,商业≤</span></font><font face="Calibri"><span leaf="">30%</span></font><font face="宋体"><span leaf="">)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">开发周期:</span>预计</span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">年</span></font><font face="Calibri"><span leaf="">6</span></font><font face="宋体"><span leaf="">月拿地,</span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">年</span></font><font face="Calibri"><span leaf="">10</span></font><font face="宋体"><span leaf="">月开工,</span></font><font face="Calibri"><span leaf="">2027</span></font><font face="宋体"><span leaf="">年</span></font><font face="Calibri"><span leaf="">10</span></font><font face="宋体"><span leaf="">月交付,周期约</span></font><font face="Calibri"><span leaf="">25</span></font><font face="宋体"><span leaf="">个月。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span><font face="宋体"><span leaf="" style="font-family: 宋体;font-size: 10.5pt;"><span textstyle="" style="font-size: 24px;color: #7c8b09;font-weight: bold;text-decoration: underline;">二、区位分析</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">1.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">交通配套</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">主干道:</span>地块北侧紧邻同心路,向东</span></font><font face="Calibri"><span leaf="">1.5</span></font><font face="宋体"><span leaf="">公里直达扬中大道(城市主干道),向西连接滨江大道(沿江景观大道)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">公共交通:</span></span></font><font face="Calibri"><span leaf="">1</span></font><font face="宋体"><span leaf="">公里内设</span></font><font face="Calibri"><span leaf="">3</span></font><font face="宋体"><span leaf="">个公交站点(同心路站、联丰港站),覆盖</span></font><font face="Calibri"><span leaf="">6</span></font><font face="宋体"><span leaf="">条线路(</span></font><font face="Calibri"><span leaf="">101/203/305</span></font><font face="宋体"><span leaf="">路等),可直达扬中汽车站(车程</span></font><font face="Calibri"><span leaf="">8</span></font><font face="宋体"><span leaf="">分钟)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">跨江交通:</span>距离扬中长江三桥入口约</span></font><font face="Calibri"><span leaf="">4</span></font><font face="宋体"><span leaf="">公里,</span></font><font face="Calibri"><span leaf="">30</span></font><font face="宋体"><span leaf="">分钟车程直达镇江主城区。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">2.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">商业配套</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">成熟商圈:</span></span></font><font face="Calibri"><span leaf="">1</span></font><font face="宋体"><span leaf="">公里范围内有同心路社区商业街(餐饮、便利店),</span></font><font face="Calibri"><span leaf="">3</span></font><font face="宋体"><span leaf="">公里内覆盖通达广场(大型超市、影院)及滨江新城商业综合体(规划中)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">底商潜力:</span>地块西侧规划为社区商业(建议自持运营便利店、生鲜超市)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">3.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">教育资源</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">幼儿园:</span>同心路幼儿园(</span></font><font face="Calibri"><span leaf="">500</span></font><font face="宋体"><span leaf="">米,省优质园)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">中小学:</span>联丰港小学(</span></font><font face="Calibri"><span leaf="">1.2</span></font><font face="宋体"><span leaf="">公里,扬中市重点)、滨江实验中学(</span></font><font face="Calibri"><span leaf="">2</span></font><font face="宋体"><span leaf="">公里,</span></font><font face="Calibri"><span leaf="">2024</span></font><font face="宋体"><span leaf="">年新建)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">4.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">医疗资源</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf="">扬中市人民医院(</span></font><font face="Calibri"><span leaf="">2.5</span></font><font face="宋体"><span leaf="">公里,三甲)、同心社区卫生服务中心(</span></font><font face="Calibri"><span leaf="">800</span></font><font face="宋体"><span leaf="">米)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">5.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">生态休闲</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">联丰港生态走廊:</span>地块东侧紧邻联丰港滨水绿地(规划</span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">年启动景观提升工程)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">公园:</span></span></font><font face="Calibri"><span leaf="">3</span></font><font face="宋体"><span leaf="">公里内可达城西公园、滨江湿地公园(日均客流量超</span></font><font face="Calibri"><span leaf="">5,000</span></font><font face="宋体"><span leaf="">人次)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span><font face="宋体"><span leaf="" style="font-family: 宋体;font-size: 10.5pt;"><span textstyle="" style="font-size: 24px;color: #7c8b09;font-weight: bold;text-decoration: underline;">三、市场分析</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">1.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">供需现状</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">库存压力小:</span></span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">年扬中商品住宅库存去化周期仅</span></font><font face="Calibri"><span leaf="">8</span></font><font face="宋体"><span leaf="">个月(健康区间),滨江新城板块近三年无新增商住用地供应。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">价格走势:</span></span></font><font face="Calibri"><span leaf="">2024</span></font><font face="宋体"><span leaf="">年扬中住宅均价</span></font><font face="Calibri"><span leaf="">12,500</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡(同比</span></font><font face="Calibri"><span leaf="">+5%</span></font><font face="宋体"><span leaf="">),商办均价</span></font><font face="Calibri"><span leaf="">8,000</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡(同比持平)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">2.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">竞争格局</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">直接竞品:</span></span></font><font face="Calibri"><span leaf="">3</span></font><font face="宋体"><span leaf="">公里内仅</span></font><font face="Calibri"><span leaf="">1</span></font><font face="宋体"><span leaf="">个在售项目(滨江壹号,均价</span></font><font face="Calibri"><span leaf="">13,800</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡,主打江景大平层,去化率</span></font><font face="Calibri"><span leaf="">85%</span></font><font face="宋体"><span leaf="">)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">差异化机会:</span>区域内缺乏低密生态社区,容积率≤</span></font><font face="Calibri"><span leaf="">1.5</span></font><font face="宋体"><span leaf="">的地块稀缺性强。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">3.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">政策利好</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">区域规划:</span>扬中市“滨江新城</span></font><font face="Calibri"><span leaf="">2030</span></font><font face="宋体"><span leaf="">规划”明确联丰港片区为“宜居生态示范区”,配套升级提速。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">购房政策:</span></span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">年镇江执行“人才购房补贴”(本科及以上学历补贴</span></font><font face="Calibri"><span leaf="">5</span></font><font face="宋体"><span leaf="">万元)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span><font face="宋体"><span leaf="" style="font-family: 宋体;font-size: 10.5pt;"><span textstyle="" style="font-size: 24px;color: #7c8b09;font-weight: bold;text-decoration: underline;">四、产品定位</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">1.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">核心属性</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">生态</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">+</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">智能社区:</span>利用联丰港景观资源打造滨水慢行系统,叠加全屋智能家居(建议合作华为</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">小米)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">低密改善型产品:</span>容积率</span></font><font face="Calibri"><span leaf="">1.5</span></font><font face="宋体"><span leaf="">下规划</span></font><font face="Calibri"><span leaf="">6-8</span></font><font face="宋体"><span leaf="">层洋房(占比</span></font><font face="Calibri"><span leaf="">60%</span></font><font face="宋体"><span leaf="">)、</span></font><font face="Calibri"><span leaf="">4</span></font><font face="宋体"><span leaf="">层叠墅(</span></font><font face="Calibri"><span leaf="">30%</span></font><font face="宋体"><span leaf="">)、社区商业(</span></font><font face="Calibri"><span leaf="">10%</span></font><font face="宋体"><span leaf="">)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">2.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">业态组合建议</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">住宅产品:</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><ul style="list-style-type: circle;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">洋房:</span>建面</span></font><font face="Calibri"><span leaf="">90-140</span></font><font face="宋体"><span leaf="">㎡三至四房,主力总价</span></font><font face="Calibri"><span leaf="">120-180</span></font><font face="宋体"><span leaf="">万元。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">叠墅:</span>建面</span></font><font face="Calibri"><span leaf="">160-200</span></font><font face="宋体"><span leaf="">㎡(上叠带露台、下叠带庭院),总价</span></font><font face="Calibri"><span leaf="">250-350</span></font><font face="宋体"><span leaf="">万元。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">商业产品:</span>布局沿街底商(建面约</span></font><font face="Calibri"><span leaf="">4,000</span></font><font face="宋体"><span leaf="">㎡),引入便利店、社区食堂、健身工作室。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">3.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">设计亮点</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">景观设计:</span>打造“一轴两带”(中央景观轴</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">联丰港滨水带、内部绿化带),设置亲子活动区、夜光跑道。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">户型创新:</span>洋房采用“南向双阳台</span></font><font face="Calibri"><span leaf="">+LDK</span></font><font face="宋体"><span leaf="">一体化”设计,叠墅增加地下室可变空间(可改影音室</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">工作室)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">4.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">差异化竞争力</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">生态稀缺性:</span>扬中唯一滨水低密项目,对比竞品溢价空间约</span></font><font face="Calibri"><span leaf="">10%</span></font><font face="宋体"><span leaf="">。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">客制化服务:</span>提供“装修套餐</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">智能家居”一站式解决方案,降低客户决策成本。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span><font face="宋体"><span leaf="" style="font-family: 宋体;font-size: 10.5pt;"><span textstyle="" style="font-size: 24px;color: #7c8b09;font-weight: bold;text-decoration: underline;">五、客户定位</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">1.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">核心客群</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">在地改善家庭(</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">60%</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">):</span>扬中本地</span></font><font face="Calibri"><span leaf="">35-50</span></font><font face="宋体"><span leaf="">岁家庭,子女教育需求强烈,偏好低密社区。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">镇江外溢客户(</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">25%</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">):</span>镇江主城区及丹阳、句容投资客,看重扬中房价洼地属性。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">周边企业高管(</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">15%</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">):</span>扬中工程电气、新材料产业企业中层,预算</span></font><font face="Calibri"><span leaf="">150-300</span></font><font face="宋体"><span leaf="">万元。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">2.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">客群细分需求</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">改善型客户:</span>注重大户型、教育资源、社区安全(建议配置人脸识别门禁)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">投资型客户:</span>偏好小户型洋房(</span></font><font face="Calibri"><span leaf="">90-110</span></font><font face="宋体"><span leaf="">㎡),关注租金回报率(当前扬中租金回报率约</span></font><font face="Calibri"><span leaf="">3.2%</span></font><font face="宋体"><span leaf="">)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span><font face="宋体"><span leaf="" style="font-family: 宋体;font-size: 10.5pt;"><span textstyle="" style="font-size: 24px;color: #7c8b09;font-weight: bold;text-decoration: underline;">六、开发建议</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">1.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">产品设计</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">绿色建筑标准:</span>达到江苏省二星级绿色建筑标准(增量成本约</span></font><font face="Calibri"><span leaf="">200</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡,可获政策补贴)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">工期管控:</span>优先建设展示区(建议</span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">年</span></font><font face="Calibri"><span leaf="">12</span></font><font face="宋体"><span leaf="">月开放样板间),缩短客户等待周期。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">2.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">营销策略</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">线上引爆:</span>抖音</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">小红书投放“滨水生活</span></font><font face="Calibri"><span leaf="">vlog</span></font><font face="宋体"><span leaf="">”,联动本地网红打卡联丰港景观带。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">线下转化:</span>举办“亲子露营节”“滨江音乐会”,强化生态</span></font><font face="Calibri"><span leaf="">IP</span></font><font face="宋体"><span leaf="">。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">3.&nbsp;</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">风险提示</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">政策风险:</span>商住比例限制(需确保商业去化,建议自持部分商业长期运营)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">市场风险:</span>镇江主城区降价可能挤压外溢需求(需加快开盘节奏,</span></font><font face="Calibri"><span leaf="">2026</span></font><font face="宋体"><span leaf="">年</span></font><font face="Calibri"><span leaf="">6</span></font><font face="宋体"><span leaf="">月前首开)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span><font face="宋体"><span leaf="" style="font-family: 宋体;font-size: 10.5pt;"><span textstyle="" style="font-size: 24px;color: #7c8b09;font-weight: bold;text-decoration: underline;">七、拍卖出价建议</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">历史成交参考:</span></span></font><font face="Calibri"><span leaf="">2024</span></font><font face="宋体"><span leaf="">年扬中同类地块溢价率</span></font><font face="Calibri"><span leaf="">15-25%</span></font><font face="宋体"><span leaf="">(如</span></font><font face="Calibri"><span leaf="">2024</span></font><font face="宋体"><span leaf="">经</span></font><font face="Calibri"><span leaf="">-12</span></font><font face="宋体"><span leaf="">号地块溢价</span></font><font face="Calibri"><span leaf="">22%</span></font><font face="宋体"><span leaf="">)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">建议总价:</span></span></font><font face="Calibri"><span leaf="">28,000-30,000</span></font><font face="宋体"><span leaf="">万元(溢价率</span></font><font face="Calibri"><span leaf="">17%-25%</span></font><font face="宋体"><span leaf="">),对应楼面价</span></font><font face="Calibri"><span leaf="">4,100-4,400</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">价格安全线:</span>若突破</span></font><font face="Calibri"><span leaf="">30,000</span></font><font face="宋体"><span leaf="">万元(楼面价</span></font><font face="Calibri"><span leaf="">4,400</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡),需谨慎评估利润空间(当前测算净利润率需≥</span></font><font face="Calibri"><span leaf="">8%</span></font><font face="宋体"><span leaf="">)。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-size: 24px;color: #7c8b09;font-weight: bold;text-decoration: underline;">八、总结</span></span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p><ul style="list-style-type: disc;" class="list-paddingleft-1"><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">区位价值:</span>滨水生态</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">主城成熟配套,联丰港景观带升级将进一步提升地块价值。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">市场机会:</span>低密产品稀缺,需抓住改善客群对品质的溢价支付意愿。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">产品策略:</span>以洋房和叠墅为主,商业配套自持运营降低风险。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">客户锚定:</span>重点突破本地改善家庭,同步吸引镇江投资客。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">开发关键:</span></span></font><font face="Calibri"><span leaf="">2026</span></font><font face="宋体"><span leaf="">年上半年首开,抢占市场窗口期。</span></font></span><span style="font-family: 宋体;font-size: 10.5pt;"><o:p></o:p></span></p></li><li><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">出价上限:</span></span></font><font face="Calibri"><span leaf="">30,000</span></font><font face="宋体"><span leaf="">万元(溢价率</span></font><font face="Calibri"><span leaf="">25%</span></font><font face="宋体"><span leaf="">)为安全边界,需避免非理性追高。</span></font></span></p></li></ul><p style="margin-top: 16px;"><span style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf="">(注:本报告数据均来自公开统计及行业调研,分析结论仅供参考)</span></font></span></p><section style="margin-top: 16px;"><span style="mso-spacerun:&#39;yes&#39;;font-family:宋体;mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:&#39;Times New Roman&#39;;font-size:10.5000pt;mso-font-kerning:1.0000pt;"><span style="font-family:宋体;"></span></span></section><section style="margin-top: 16px;"><span style="mso-spacerun:&#39;yes&#39;;font-family:宋体;mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:&#39;Times New 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