上海市嘉定区嘉定新城主城区板块市场分析

上海市嘉定区嘉定新城主城区板块市场报告部门：投资咨询部报告人：董佩飞目录一．区域分析····················································································31.区域简介································································································32.区域大环境及规划····················································································43.区域历史发展··························································································64.区域配套································································································75.板块比较·······························································································146.总结·····································································································18二．区域市场分析············································································181.产品分布、产品基本信息及产品周边配套·····················································182.产品供应分析·························································································233.产品去化分析·························································································254.产品价格分析·························································································285.客源分析·······························································································306.区域市场总结·························································································31三．产品分析···················································································311.总规分析·······························································································312.立面分析·······························································································333.户型分析·······························································································344.景观与配套分析······················································································365.建材智能化分析······················································································376.产品总结·······························································································38四．市场报告总结············································································39一．区域分析1.区域简介嘉定新城是上海市城市总体规划确定的近期重点发展的三座新城之一，将建成以现代服务业、世界级体育休闲产业和高科技产业为核心的现代化城市，是上海都市圈西北翼的区域性核心城市。而嘉定新城主城区则位于嘉定新城的中心区域，也是未来整个嘉定新城板块市政规划的重点区域，市政规划800亿元的支出将投入这个区域。嘉定新城主城区位于嘉定区中北部，板块北部区域为配套成熟的老城区，西至沈海高速公路，东至澄浏中路，南至上海绕城高速公路，北至胜竹路。板块南部区域为“十二五”重点建设的新城区域，西至沈海高速公路，东至沪嘉高速公路，北至上海绕城高速公路，南至宝安公路。北部老城区，配套成熟南部区域大部分在建2.区域大环境及规划嘉定新城主城区北部与嘉定北部板块相连，东部与安亭汽车城板块相连，西部与南翔板块相连。嘉定新城主城区处于嘉定新城大区位的核心位置，安亭汽车城板块，南翔板块则组成了嘉定新城主城区的两翼。大环境区位图嘉定新城三大板块比较图新城主城区安亭汽车城南翔规划面积120平方公里40平方公里40平方公里规划人口50-60万15万15万发展定位1.嘉定区的政治，经济，文化中心2.嘉定新城核心区位，嘉定新城核心功能空间载体1.以全国最重要的汽车产业基地之一为目标，进一步发展汽车产业生态链2.上海市区对外的交通枢纽1.发挥距离市区近的优势，发展现代居住，传统古镇风貌和都市工业嘉定新城主城区，是嘉定新城城市核心功能的空间载体，是嘉定区的政治、经济、文化中心。嘉定新城主城区规划人口约50万，规划面积120平方公里(其中城市建设用地约80平方公里，生态文化园区和绕城森林约40平方公里)。规划嘉定新城主城区是集商业商务，文化教育，科研培训、运动休闲、旅游度假、生活居住和都市工业等功能于一体的综合性的现代化城区。其中，需要重点培育的是现代服务业、生活居住和都市工业三大功能。空间布局上，嘉定新城主城区区分为F1体育休闲区、南部城区、生态文化园区、嘉定北部板块嘉定主城区板块南翔板块安亭汽车城板块北部城区(包括嘉定老城)、都市产业区和绕城森林等六个分区。嘉定新城主城区空间布局细化F1休闲体育区F1上海国际赛车场及其周边赛车文化配套，东至漳浦河，西至松鹤路、东环路，南至宝安公路，北至规划中的郊区环线高速公路，总面积约5.3平方公里生态文化园区上海北郊生态湿地（12.6平方公里）东至胜辛路，南至宝安公路，西至嘉松北路，北至沪宜公路；紫气东来景观工程（55.28公顷）东至阿克苏路、南靠天祝路、北至塔秀路、西至温泉路；（60.89公远香湖顷）都市产业区主要集中在马陆镇沪嘉公路的东侧发展，主要以高科技，高效益，产业集聚、环境优异，生态型的现代化工业园区。绕城森林区主要集中在嘉定新城主城区中心区域边缘，总建面40平方公里，是嘉定新城城市环境品质保障之一，也是嘉定新城城市结构的特色所在。是新城持续吸引力的依托。规划绕城森林以生态森林和近郊公园为主，并内可适当设置生态型高档别墅以及低强度、低密度的社会公共设施。南部城区西靠沈海公路，东至沪嘉高速公路，北至上海绕城高速公路，南至宝安公路，目前大量市政配套、商业配套在建，政府投入800亿元，3-5年内可完成，未来是整个嘉定板F1休闲产业区北部城区南部城区生态文化园区绕城森林区都市产业区块的核心区域，所有配套设施均可辐射周边安亭，马陆，南翔，嘉定北部各个居住区北部城区（嘉定老城）配套成熟的老城区，西至沈海高速公路，东至澄浏中路，南至上海绕城高速公路，北至胜竹路结论：整个板块除了北部老区有历史以外，其余生态文化，绿色景观，F1运动均属于新建项目，南部核心区诸多配套属于在建项目，等到真正成熟还需3-5年的时间，所以：1.未来整个北部城区板块对于市区内的客源的吸引力由于其区位和配套的劣势不如整个主城区的核心区域，所以北部房地产市场的客源更多会是以对老板块有着情节感的当地客源为主。2.随着核心区域内的配套逐步的完善，和政府完善的规划和大资金量的投入，房地产市场对新城主城区中心板块的未来普遍被看好。3.区域历史发展公元1218年南宋时期建县的嘉定，是座江南历史文化名城。因此，在建设新城时绝不能割裂悠久的历史文脉，所以，新城的文化也是与嘉定比不可分。嘉定是上海市历史文化名镇，以“教化嘉定”昭名于世。自古文风昌盛，县学、书院、塾、诗社、藏书蔚然成风，不仅明清之际一百八十余名进士金榜题名，且以“三状元、四先生、六君子”成为云蒸霞蔚星光灿烂的文化盛景。“规制崇宏，甲于他乡”，素有“吴中第一”之称的嘉定孔庙，至今仍较完整地保留着庙学合一的规制，是古代教育制度和科举制度的历史见证，新城位于其中感染着科教文化的历史气息。上海文化是中国文化传统里的一个另类，包含各个类别的西洋传统，嘉定新城倡导的文化也属于典型的中国文化传统，富有典型的江南特色，与苏南文化同出一辙，具有浓厚的重视教育的传统。总结：随着郊区城市化进程的加快，嘉定新城文化有逐渐被上海文化同化的趋向，传统的文化价值取向将更多地让位于现代商业文明的价值观。今天，上海依旧是中国无可争议的经济重心，但面临着城市膨胀的巨大压力，房地产市场再一次把目光投向了嘉定，投向了新城。4.区域配套A．交通：轨交：11号线（马路站，嘉定新城站，白银路站，嘉定西站，嘉定北站）一期二期江苏路----嘉定北江苏路----安亭江苏路----罗山路（2012年1月通车）嘉定新城江苏路30分钟嘉定新城静安寺40分钟嘉定新城中山公园35分钟嘉定新城徐家汇40分嘉定新城三林60分结论11号线轨交嘉定新城在40分钟内即可到达普陀，长宁，静安，最多只需换乘一次；未来11号线2期在40分钟即可到达徐家汇，有足够的轨交实力吸引普陀，长宁，静安，徐汇的客源。公路：主干道名称方向车道拥堵状况沪宜公路G204国道嘉定段，连接南翔真南路进嘉定老城区双向6车道畅通沪嘉高速公路嘉定老城往桃浦、大华方向，真南路，祁连山路等入城入口，有桃浦镇南翔镇，马陆镇，嘉定南门四个高速公路匝道双向6-8车道季节性拥堵沈海高速公路连接九亭，虹桥交通枢纽，京沪高速公路，曹安公路，嘉定段上海绕城高速公路双向6-8车道畅通宝安公路宝山杨行到嘉定新城中心区，经过马陆，顾村，杨行连接沈海高速和南北高架双向6车道早晚拥堵上海绕城高速贯穿宝山，嘉定，青浦，松江，金山，奉贤，南汇，浦东新区的上海市郊的大环线高速双向4-6车道畅通沿沪嘉高速公路进中环路，20分钟可到普陀真如，30分钟可到虹桥；沿沪嘉高速公路南北高架，30分钟可到闸北，40分钟可到黄浦卢湾。沪嘉高速公路是市区与嘉定连接最重要的要道。宝安公路也是贯穿上海北区的交通要道，对上海北区与市区静安，黄浦的对接有着很重要的支持作用。沈海高速公路是贯穿上海西区的交通要道，对上海西区与虹桥枢纽，长宁，徐汇的对接有着