Several problems about CBD

The overall planning of Beijing CBD is: Dongdaqiao Road in the west, Dawang Road in the east, Tonghui River in the south and Chaoyang Road in the north, with a total area of 3.99 square kilometers.

The context of Beijing CBD

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CBD is the abbreviation of English Central Business District, which translates to "business convergence place", also known as central business district or central business district. The modern popular definition is that in a big city, a large number of business, finance, culture, service institutions, business offices, hotels, apartments and other supporting facilities are concentrated, with modern infrastructure such as perfect and convenient transportation and communication and a good environment, which is convenient for large-scale business activities.

The overall planning of Beijing CBD is: Dongdaqiao Road in the west, Dawang Road in the east, Tonghui River in the south and Chaoyang Road in the north, with a total area of 3.99 square kilometers. At present, most of the factories in the CBD area were built in the 195s. In three to five years, most enterprises in the CBD area will move out, with a total exploitable land of about 2.8 million square meters and a potential development area of 1 million square meters. Of the developable area, about 5% are office buildings, about 25% are apartments, and about 25% are hotels, cultural and entertainment facilities. CBD will be market-oriented and built on the principle of flexible development, so as to ensure that CBD will become an international, digital, green and sustainable comprehensive business district integrating office, culture, entertainment, residence and other functions.

in p>28, the first batch of landmark projects in CBD, including the third phase of International Trade and Beijing Fortune Center, will be completed.

recently, in Beijing, CBD has almost become a familiar word, especially in the real estate industry. It seems that it is out of fashion not to talk about CBD. All powerful developers, whether in old Beijing or just from other places, are actively grabbing land near CBD, as if they would not be able to show their strength without doing so. Many real estate companies, such as Redstone, Gemdale, Capital, Dalian, and General Motors, are stationing troops in CBD to wait for the final introduction of CBD scheme. On September 13th, the Beijing CBD scheme was finally unveiled. What rules does the CBD planning plan set for many real estate armies gathered in and around the CBD? How will these real estate armies fight? Based on the statistics of Weiye Consulting Market Research Center and the final planning scheme of CBD, this newspaper analyzes and counts the CBD property market.

■ Preliminary Planning of CBD in Beijing eight years ago

The Beijing Municipal Government first put forward the concept of CBD in the 1993 Beijing Urban Master Plan, which was approved by the State Council. It clearly stated: "Between Jianguomen and Chaoyangmen, and between the East Second Ring Road and the East Third Ring Road, a business center with multiple service functions such as finance, insurance, information, consultation, commerce, culture and business office will be opened. In the same year, Beijing Urban Planning and Design Institute completed the Planning of Beijing Business Center, and made a preliminary plan on the area, development composition, height and plot ratio of the above-mentioned areas.

since the disclosure of Beijing CBD planning, there has been a development boom in this area. Take the office building as an example. After 1992, on the one hand, due to the sharp increase in the demand for office buildings at that time, on the other hand, attracted by the high profits of office buildings, developers have invested in new office projects here, resulting in a serious imbalance between supply and demand in the market. After so many years of development, CBD has become the largest gathering area of high-grade office buildings, commercial centers and apartments in Beijing.

■ Beijing delineated the CBD area three years ago

In order to meet the new development requirements of the CBD area under the conditions of the new economic era, in 1998, the Municipal Planning Bureau readjusted the scope of the CBD, that is, the specific scope of the CBD area proposed at present is: the area between Dongdaqiao Road in the west, Dawang Road in the east, Tonghui River in the south and Chaoyang Road in the north, with 3.99 square kilometers as its core, centering on international trade, Jianguomenwai Street and Chaoyang Road. From August 15th to August 2th, 2, Chaoyang District Government held "Beijing Chaoyang International Business Festival 2", which extended the concept of business center and put forward the idea of building Beijing International Business District, including business center, international business avenue (East Third Ring Road) and six radiation areas (Asian Games Village, Wangjing, Jiuxianqiao, Wenyuhe International Village, Capital Airport and Chaoyang Port).

Stimulated by this favorable factor, there has been another development boom in CBD area since 2, with the emergence of Modern City, World Trade International Apartment, Sunshine 1 and other buildings.

■ Beijing confirms the CBD plan today

This year, a large number of real estate developers have been stationed in the CBD area, such as Capital, Dalian Wanda, Shenzhen Jindi, etc. These real estate companies have signed land agreements with the manufacturers in the CBD, but because the CBD plan has not been finalized, although companies such as Jianwai SOHO, Shenzhen Jindi and Dalian Wanda Group have been clamoring all over the city, they have been in the waiting stage.

On September 13th, 21, the veil covering the CBD of Beijing was finally lifted today: about 3 hectares of land in the northeast corner of the "Golden Cross" is the core area of the CBD, and a number of landmark buildings reflecting the modern city image of New Beijing and Beijing characteristics will rise. The business district has a building scale of 1 million square meters, with about 5% office buildings, 25% apartments and 25% commercial, service, cultural and entertainment facilities. CBD will become an international cultural life community that attracts senior managers at home and abroad to live and relax. The planned land for CBD road system is about 155 hectares, accounting for 39% of the total area of CBD. CBD will focus on the development of banking, insurance, funds, securities, telecommunications, information services and consulting industries, give priority to the approval of foreign investors to set up Sino-foreign joint venture commercial retail enterprises in the business center, and encourage foreign financial and insurance institutions to start relevant financial services in the business center in accordance with state regulations. At the same time, the relevant departments have formulated the Interim Measures for Accelerating the Construction of beijing central business district. According to this method, the central business district will implement the land acquisition and reserve system, and at the same time set up special funds for infrastructure construction in the central business district.

Beijing CBD property market "flowers in the wall and fragrance outside the wall"

Looking at the situation of the property market in the CBD and the surrounding areas, it is not too much to describe the current situation of the CBD property market with flowers in the wall and fragrance outside the wall. The "outside the wall" here refers to the surrounding areas of CBD, including Dongzhimen area, Yansha area, East Fourth Ring Road area and Tongzhou area. Since the beginning of the year, the real estate in CBD has been waiting for the final planning scheme, so it is "much cry and little rain" and nothing has happened; On the contrary, the surrounding areas are stained with the light of CBD, and the development and sales of real estate are booming.

CBD "inside the wall": there are more houses than office buildings

According to the monitoring data of Weiye Consulting Market Research Center, the main property types in CBD area are: apartments for export, domestic houses and office buildings. Among all kinds of properties, export apartments account for the largest proportion, reaching 45%. The domestic residential and export apartments together account for nearly four-fifths of the total CBD property, far exceeding the proportion set in the planning scheme.

At present, the main export apartment projects in this area include: Modern City, Sunshine 1, World Trade International Apartment, Shengshi Jiayuan, Digital 1 (the project is for residential), etc. Most of them are commercial and residential apartments, with a total supply of 2.19 million square meters. From the figures alone, the planned construction area of the CBD core area is 1 million square meters. According to the proportion of apartment construction of 25%, the apartment projects in the core area should be around 2.5 million square meters, and the current construction scale is close to the planning index.

the statistics of Weiye Consulting Market Research Center also show that the existing supply scale of the office market is more than 1.1 million square meters, mainly concentrated in the "Golden Cross" area of CBD, with Guomao and Hanghua Science and Trade Center as the main representatives. Due to the long development cycle of many large-scale projects and the influence of market downturn in recent years, the development of office buildings in CBD area in recent two years is not large. It is estimated that only the Digital 1 Building and Modern City can be occupied by office buildings this year. It is expected that a large number of CBD office buildings will be available at the earliest after the second half of 22, and the competition is not fierce. According to the scale index of Beijing CBD planning, the scale area of office supporting buildings should be 5 million square meters. In this way, there is still huge room for development in the office market.

"Outside the wall": the residential production and sales in the surrounding areas are booming

Due to the location, most of the residential buildings in the p>CBD core area (planning scope) are high-rise apartments with high price and high density, and the customer base is high. On the contrary, in the pan-CBD areas-Dongzhimen, Yansha, Dongsihuan and Tongzhou, because the land price is relatively cheap and the environment is close to nature, a large number of mid-range projects with good quality, good environment and relatively low price have emerged.

For example, Wanguocheng, Heping New Town and oriental ginza in Dongzhimen area, Phoenix and Liangma Famous Residence in Yansha area, Fengjing, Boya Garden and Chaoyang Infinite in Dong Run along the East Fourth Ring Road, and large and small buildings in Tongzhou area. At present, the total supply of these properties is 1.63 million square meters, and the number of new projects has also maintained an upward trend.

■ The competition in Beijing CBD property market will be fierce tomorrow

On September 13th, the master plan of CBD was unveiled. Overnight, the long-standing army inside and outside the CBD wall began to act. On September 17th, Beijing Fortune Center broke ground.

CBD's "property market within the wall" competition should be upgraded

Although no fewer than eight new projects were announced to be stationed in the CBD before the CBD plan was made public, on the day when the CBD plan was announced, Li Shixiang, director of the CBD office, declared that in the future CBD construction, the planning plan would be further deepened and a land reserve center would be set up to clean up and rectify the existing projects in the CBD, but it is certain that there will be six first-batch landmark construction projects in the "Golden Cross" core area. The six landmark construction projects listed as the first batch are: International Trade Phase III, Beijing Fortune Center, Yintai World Trade Center, CCTV Tower, Metro International and Jianwai SOHO. In addition to these six projects, Beijing Jindi International Garden, a comprehensive community developed by General Motors on the edge of Jianwai SOHO, Dalian Wanda Project on the west side of Sunshine 1, the South Zone of Wantong Ideal World in Kai Guanchang, and the first project in the northeast corner of Beijing-Guangzhou Center will also take action in the near future.

it is not difficult to see that most of these new projects are apartments, commercial and residential buildings, supplemented by offices and businesses, and the total potential supply exceeds 5 million square meters. These large-scale new discs are currently inviting famous design companies at home and abroad to design early. But supply must be based on demand. What is the demand of Beijing CBD?

let's look at the business needs first. It is said that there are two main reasons for Beijing to build a CBD: first, to meet the needs of a large number of foreign companies entering Beijing after China's entry into WTO and to provide a platform for Beijing to develop the tertiary industry; Second, building CBD will help to enhance Beijing's image at home and abroad. WTO should be a long-term positive factor for CBD, but isn't it true that a large number of foreign enterprises will flock to CBD immediately after China's entry into WTO? At present, 156 of the world's top 5 companies have settled in Beijing, of which 98 are in the international trade circle. There are many 156, but it was accumulated after more than 2 years of reform and opening up. In fact, most of the large foreign companies that want to enter Beijing have already come in, and the demand for office buildings and apartments by enterprises entering Beijing is not linear, which is largely affected by the international economic boom. In its World Economic Outlook for the first half of 21, the International Monetary Fund has lowered the growth rate of the world economy from 4.2% to 3.2% this year, and expressed its worries about the widespread recession. There are indications that the depression of the world economy is likely to disillusion our expectations of a large number of foreign enterprises entering Beijing after China's entry into WTO. On the other hand, the domestic demand for CBD office buildings will not increase significantly. Last year, the supply of office buildings in Beijing was 827,6 square meters, an increase of 139, square meters over 1999. This year, the supply is expected to reach 1 million square meters.

Yintai Center, Fortune Center and Jindi International Building have been established in p>CBD area, and a large number of projects are undergoing preliminary demonstration or planning modification, such as the third phase of International Trade and Xincheng International. There are also more commercial and residential apartments called houses in the form of commercial and residential buildings, which are actually office buildings, such as Jianwai SOHO and other projects. According to statistics, about 2.7 million square meters of commercial facilities have been built in CBD, of which about half are Grade A office buildings, and 1/4 are apartments, hotels and commercial services. What is the supply of office buildings in the CBD projects to be built at present? In this regard, Ke Huanzhang, general consultant of CBD office, said frankly: There is no data available on the supply of existing and to-be-built office buildings in this region. Developers are measuring the demand for CBD office buildings, but they are not sure. The relevant departments did not make predictions when drafting the CBD planning scheme.

let's look at the demand of housing. First of all, the demand for office buildings will affect the demand for residential buildings. If office buildings can't attract people to work in Beijing CBD, there will be no construction and sales of residential buildings. Secondly, from the current situation, in the second half of this year, only at least 1.8 million square meters of apartments in the CBD core area will be listed at the same time. According to the calculation of 15 square meters/set, there are about 1, sets of high-grade commercial apartments competing for the same purchasing group, and the fierce competition can be imagined. Thirdly, judging from the situation of the staff in the CBD, the staff in the CBD are mainly foreigners, young white-collar workers whose lifestyles are influenced by the West and pay attention to nature and return. To some extent, they prefer to buy a room with a "view" in the "vestibule backyard" of the CBD, which is close to nature, with a slightly broader vision and relatively cheap housing prices, rather than an apartment with a "view" in the downtown area.

it seems that, whether it is the projects of Jianwai SOHO, Jindi International Garden, which have been designed by foreign design masters, or Dalian Wanda and Capital Capital, which have not seen any movement, the war with relatively high specifications within the CBD wall is about to begin.

"Outside the Wall" four areas strive to be the backyard of CBD

Dongzhimen area: Dongzhimen large-scale comprehensive transportation hub covering an area of 14.3 hectares has been started, and surrounding real estate projects have also been launched. In addition to the world-famous city, oriental ginza, a C-shaped landmark building in the southeast corner of Dongzhimen Bridge, has broken ground. To the north, in the area of Happiness Village, a large community of nearly 7, square meters of Tianhong Group Baoxuan Company is also doing international bidding for design schemes. At present, four schemes from Singapore, Japan, Italy and Germany have been selected, and experts are being asked to make a final decision. Further north, a large-scale peace new city also