戴德梁行地产顾问公司全程策划内容要点

附件
Attachment
Mall物业理咨询服务容划分
Shopping mall and Property Management Consulting Service
Contents Outline

方法 会4方面理团队协作收集市场资讯 策划须开业前咨询服务拟出须工作计划进度报告讲解：

Methodology We will work with the local management team to collect the market information plan the necessary preopening and consulting services in 4 parts and produce necessary work plan progress reports or presentation：

Part 1业态规划Trade mix planning店铺划分Shop lots sizing

11调查市场现状／进行市场分析 Survey marketing condition and conduct market analysis after receiving owner’s researched information and documents Review survey information of market research company and provide additional inputs on information to be collected by research company
12市场优劣势／市场战略分析 Strength & weakness and market strategy analysis
13竞争手分析 Competitors analysis
14 商场定位Mall positioning
15 商场总面积建意Proposed Mall GFA
16 业态规划Trade mix planning
17 租户选配Tenant profiling
18 店铺划分Shop lots sizing



达致高概念需全面研究调查：

1 市场类层资料 住宅密集区办公室酒店职员数量类型旅客暂时寄住访客外访客数量住宅外劳密集区尚未开发零售服务类层

2 竞争数
前市面供应包括提供服务商场零售业建筑特色
租户清空存货
前零售饮食娱乐休闲中心表现
计划拟议中直接非直接竞争扩建新建筑

3 前建筑表现数字
租金服务费租率
物业理服务标准

4 目标场分析
舒适设施包括出口
交通方便
潮流通
周边户
环境问题
停车 (立改进)

5 业行销团队代理 (国际)
招聘员工水
行销陈述员工专门技术质量
行销代理承接项目
利益突
已执行市场研究资料供参考 (果前数资料足超群会建议作补充研究)


目标物业竞争
零售
办公室
支援设备

SWOT 分析 (弱点优点机遇威胁) 加入顾问中国亚洲类似项目方面专门知识判断验
物业(零售办公室设施) 物理属性业规定
价格战略(选择业财务目标)
行销战略 (代理示范单位直销战略联盟)
促销 (媒体杂志社报馆关系广告计划)

增值
硬件 (建筑舒适设施)
软件 (新服务吸引顾客制造容易采竞争优势)

定位租户刮析顾客

建议实行
报馆成项目质量－硬件软件方面－增强项目竞争力发出设计概述提供开发设计意

Part 2面空间设计 设计评审工作容
Plan and Space Design & Design Critique Work Details
1建筑设施顾问：
Building & Facilities Consultant
11建筑结构功设计
Building Structural and Functional Design
111柱距设置建议
Suggestions on the Pillar Distance & Setup
112层高建议
Suggestions on the Level Height
113楼层单元分隔编号
Floor Modular Demarcation and Numbering
114门窗高度宽度建议

Suggestions on the Renovation Material Selection
13广告牌预留位置建议
Suggestions on the Marking out of Ads Post Location
14流车流外部导
Human and Vehicular Traffic External Direction
15物业房设置
Property Room Setup
16员工通道设置
Staff Access Setup
17 员工食堂设置建议否设置设置位置建议
Suggestions on the Setup of Staff Canteen to Setup or not if so suggestions on the location and size
18 员工区设置建议具备功位置建议
Suggestions on the Setup of Staff Area to incorporate what functions suggestions on the location and size
19公区域装饰装修建议便日中维修清洁
Suggestions on the Decoration and Renovation of Common Area such that there is ease of operational maintenance and cleaning when property becomes operational
110卫生间设置建议数量位置建议
Suggestions on the Setup of Washrooms suggestions on the numbers location and size
111商场卸货区仓库设置建议位置交通组织等建议
Suggestions on the on the Setup of LoadingUnloading Area and Warehouse Suggestions on the Location Size and Traffic Coordination
112车库出入口设置建议包括位置项目部车流流交通组织等
Suggestions on the Setup of Garage ingressegress including Location Coordination of Project Internal Human and Vehicular Traffic
113指示牌设置
Setup of Signboards
114垃圾房设置
Setup of Garbage Room
115机房道井设置建议
Suggestions on the Setup of Plant Room & Pipework Access Duct
116紧急疏散通道设置建议
Suggestions on the Setup of Emergency Exits
117实际程中提出问题
Other questions raised during actual process

2工程方面设置建议
Suggestions on the Setup of Other Engineering Aspects
21商场明设置布线建议考虑位置明需度需电量布线方式否利日维修保养等
Suggestions on the Lighting and Cabling Setup taking into consideration of the requirements on illumination electricity method of cabling of each location as to whether there will be ease of maintenance in the days to come
22空调系统建议：综合考虑项目出售力百货店等空调系统设置高层部分预留空调室外机位空调走线考虑
Suggestions on the airconditioning system Overall consideration on the setup of airconditioning system of the flagship shop and the space to be marked out on the higher levels for the outdoor units of the airconditioning system and the cabling considerations
23背景音乐系统设置建议考虑紧急情况广播问题
Suggestions on the setup of background music system with consideration on PA system in times of emergency
24综合布线部分建议包括需增设综合布线机房设置建议
Suggestions on the overall cabling including suggestions on the additional requirements for an integrated cabling plant room
25智化理系统包括监视系统安防报警系统视讲系统网络系统联网收银系统停车场理系统等设置建议
Suggestions on the Setup of Intelligent Management Systems including monitoring system security alarm system AV intercom InternetIntranet Online Payment System Car Park Management System etc
26消防系统设置建议
Suggestions on the Setup of Fire Control System
27煤气报警系统设置建议
Suggestions on the Setup of Gas Alarm System
28空调系统设置建议
Suggestions on the Setup of AirConditioning System
29信号放器设置建议
Suggestions on the Setup of Amplifiers (Signal Amplifiers)
210排水系统设置建议
Suggestions on the Water Supply & Drainage System
211中水系统设置建议
Suggestions on the Setup of
212热力供应系统设置建议
Suggestions on the Setup of Heating System
213电梯货梯扶梯消防电梯设置建议
Suggestions on the Setup of Passenger Lift Cargo Lift Escalator and Fire Lift
214程控交换机系统设置建议
Suggestions on the Setup of Remote Exchange System
215供配电系统建议考虑供电量估算备供电系统供电线路等
Suggestions on the Electrical Supply System consideration for computation of the power rating backup power supply system cabling etc
216应急明系统设置
Setup of the Emergency Lighting System
217视讲系统
AV Intercom System
218电话系统设置建议
Suggestions on the Setup of Telecommunication System
219项目景观设计建议
Suggestions on the Project Landscape Design
220实际程中提出问题
Other questions raised during actual Process
部分建议报告求结合文字说明图纸介绍两部分
The Proposal for the above to incorporate two aspects namely written description and graphical explanation
31面空间设计
Schematic and Spatial Design
311效设置行通道扶梯升降梯等商业设施客流引商业角落
Effective Setup of Commercial Facilities like Corridors Escalators Elevators etc to direct the flow shoppers to every corner of the building
312商场出入口设计周边公交通工具
Entrance & Exit Design to Coordinate with Perimeter Public Transport Traffic
313相邻店面搭配
To tiein with Neighboring Shopfront
32停车场
Car Park
4Landlord's provision to tenanted premises
承租店面业规定
Anchor tenant mini anchor restaurants fast food
旗舰店旗舰店餐厅快餐
standard shop
标准店铺
list down mechanical electrical plumbing and sanitary provisions
列出机电水卫生规定
list down architectural finishes height floor loading of all tenanted premises
列出承租店面建筑终饰高度板承重量

5 Common areas signages external and internal
区指示牌 － 部外部
Major tenant signs on external walls
外墙租户标示牌
Mall signs and logo
商场标志商标
Facilities signs such as toilets car park telephones etc
设备指示牌卫生间停车场电话等等
Car park signages and operational signages
停车场指示牌日常运作指示牌
Work with the designer on brief on signages and graphics needs
设计师合作拟定指示牌图象需设计概
Review work done by designer
审核设计师工作

6Carpark
停车场
Recommend equipment and systems for car park
推荐停车场装置系统
Suggest list of safety mirrors humps protectionguard rails system to prevent
vehicular damages
建议列出防止车辆损坏安全镜路丘防护围杆系统

7 Advertising and Promotional requirements
广告促销需求
Information or service counter
咨询服务台
Stage for performances
表演台
Exhibitions and events area
展览节目区
Advertising boxlighted and non lighted
广告版 － 灯灯
Postal panels
广告招贴版
LEDplasma screens
液晶屏plasma屏
Pushcarts and kiosks
花车售卖亭
Provide brief location of signsadvertising boxes for designer to produce design
提供指示牌广告版设计摘位置予设计师完成设计
Review
审核

8IT infrastructure
IT基础架构
Provide brief for broadband (wired and wireless)
提供宽频 (线线)设计概
Work with designer on current and future needs
前需求设计师合作


结合商业业态交通动线项目设计图纸等体停车场设置提出符合商业规律方案
Incorporating Commercial Presence Traffic Movement Axis & Project Design Plans propose a Setup for Internal car park in accordance with commercial norms


PART 3市场租赁计划
Marketing and Leasing Plans
1市场调查
Market Research
11调查市场现状／进行市场分析
Research on current market conditionsconduct market analysis
12市场优劣势／市场战略分析
Competitiveness AnalysisMarketing Strategy Analysis
13竞争手分析
Competitive Analysis
2细分市场目标
Market Segmentation and Objective
21市场细分
Market Segmentation
22市场目标确立
Establishing Marketing Objectives
3市场战略
Marketing Strategy
31预算
Budget
32产品策略（租金表服务费价格折扣／优惠）
Product Strategy (Lease Schedule Service Charges Disounts)
4招商策划
Marketing & Leasing Planning
提出适合租赁条件确定商铺出租销售价格
Propose suitable leasing conditions establish leasingsale pricing for shop space
5租赁策略
Leasing Strategy
51建立潜租户名单
Establish Name List for Prospective Tenants with landlord’s Leasing team
52确认竞争手物业服务方面优缺点
Identify Competitor’s Strengths & Weaknesses in Property and Service

Part 4开业前运营顾问咨询培训计划
Preopening Operation Consulting and Training Plan

1物业验收交接计划
Property Inspection & Handover Plan
11提供成品保护措施方案

12检查交接资料确保日物业理正常进行
Check Handover information ensure property management in future to be normal

2二次装修理
Management of Second Renovation
Property manager and chief Engineer recruited
21制定二次装修审批验收程序
Establish checking & takeover procedure for 2nd Renovation

22制定二次装修理制度包括装修材料运输垃圾堆放等求
Establish the Management System for 2nd Renovation including the requirements for transporting of renovation materials piling of waste etc
3 物业理员工岗位职责
Property Management Job Descriptions


4理处建立
Establishment of Management Office
41办公室位置选择面积

Location selection and surface area of office

42基办公设备采购
Purchasing of basic office facilities

5财务理收费标准
Financial and Fee Collection Standard
51开业前物业理预算
Preopening Property Management Budget
52第年度营运预算
1st Year Operational Budget

53资预算预测
Capital Budget Forecast
54通预算结合物价局洽商提出物业理收费方案
Propose Property Management Fee Schedule base on budget and work with Product Pricing Authoriity
6外委托工作合签订
Signing of Outsourcing Work Contracts
针需外委保洁保安电梯维修保养参合条款审核保证开发商利益便日物业理
Participate in auditing establishing terms and conditions in outsourcing work contracts for cleaning security elevator maintenance and servicing to ensure developer’s interests and ease of property management in the days to come

7节理
Energy Conservation Management
制定节方案注意符合特点满足日常项目客户需
Establish Energy Conservation Program ensuring it to be sensitive to the local conditions of city satisfying ongoing requirements of clients





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