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专栏_天涯云水朱小刚第六期贵宾专栏

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发表于 2010-10-13 16:51:00 |显示全部楼层
请问天涯 宁波洲际酒店这个项目现在还有吗?
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发表于 2010-10-13 20:26:00 |显示全部楼层
QUOTE:以下是引用jeaneat2000在2010-10-13 16:51:00的发言:

请问天涯 宁波洲际酒店这个项目现在还有吗?

在东部新城,建设中。。。
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发表于 2010-10-13 20:31:00 |显示全部楼层
很久没有发长篇大论了,今天发一个。慢慢和大家一起解读。

标题:Suburban Resorts in China
作者:HVS Daniel Voellm, Feng Guanlu

A new type of hotel category has emerged in China over the recent past. An increasing number of upmarket, internationally branded hotel supply can be found outside major cities. The suburban getaway is increasingly popular with affluent city dwellers who are looking for an escape from the busy streets they call home. The push by the government to improve highway infrastructure concurrent with increasing car ownership ratios opened a new market first that has gained momentum since 2005/06. The following graph shows the increase in private passenger vehicle ownership since 1990 according to the National Bureau of Statistics of China.

This increase in essentially car ownership is comparable with a trend observed in Germany starting in the 1950s, when droves of families benefitting from the ‘Wirtschaftswunder’ vacationed in northern Italy by means of their Volkswagen. The USA experienced a similar phenomenon earlier on with the emergence of places like Palm Springs, California as a getaway for the rich and famous in the 1930s and 1940s, who were taking advantage of their superior mobility. The increase in mobility in China today also has a meaningful impact on hotel development, including suburban resorts.
Key cities such as Shanghai, Beijing, Shenzhen, Guangzhou, Hangzhou and Tianjin all have a population where a critical mass of highly affluent individuals and successful companies exists, generating demand for suburban resorts. Further opportunities exist in Wuhan, Chengdu, Chongqing and other major cities.
As a result, these areas witness an increasing number of hotels opening. Areas that spearheaded this trend are home to certain demand generators, such as golf courses and government-assigned tourism districts, and often feature upscale residential developments. Good accessibility via (new built) highways is a key catalyst for identifying suitable locations proximate to major urban areas. Natural features such as lakes, rivers, mountains and forests further enhance the appeal of a site.
The number of internationally branded properties in suburban locations and proximate to metropolitan areas has increased over the years as indicated in the following table.

What are the characteristics of demand here? The two most prominent segments are from the MICE (Meetings, Incentives, Conventions and Exhibitions) and Leisure markets. The MICE segment is largely driven by multinational corporations (MNCs) and local and national governments. Incentive groups from domestic companies constitute another source of demand here. Meeting facilities are important and group size can vary from small executive meetings to larger gatherings that require a ballroom and breakout rooms. The average length of stay (ALOS) varies from one to four nights. Important amenities to cater to this segment include a spa, sauna and KTV. As of now, this segment is male dominated. Weddings also fall into this category; while they generate demand for ballroom and meeting facilities accessibility permitting, room night demand is limited.
The Leisure segment is made up of couples, families and small groups of friends who are looking for a weekend getaway. There is some potential for group business; however, packages are most popular, including spa treatments. Leisure facilities such as a pool or artificial beach are attractions that cater to this segment. ALOS is typically two nights or less.
Seasonality of demand generally opposes trends observed in city hotels. October to January and sometimes into the first week of February is generally the high season, especially driven by weekday MICE demand. The summer holiday season and Golden Week are periods of high demand from the Leisure segment. Weekend demand here can be high all year round, weather permitting.
As mentioned, key facilities include a ballroom and meeting rooms. Leisure facilities such as a pool are popular among leisure travellers. Spa treatment rooms are both used by MICE guests and ladies on leisure trips. Men appreciate steam bath and sauna facilities. Mahjong and billiard rooms cater to families. Nightclubs are important for incentive groups and some MICE demand. In terms of food and beverage outlets, a Chinese restaurant with private dining rooms, a western restaurant with buffet and a specialty restaurant are common. In terms of rooms, king-size beds are more popular and, if available, views of the natural scenery can allow for premium pricing. A quality golf course nearby will complement the range of activities offered to both leisure and MICE guests.

Outlook
The trend of internationally branded suburban resorts is expected to continue into the foreseeable future. Increasingly affluent and mobile city dwellers are seeking out destinations and honour premium-priced hotel products. Supply growth is expected to remain moderate while an increasing number of cities will become attractive for development. Performance of suburban resorts is not expected to flourish in the short-term, as MICE demand from MNCs remains lacklustre. A key factor common to all suburban resorts will be an international brand affiliation that stands for good service, high-quality product and has a good reputation nationwide.
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发表于 2010-10-14 09:29:00 |显示全部楼层
QUOTE:以下是引用天涯云水在2010-10-13 20:31:00的发言:

很久没有发长篇大论了,今天发一个。慢慢和大家一起解读。

标题:Suburban Resorts in China
作者:HVS Daniel Voellm, Feng Guanlu

A new type of hotel category has emerged in China over the recent past. An increasing number of upmarket, internationally branded hotel supply can be found outside major cities. The suburban getaway is increasingly popular with affluent city dwellers who are looking for an escape from the busy streets they call home. The push by the government to improve highway infrastructure concurrent with increasing car ownership ratios opened a new market first that has gained momentum since 2005/06. The following graph shows the increase in private passenger vehicle ownership since 1990 according to the National Bureau of Statistics of China..............

Outlook
The trend of internationally branded suburban resorts is expected to continue into the foreseeable future. Increasingly affluent and mobile city dwellers are seeking out destinations and honour premium-priced hotel products. Supply growth is expected to remain moderate while an increasing number of cities will become attractive for development. Performance of suburban resorts is not expected to flourish in the short-term, as MICE demand from MNCs remains lacklustre. A key factor common to all suburban resorts will be an international brand affiliation that stands for good service, high-quality product and has a good reputation nationwide.


这种度假酒店市场潜力有限,对于消费者来说是个ESCAPE FROM THE CITY LIFE的好地方,但对于酒店本身的ROI来说估计10年时间都不一定可以收回,在业主的眼里其实酒店充其量也就是装点门面的高档装饰。

一年中只有半年时间可以有生意,其余半年忙着职场上陈芝麻、烂谷子的事;对职场发展来说,只能算是个“镀金”的地方。想做点东西出来,先天条件制约;员工流失率60%,基本上半年至一年整拨人的换。

其实,做管理职位的拿个资历也就可以撤了~~,多待只会变成真正的SUBURBAN CREATURES,而且多半身处其中的酒店管理者和从业者的个人婚姻或个人生活都不怎么幸福,去做之前真需要问清楚自己:FOR WHAT?


[此贴子已经被作者于2010-10-14 9:33:12编辑过]
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发表于 2010-10-15 02:21:00 |显示全部楼层
东篱兄,分析的真好!
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发表于 2010-10-15 08:16:00 |显示全部楼层
QUOTE:以下是引用billwong在2010-10-11 17:43:00的发言:



《在路上》

那一天
我选择了上路/为不安分的心


为了自尊的生存/为自我的证明/更为了温暖我的人

路上的辛酸已融进我的眼睛/心灵的困境已化作我的坚定

在路上 用我心灵的呼声/
在路上 是用生命的远行。




稍作改动,修改为一首小诗。与诸位分享。


[此贴子已经被作者于2010-10-15 12:14:55编辑过]
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发表于 2010-10-15 18:54:00 |显示全部楼层
QUOTE:以下是引用天涯云水在2010-10-13 20:31:00的发言:


标题:Suburban Resorts in China
作者:HVS Daniel Voellm, Feng Guanlu

A new type of hotel category has emerged in China over the recent past. An increasing number of upmarket, internationally branded hotel supply can be found outside major cities. The suburban getaway is increasingly popular with affluent city dwellers who are looking for an escape from the busy streets they call home. The push by the government to improve highway infrastructure concurrent with increasing car ownership ratios opened a new market first that has gained momentum since 2005/06. The following graph shows the increase in private passenger vehicle ownership since 1990 according to the National Bureau of Statistics of China.

This increase in essentially car ownership is comparable with a trend observed in Germany starting in the 1950s, when droves of families benefitting from the ‘Wirtschaftswunder’ vacationed in northern Italy by means of their Volkswagen. The USA experienced a similar phenomenon earlier on with the emergence of places like Palm Springs, California as a getaway for the rich and famous in the 1930s and 1940s, who were taking advantage of their superior mobility. The increase in mobility in China today also has a meaningful impact on hotel development, including suburban resorts.
Key cities such as Shanghai, Beijing, Shenzhen, Guangzhou, Hangzhou and Tianjin all have a population where a critical mass of highly affluent individuals and successful companies exists, generating demand for suburban resorts. Further opportunities exist in Wuhan, Chengdu, Chongqing and other major cities.
As a result, these areas witness an increasing number of hotels opening. Areas that spearheaded this trend are home to certain demand generators, such as golf courses and government-assigned tourism districts, and often feature upscale residential developments. Good accessibility via (new built) highways is a key catalyst for identifying suitable locations proximate to major urban areas. Natural features such as lakes, rivers, mountains and forests further enhance the appeal of a site.
The number of internationally branded properties in suburban locations and proximate to metropolitan areas has increased over the years as indicated in the following table.

What are the characteristics of demand here? The two most prominent segments are from the MICE (Meetings, Incentives, Conventions and Exhibitions) and Leisure markets. The MICE segment is largely driven by multinational corporations (MNCs) and local and national governments. Incentive groups from domestic companies constitute another source of demand here. Meeting facilities are important and group size can vary from small executive meetings to larger gatherings that require a ballroom and breakout rooms. The average length of stay (ALOS) varies from one to four nights. Important amenities to cater to this segment include a spa, sauna and KTV. As of now, this segment is male dominated. Weddings also fall into this category; while they generate demand for ballroom and meeting facilities accessibility permitting, room night demand is limited.
The Leisure segment is made up of couples, families and small groups of friends who are looking for a weekend getaway. There is some potential for group business; however, packages are most popular, including spa treatments. Leisure facilities such as a pool or artificial beach are attractions that cater to this segment. ALOS is typically two nights or less.
Seasonality of demand generally opposes trends observed in city hotels. October to January and sometimes into the first week of February is generally the high season, especially driven by weekday MICE demand. The summer holiday season and Golden Week are periods of high demand from the Leisure segment. Weekend demand here can be high all year round, weather permitting.
As mentioned, key facilities include a ballroom and meeting rooms. Leisure facilities such as a pool are popular among leisure travellers. Spa treatment rooms are both used by MICE guests and ladies on leisure trips. Men appreciate steam bath and sauna facilities. Mahjong and billiard rooms cater to families. Nightclubs are important for incentive groups and some MICE demand. In terms of food and beverage outlets, a Chinese restaurant with private dining rooms, a western restaurant with buffet and a specialty restaurant are common. In terms of rooms, king-size beds are more popular and, if available, views of the natural scenery can allow for premium pricing. A quality golf course nearby will complement the range of activities offered to both leisure and MICE guests.


1、业主分析:Suburban Resort业主大多年纪偏大,普遍有占山头享清福的想法。市区商业的繁杂另很多成功的老年朋友所不屑开发和疲惫开发。其实即使是只做半年的生意,那何尝不是投资者的“理想”呢。投资者一般是既想安静又想生意好的矛盾心理。在酒店配套的建设过程中,齐全的却不赚钱的配套本身就是业主矛盾心理的写照。在市区里很多人脑袋里绞尽脑汁在提升每平方收益,而在郊外的或者是山头上的度假村,又有哪几个业主在做很细致的可行性分析?只要业主一看到面朝小湖,背靠大山的地,眼前的美景和脑里的蓝图有了个完美的结合,于是就开始了九头牛也拉不回的投资实施了。  
2、商业分析:一般土地都是以极低的成本和代价获得的。要么就是有极长的免租期,出让期,要么就是送地开发房产供其发挥。要么大搞温泉,高尔夫,要么就盖别墅度假村加旅游景点。
3、社会效益:在偏僻的山头或郊区开发一个面积很大的度假村,比市区同等资金开发的规模和影响力更甚。
4、经营建议:在配套硬件一定要舍得上,在宣传上一定要聪明的上,在人力资源上一定要做交叉培训,在销售上,打包和分包销售一定要极为灵活。若实力弱点,就在招商和分租上多引进几个伙伴。
5、财务方面:牢牢抓几个当地银行天天谈授信。这个搞好了,酒店赚不赚钱就显得相对不那么紧要了。


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发表于 2010-10-17 19:25:00 |显示全部楼层
恭喜,祝贺
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发表于 2010-10-17 19:50:00 |显示全部楼层
恭祝大师第6份天地扬帆起航
一定会带来更多的信息和知识
再次感谢天涯大师的无私奉献和耐心指导
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发表于 2010-10-18 09:48:00 |显示全部楼层
以此为生,精于此道!
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