写字楼与商业配套关系

写字楼与商业配套关系 论市:西装+纽扣写字楼+商业=西装+纽扣 近几个月来，伴随着天津市各个烂尾楼项目的盘活，写字楼商业裙房的招商与销售问题渐渐提到议事日程上来。各个实力雄厚、信心满满的开发商、发展商、投资商在自己项目里这个体量不大、所占比重也微乎其微的商业版块面前，都显示出不同程度的担忧与茫然。作为商业地产专业代理机构，我们在接触了多个类似的个案之后，也就这个问题作了一次全面的调研，并根据调研的实际情况对这种现象的产生作了粗浅的。我们调研的最终目的是，写字楼中的商业与写字楼本身存在什么样的关系，为什么它们之间的关系如此耐人寻味, 天津市写字楼市场概况 在阐述观点之前，我们有必要对以下几个问题作简单的介绍与分析: 目前天津市写字楼市场的概况如何 写字楼的分类: 1、 甲级写字楼 2、乙级写字楼 写字楼的分布: 市区甲级写字楼各区分布比例: of government departments and dynamic supervision, where power and responsibility manifests to determine matters of administrative authority, must be moved into administrative service center to carry out "one-stop" service for enterprises, and the masses start to make ... ... Administrative approval "process optimization, shortest time and link the least, best service, people's satisfaction." Three is to solve the problem. To accelerate the land changes in hanging work, town street, used to speed up the project area places progress, ensure the quality of reclamation, ensure a smooth transition through acceptance. Should focus on illegal and inefficient idle land clearing work to occupy basic farmland, along the main traffic visual range, fringe and other key areas of focus to illegal land clearing, demolition or confiscation of buildings and facilities, according to law, we must resolutely be removed and confiscated. The work to be included in the land, Street of town housing, law enforcement and assessment content, linked to the use of assessment results suggest the County and cadres. Especially the town street must govern, manage cadres well, thorough investigation of regulation violation of illegal construction. While to caught national shantytown transformation of opportunities, using good relaxed town settled in conditions, and people to money linked, and improve shed modified currency of placed proportion, policy, according to "villagers voluntary, and village Board independent, and tablets district Guide, and township 市区乙级写字楼各区分布比例: 各类写字楼的客户构成: 甲级写字楼的客户构成 项目名称 客户构成 国际大厦 金融、物流、货运 世贸广场 贸易、电子机械 和 平 亚太大厦 贸易、运输、电子科技 甲滨江国际大饭店 贸易、咨询 级津汇广场 货运、金融、顾问 写 金皇大厦 贸易、装饰、运输 字 北方金融大厦 金融、贸易、房地产、事务所 楼 河 西 泰达大厦 货运、评估、咨询 华盛广场 货代、科贸、金融、工程技术、装饰 文华中心 事务所、贸易、物流、广告装饰 of government departments and dynamic supervision, where power and responsibility manifests to determine matters of administrative authority, must be moved into administrative service center to carry out "one-stop" service for enterprises, and the masses start to make ... ... Administrative approval "process optimization, shortest time and link the least, best service, people's satisfaction." Three is to solve the problem. To accelerate the land changes in hanging work, town street, used to speed up the project area places progress, ensure the quality of reclamation, ensure a smooth transition through acceptance. Should focus on illegal and inefficient idle land clearing work to occupy basic farmland, along the main traffic visual range, fringe and other key areas of focus to illegal land clearing, demolition or confiscation of buildings and facilities, according to law, we must resolutely be removed and confiscated. The work to be included in the land, Street of town housing, law enforcement and assessment content, linked to the use of assessment results suggest the County and cadres. Especially the town street must govern, manage cadres well, thorough investigation of regulation violation of illegal construction. While to caught national shantytown transformation of opportunities, using good relaxed town settled in conditions, and people to money linked, and improve shed modified currency of placed proportion, policy, according to "villagers voluntary, and village Board independent, and tablets district Guide, and township 地产江湖www.dcjianghu.com——数十万份专业资料任你下载，资深操盘手随时交流～ 峰汇广场 贸易、金融、市政公司 天信大厦 船务货运、电器化工、IT 万顺国际经济贸易中心 贸易、金融、事务所、物流 南开 今晚大厦 装饰、IT、房地产 河东 天星河畔广场 货运、物流、电子、贸易 河北 远洋大厦 货运、贸易、金融 乙级写字楼的客户构成 项目名称 客户构成 河川大厦 金融、货运、贸易 君悦大厦 通讯、金融、市政 和 平 新华大厦 房产、贸易、医药、装饰 嘉利中心 装饰、广告、事务所 凯旋门大厦 贸易、运输、IT、事务所 合众大厦 贸易、金融、事务所、房地产 乙级写 字楼 恒华大厦 运输、贸易、通讯 河 西 大安大厦 贸易、IT、电讯 友谊大厦 金融、贸易 广银大厦 物流、贸易 河东 三联大厦 贸易、金融、通讯 南开 天津电子科技中心 IT、贸易、金融 第二、目前各类写字楼的代表楼盘呈现出的特点。 通过上面的介绍，我们不难看出，目前，天津市的各个写字楼无论级别、口碑都有如下两个特 点: 1、不论甲级、乙级，天津市的写字楼均集中在河西、南开、和平三个区，而这三个区都是天 津市商贸经济繁荣的地区。 2、写字楼的客户多为金融、贸易、地产、物流、IT等知识型高端客层。 地产江湖of government departments and dynamic supervision, where power and responsibility manifests to determine matters of administratwww.dcjianghu.com——数十万份专业资料任你下载，资深操盘手随时交流～ive authority, must be moved into administrative service center to carry out "one-stop" service for enterprises, and the masses start to make ... ... Administrative approval "process optimization, shortest time and link the least, best service, people's satisfaction." Three is to solve the problem. To accelerate the land changes in hanging work, town street, used to speed up the project area places progress, ensure the quality of reclamation, ensure a smooth transition through acceptance. Should focus on illegal and inefficient idle land clearing work to occupy basic farmland, along the main traffic visual range, fringe and other key areas of focus to illegal land clearing, demolition or confiscation of buildings and facilities, according to law, we must resolutely be removed and confiscated. The work to be included in the land, Street of town housing, law enforcement and assessment content, linked to the use of assessment results suggest the County and cadres. Especially the town street must govern, manage cadres well, thorough investigation of regulation violation of illegal construction. While to caught national shantytown transformation of opportunities, using good relaxed town settled in conditions, and people to money linked, and improve shed modified currency of placed proportion, policy, according to "villagers voluntary, and village Board independent, and tablets district Guide, and township 上述两点是写字楼最为典型也是最普遍的特点，那么，对于各类别的代表楼盘，之所以倍受尊崇，就不单单仅此两点了。通过调研，我们发现，这些代表楼盘其商业裙房或其中的商业配套，体量虽不大，但无论从档次、经营、业态上却一点儿也不马虎，甚至成为了整个写字楼的亮点，一道别样的风景。 一个很有趣的现象即是:提到高档写字楼，我们会自然不自然地联想到咖啡、西餐甚至银行。正如，提到星巴克，我们马上会想到国际大厦，即使今天的星巴克已经遍及各类型物业之中;以及提到西堤岛我们马上会想到ICTC(万顺国际经济贸易中心)一样。 而且更为有趣的是，在天津的白领女性中，提到凯旋门，她们中更多的人第一联想到的是凯旋门百货或者其中的品牌，而非其上面更大体量的外檐光鲜的写字楼;同样的，与之有异曲同工之妙的还有津汇广场。 写字楼与商业，在经意与不经意之间，互相支撑着、烘托着，传递着各自的需求，融汇了各自的文化。因此，写字楼商业，正用它独有的特性与优雅的姿态昂然伫立于各个区域中。 无论是谁影响着谁，由此可见，成功的写字楼离不开适合的商业，而成功的商业对于写字楼这种物业更是情有独钟。 写字楼商业与写字楼的关系 我们已经粗略地将天津市目前的写字楼及其写字楼商业的概况介绍过了。由此引申出我们的主题，写字楼商业与写字楼的关系究竟怎样，如何准确地定位写字楼里的商业呢, 对于这二者之间的关系，可以用如下的图表来阐述: 底商功能的提供和完善是写字楼功能一个必不可少的组成部分,它实际上支撑了写字 楼功能的运营。 满足客户就近、便利、省事的目的,从而提高办公效率。 关系 经营特色、经营优势,对于提升写字楼的知名度有直接的帮助,也间接地提高了写字 楼租售的水平。 完善办公环境。 便利店提供日常消费必需品。 经营内容 围绕办公所生成的一些服务,咖啡厅、茶室或健身,包括有品质的有特色的酒楼。 干扰写字楼的办公环境,特别是商家经营过旺,就容易给写字楼造成一种喧宾夺主的影响 气氛,使写字楼陷入不伦不类的窘境。 解决 吸引的业态应该以白领为市场。 产品上要相对独立,分隔人流。 商业与写字 楼关系的五商业定位选择中高档业态。 of government departments and dynamic supervision, where power and responsibility manifests to determine matters of administrative authority, must be moved into administrative service center to carry out "one-stop" service for enterprises, and the masses start to make ... ... Administrative approval "process optimization, shortest time and link the least, best service, people's satisfaction." Three is to solve the problem. To accelerate the land changes in hanging work, town street, used to speed up the project area places progress, ensure the quality of reclamation, ensure a smooth transition through acceptance. Should focus on illegal and inefficient idle land clearing work to occupy basic farmland, along the main traffic visual range, fringe and other key areas of focus to illegal land clearing, demolition or confiscation of buildings and facilities, according to law, we must resolutely be removed and confiscated. The work to be included in the land, Street of town housing, law enforcement and assessment content, linked to the use of assessment results suggest the County and cadres. Especially the town street must govern, manage cadres well, thorough investigation of regulation violation of illegal construction. While to caught national shantytown transformation of opportunities, using good relaxed town settled in conditions, and people to money linked, and improve shed modified currency of placed proportion, policy, according to "villagers voluntary, and village Board independent, and tablets district Guide, and township 地产江湖www.dcjianghu.com——数十万份专业资料任你下载，资深操盘手随时交流～ 点原则 商业与写字楼配套互相支持。 小体量商业不走传统经营业态。 商业办公化,例如尽量招进银行、证券等单位,商业与写字楼销售应分步进行切忌同 时重点销售。 那么，如何准确地定位写字楼里的商业呢, 一、严密的市场调研，缜密的区位分析 1、所属区域在整个城市中的地位，以及其未来的发展方向; 2、商圈范围以及周边的商业设施与繁华程度; 3、人文环境情况; 4、周边竞争项目的情况。 二、写字楼自身的档次的界定 1、租金售价水平制定; 2、级别的界定; 3、配套标准的确定。 三、写字楼面向的客层的选择 1、主要客户构成; 2、未来入住人群消费习惯与消费能力的确定。 四、项目所属区域内的商业情况 1、供给与新增; 地产江湖of government departments and dynamic supervision, where power and responsibility manifests to determine matters of administratwww.dcjianghu.com——数十万份专业资料任你下载，资深操盘手随时交流～ive authority, must be moved into administrative service center to carry out "one-stop" service for enterprises, and the masses start to make ... ... Administrative approval "process optimization, shortest time and link the least, best service, people's satisfaction." Three is to solve the problem. To accelerate the land changes in hanging work, town street, used to speed up the project area places progress, ensure the quality of reclamation, ensure a smooth transition through acceptance. Should focus on illegal and inefficient idle land clearing work to occupy basic farmland, along the main traffic visual range, fringe and other key areas of focus to illegal land clearing, demolition or confiscation of buildings and facilities, according to law, we must resolutely be removed and confiscated. The work to be included in the land, Street of town housing, law enforcement and assessment content, linked to the use of assessment results suggest the County and cadres. Especially the town street must govern, manage cadres well, thorough investigation of regulation violation of illegal construction. While to caught national shantytown transformation of opportunities, using good relaxed town settled in conditions, and people to money linked, and improve shed modified currency of placed proportion, policy, according to "villagers voluntary, and village Board independent, and tablets district Guide, and township 2、现有各业态经营情况。 五、备选业态的需求分析及其经营特点分析 所以，定位写字楼商业更关键地是必须首先要考虑的是其主体--写字楼自身的承受能力与需求，偏离了这个原则，写字楼商业就成了无本之木，无源之水。 综上所述，写字楼商业与写字楼之间是相辅相承，承上启下的关系。在当今写字楼迈向人性化、智能化潮流的趋使下，完全脱离商业的写字楼是没有市场的;而过分强调商业，忽视了自身属性的写字楼又是失败的。因此，把握好写字楼与商业的关系，事关写字楼的档次，并会影响到写字楼的长久生存。简言之，对于写字楼来讲，处理好它与其中的商业的关系，正如西装上的纽扣一样，虽小巧，却于细微处体现着西装本身的档次与着装者的品位。 of government departments and dynamic supervision, where power and responsibility manifests to determine matters of administrative authority, must be moved into administrative service center to carry out "one-stop" service for enterprises, and the masses start to make ... ... Administrative approval "process optimization, shortest time and link the least, best service, people's satisfaction." Three is to solve the problem. To accelerate the land changes in hanging work, town street, used to speed up the project area places progress, ensure the quality of reclamation, ensure a smooth transition through acceptance. Should focus on illegal and inefficient idle land clearing work to occupy basic farmland, along the main traffic visual range, fringe and other key areas of focus to illegal land clearing, demolition or confiscation of buildings and facilities, according to law, we must resolutely be removed and confiscated. The work to be included in the land, Street of town housing, law enforcement and assessment content, linked to the use of assessment results suggest the County and cadres. Especially the town street must govern, manage cadres well, thorough investigation of regulation violation of illegal construction. While to caught national shantytown transformation of opportunities, using good relaxed town settled in conditions, and people to money linked, and improve shed modified currency of placed proportion, policy, according to "villagers voluntary, and village Board independent, and tablets district Guide, and township