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【土拍前瞻335】镇江-句容2024-J5-3-02地块项目定位报告(5.23日开拍)

发布于 2025-05-19

<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;font-weight: bold;text-decoration: underline;">一、项目概况</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;">地块编号:</span></span></font><font face="Calibri"><span leaf="">2024-J5-3-02</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>句容茅山管委会句茅路东侧、瑶琨路北侧局部地块,紧邻茅山风景区核心区,周边以低密生态住宅为主。</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="">17,592</span></font><font face="宋体"><span leaf="">㎡(约</span></font><font face="Calibri"><span leaf="">26.39</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="">1.01</span></font><font face="宋体"><span leaf=""><</span></font><font face="Calibri"><span leaf="">R</span></font><font face="宋体"><span leaf="">≤</span></font><font face="Calibri"><span leaf="">1.30</span></font><font face="宋体"><span leaf="">,限高</span></font><font face="Calibri"><span leaf="">20</span></font><font face="宋体"><span leaf="">米,适合打造低密洋房或叠拼产品。</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>住宅用地,禁止建设独栋别墅。</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="">7,916</span></font><font face="宋体"><span leaf="">万元,起拍楼面价约</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="">㎡(按容积率</span></font><font face="Calibri"><span leaf="">1.3</span></font><font face="宋体"><span leaf="">计算)。</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="">2026</span></font><font face="宋体"><span leaf="">年开工,</span></font><font face="Calibri"><span leaf="">2028</span></font><font face="宋体"><span leaf="">年竣工,需结合茅山景区开发节奏同步推进。</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;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="Calibri"><span leaf="" style="font-family: 宋体;font-size: 10.5pt;"><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;">公路:</span>紧邻句茅路(连接句容市区与茅山风景区)、瑶琨路(通往茅山湖度假区),</span></font><font face="Calibri"><span leaf="">10</span></font><font face="宋体"><span leaf="">分钟车程可达扬溧高速茅山服务区。</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;">轨道交通:</span>规划中的宁句城际</span></font><font face="Calibri"><span leaf="">S6</span></font><font face="宋体"><span leaf="">线南延段(茅山站)距地块约</span></font><font face="Calibri"><span leaf="">3</span></font><font face="宋体"><span leaf="">公里,未来可直通南京仙林湖。</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;">公交:</span>茅山景区客运站(句容后白茅山线)提供接驳服务。</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="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;">景区商业:</span></span></font><font face="Calibri"><span leaf="">3</span></font><font face="宋体"><span leaf="">公里范围内有原坊商业街(含超市、餐饮、民宿),茅山福地商业广场提供基础购物服务。</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;">高端酒店:</span>涵田半岛度假酒店、茅山温泉桃李春风等高端配套,满足业主度假及社交需求。</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="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;">基础教育:</span>茅山中心小学(</span></font><font face="Calibri"><span leaf="">1.5</span></font><font face="宋体"><span leaf="">公里)、茅山风景区中心幼儿园(</span></font><font face="Calibri"><span leaf="">2</span></font><font face="宋体"><span leaf="">公里)。</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;">特色教育:</span>茅山自然学校(贝霸营地)、中医药文化园研学基地(</span></font><font face="Calibri"><span leaf="">6</span></font><font face="宋体"><span leaf="">公里)。</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="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=""><span textstyle="" style="font-weight: bold;">社区医疗:</span>茅山镇卫生服务中心(</span></font><font face="Calibri"><span leaf="">3</span></font><font face="宋体"><span leaf="">公里)。</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;">康养配套:</span>康缘养生谷自建康缘汇医疗中心(含中医理疗、健康管理)。</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="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;">核心资源:</span>茅山</span></font><font face="Calibri"><span leaf="">5A</span></font><font face="宋体"><span leaf="">级景区(道教文化、溶洞、森林覆盖率</span></font><font face="Calibri"><span leaf="">91.6%</span></font><font face="宋体"><span leaf="">)、茅山湖湿地公园(</span></font><font face="Calibri"><span leaf="">5,000</span></font><font face="宋体"><span leaf="">亩水域)。</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;">文旅项目:</span>东方盐湖城(</span></font><font face="Calibri"><span leaf="">15</span></font><font face="宋体"><span leaf="">分钟车程)、花谷奇缘(</span></font><font face="Calibri"><span leaf="">20</span></font><font face="宋体"><span leaf="">分钟车程)。</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;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="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;">供应端:</span>茅山板块以低密住宅为主,</span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">年存量约</span></font><font face="Calibri"><span leaf="">1,200</span></font><font face="宋体"><span leaf="">套,主力在售项目为康缘养生谷(均价</span></font><font face="Calibri"><span leaf="">2.3</span></font><font face="宋体"><span leaf="">万</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡)、茅山半岛(精装联排</span></font><font face="Calibri"><span leaf="">2.2</span></font><font face="宋体"><span leaf="">万</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;">需求端:</span>南京外溢客群占比</span></font><font face="Calibri"><span leaf="">60%</span></font><font face="宋体"><span leaf="">(投资</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">养老),本地改善需求占</span></font><font face="Calibri"><span leaf="">30%</span></font><font face="宋体"><span leaf="">,长三角旅居客占</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="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;">竞品对标:</span></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="">康缘养生谷:主打“医养</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">文旅”,总价</span></font><font face="Calibri"><span leaf="">260</span></font><font face="宋体"><span leaf="">万起,精装交付。</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"><span leaf="">茅山温泉桃李春风:中式叠院,均价</span></font><font face="Calibri"><span leaf="">2.2</span></font><font face="宋体"><span leaf="">万</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡,赠送温泉入户。</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;">差异化机会:</span>地块容积率更低(</span></font><font face="Calibri"><span leaf="">1.3 vs&nbsp;</span></font><font face="宋体"><span leaf="">竞品</span></font><font face="Calibri"><span leaf="">1.5-1.7</span></font><font face="宋体"><span leaf="">),可设计全南北通透户型,结合道教文化打造“禅意社区”。</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="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>茅山纳入“宁镇扬一体化”核心,</span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">年获批省级旅游度假区,享受文旅产业补贴。</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;">购房政策:</span>句容市针对外地客群取消限购,购房补贴</span></font><font face="Calibri"><span leaf="">1%</span></font><font face="宋体"><span leaf="">(最高</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;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="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;">低密生态社区:</span>容积率</span></font><font face="Calibri"><span leaf="">1.3</span></font><font face="宋体"><span leaf="">,限高</span></font><font face="Calibri"><span leaf="">20</span></font><font face="宋体"><span leaf="">米,主打</span></font><font face="Calibri"><span leaf="">6-8</span></font><font face="宋体"><span leaf="">层洋房</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">顶层复式,绿地率≥</span></font><font face="Calibri"><span leaf="">35%</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;">文化</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">IP</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">:</span>融入茅山道教元素(如太极景观轴、养生主题园林)。</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="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</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;">主力产品:</span></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-weight: bold;">洋房:</span>建面</span></font><font face="Calibri"><span leaf="">110-140</span></font><font face="宋体"><span leaf="">㎡三至四房(占比</span></font><font face="Calibri"><span leaf="">70%</span></font><font face="宋体"><span leaf="">),南北双阳台,</span></font><font face="Calibri"><span leaf="">5.2</span></font><font face="宋体"><span leaf="">米挑高地下室。</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"><span leaf=""><span textstyle="" style="font-weight: bold;">叠拼:</span><span textstyle="" style="font-weight: normal;">建面</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: normal;">160-180</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: normal;">㎡(占比</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: normal;">30%</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: normal;">),赠送露台</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: normal;">+</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: normal;">庭院。</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;">配套:</span>社区商业(生鲜超市、药房)、业主会所(含书吧、茶室)。</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="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;">外立面:</span>新中式风格,浅灰色真石漆</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">木纹铝板,坡屋顶设计呼应道教建筑。</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;">景观:</span>中心庭院以“八卦”为布局,种植药用植物(如银杏、枸杞),设置太极健身区。</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;">科技赋能:</span>全屋智能家居(温控、安防)、社区</span></font><font face="Calibri"><span leaf="">APP</span></font><font face="宋体"><span leaf="">一键预约景区接驳车。</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="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;">资源独占性:</span>茅山景区内唯一容积率≤</span></font><font face="Calibri"><span leaf="">1.3</span></font><font face="宋体"><span leaf="">住宅地块,兼具“景区</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">康养”双重属性。</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;">成本优势:</span>楼面价低于竞品(</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="">㎡&nbsp;</span></font><font face="Calibri"><span leaf="">vs&nbsp;</span></font><font face="宋体"><span leaf="">康缘</span></font><font face="Calibri"><span leaf="">4,000</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡)。</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;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="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;">南京外溢客群(</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></span></font><font face="Calibri"><span leaf="">35-55</span></font><font face="宋体"><span leaf="">岁高净值人群,注重养生度假,预算</span></font><font face="Calibri"><span leaf="">200-300</span></font><font face="宋体"><span leaf="">万。</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;">本地改善客群(</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">30%</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">):</span>句容市区公务员、企业主,偏好低密品质住宅。</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;">长三角投资客(</span></span></font><font face="Calibri"><span leaf=""><span textstyle="" style="font-weight: bold;">10%</span></span></font><font face="宋体"><span leaf=""><span textstyle="" style="font-weight: bold;">):</span>上海、苏州客户,看好茅山文旅升值潜力。</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="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;">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;">养老需求:</span>要求医疗配套、无障碍设计、社区健康监测。</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;">亲子需求:</span>关注研学资源(中医药文化园)、社区儿童乐园。</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;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="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;">分期开发:</span>首期推出洋房产品,二期叠加文旅配套(如社区温泉体验馆)。</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;">成本控制:</span>采用装配式建筑,减少土方开挖,利用茅山本地石材。</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="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:</span>联合抖音、小红书推广“道教养生”</span></font><font face="Calibri"><span leaf="">IP</span></font><font face="宋体"><span leaf="">,邀请文旅博主打卡。</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:</span>在南京地铁</span></font><font face="Calibri"><span leaf="">S6</span></font><font face="宋体"><span leaf="">线投放广告,举办“茅山太极文化节”。</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="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>景区开发审批严格,需提前与管委会沟通规划细节。</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>南京楼市波动影响外溢需求,需预留</span></font><font face="Calibri"><span leaf="">10%</span></font><font face="宋体"><span leaf="">价格弹性。</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;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;">参考案例:</span></span></font><font face="Calibri"><span leaf="">2025</span></font><font face="宋体"><span leaf="">年茅山同类地块(</span></font><font face="Calibri"><span leaf="">2024-J5-1-04</span></font><font face="宋体"><span leaf="">)成交楼面价</span></font><font face="Calibri"><span leaf="">3,000</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡,溢价率</span></font><font face="Calibri"><span leaf="">12%</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;">合理区间:</span>总价</span></font><font face="Calibri"><span leaf="">8,900-9,500</span></font><font face="宋体"><span leaf="">万元(楼面价</span></font><font face="Calibri"><span leaf="">4,000-4,300</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡),溢价率</span></font><font face="Calibri"><span leaf="">12%-20%</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;">上限建议:</span>不超过</span></font><font face="Calibri"><span leaf="">10,000</span></font><font face="宋体"><span leaf="">万元(楼面价</span></font><font face="Calibri"><span leaf="">4,500</span></font><font face="宋体"><span leaf="">元</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡),对应售价</span></font><font face="Calibri"><span leaf="">1.8</span></font><font face="宋体"><span leaf="">万</span></font><font face="Calibri"><span leaf="">/</span></font><font face="宋体"><span leaf="">㎡可覆盖成本。</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 style="font-family: 宋体;font-size: 10.5pt;"><font face="宋体"><span leaf=""><span textstyle="" style="font-size: 24px;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;">区位分析:</span>地块坐拥茅山</span></font><font face="Calibri"><span leaf="">5A</span></font><font face="宋体"><span leaf="">级景区生态红利,但商业、教育配套需依赖景区升级。</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;">市场定位:</span>瞄准“康养</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">文旅”双赛道,填补茅山高端低密住宅空白。</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;">产品定位:</span>以“道教文化</span></font><font face="Calibri"><span leaf="">+</span></font><font face="宋体"><span leaf="">低密洋房”为核心,差异化竞争避免同质化。</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;">客户定位:</span>南京外溢客群为主,需强化跨城交通与文旅体验营销。</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;">开发建议:</span>控制首期成本,预留政策调整空间,捆绑景区资源提升附加值。</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;">出价策略:</span>溢价率控制在</span></font><font face="Calibri"><span leaf="">12%-20%</span></font><font face="宋体"><span leaf="">,总价上限</span></font><font face="Calibri"><span leaf="">1</span></font><font face="宋体"><span leaf="">亿元。</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 leaf="">各项指标以最终规划审批为准。)</span></span></p><section style="margin-top: 16px;"><span 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