On the question of real estate development, please come in if you are a professional in this field.

Because you really don't understand, are you talking about the domestic market? Then my answer is as follows:

First, several stages of real estate development

We believe that the real estate market in China has undergone three changes.

The first is the change from speculators' market to users' market. The real estate market before 199 1 basically belongs to the speculators market. Most buyers do not speculate on land or flowers for their own use, thus forming a bubble economy with fixed production quotas. By 1994, the drums stopped and many people were trapped. The success of Country Garden lies in opening up the user market and realizing the leap from speculators' market to users' market. Take the lead in getting out of the dilemma of "all-inclusive". To do real estate with a long-term perspective is naturally to guide planning, design and development with consumer practicality everywhere.

The second is the transformation from physical real estate to conceptual real estate. The so-called real estate is to regard the house as a simple place to live. With the rapid development of social economy and real estate industry itself, people put forward multi-level requirements for real estate, paying more attention to intangible factors behind real estate, such as community environment, cultural atmosphere and personal hobbies. In this way, developers should consider the theme and concept of real estate to meet the needs of different target consumers.

The third is the transformation from narrow real estate to pan-real estate. From around 1998, real estate developed from small-scale community development to large-scale comprehensive development with compound concepts. This kind of pan-real estate is bound to cooperate with other industries. For example, business, tourism, culture and sports, entertainment and leisure, in a broad sense, all places where human activities are carried out are real estate.

These are the remarks of China real estate developer Wang Zhigang!

News /2000-09-27/9832.html

Two, affordable housing refers to the commercial housing with the nature of social security, with the characteristics of economy and applicability. Economy means that the house price is relatively moderate relative to the market price and can adapt to the affordability of low-and middle-income families; Applicability refers to emphasizing the use effect of the house in the house design and building standards, rather than building standards. Affordable housing is an ordinary housing built by the state to solve the housing problem of low-income families. This kind of housing is also called affordable housing because it reduces part of the cost of the project and its cost is slightly lower than that of ordinary commercial housing.

The benchmark price of affordable housing consists of three parts: development cost, tax and profit. Among them, the profit is 3%, the tax is less than 6%, and the development cost including construction and installation costs accounts for 9 1%.

According to the regulations, the excluded expenses shall not be included in the price of affordable housing: including the construction cost of operating facilities in residential quarters; The construction and installation costs of the office buildings and business buildings retained by the development and operation enterprises and the various expenses that should be shared; Various fund-raising, sponsorship, donation and other expenses unrelated to housing development and operation; All kinds of compensation, liquidated damages, late fees and fines; Fees reduced or exempted according to regulations and other fees that should not be included in the price.

3. According to the Interim Provisions on Calculation of Commercial Housing Sales Area and Allocation of Public Building Area, the sales area of commercial housing refers to the sum of the interior or unit building area (i.e. interior building area) purchased by the purchaser and the allocated public building area. Namely:

Sales area of commercial housing = sum of interior construction area+shared public construction area.

1. Calculation method of interior construction area:

① Interior construction area: the house is calculated according to the method specified in Code for Design of Residential Buildings (GBJ96-86); Other buildings should be calculated according to the method specified in the Code for Design of Special Buildings or with reference to the Code for Design of Residential Buildings.

② Interior wall area: the maintenance or load-bearing walls around the interior space of the commercial house, including * * * walls and non * * * walls;

(1)*** Wall includes suite partition wall, projection area of suite partition wall and public building space, and external wall (including gables); * * * Half of the horizontal projection area of the wall is included in the interior wall area.

(2) The horizontal projection area of non-* * walls is all included in the interior wall area.

Two. The shared public construction area of commercial housing mainly includes the following two parts:

(1) Construction area of elevator shaft, stairwell, garbage chute, power distribution room, equipment room, public hall and corridor. Functionally serve the whole building, public facilities and management rooms;

(2) 50% of the horizontal projection area of the partition wall and external wall (including gables) between each unit and the building space.

The following spaces are not included in the public building area:

(1) The basement and carport are rented and sold as independent spaces.

(2) As the basement of civil air defense project.

Calculation formula of public building area:

Public building area = the whole building area-the sum of the building area of each suite-basements, carports and basements of civil air defense projects that have been rented and sold as independent use space.

Allocation coefficient of public building area = sum of public building area/interior building area of each suite.

Apportioned public building area = interior building area of each suite × allocation coefficient of public building area

Therefore, the formula of commercial housing sales area can also be expressed as:

Sales area of commercial housing = interior construction area (1+ allocation coefficient of public construction area)

Four, "five certificates" include: "State-owned land use certificate", which is a legal certificate to prove that land users have paid the land use right transfer fee to the state and obtained a certain state-owned land use right within a certain period of time. "Construction Land Planning Permit" is a legal document that the construction unit confirms that the location and scope of the construction project conform to the urban planning by the competent department of urban planning administration before applying to the land management department for requisition and allocation of land. "Construction Project Planning Permit" is the legal proof that the construction project meets the requirements of urban planning. The "five certificates" also include the construction permit of the construction project and the commercial housing sales (pre-sale) permit.

These two books are residential quality guarantee and residential instruction manual.

5. In order to effectively control the amount of land requisitioned and prevent the interests of the requisitioned units from being infringed, the new Land Management Law has legally strengthened the examination and approval of land requisitioned, and nationalized the examination and approval authority of land requisitioned. The requisition of land shall be examined and approved by the people's government of the State Council and the province. Provisions are as follows:

Examination and approval authority of the State Council: (1) basic farmland, that is, farmland designated as basic farmland protection area and prohibited from occupation according to the overall land use planning and the Regulations on the Protection of Basic Farmland. The occupation of basic farmland shall be approved by the State Council, mainly to strengthen the protection of basic farmland and prohibit the occupation of basic farmland by general projects and the construction of cities, villages and market towns. For some national key construction projects that are really unavoidable and must occupy basic farmland, it is necessary to go through strict examination and approval and redefine basic farmland according to regulations. This is the main measure to strictly manage basic farmland. (two) more than thirty-five hectares of arable land outside the basic farmland. Compared with the original regulations, the approval authority for occupying cultivated land 1 1,000 mu (66.7 hectares) is reduced by half. This does not include the simultaneous requisition of basic farmland. (three) other land more than 70 hectares, including all the land except cultivated land, and the total area of other land under 35 hectares of cultivated land is more than 70 hectares, which must be reported to the State Council for approval. Others are the examination and approval authority of the provincial people's government.

According to the principle of centralized and unified land management determined by the central government, the new land management law has two levels of approval for the conversion of agricultural land into construction land, namely, the State Council and the provincial people's government. However, considering the actual situation in China, the people's government at the prefecture (city) level is authorized to approve the occupation of agricultural land by township enterprises, rural public facilities, public welfare undertakings and farmers' homesteads. The relevant examination and approval authority will be explained separately.

(1) The construction projects approved by the State Council occupy agricultural land, including the construction projects whose feasibility study report is approved by the relevant departments of the State Council and the State Council according to the national capital construction procedures and need to be located separately outside the urban construction area. Including energy, transportation, water conservancy, mining and other projects approved by relevant departments in the State Council and the State Council, as well as land for military projects approved by the Central Military Commission. (two) railways, highways, pipelines and large-scale energy, transportation, water conservancy and other infrastructure approved by the people's governments of provinces, autonomous regions and municipalities directly under the central government need to be located outside the urban construction area. (3) The unified land requisition for urban construction areas includes the cities where the people's governments of municipalities directly under the central government, provinces and autonomous regions are located, other cities with an urban population of 1 10,000 or more, and the urban expansion land of other cities determined by the State Council. It should be noted here that only cities with their own expanded land are reported to the State Council for approval, while the county expansion of counties under the jurisdiction of this city is approved by the provincial government, and the expansion of rural collective construction land in this city is changed from agricultural land to agricultural land. However, the development zones and satellite cities set up in some cities will be treated the same as urban expansion and need to be reported to the State Council for approval.

Approval authority of the provincial people's government: (1) Other cities except the State Council expand and occupy agricultural land. (two) the new construction and expansion of towns and other towns where counties and county-level cities are located occupy agricultural land. (3) The feasibility study or construction project approved by the local or municipal government needs to occupy agricultural land.

Authority approved by the people's government at the provincial level or approved by the cities and autonomous prefectures with districts authorized by the people's government at the provincial level: (1) Building farmers' homesteads, rural enterprises, rural public facilities and public welfare facilities occupy agricultural land within the scope of the construction land of villages and market towns determined by the overall land use planning of villages and market towns. (2) Rural roads, water conservancy and other construction can use agricultural land owned by rural collectives.

Six, real estate development enterprises are divided into one, two, three and four levels of qualification according to enterprise conditions. Qualifications are as follows:

First-class qualification: (1) The registered capital is not less than 50 million yuan; (2) Engaged in real estate development and operation for more than 5 years; (3) In the past three years, the accumulated housing construction area has been more than 300,000 square meters, or the accumulated investment in real estate development equivalent to this has been completed. (4) The qualified rate of construction engineering quality has reached100% for five consecutive years; (5) The building area in the last year is more than 6.5438+0.5 million square meters, or the investment in real estate development is equivalent to it; (6) There shall be no less than 40 managerial personnel with professional titles in construction, structure, finance, real estate and related economy, including no less than 20 managerial personnel with intermediate titles or above and no less than 4 full-time accountants with qualification certificates; (7) The person in charge of engineering technology, finance, statistics and other businesses has the corresponding professional intermediate title or above; (eight) with a sound quality assurance system, the sale of commercial housing has implemented the "residential quality guarantee" and "residential instructions" system; (9) No major engineering quality accident occurred.

(2) Grade II qualification: (1) The registered capital is not less than 20 million yuan; (2) Engaged in real estate development and operation for more than 3 years; (3) In recent three years, the accumulated housing construction area is more than 6,543,800+0.5 million square meters, or the accumulated investment in real estate development is equivalent to this; (4) The qualification rate of construction engineering quality has reached100% for three consecutive years; (5) The housing construction area in the last year is more than 654.38+10,000 square meters, or the real estate development investment equivalent to this; (6) There shall be no less than 20 professional managers with professional titles in the fields of construction, structure, finance, real estate and related economy, including no less than 10 managers with intermediate professional titles and no less than 3 full-time accountants with qualification certificates; (7) The person in charge of engineering technology, finance, statistics and other businesses has the corresponding professional intermediate title or above; (eight) with a sound quality assurance system, the sale of commercial housing has implemented the "residential quality guarantee" and "residential instructions" system; (9) No major engineering quality accident occurred.

(3) Grade III qualification: (1) The registered capital is not less than 8 million yuan; (2) Engaged in real estate development and operation for more than 2 years; (3) The accumulated construction area is more than 50,000 square meters, or the accumulated investment in real estate development is equivalent to this; (4) The qualified rate of construction engineering quality has reached100% for two consecutive years; (5) There shall be no less than 10 professional managers in construction, structure, finance, real estate and related economy with professional titles, including no less than 5 managers with intermediate titles and no less than 2 full-time accountants with qualification certificates; (six) the person in charge of engineering technology, finance and other business has the corresponding professional intermediate title or above, and the person in charge of statistics and other business has the corresponding professional junior title or above; (seven) with a sound quality assurance system, the sale of commercial housing has implemented the "residential quality guarantee" and "residential instructions" system; (8) No major engineering quality accident occurred.

(4) Level 4 qualification: (1) The registered capital is not less than 1 10,000 yuan; (2) Engaged in real estate development and management 1 year or more; (3) The qualified rate of construction project completion quality is100%; (4) Not less than 5 professional managers with professional titles in architecture, structure, finance, real estate and related economy, and not less than 2 full-time accountants with qualification certificates; (5) The person in charge of engineering technology has the corresponding professional intermediate title or above, the person in charge of finance has the corresponding professional junior title or above, and is equipped with professional statisticians; (6) The system of "Residential Quality Guarantee" and "Residential Instruction Manual" has been implemented in the sales of commercial housing; (7) No major engineering quality accident occurred.

Seven, the cost compensation of construction land

Composition of land cost compensation for construction expropriation

According to "People's Republic of China (PRC) * * * and Land Management Law" and other laws and regulations, the cost of land acquisition for construction shall be paid by the following departments.

Components:

(1) Land compensation fee

(2) Young crops compensation fee

(3) Compensation fee for ground attachments

(4) Resettlement subsidy

(5) New vegetable field development and construction fund

(6) Farmland occupation tax

(7) Land management fee

The new vegetable field development and construction fund and farmland occupation tax should be turned over to the state finance.

2. Standards and calculation methods of land compensation fee for national construction expropriation.

(1) Land compensation fee

The compensation for expropriation of cultivated land is 6~ 10 times of the average annual output value of the cultivated land in the three years before expropriation. Compensation for expropriation of other land

The charging standards shall be stipulated by the provinces, autonomous regions and municipalities directly under the Central Government with reference to the compensation standards for requisitioned cultivated land.

(2) Young crops compensation fee

If there are young crops on the requisitioned land, it will not affect the normal progress of the project until the farmers have harvested them; If it cannot be harvested, it should be calculated in the field by the land-using unit according to the crop yield and output value.

Give compensation, and the specific compensation standards shall be stipulated by provinces, autonomous regions and municipalities directly under the central government.

(3) Ground attachments refer to houses, wells, trees, culverts, bridges, highways, water conservancy facilities, trees and other places.

Buildings, structures, appendages, etc. The compensation fee for attachments on the ground should be "what to dismantle and what to make up"; How much demolition, how much compensation, not lower than the original level "principle.

(4) Resettlement subsidy standard

The resettlement subsidy standard for each agricultural population is 4~6 times of the average annual output value of the cultivated land in the first three years, but every

The resettlement subsidy per hectare of expropriated cultivated land shall not exceed 15 times of the average annual output value of the three years before expropriation, and may be appropriately increased in some special circumstances to ensure the maintenance of the original production and living standards of the masses.

Then. However, the sum of land compensation fees and resettlement subsidies shall not exceed 30 times of the average annual output value in the three years before land acquisition. The number of agricultural population to be resettled shall be determined by the land acquisition unit according to the agricultural population and cultivated land before land acquisition.

Calculation of area ratio and land requisition amount.

(5) New Vegetable Development Fund

Requisition of vegetable fields in the suburbs of cities, land units shall pay the new vegetable field development and construction fund in accordance with the relevant provisions of the state.

(6) Farmland occupation tax

Cultivated land occupation tax, according to the per capita amount of cultivated land and the degree of regional economic development, different tax amounts are stipulated;

(1) The per capita arable land in the county is below 1.0 mu (including 1.0 mu), and it is 2.0~ 10.0 yuan per square meter;

(2) the county's per capita arable land 1.0 ~ 2.0 mu (including 2.0 mu), per square meter 1.6 ~ 8.0 yuan;

(3) The per capita arable land in the county is 2.0~3.0 mu (including 3.0 mu), per square meter 1.3~6.5 yuan;

(4) 0.0~5.0 yuan per square meter in areas with per capita cultivated land area of more than 3.0 mu in the county;

⑤ Special economic zones, economic and technological development zones and areas with developed economy and little arable land per capita can apply tax.

Appropriate increase, but the maximum shall not exceed 5% of the above tax.

Units or individuals that are allowed to occupy cultivated land shall pay cultivated land occupation tax within 30 days from the date of approval. If the payment is not made within the time limit, a late payment fee of 0.5% of the tax payable shall be charged on a daily basis from the date of delay.

(7) Land management fee

The collection standard of land management fee is generally 2%~4% of the sum of land compensation fee, young crop fee, ground attachment compensation fee and resettlement subsidy. If it is a land acquisition contract, it should also be included in the four fees.

After using this sum of money, plus the cost of food price difference, non-staple food subsidies, unforeseen expenses, etc., on this basis, 2%~4% is extracted as the land management fee.

3, the national construction land and temporary land cost compensation

(1) National Construction of land acquisition compensation

(2) Compensation for the cost of temporary land for national construction.

Eight, the land user to pay the land use right transfer fee to the state to obtain the land use right. Obtain the right to use the leased land. Because there are three forms of land use right transfer, namely agreement transfer, bidding transfer and auction transfer, the transfer procedures are also different. The maximum period for the assignment of land use rights is:

1, residential land for seventy years;

2, industrial land for fifty years;

3, education, science and technology, culture, health, sports land for fifty years;

4, commercial, tourism and entertainment land for fifty years;

5, comprehensive or other people's land for fifty years. However, the land user can renew the contract, pay the transfer fee and register at the expiration of the use period, and continue to enjoy the land use right.

Nine, first: the project decision-making stage

Second: the preparation stage.

1. Obtain land use rights

2. Land requisition and demolition, bid for and obtain the house demolition permit.

3. Planning and design

4. Set up project registration, apply for bidding, go through bidding procedures and determine the survey.

5. Bid for the construction permit

Step 6 bid

Third: the stage of engineering construction.

1, construction water

Connect the power and communication lines to ensure the construction needs.

2. The construction site should be smooth and meet the construction conditions.

3, the construction channel dredge, meet the construction transportation conditions.

4. Preparation of construction drawings and materials

5. Preparation of construction materials and equipment

6, temporary land use or temporary occupation procedures.

7. Approve the construction permit and commencement procedures.

8. Determine the leveling points and coordinate control points and submit them on site.

9. Organize the blue prints.the design and design disclosure.

10, prepare the project schedule.

1 1, coordination of design, construction and supervision units

Fourth: the project sales stage

1. Apply for a sales license

2. Commercial housing sales and mortgage handling

3. Apply for the completion acceptance and obtain the record certificate of the completion acceptance of the construction project.

4. Bid for Planning and Acceptance of Construction Project

5. Register the ownership and obtain the certificate of commercial housing ownership.

6. Transfer of property

Fifth: delivery stage

X. Feasibility study report of residential real estate development project

As there is no ready-made thing, I have to find an article from the Internet, hoping that everyone can separate what they need from it.

Feasibility Study Report of "Spring in the South of the City"

Chapter I Analysis of Investment Environment. Domestic environment: China real estate has a good prospect for more than 20 years. On February 3rd, 2004, 65438+ Shanghai New International Expo Center, the 6th China Housing Fair kicked off. Compared with previous years, the scale and heat of this year's Housing Fair are unprecedented. * * * A total of 253 representatives from real estate enterprises and related industries attended the exhibition, reflecting that the development enterprises generally expect the real estate market to be better in the future, and unanimously agree with the prediction of the organizer of the Housing Fair that "China real estate will be good in the next 20 years". "China's real estate industry has become an important pillar industry of the national economy. Of the 9.3 percentage points of GDP growth in China in 2003, 1.8 percentage points was directly contributed by the real estate industry. China's real estate industry has directly driven the output of 57 related industries to increase, and no other industry has such a wide range of industry driving force. Since 1998, China's real estate development investment, completed area and sales area have always maintained an average annual growth of about 20%. In 2003, China's housing investment accounted for 5.7% of GDP, surpassing the United States. In the United States, the real estate industry, as one of the three pillar industries of the national economy (automobile, medicine and real estate), has lasted for more than 50 years. In 2020, China's urban population will reach 654.38+0.2 billion, with an average annual growth rate of 4%, and the urban housing stock area will reach 33 billion square meters, a net increase of 654.38+0.98 billion square meters compared with 2004, with an average annual net increase of 654.38+0.24 billion square meters. " Second, Jingzhou real estate market: overall benign development, rapid warming at this stage 1, the guidance of macro policies in Hubei Province. In June 2004, in order to promote the sustained, rapid and healthy development of the real estate industry, according to the Notice of the State Council on Promoting the Sustained and Healthy Development of the Real Estate Market and the reality of our province, the Hubei Provincial Government issued the Opinions of the Provincial Government on Promoting the Sustained and Healthy Development of the Real Estate Industry, which will stimulate the commercial housing market to some extent and ensure the healthy development of the real estate market. 2. The government issued a housing reform policy to cancel welfare housing distribution. Since the Jingzhou municipal government cancelled the welfare housing distribution system at the end of 2000, the number of individual housing has increased dramatically. At the same time, with the continuous improvement of residents' income level and the change of consumers' concept, consumers' demand for commercial housing has also continued to rise, which has greatly stimulated the rapid development of the commercial housing market. 3. Population urbanization has expanded the market consumption demand. Jingzhou is an ancient cultural city with a long history. Since ancient times, it has been a traffic fortress and material distribution center connecting the north and the south. With the gradual improvement of urban infrastructure construction in recent years, many foreigners have been attracted to invest and do business in Jingzhou. In addition, the reform of the household registration system has urbanized the rural population and greatly increased the urban population. All these have added a new main force to Jingzhou's commercial housing consumption market. With the increase of per capita income and the improvement of people's living standards, the market consumption capacity is gradually enhanced. In 2003, the per capita disposable income of urban residents in Jingzhou was 7,093 yuan, an increase of 7.4% over the previous year. The per capita consumption expenditure was 5,400 yuan, an increase of 3.3%; In 2003, the per capita net income of farmers in the city was 2,502 yuan, an increase of 3.9%. (Excerpted from Jingzhou Zongheng's Economic Operation Characteristics, Problems and Countermeasures in 2003) In 2004, the GDP of Jingzhou was about 43 billion yuan, up 8.5% year-on-year, and the per capita disposable income of urban residents was 7,600 yuan, up 7.2% year-on-year. The per capita net income of farmers was 3,002 yuan, an increase of 20.0% over the previous year. The growth rate reached the best level in 9 years, ranking first in the province and second in absolute value. (Excerpted from the 2004 Economic Development Press Release of the Office of the Spokesman of Jingzhou Municipal People's Government) The above data reflect that the investment and consumption of enterprises and individuals still contain huge growth potential. In recent years, in order to improve their living conditions, a considerable number of residents living in bungalows in old buildings will trade in old buildings for new ones and trade in small ones for large ones, and gradually develop from pursuing "home ownership" to "home ownership". The rapid growth of consumption of computers, mobile phones and motorcycles. It has driven the urban consumer goods market to be active, and the increase in automobile and housing consumption shows that a new round of consumption structure upgrading is not far off. 5. Similar property market situation: A number of high-grade concept houses such as Jingzhou Garden, Sunco Sun City, Hanlin Garden, Guandi, Baiyun Green Water and Lijing Jiayuan have been launched one after another, completing the task of explaining this kind of product market. People have widely recognized and accepted high-grade housing, and hope to own such high-grade housing. On this basis, the promotion and sales of this kind of products are gradually mature and deeply rooted in the hearts of the people. Third, the new opportunity of Jingzhou real estate consumption market: the transformation of the old city and bank mortgage 1, the transformation of the old city has caused an increase in demand. In view of the overpopulation in the former Jingzhou urban area, in order to alleviate the municipal pressure, in 2003, the government issued a new plan of "reducing pressure on the old city, and only houses are allowed to be demolished and not built in the city", and began to protect the city walls and historic buildings. At the same time, it ordered the whole city120,000 people to move out of 60,000 people, and the short-term goal was to move out of 30,000 people within three years. This provides a good market environment for the development of real estate outside the city. 2. With the introduction of the bank mortgage policy, a large number of families with weak economic strength have also entered the industry of buyers, increasing market demand. In the bank mortgage policy, these consumers usually only need to pay a down payment equivalent to 20% to 40% of the total house price, so they can move in early and enjoy the right to live in the property. This has greatly increased the number of consumers and effectively stimulated the real estate market. Chapter II Project Overview 1. The second phase project of Xinfeng Community-Chengnan Spring Project (hereinafter referred to as "the project") is located in the center of the university town under construction in Chengnan Economic and Technological Development Zone, Jingzhou City. South Ring Road is a high-standard landscape road and the traffic artery in the south of the city. At present, the south ring road widening project has been successfully completed. Quyuan South Road in the west is the link between the South Ring Road and the city center. Its expansion project has started and is expected to be completed by the end of 2005, which will greatly improve the current situation of bypass into the city center and greatly enhance the geographical advantage of the project. Two. Project scale "Xinfeng Community" has a planned total land area of 6 1 730.85 square meters, a total construction area of 1 000.30 square meters and a total population of 2,639. Among them, the first phase of the project has been developed with a land area of 9666.6 1 m2 and a building area of 22,000 m2. "South Spring" project is the second expected construction project of Xinfeng Community, which was included in Jingzhou real estate development plan in 2004. The land area is 52,064.24 square meters, with a total construction area of 82,000 square meters, including 70,803 square meters for residence, 9,659 square meters for commerce and 0/.538 square meters for public buildings. The total number of sets is 636, and the occupancy population is about 2000. Third, the overall planning and design concept 1, make full use of the geographical advantages and surrounding natural resources of this plot, pay attention to the sustainable development of humanities and environment, and create a living environment that can enjoy both modern urban civilization and ecological nature; 2. Adapt to the needs of intellectuals in the university town and development zone, and create a noble, novel and comfortable living environment that conforms to the lifestyle of 2 1 century; 3. Actively innovate on the basis of continuing the architectural style of the first phase, and use scientific environmental planning methods to create a good model for the development of Jingzhou residential quarters. Four. Overall Planning Conception This project refers to the essence of real estate industry in developed coastal areas such as Zhejiang and Shenzhen, absorbs the advantages of real estate industry in various regions, and invites well-known domestic landscape design units and planning masters to make reasonable planning and careful design for building facades, apartment types, building spacing, leisure clubs, central squares, etc. The supporting design in the community is complete. It is planned to build 5,000 square meters of central green square, about 1 1,000 square meters of fashionable leisure clubs, 400 meters of characteristic commercial streets, large underground parking lots, community health stations, gyms and other entertainment and leisure facilities. 1. The network of the planned structure community is urban trunk roads, community squares, community trunk roads and community roads. The whole residential area is rectangular, with an entrance square on the South Ring Road, secondary entrances on other roads, a square in the center of the residential area, and several residential squares connected in series to form the main traffic network. 2. Single building design The single building in the residential area is in the north-south direction, and the layout is combined with point and surface. Traffic is organized by the main roads in the residential area, and public green spaces are set up. The roads between unit buildings are kept above the specified coefficient, so that each building has more green spaces, sunshine and good ventilation. There is a garage on the ground floor of the building, which is connected with the main roads in this area. A central club is set up in the central square to meet the needs of community management, service and leisure. The secondary entrance is equipped with corresponding management rooms and parking spaces. Residential units in residential areas are apartment houses, which are composed of different units. The layout is comfortable, natural and concentrated, with supporting facilities such as public green space, garage and roof terrace. It has the characteristics of compact structure, reasonable layout, scientific functional division and unobtrusive appearance. The top floors are all equipped with attic gardens with roofs, and the architectural appearance inherits the charm of traditional buildings with white walls and tiles, which makes the community full of regional customs and strong identifiability. 3. Architectural environment and landscape design The overall environmental landscape design shows the environmental characteristics of modern humanistic landscape in general, and combines nature, topography and landforms to create an elegant, quiet and pleasant living environment in the community. It is planned to build a 5,000-square-meter central green square with a sloping design, and the average horizon is about 1 meter higher than the original. Three-dimensional greening will be implemented, and a characteristic low-water scene will be built, supplemented by architectural sketches, to expand the green area and enhance the visual impact. Design three-dimensional participatory gardens, open up sports venues and leisure places, and make the green landscape of the community truly become a leisure paradise for owners. According to the division of groups, different themes of group greening are set up to advocate approachable courtyard life. The landscape design of each group adopts semi-closed structure and three-dimensional theme greening, which makes each group form a leisurely garden with its own characteristics and creates a warm sense of belonging at home. Ensure the diversity and color of vegetation. The vegetation of the whole park should be beautiful in all seasons, orderly in height and variety. In addition, we should also pay attention to the color matching of plants in the park, create a fresh and hot scene, and increase the visibility and aesthetics of the community. The green space in the residential area corresponds to the green space, which makes people live in harmony with nature, decorated with sketches with local characteristics, and gives people a cordial and pleasant life interest. 5. Excellent property management can not only preserve and increase the value of the house itself, but also protect the interests of the owners. The project hired a well-known Wanjia Property Company in Zhejiang Province to provide full property guidance. The company has been engaged in professional property management for many years, serving a number of medium and high-grade real estate projects, and has been well received, with profound qualifications and rich experience. The company will start to intervene before the project is completed, and find and solve problems as soon as possible from the perspective of property management to avoid management and use problems after occupancy. This project implements the concept of "green, safe and environment-friendly residential area", and people and vehicles are separated. A 30-meter-wide main entrance is set up for pedestrians only, and two side doors are also set up at Xinfeng No.2 Road and Quyuan South Road for vehicles to enter and exit. There is a security room at the entrance of the community, and a visual intercom system is installed at the entrance of each building. High-density infrared monitoring system is installed in public places and external walls, and community security guards patrol 24 hours. In case of emergency, they can also get the most timely help through the alarm system. In addition, the property management of this project also provides all-weather residential cleaning; Fertilization, weeding, pruning and pest control in landscaping; Protection of fire control facilities; Maintenance of public parts and ordering of milk, books, newspapers, etc. Think what the owner thinks, be anxious about what the owner is anxious about, and let the owner enjoy a noble and comfortable home life. Chapter III Project Market Analysis and Integrated Marketing I. Project Market Analysis 1. Superior Location Environment The project is located in the south of Jingzhou Economic and Technological Development Zone and the center of the university town under construction. North of the south section corner.