三亞鹿回頭新佳高爾夫海景公寓

1、Good is good, but better carries it.精益求精，善益求善。三亞鹿回頭新佳高爾夫海景公寓目 錄目 錄第一章 總論1第一節(jié) 項目基本情況1第二節(jié) 編制依據及研究范圍4第三節(jié) 結論及建議5第二章 項目建設的背景及必要性7第一節(jié) 項目建設的背景7第二節(jié) 項目建設的必要性12第三章 市場分析14第一節(jié) 本項目公寓的概念14第二節(jié) 三亞度假公寓情況介紹14第三節(jié) 本項目與其他項目相比較的優(yōu)勢19 第四節(jié) 本項目前景預測19第四章 項目定位21第一節(jié) 功能定位21第二節(jié) 市場定位22第三節(jié) 項目建設方案和規(guī)劃設計定位25第四節(jié) 設計定位28第五節(jié) 入市姿態(tài)及推廣時機定位29

2、第六節(jié) 銷售方式定位3083have shown interest in this new and unusual sport. But though air cyclists may learn how to fly over short distances, and may, eventually, even get across the English Channel, it is doubtful whether they will ever cycle across the Atlantic.   Lesson67 Volcanoes 火山 H

3、aroun Tazieff the Polish scientist, has spent his life-time studying active volcanoes and deep caves in all parts of the world. In 1948, he went to lake Kivu in the Congo to observe a new volcano which he later named Kituro. Tazieff was able to set up his camp very close to the volcano while it was

4、erupting violently. Though he managed to take a number of brilliant photographs, he could not stay near the volcano for very long. He noticed that a river of liquid rock was coming towards him. It threatened to surround him completely, but Tazieff managed to escape just in time. He waited until the

5、volcano became quiet and he was able to return two days later. This time, he managed to climb into the mouth of Kituro so that he could take photographs  and measure temperatures. Tazieff has often risked his life in this way. He has been able to tell us more about active volcanoes than any man

6、 alive.    Lesson68 Persistent 糾纏不休 I crossed the street to avoid meeting him, but he saw me and came running towards me. It was no use pretending that I had not seen him, so I waved to him. I never enjoy meeting Bert Dykes. He never has anything to do. No matter how busy you are

7、, he always insists on coming with you. I had to think of a way of preventing him from following me around all morning. 'Hullo, Bert,' I said. 'Fancy meeting you here !' 'Hullo, Elizabeth,' Bert answered. ' I was just wondering how to spend the morning-until I s

8、aw you. You're not busy doing anything, are you ?' ' No, not at all,' I answered.' I'm going to. .' 'Would you mind my coming with you ?' he asked, before I had finished speaking.  Not at all,' I lied, 'but I'm going to the dentist.'

9、 ' Then I'll come with you,' he answered.' There's always plenty to read in the 'waiting room !'   lesson69 But not murder! 并非謀殺！ I was being tested for a driving licence for the third time. I had been asked to drive in heavy traffic and had done

10、so successfully. After having been instructed to drive out of town, I began to acquire confidence. Sure that I had passed, I was almost beginning to enjoy my test. The examiner must have been pleased with my performance, for he smiled and said, 'Just one more thing, Mr Eames. Let us suppose that

11、 a child suddenly crosses the road in front of you. As soon as I tap on the window, I want the car to be stopped immediately.' I continued driving and after some time, the examiner tapped loudly. Though the sound could be heard clearly, it took me a long time to react. I suddenly pressed the bra

12、ke pedal hard and we were both thrown forward. The examiner looked at me sadly. 'Mr Eames,' he said, in a mournful voice,' you have just killed that child !'    lesson70  Red for danger 危險的紅色 During a bullfight, a drunk suddenly wandered into the middle of th

13、e ring. The crowd began to shout, but the drunk was unaware of the danger. The bull was busy with the matador at the time, but it suddenly caught sight of the drunk who was shouting rude remarks and waving a red cap. Apparently sensitive to criticism, the bull forgot all about the matador and charge

14、d at the drunk. The crowd suddenly grew quiet. The drunk, however, seemed quite sure of himself. When the bull got close to him, he clumsily stepped aside to let it pass. The crowd broke into cheers and the drunk bowed. By this time, however, three men had come into the ring and they quickly dragged

15、 the drunk to safety. Even the bull seemed to feel sorry for him, for it looked on sympathetically until the drunk was out of the way before once more turning its attention to the matador.   Lesson71 A famous clock 一個著名的大鐘 When you visit London, one of the first things you will s

16、ee is Big Ben, the famous clock which can be heard all over the world on the B.B.C. If the Houses of Parliament had hot been burned down in 1834, the great clock would never have been erected. Big Ben takes its name from Sir Benjamin Hall who was responsible for the making of the clock when the new

17、Houses of Parliament were being built. It is not only of immense size, but is extremely accurate as well. Officials from Greenwich Observatory have the clock checked twice a day. On the B.B.C. you can hear the clock when it is actually striking because microphones are connected to the clock tower. B

18、ig Ben has rarely gone wrong. Once, however, it failed to give the correct time. A painter who had been working on the tower hung a pot of paint on one of the hands and slowed it down !    Lesson72 A car called Bluebird “藍鳥”汽車 The great racing driver, Sir Malcolm Campbell, was th

19、e first man to drive at over 300 miles per hour. He set up a new world record in September 1935 at Bonneville Salt Flats, Utah. Bluebird, the car he was driving, had been specially built for him. It was over 30 feet in length and had a 2500 horse-power engine. Although Campbell reached a speed of ov

20、er 304 miles per hour, he had great difficulty in controlling the car because a tyre burst during the first run. After his attempt, Campbell was disappointed to learn that his average speed had been 299 miles per hour. However, a few days later, he was told that a mistake had been made. His average

21、speed had been 301 miles per hour. Since that time, racing drivers have reached speeds of over 400 miles an hour. Following  his father's footsteps many years later, Sir Malcolm's son, Donald, also set up a world record. Like his father, he was driving a car called Bluebird.  

22、 Lesson73 The record-holder 紀錄保持者 Little boys who play truant from school are unimaginative. A quiet day's fishing, or eight hours in a cinema seeing the same film over and over again, is usually as far as they get. They have all been put to shame by a boy who, while playing truant, tr

23、avelled 1600 miles. He hitch- hiked to Dover and, towards evening, went into a boat to find somewhere to sleep. When he woke up next morning, he discovered that the boat had, in the meantime, travelled to Calais. No one noticed the boy as he crept off. From there, he hitch-hiked to Paris in a lorry.

24、 The driver gave him a few biscuits and a cup of coffee and left him just outside the city. The next car the boy stopped did not take him into the centre of Paris as he hoped it would, but to Perpignan on the French-Spanish border. There he was picked up by a policeman and sent back to England by th

25、e local authorities. He has surely set up a record for the thousands of boys who dream of evading school.   Lesson74 Out of the limelight 舞臺之外 An ancient bus stopped by a dry river bed and a party of famous actors and actresses got off. Dressed in dark glasses and old clothes, th

26、ey had taken special precautions so that no one should recognize them. But as they soon discovered, disguises can sometimes be too perfect.  'This is a wonderful place for a picnic,' said Gloria Gleam.  ' It couldn't be better, Gloria,' Brinksley Meers agreed. '

27、;No newspaper men, no film fans! Why don't we come more often ?'  Meanwhile, two other actors, Rockwall Slinger and Merlin Greeves, had carried two large food baskets to a shady spot under some trees. When they had all made themselves comfortable, a stranger appeared. He looked very ang

28、ry.  'Now you gut out of here, all of you!' he shouted: ' I'm sheriff here. Do you see that notice ? It says" No Camping"-in case you can't read !'  ' Look, sheriff, 'said Rockwall,' don't be too hard on us. I'm Rockwall Slinger and thi

29、s is Merlin Greeves.'  ' Oh, is it ?' said the sheriff with a sneer. 'Well, I'm Brinksley Meers, and my other name is Gloria Gleam. Now you get out of here fast !'   lesson75  SOS 呼救信號 When a light passenger plane flew off course some time ago, i

30、t crashed in the mountains and its pilot was killed. The only passengers, a young woman and her two baby daughters, were unhurt. It was the middle of winter. Snow  lay thick on the ground. The woman knew that the nearest village was miles away. When it grew dark. she turned a suitcase into a be

31、d and put the children inside it, covering them with all the clothes she could find. During the night, it got terribly cold. The woman kept as near as she could to the children and even tried to get into the case herself, but it was too small. Early ,next morning she heard planes passing overhead an

32、d wondered how she could send a signal. Then she had an idea. She stamped out the letters' SOS' in the snow. Fortunately, a pilot saw the signal and sent a message by radio to the nearest town. It was not long before a helicopter arrived on the scene to rescue the survivors of the plane cras

33、h.   Lesson76 April Fools Day 愚人節(jié) 'To end our special news bulletin,' said the voice of the television announcer,' we are taking you to the macaroni fields of Calabria. Macaroni has been grown in this area for over six hundred years. Two of the leading growers, Giusep

34、pe Moldova and Ricardo Brabante, tell me that they have been expecting a splendid crop this year and harvesting has begun earlier than usual. Here you can see two workers who, between them, have just finished cutting three cart-loads of golden brown macaroni stalks. The whole village has been w

35、orking day and night gathering and threshing this year's crop before the September rains. On the right, you can see Mrs Brabante herself. She has been helping her husband for thirty years now. Mrs Brabante is talking to the manager of the local  factory where the crop is processed. This las

36、t scene shows you what will happen at the end of the harvest : the famous Calabrian macaroni-eating competition ! Signor Fratelli, the present champion, has won it every year since 1961. And that ends our special bulletin for today, Thursday, April 1st. We are now returning you to the studio.'&#

37、160;  Lesson77 A successful operation 一例成功的手術 The mummy of an Egyptian woman who died in 800 B.C. has just had an operation. The mummy is that of Shepenmut who was once a singer in the Temple of Thebes. As there were strange marks on the X-ray plates taken of the mummy, doctors have b

38、een trying to find out whether the woman died of a rare disease. The only way to do this was to operate. The operation, which lasted for over four hours, proved to be very difficult because of the hard resin which covered the skin. The doctors removed a section of the mummy and sent it to a laborato

39、ry. They also found something which the X-ray of the god Duamutef. This god which has the head of a cow was normally placed inside a mummy. The doctors have not yet decided how the woman died. They feared that the mummy would fall to pieces when they cut it open, but fortunately this has not ha

40、ppened. The mummy successfully survived the operation.    Lesson78  The last one? 最后一枝嗎？ After reading an article entitled 'Cigarette Smoking and Your Health' I lit a cigarette to calm my nerves. I smoked with concentration and pleasure as I was sure that this would

41、be my last cigarette. For a whole week I did not smoke at all and during this time, my wife suffered terribly. I had all the usual symptoms of someone giving up smoking: a bad temper and an enormous appetite. My friends kept on offering me cigarettes and cigars. They made no effort to hide their amu

42、sement whenever I produced a packet of sweets from my pocket. After seven days of this I went to a party. Everybody around me was smoking and I felt extremely uncomfortable. When my old friend Brian urged me to accept a cigarette, it was more than I could bear. I took one guiltily, lit it and smoked

43、 with satisfaction. My wife was delighted that things had returned to normal once more. Anyway, as Brian pointed out, it is the easiest thing in the world to give up smoking. He himself has done it lots of times!    Lesson79 By air 乘飛機 I used to travel by air a great deal when I

44、was a boy. My parents, used to live in South America and I used to fly there from Europe in the holidays. An airhostess would take charge of me and I never had an unpleasant experience. I am used to travelling by air and only on one occasion have I ever felt frightened. After taking off, we were fly

45、ing low over the city and slowly gaining height, when the plane suddenly turned round and flew back to the airport. While we were waiting to land, an air-hostess told us to keep calm and to get off the plane quietly as soon as it had touched down. Everybody on board was worried and we were curious t

46、o find out what had happened. Later we learnt that there was a very important person on board. The police had been told that a bomb had been planted on the plane. After we had landed, the plane was searched thoroughly. Fortunately, nothing was found and five hours later we were able to take off agai

47、n.   Lesson80  The Crystal Palace 水晶宮 Perhaps the most extraordinary building of the nineteenth century was the Crystal Palace, which was built in Hyde Park for the Great Exhibition of 1851. The Crystal Palace was different from all other buildings in the world, for it was m

48、ade of iron and glass. It was one of the biggest buildings of all time and a lot of people from many countries came to see it. A great many goods were sent to the exhibition from various parts of the world. There was also a great deal of machinery on display. The most wonderful piece of machinery on

49、 show was Nasmyth's steam hammer. Though in those days, travelling was not as easy as it is today, steam boats carried thousands of visitors across the Channel from Europe. On arriving in England, they were taken to the Crystal Palace by train. There were six million visitors in all, and the pro

50、fits from the exhibition were used to build museums and colleges. Later, the Crystal Palace was moved to South London. It remained one of the most famous buildings in the world until it was burnt down in 1936.   Lesson81 Escape 脫逃 When he had killed the guard, the prisoner of war

51、 quickly dragged him into the bushes. Working rapidly in the darkness, he soon changed into the dead man's clothes. Now, dressed in a blue uniform and with a rifle over his shoulder, the prisoner marched boldly up and down in front of the camp. He could hear shouting in the camp itself. Lights w

52、ere blazing and men were running here and there: they had just discovered that a prisoner had escaped. At that moment, a large black car with four officers inside it, stopped at the camp gates. The officers got out and the prisoner stood to attention and saluted as they passed. When they had gone, t

53、he driver of the car came towards him. The man obviously wanted to talk. He was rather elderly with grey hair and clear blue eyes. The prisoner felt sorry for him, but there was nothing else he could do. As the man came near, the prisoner knocked him to the ground with a sharp blow. Then, jumping in

54、to the car, he drove off as quickly as he could.    Lesson82 Monster or fish? 是妖還是魚？ Fishermen and sailors sometimes claim to have seen monsters in the sea. Though people have often laughed at stories told by seamen, it is now known that many of these 'monsters' which hav

55、e at times been sighted are simply strange fish. Occasionally, unusual creatures  are washed to the shore, but they are rarely caught out at sea. Some time ago, however, a peculiar第七節(jié) 物業(yè)管理定位31第五章 建設地點及建設條件32第一節(jié) 建設地點32第二節(jié) 建設條件32第六章 建設規(guī)模及建設內容38第七章 建筑建設方案39第一節(jié) 項目總體規(guī)劃方案39第二節(jié) 單體建筑方案43第三節(jié) 結構方案49第八章 公

56、用工程50第一節(jié) 給排水工程50第二節(jié) 電氣53第三節(jié) 燃氣設計58第四節(jié) 道路、廣場、停車場與綠化58第九章 消防及安全62第十章 環(huán)境保護及節(jié)能65第一節(jié) 環(huán)境保護65第二節(jié) 節(jié)能措施68第十一章 項目組織及勞動定員70第一節(jié) 項目組織70第二節(jié) 勞動定員70 第十二章 項目建設管理及招標投標72第一節(jié) 項目建設管理72第二節(jié) 招標投標72 第十三章 項目實施進度74第十四章 投資估算與資金籌措75第一節(jié) 投資估算75第二節(jié) 資金籌措79第十五章 財務分析與評價80第一章 總 論第一節(jié) 項目基本情況一. 項目名稱三亞鹿回頭新佳高爾夫海景公寓（一期）項目二. 建設單位概況(一) 建設單位(二

57、) 建設單位概況三. 項目擬建地點項目擬建地點位于海南三亞鹿回頭半島，距三亞市中心區(qū)約5公里。場地西南面為鹿回頭嶺，東南傍小東海，西北面為鹿回頭灣，東面毗鄰約80公頃的鹿回頭高爾夫球場（已建成，小東海即與高爾夫球場毗鄰）。四. 項目定位項目定位為品位高尚、設施配套齊全的集居住、旅游休閑度假為一體的高檔公寓，為國內外高端人群提供高品質的居住享受。五. 項目主要建設規(guī)模及內容三亞鹿回頭新佳高爾夫海景公寓項目總用地面積42.01公頃，項目分二期開發(fā)建設。本報告研究的是一期項目。項目用地面積18.17公頃（272.55畝），總建筑面積338761.45m2（其中地面298145.19 m2；地下406

58、16.26m2）。項目擬建設：（1）7幢2228層高層公寓，總建筑面積305869.54m2；（2）會所，建筑面積4080.91m2；（3）幼兒園，建筑面積3232m2；（4）地下汽車庫，建筑面積25579 m2； （5）配套公用工程設施，包括給排水、電氣、空調、道路、廣場、綠化、圍墻等。六. 項目總投資及資金籌措項目建設總投資：125026.40萬元，其中：土地費用17715.75萬元，前期工程費用2840.10萬元，建筑安裝工程費用88978.95萬元，基礎設施費用4717.34萬元，開發(fā)期稅費885.79萬元，工程建設其他費用3977.01萬元，基本預備費5911.46萬元本項目建設總投資125026.40萬元。向國內銀行申請中期借款80000萬元，銀行中長期借款按年利率7.74%計算利息。其余45026.40萬元通過業(yè)主自籌及滾動開發(fā)利用盈余資金及預售款解決。七. 主要技術經濟指標詳見下主要技術經濟指標表。序號名 稱單位數 量1總用地面積m2181685 2總建