精品資料北京金融街北京西環(huán)廣場商業(yè)顧問服務(wù)（中英雙語）

1、x x x ihuanihuanihuan p p p lazalazalaza , , , b b b eijingeijingeijing 北京西環(huán)廣場北京西環(huán)廣場北京西環(huán)廣場北京西環(huán)廣場 r r r etailetailetail c c c onsultancyonsultancyonsultancy - - - f f f inalinalinal d d d raftraftraft r r r eporteporteport 商業(yè)顧問服務(wù)商業(yè)顧問服務(wù)商業(yè)顧問服務(wù)商業(yè)顧問服務(wù) - - - 最后草稿最后草稿最后草稿最后草稿 b b b eijingeijingeijing f f f

2、 inanceinanceinance s s s treettreettreet c c c onstructiononstructiononstruction d d d evelopmentevelopmentevelopment c c c ompanyompanyompany l l l imitedimitedimited 北京金融街建設(shè)開發(fā)有限責(zé)任公司北京金融街建設(shè)開發(fā)有限責(zé)任公司北京金融街建設(shè)開發(fā)有限責(zé)任公司北京金融街建設(shè)開發(fā)有限責(zé)任公司 volume 1 - report 第一部分第一部分- 報告報告 april 2003 二零零三年四月二零零三年四月 table of co

3、ntents xihuan plaza, beijing 西環(huán)廣場- i - april 2003二零零三年四月 chapterpage no. 章節(jié)章節(jié)頁碼頁碼 1.0introduction 簡介簡介. 1 - 2 1.1assignment 任務(wù)介紹 1.2scope of work 服務(wù)內(nèi)容 1.3report structure 報告結(jié)構(gòu) 2.0project background 項目介紹項目介紹. 3 - 7 2.1location 地理位置 2.2the development 項目背景 2.3characteristics of surrounding area 周邊地區(qū)特征

4、 2.4accessibility/transport links 通行情況/交通線路 3.0beijing economic overview 北京經(jīng)濟分析北京經(jīng)濟分析. 8 - 14 3.1administrative divisions and population 北京行政區(qū)劃和人口 3.2economic indicators 經(jīng)濟分析 3.3other influencing events 其他影響因素 3.4market outlook 總述 chapterpage no. 章節(jié)章節(jié)頁碼頁碼 4.0real estate research 房地產(chǎn)市場研究房地產(chǎn)市場研究 . 15

5、- 30 4.1stock and historical supply of retail accommodation 商業(yè)用房的歷史供應(yīng)量 4.2major retail areas 主要商業(yè)區(qū)域 4.3future supply of retail accommodation 未來商業(yè)面積的供應(yīng) 4.4occupancy rate 入住率情況 4.5rental / price analysis 租金/售價分析 4.6government policy 政府政策法規(guī) 4.7anticipated future trends 未來發(fā)展趨勢預(yù)測 4.8implications for xihu

6、an plaza 對西環(huán)廣場的影響 5.0consumer survey 消費者調(diào)查消費者調(diào)查. 31 - 38 5.1approach / methodology 步驟/方法 5.2demographic characteristics 消費者調(diào)研 5.3income profile 收入分析 5.4spending patterns 消費行為 5.5consumer preferences 影響消費者的因素 5.6brand analysis 品牌分析 5.7view on current retail provision 對目前商業(yè)面積供應(yīng)的看法 5.8implications for

7、xihuan plaza 對西環(huán)廣場的影響 table of contents xihuan plaza, beijing 西環(huán)廣場- ii - april 2003二零零三年四月 chapterpage no. 章節(jié)章節(jié)頁碼頁碼 6.0competition analysis 競競爭對手分析爭對手分析.39 - 46 6.1approach/methodology 步驟/方法 6.2existing competitors 現(xiàn)時競爭對手 6.3competition review 競爭對手分析 6.4characteristics of existing competition 目前競爭對手

8、的特征 6.5anticipated future competition 未來競爭對手 6.6implications for xihuan plaza 對西環(huán)廣場的影響 7.0industry consultation 行業(yè)研究行業(yè)研究 .47 - 59 7.1approach 方法 7.2market outlook 總體概括 7.3preferred retail locations 希望進入的商業(yè)區(qū)域 7.4retailer requirements 商家需求 7.5key locational factors 主要的選址因素 7.6xihuan plaza - positive f

9、actors 西環(huán)廣場-優(yōu)勢 7.7xihuan plaza - negative factors 西環(huán)廣場-劣勢 7.8implications for xihuan plaza 對西環(huán)廣場的影響 chapterpage no. 章節(jié)章節(jié)頁碼頁碼 8.0market positioning 市場定位市場定位.60 - 65 8.1competitive position 競爭力 8.2catchment areas 商圈界定 8.3target audience 目標消費者 8.4market gaps and target retailers for xihuan plaza 西環(huán)廣場的潛

10、在客戶和市場空間 9.0tenant/merchandising mix 客戶客戶/商品組合商品組合. 66 - 82 9.1merchandising strategy 商品組合策略 9.2tenant / merchandise mix 客戶/商品組合 9.3analysis of potential sales / rental income 營業(yè)額和租金預(yù)測 10.0 design review 設(shè)計評審設(shè)計評審.83 - 84 10.1 general design issues 設(shè)計評審的總體因素 10.2 critical design issues 設(shè)計要點 11.0 reco

11、mmended retail concept 商業(yè)主題建議商業(yè)主題建議.85 appendices 附件附件 1.0 introduction 簡介簡介 xihuan plaza, beijing 西環(huán)廣場- 1 - april 2003二零零三年四月 1.1 assignment任務(wù)介紹任務(wù)介紹 insignia brooke (“ib”) and husband retail consulting limited (“hrc”) were appointed by the beijing financial street construction development company l

12、imited (“bfs”) in january 2003 to undertake a retail consultancy assignment in connection with a development in xizhimen district, beijing, to be known as xihuan plaza. 顯盛保柏和 husband retail consulting limited 受北京金融街建設(shè)開 發(fā)有限責(zé)任公司的委托，于 2003 年 1 月開始為位于西直門地區(qū)的 西環(huán)廣場的商業(yè)部分提供商業(yè)咨詢服務(wù)。 the purpose of the assignme

13、nt is to examine and investigate various issues affecting the proposed retail element of xihuan plaza, and to provide advice to bfs regarding the appropriate market positioning of the project, the optimum merchandise / tenant mix within the scheme, the design and layout of individual floors within t

14、he retail centre, as well as the overall concept associated with the retail element of the development. 此次服務(wù)的目的是研究影響西環(huán)廣場商業(yè)部分的多種因素，為北京 金融街建設(shè)開發(fā)有限責(zé)任公司提供西環(huán)廣場適當?shù)氖袌龆ㄎ?，適宜 的商品組合/客戶組合，商場內(nèi)部每層的設(shè)計和平面規(guī)劃，以及商場 整體的概念。 various documents have been submitted to bfs for review during the course of the assignment and th

15、e interim findings of the exercise were presented to bfs on 12th march 2003. this final report sets out the major findings and recommendations associated with the retail consultancy assignment, including but not limited to those previously presented to bfs. 2003 年 3 月 12 日，一些文件和中期報告已經(jīng)提交給北京金融街建 設(shè)開發(fā)有限

16、責(zé)任公司審閱。此份最終報告中將包括研究的主要發(fā)現(xiàn) 和針對西環(huán)廣場的商業(yè)建議，并不僅限于之前中期報告的基礎(chǔ)上。 1.2 scope of work 服務(wù)內(nèi)容服務(wù)內(nèi)容 it was agreed that the scope of work associated with this retail consultancy would involve the following tasks : 此份商業(yè)咨詢報告的內(nèi)容將包括下述內(nèi)容： omarket survey 市場研究 ocompetition analysis 競爭對手分析 odetermination of the catchment area

17、 商圈消費預(yù)測 oconsultation of local and international retailers 國內(nèi)和國際零售商的訪談研究 odetermination of the optimum size and theming of the centre 商場主題與商業(yè)規(guī)模 odesign review 設(shè)計評審 oanalysis of internal layout 內(nèi)部規(guī)劃布局的分析 odetermination of optimum merchandise mix 商品組合建議 odetermination of potential centre sales 預(yù)測商場銷售額

18、 odetermination of potential rental income of the centre 商場未來租金收入的預(yù)測 1.0 introduction 簡介簡介 xihuan plaza, beijing 西環(huán)廣場- 2 - april 2003二零零三年四月 1.3 report structure 報告結(jié)構(gòu)報告結(jié)構(gòu) section 2 : describes the background of the project including the physical conditions associated with xihuan plaza. 第二章 : 西環(huán)廣場的項目

19、背景資料介紹。 section 3 : sets out a review and analysis of economic conditions in beijing. 第三章 : 北京經(jīng)濟分析 section 4 : sets out a review of the retail sector of the real estate market in beijing. 第四章 : 北京零售房地產(chǎn)市場分析 section 5 : describes the approach / methodology associated with the consumer survey and sets

20、out the major findings of the exercise. 第五章 ： 解釋消費者調(diào)查的方法和步驟并且給出調(diào)研的主要發(fā)現(xiàn)。 section 6 : describes the approach / methodology associated with the competition analysis and sets out the major findings of the exercise. 第六章 : 解釋競爭對手分析的方法步驟論并且給出競爭對手的主要 發(fā)現(xiàn)。 section 7 : sets out the approach towards, and the ke

21、y findings of, the consultation of local and international retailers. 第七章 : 給出國內(nèi)/國際零售商訪談的方法和主要發(fā)現(xiàn)。 section 8 : identifies the market positioning of xihuan plaza, including the target market of the centre and the anticipated consumer profile of the scheme. 第八章 : 西環(huán)廣場的市場定位以及目標市場和潛在消費者預(yù)測 section 9 : est

22、ablishes the proposed tenant / merchandising mix and estimates the potential sales revenues and rental income to be generated from the centre. 第九章 : 建立提議的客戶組合/商品組合以及預(yù)測商場銷售額和租金 收入 section 10 : highlights the critical design issues associated with the centre and puts forward recommended solutions the

23、resolve these issues. 第十章 : 對商場設(shè)計的意見和建議 section 11 : puts forward the recommended retail concept and presents a summary of the merits associated with the proposal. 第十一章 : 商場主題的建議和優(yōu)勢的總結(jié) 2.0 project background 項目介紹項目介紹 xihuan plaza, beijing 西環(huán)廣場- 3 - april 2003二零零三年四月 2.1 location 地理位置地理位置 xihuan plaz

24、a is situated within the central part of xizhimen in xicheng, immediately to the west of the existing railway station. it is bounded xizhimenwei main road to the south, gaibanhe to the north, west 2nd ring road to the east and gaoliang bridge to the west. 西環(huán)廣場位于西城區(qū)的西直門地區(qū)，位于西直門地鐵的西側(cè)。西環(huán) 廣場南側(cè)是西直門外大街，北側(cè)

25、是蓋板河，東臨西二環(huán)，西臨高粱 橋。 圖 2.1：西環(huán)廣場位置圖 資料來源：顯盛保柏 the development is situated in a prominent location and enjoys a high degree of visibility from various different vantage points, in particular from the northwest, where the majority of the developments are relatively low rise. 該項目位于非常顯著的位置，從各個方面的可視性都很好，尤其是

26、 從項目的西北側(cè)，多為低密度住宅。 the site is adjacent to a public transport interchange and railway station and there is therefore a very high volume of pedestrian flow in the vicinity of the site. based upon an informal enquiry with a representatives of the subway, there are currently approximately 120,000 passen

27、gers per day passing through the xizhimen subway, with an additional 32,000 passengers interchanging between the subway and the light rail transit station. 項目地塊近臨公交樞紐、地鐵和輕軌，所以在項目周邊聚集了大量 的人流。根據(jù)與北京地鐵運營總公司工作人員的確認，目前每天乘 坐西直門地鐵的人數(shù)有 12 萬人次，另外有 32,000 人次為輕軌和地 鐵換乘者。 表 2.1：地鐵及輕軌日客流量 線路線路出口人數(shù)出口人數(shù)入口人數(shù)入口人數(shù)總計總計

28、地鐵 60,00060,000120,000 輕軌 6,0006,00012,000 換乘 16,00016,00032,000 合計 82,00082,000164,000 資料來源：顯盛保柏 西環(huán)廣場西環(huán)廣場西環(huán)廣場西環(huán)廣場 2.0 project background 項目介紹項目介紹 xihuan plaza, beijing 西環(huán)廣場- 4 - april 2003二零零三年四月 it is estimated that approximately 12,000 people pass through xizhimen light rail transit station and a

29、pproximately 150,000 people use the at grade road network. therefore, the current daily pedestrian flow in the immediate vicinity of the site has been assessed to be of the order of 320,000 to 350,000 persons. assuming a growth rate of 20%-25% in connection with the railway patronage, it is anticipa

30、ted that the pedestrians in the immediate vicinity of xihuan plaza could reach a level of 350,000 to 400,000 persons per day in the medium term. 預(yù)計每天出入西直門輕軌的人數(shù)有 12,000 人次；還有每天約有 15 萬人次使用西直門的路上交通工具，估計每天過往西環(huán)地區(qū)的人數(shù) 約有 32-35 萬人次。綜合西環(huán)地區(qū)的地上和地下交通，根據(jù)西直門 地鐵工作人員介紹，輕軌乘客每年增長率將在 20-25%之間，預(yù)計 2006 年西環(huán)地區(qū)每天過往人口將達到 35

31、 萬-40 萬人次，甚至?xí)唷?表 2.2：西直門地區(qū)公交線路總站發(fā)車情況 線路線路首車時間首車時間未車時間未車時間發(fā)車次數(shù)發(fā)車次數(shù) 3345:3022:30340 多次/天 360 支5:3022:15200 多次/天 3755:1523:00300 多次/天 375 支5:2021:30200 多次/天 3925:3021:00200 多次/天 655:0023:00200 多次/天 9025:3020:30200 多次/天 6125:4520:15378 次/天 7226:0021:3072 次/天 7496:0021:30260 次/天 9045:1020:30320 次/天 933

32、5:3020:00235 次/天 資料來源：顯盛保柏 2.2 the development 項目背景項目背景 xihuan plaza is situated upon an elongated site which has an area of approximately 59,900 m. the development will have a total gross floor area of 264,000 square metres, of which 97,000 square metres is within the basement of the development, a

33、nd 167,000 square metres is above the ground level. the project is due to be completed in june 2005. 西環(huán)廣場占地 5.99 萬平方米, 總建筑面積為 26.4 萬平方米，地上部 分 16.7 萬平方米，地下部分 9.7 萬平方米，預(yù)計竣工時間為 2005 2.0 project background 項目介紹項目介紹 xihuan plaza, beijing 西環(huán)廣場- 5 - april 2003二零零三年四月 年 6 月。 xihuan plaza is a comprehensive

34、development comprising the following elements : 項目包括以下組成部分： ooffice accommodation of 89,000 m 寫字樓面積為 8.9 萬平方米 oa shopping mall of 91,000 m, accommodated within seven floors between basement one and the sixth floor of the development 商業(yè)用房面積為 9.1 萬平方米, 從地下一層到地上六層 oa public transport interchange area o

35、f 15,000 m 公交環(huán)路面積 15,000 平方米 o2,000 carparking spaces 2,000 個車位 2.3 characteristics of surrounding area 周邊地區(qū)特征周邊地區(qū)特征 there are a wide range of different land uses within xizhimen and the surrounding area, including residential, commercial, cultural, institutional and tourist related uses. 西直門及周邊地區(qū)集中

36、了多種類型的項目，包括住宅，寫字樓，教 育，政府機構(gòu)和旅游景點。 xinjiekou residential area is located to the east of the development. it is one of the oldest districts in beijing with low density residential accommodation which is normally occupied by low income groups. the area is currently under re-construction and a number of

37、new high quality developments have been built within the area, such as ocean prospect, jin hui jia yuan and silver city. the average sale price associated with these developments is approximately rmb 8,000 per square metre, which is significantly higher than the average of rmb 4,500 per square metre

38、 in beijing. 新街口住宅區(qū)位于西環(huán)廣場的東側(cè)。以前該地區(qū)是北京的老城區(qū)， 住宅密度比較低，居民消費水平不高。目前西直門地區(qū)正在實施城 區(qū)改造的工程，新建了一些高檔住宅，包括遠洋風(fēng)景，金暉嘉園， 銀都中心等，平均售價為 8,027 元/平方米，高于全市平均 4,500 元/ 平方米幾乎一倍。 it should be noted that a total of 4,500 high-class residential units have been or will be completed within 2 kilometres of xihuan plaza between 200

39、1 and 2003. therefore, upon completion of the urban reconstruction, it is anticipated that the average income level of the households within the area will increase, and that there will also be an increase in the purchasing power of these households. 在離西環(huán)廣場方圓 2 公里的范圍內(nèi)，從 2001 年到 2003 年約有 4,500 套高檔住宅落成

40、，一些高檔住宅項目正在建設(shè)。所以，隨著 西環(huán)地區(qū)高檔住宅的建設(shè)，該區(qū)居民的平均收入在提高，同時消費 水平也在不斷提高。 xihuan plaza is also in close proximity to zhongguancun to the north west, jinrongjie to the south east, and beijing zoo to the west . 除了東邊為新街口住宅社區(qū)外，西環(huán)廣場西北臨近中關(guān)村，東南臨 近金融街，西邊緊靠北京動物園。 in addition, a number of institutions and universities are

41、located in the area, including northern transportation university, beijing building construction research institute, china university of posts and telecommunications, beijing normal university, and the finance and banking institute. 西環(huán)廣場周邊地區(qū)包括了幾所大學(xué)，其中有北方交通大學(xué)、北京建 筑工程學(xué)院、中國政法大學(xué)，中國郵電大學(xué)，北京師范大學(xué)以及財 政金融學(xué)院。四

42、星級的德寶飯店位于西環(huán)廣場的西側(cè)。 2.0 project background 項目介紹項目介紹 xihuan plaza, beijing 西環(huán)廣場- 6 - april 2003二零零三年四月 2.4 accessibility / transport links通行情況通行情況/交通線路交通線路 xihuan plaza is adjacent to the transportation hub of xizhimen and therefore is easily accessible via different modes of transportation. being a ma

43、jor interchange point between the various railways including the subway, light transit and beijing railway, the area has very good accessibility via an integrated rail transportation network to all parts of beijing. 西環(huán)廣場為交通樞紐，所以可以通過不同的交通方式到達。西環(huán)廣 場更是地鐵、輕軌的換乘中心，通過輕軌和地鐵的立體交叉網(wǎng)絡(luò)可 以到達北京各個部分。 in addition t

44、o railway facilities, the area is also well served by a large number of bus routes, as a public transport interchange is located adjacent to the light rail transit station. as illustrated with the list of bus routes in figure 2.2, the coverage of the bus routes is very extensive and extends to huilo

45、ngguan in the north, xiangshan and shijingshan to the west, wangjing to the east and daxinghuangcun to the south. 除了軌道交通，西環(huán)廣場還靠近多路公交線路的總站。圖 2.2 是西 直門公交線路圖，公交路線覆蓋了大部分的北京城：北至回龍觀， 西至香山和石景山，東至望京，南至大興黃村。 圖 2.2：西環(huán)廣場公共交通示意圖 資料來源：顯盛保柏 however, it has also been noted that there is often traffic congestion in

46、 the area adjacent to the xizhimen bridge, immediately next to the development. in addition, the existing design of the road network in front of xihuan plaza is not the optimum from the perspective of the development, as drivers find it difficult to turn into the development when they see the develo

47、pment from the bridge. this issue will need to be taken into consideration the finalising the access arrangements to associated with the project. 但是，西直門立交橋就在西環(huán)廣場的旁邊，經(jīng)常出現(xiàn)交通堵塞。而 且由于立交橋設(shè)計的原因，當消費者在橋上看到西環(huán)廣場時，很難 直接到達西環(huán)廣場。這點希望開發(fā)商在最終安排西環(huán)廣場交通組織 時將這個因素考慮進去。 西環(huán)廣場交通示意圖西環(huán)廣場交通示意圖西環(huán)廣場交通示意圖 西環(huán)西環(huán)西環(huán)西環(huán)廣場廣場廣場廣場 2.0 pro

48、ject background 項目介紹項目介紹 xihuan plaza, beijing 西環(huán)廣場- 7 - april 2003二零零三年四月 in addition, with regard to pedestrian routes, whilst accessiblity from the north is good, the pedestrian access for people wishing to access the development from the south is not particularly convenient as a result of the ex

49、istence of the main road and bridge to the south of the development. this issue will need to be addressed when considering the entrance arrangements associated within the development. 關(guān)于步行路線，對西環(huán)廣場北部的消費者很方便，但從南面過來的 消費者很難越過立交橋到達西環(huán)廣場。這方面的問題需要開發(fā)商在 設(shè)計商場出入口時考慮進去。 in overall terms, xihuan plaza has the adv

50、antage of excellent transport links and therefore has the potential to attract a significant number of costumers to the project, particularly from the north-western part of beijing. 總體來說，西環(huán)廣場的優(yōu)勢在于極好的交通，所以可以帶來大量的 客流，尤其是吸引北京西北部的消費者。 appendices 附件附件 2.1 西環(huán)廣場周邊寫字樓項目示意圖 2.2 西環(huán)廣場周邊住宅項目示意圖 2.3 西環(huán)廣場周邊酒店示意圖

51、2.4 西環(huán)廣場周邊大專院校示意圖 2.5.1 西環(huán)廣場附近交通線路列表（一） 2.5.2 西環(huán)廣場附近交通線路列表（二） 3.0 beijing economic overview 北京經(jīng)濟分析北京經(jīng)濟分析 xihuan plaza, beijing 西環(huán)廣場- 8 - april 2003二零零三年四月 3.1 administrative divisions and population行政區(qū)劃和人口行政區(qū)劃和人口 beijing, the capital of china, has a site area of 16,807.8 square kilometres and compri

52、ses 18 districts and counties. the city can be divided into 4 regions: 北京市總面積為 16,807.8 平方公里，總共包括了 18 個區(qū)、縣，可 分為四個區(qū)域 : ocity proper (dongcheng district, xicheng district, chongwen district and xuanwu district) 市區(qū)(東城區(qū)，西城區(qū)，崇文區(qū)和宣武區(qū)) ocity area (chaoyang district, haidian district, fengtai district, and

53、shijingshan district) 城區(qū)(朝陽區(qū)，海淀區(qū)、豐臺區(qū)和石景山區(qū)) oinner suburbs (mentogou district, fangshan district, tonzhou district, shunyi district, changping district, and daxing district) 郊區(qū)(門頭溝區(qū)，房山區(qū)，通州區(qū)，順義區(qū)，昌平區(qū)和大興區(qū)) oouter suburbs (pinggu county, huairou county, miyun county, and yanqing county) 遠郊區(qū)縣(懷柔區(qū)，平谷縣，密云縣和

54、延慶縣) the urban area of beijing has expanded rapidly in the past 10 years and the current planned boundary of the urban area extends to dingfuzhuang in the east, shijingshan in the west, qinghe in the north and nanyuan in the south, comprising an area of 1,041 square kilometres. the future central ci

55、ty area will primarily be the area within the 4th ring road. the current built-up area in beijing is approximately 500 square kilometres, accounting for 50% of the planned area, of which 158 square kilometres is located within the 3rd ring road. 目前北京規(guī)劃市區(qū)范圍是東至定福莊，西至石景山，北至清河，南 至南苑，規(guī)劃面積 1,041 平方公里，未來的市

56、中心地區(qū)大體在四環(huán) 路內(nèi)。目前已經(jīng)建成區(qū)面積為 490 平方公里，已經(jīng)完成規(guī)劃面積的 47%，其中三環(huán)以內(nèi)的面積為 158 平方公里。 圖 3.1：北京行政區(qū)劃圖 資料來源：顯盛保柏 the registered population of beijing in 2002 was 11.36 million people, with an additional itinerant population of approximately 3 million people. the total population residing in beijing in 2002 was 14.40 mil

57、lion. as at the end of 2002, the registered population in the city proper was 2.41 million and that in the city area was 4.49 million, with an average household size of 3 persons. the population density in the city proper and city area is 27,700 persons per square kilometre and 3,500 per square 3.0

58、beijing economic overview 北京經(jīng)濟分析北京經(jīng)濟分析 xihuan plaza, beijing 西環(huán)廣場- 9 - april 2003二零零三年四月 kilometre respectively. 2002 年，北京市戶籍人口為 1,136.3 萬人，流動人口約有 300 萬人。 2002 年底，北京常住人口有 1,423.2 萬人口。2002 年底，北京市區(qū) 戶籍人口 241 萬人，人口密度是 27,700 人/平方公里；城區(qū)戶籍人 口 449 萬人，人口密度是 3,500 人/平方公里。全市平均戶均人口 3 人。 the population of beijin

59、g has grown by approximately 0.192% per annum over the last ten years. there has also been a gradual shift of population from the city proper to suburban areas as a result of the extensive urban regeneration programme being pursued in beijing. it is expected that the population level will be relativ

60、ely stable in the short to medium term, and that the redistribution of the population to the suburban areas will continue. 北京的人口在過去十年間平均年增長率是 0.192%。由于北京市區(qū)重 新建設(shè)的原因，北京人口也出現(xiàn)了從市區(qū)向郊區(qū)移動的趨勢。預(yù)計 北京的人口在中短期內(nèi)比較穩(wěn)定，從長期發(fā)展看，繼續(xù)人口郊區(qū)化。 in the past 10 years, the registered population of beijing has grown from 10.4 mil