深圳市福田区经济数据(深圳市统计局).

Source: Shenzhen Statistical Bulletin

其中,第三产业实现增加值1,423.28亿元,增长14.2%,第三产业比重达87.69%,

其中以金融业、房地产业和批零住餐业发展最快速,成为推动经济发展的主要产

业。福田区政府大力推进CBD及环CBD高端产业带发展,实现增加值1,030亿元,

占地区生产总值比重的63.5%。

总的来看,福田区经济发展势头强劲,第三产业发展前景广阔,结合CBD重点打

造区域的契机,为高端市场的发展提供良好的经济基础和发展机遇。

Teritary industry, especially the Finance, Real Estate, Wholesale and Retail Sales

sector, is the propelling power of Futian economy, accounted for 87.7% of GDP.

reaching RMB 142 billion and increased by 14.2% y-o-y in 2009. Backed by the supports

of SZ government, GDP of Futian CBD area reached RMB 103 billion, accounting for

63.5% of the whole Futian District. This rapid and strong growth lays the foundation

stone of the development of high-end retail market.

年深圳特区内各区三次产业比例

图2 2009年深圳特区内各区三次产业比例

Chart 2 Comparison of Economy Structure

in Shenzhen Districts

Source: Shenzhen Statistical Bulletin

2009年福田区金融业占本区生产总值比重为35.9%,是全区经济中比重最大、

贡献最大的行业。总部经济已成为福田产业升级的“双轮驱动”之一,截至2008年,共

有182家企业总部落户福田区。金融业支撑总部企业发展,福田区共有各类金融机

构总部110家,占全市的57%,包括深圳证券交易所营运中心、招商银行总部大厦、

招商证券大厦、国信证券大厦、太平金融大厦、东亚银行、平安保险总部等。

总部经济以及金融企业落户福田,给福田区带来潜在的高端消费人群,支撑高端

消费市场。

Finance is the most important sector in Futian economy, taking 35.9% of GDP in the

whole Futian district. On the other hand, with the cluster of 182 headquarter offices,

Headquarter Economy become one of the major power driving up Futian’s economy.

Over 110 finance companies have set up their headquarter in Futian, accounting for 57%

of the whole city, including Shenzhen Stock Exchange, China Merchants Bank, China

Merchants Securities, Guosen Securities, Bank of East Asia, Pingan Group etc..

图3 福田区第三产业发展情况福田区第三产业发展情况((2009年

图4 福田区总部经济发展情况福田区总部经济发展情况((2009年

指标

指标 单位数

增加值增加值((亿

营业收入营业收入((亿元亿元

(家

元 地区型总部企业 142 78.0% 474.38 82.8% 1522.12 64.0% 跨国公司总部企业

32 17.6% 75.23 13.1% 685.16 28.8% 中国公司总部企业

8

4.4%

23.56

4.1%

169.86

7.2%

资料来源:福田统计局

Chart 3 Structure of Teritary Industry in Futian (2009

Chart 4 Headquarter office in Futian( 2009

Term

Term

Headquarter Office

Office Value Added (RMB billion RMB billion

Revenue Revenue (RMB billion RMB billion

Headquarter of South China 142 78.0% 47.438 82.8% 152.212 64.0%

Headquarter of

MNC 32 17.6% 7.523 13.1% 68.516 28.8%

Headquarter of Greater China

8 4.4% 2.356 4.1% 16.986 7.2%

Source: Futian Statistical Bulletin

福田区现有世界 500 强企业 104 家，其中金融类企业占 26%，专业服务类企

业占 27%，贸易类企业占 20%。金融、专业服务类员工收入处于中高水平， 具有

较强消费能力，为区内高端零售市场发展提供市场支持。 104 companies of Fortune

500 have set up offices in Futian, among which Finance companies accounted 26%,

Professional and Business Services took 27%, Trading and Logistics took 20%. Salary of

these finance and professional services companies is at a mid-to-high level, comparing

with other industries. With a great lot of headquarters and finance companies, upscale

consumers cluster in Futian District, bringing large demand to high-end retail market. 图

5 福田区甲级写字楼租户租户 • • • • • • • • • 美国塔吉特 ICG COMMERCE 环球资源

美国家得宝 高科美亚 达科 Ramtron 甫瀚 华信惠悦 20% 26% • • • • • • 恒生银行 摩

根士丹利 三菱东京UFJ银行 花旗银行 东亚银行 UBS瑞银 • 默克 27% 1% 7% 14%

5% 0% • • • • • 苹果电脑 穆迪软件 微软 戴尔 思科 银行、保险等金融业 快速消费品

政府机构 药业及制造业 信息技术及电信通讯 专业服务业 贸易及物流 其他 资料来

源：仲量联行 Page 6 of 19

Chart 5 Proportion of Futian Grade A Office Tenants Banking, Finance & Insurance

Consumer Products 20% 26% Government & Institutions Industrial & petrochemical

IT/Telecom 27% 1% 7% 14% 5% 0% Others Professional & Business Services Trading

& Logistics Source: Jones Lang LaSalle 福田区是深圳中央商务区（CBD）所在地，

甲级写字楼聚集，办公人口数量 庞大，尤其集中在中心区内。据统计，本项目 1

公里半径范围内分布了 24 座甲、乙级写字楼，写字楼内工作人口约 8.2 万人。

Futian District is the Central Business District (CBD of Shenzhen, the cluster of Grade A

offices. The number of office staff is large, especially centralizing in CBD. There are 24

Grade A/B office buildings, totally 82,000 office staff in a radius of 1 km around IA Mall.

图 6 中心区办公人口统计（ 中心区办公人口统计（截至 2010 年 6 月） Page 7 of

19

22 14 11 12 10 9 13 17 16 6 24 3 2 1 4 5 8 7 15 路 田 益 中 心 二 路 福 华 一 路 18

19 23 21 20 福 华 路 目 项 本 滨 海 大 道 福 华 三 路 序号 1 2 3 4 5 6 7 8 9 10 11 12

13 14 15 16 17 18 项目名称 荣超国际商会中心 卓越时代广场 信息枢纽大厦 丰立大

厦 嘉里建设广场 免税商务大楼 时代金融中心 中国联通 中心商务大厦 国际商会大

厦 A 座 国际商会大厦 B 座 卓越大厦 新华保险大厦 航天大厦 兴业银行 华融大厦

投资大厦 大中华国际交易广场 级别 甲级 甲级 乙级 乙级 甲级 甲级 甲级 乙级 甲级

乙级 乙级 乙级 乙级 乙级 乙级 乙级 乙级 甲级 办公面积( 办公面积(平方米 平方米

98,455 82,691 19,500 18,845 75,000 62,129 51,571 35,000 33,342 36,000 30,000 43,400

41,000 37,939 30,000 50,000 40,000 110,000 出租率 92% 90% 100% 100% 80% 90%

95% 95% 95% 95% 95% 95% 95% 95% 90% 90% 98% 80% 办公人数估算 6,967 5,725

1,500 1,450 4,615 4,301 3,769 2,558 2,437 2,631 2,192 3,172 2,996 2,772 2,077 3,462

3,015 6,769 Page 8 of 19

19 20 21 22 23 24 金中环 财富大厦 现代商务大厦 深圳广播电影电视集 团 星河

发展中心 港中旅大厦 甲级 甲级 甲级 乙级 甲级 甲级 38,362 65,267 71,915 45,500

42,500 50,000 90% 80% 90% 100% 100% 85% 2,656 4,016 4,979 1,700 3,269 3,269

82,297 办公人数合计 注：按照人均平均办公面积 15 平方米计算 资料来与：仲量联

行 Chart 6 Statistics of Office Staff in CBD (June 2010 22 14 11 12 10 9 13 17 16 6 24 3

2 1 4 5 8 7 15 an ti i Y No .1 . Rd .2 No in gx n o Zh . Rd Fu hu a Fu hu a 19 Rd . 23 Rd .

21 18 e atl Th M jec IAPro 20 l No .3 Av en ue Bi nh ai Fu hu a Rd . No. Project Name

Level Office space (sq m Occupancy Rate Estimated number of office staff 6,967 5,725 1

2 Rongchao International Chamber of Commerce Tower Excellence Times Square Grade

A Grade A 98,455 82,691 92% 90% Page 9 of 19

3 4 5 6 7 8 9 10 Information Core Mansion Feng Li Building Kerry Plaza Duty Free

Business Building Times Financial Centre China Unicom Building Central Business

Building International Chamber of Commerce Building, Tower A International Chamber

of Commerce Building, Tower B Excellence Building New China Life Insurance

Building Aerospace Skyscraper Building Industrial Bank Building Hua Rong Building

Investment Building Greater China Int'l Square Golden Central Tower Fortune Building

Modern Commercial Building Shenzhen Radio, Film and Television Group Galaxy

Professional Services, Industrial & Petrochemical, Trading & Logistics and IT &

Telecommunications, Page 10 of 19

which has gathered a large number of MNCs and headquarters. Staff working in the

Grade A offices, who are highly educated or expatriates from Hong Kong or Macau with

relatively higher income and consumption level, would be one of the core consumer

groups of IA Mall.

根据福田区统计数据,金融业员工工资水平最高,年均13万元,尤其是港澳及外

籍人士,年薪超过100万元,IT 和商务服务业员工年均工资亦在5.5万以上,高于全区

平均水平,显示中心区以中高收入人口为主,消费能力较强,为本项目提供有力的市场

需求支持。

According to the statistics of Futian Statistical Bulletin, employees of financial

industry have achieved the highest income level, with average annual salary of RMB

130,000 yuan per capita. As for the expatriates, the average annual salary would be more

than RMB 1 million yuan percapita. Regarding to the IT and Business Service industry,

the annual salary would be above RMB 55,000 yuan per capita, which is higher than the

average rate in Futian District. It’s shown that the higher income office staff would bring

stronger spending power in Futian CBD, which would definitely provide great market

support for IA Mall.

图7 福田区部分行业从业人员工资情况福田区部分行业从业人员工资情况

((2009年

行业行业 从业人员平均工资从业人员平均工资

(元/人年人年 港澳台和外籍人士平均工资港澳台和外籍人士平均工资

(元/人年人年 全区平均

53,185 326,459 信息传输、计算器服务和软件

业

79,748 183,292 租赁和商务服务业

56,994 278,140 金融业

130,443

1,093,000

资料来源:福田统计局

Chart 7 Employee Salary of some industry in Futian (2009

Industry Average Salary of

employee (yuan/person/year

福田区2009年居民人均可支配收入以及消费性支出均位列深圳市首位,同时,居

民人均消费性支出增长势头强劲,高达18.3%,该区域将逐步成为深圳市重点消费市

场。高收入、高消费人群的集聚诱发高端消费市场的需求,同时也支撑高端消费市

场的发展。

In 2009, Disposable income of residents and Consumption expenditure per capita of

Futian District ranked No. 1 of Shenzhen. Meanwhile, the growth rate of Consumption

expenditure per capita of Futian District kept increasing fast, rising to 18.3% in 2009.

Hence, it’s forecasted that Futian District would be the core consumer market in

Shenzhen. Not only stronger spending power of consumer groups can spur the high-end

retail market demand, but it also can support the development of high-end retail market.

资料来源:各区统计局

Source: Shenzhen Statistical Bulletin

2008年福田区居民人均消费性支出为1997.49元/年。随着食品价格的不断上

升,逐渐向食品消费倾斜,2008年占总消费34%,较去年增长3个百分点。在外饮食消

费金额同步上升,由07年的141元上涨至209元,涨幅近50%;08年较07年上升4个

百分点。衣着类支出为147元,增长25.5%。近年新兴的服饰订制行业渐成时尚,致

使衣着加工服务费增长高达81%,同时,文化娱乐服务消费快速上扬,08年增长率达

62%。

In 2008, Consumption expenditure per capita of Futian District was RMB 1,997.49

yuan. As for the price of food continued growing, the percentage of food expenditure

increased to 34% of total consumption, rising 3 percentage points. This also affected the

Oil and Fat expenditure, which was from RMB 141 yuan in 2007 to RMB 209 yuan in

2008, with nearly 50% growth rate and overall proportion rising 4 percentage points.

Clothing expenditure was RMB 147 yuan, with growth rate of 25.5%. Thanks for the

emerging fashion of custom clothing, the growth rare of custom clothing services fee was

up to 81%. In the meanwhile, Recreation and Entertainment Services expenditure raised

quickly by 62% in 2008.

随着居民对餐饮、服饰、娱乐消费能力和要求不断提高,高档餐饮、高档时尚

服饰及多样化的娱乐逐渐成为新的消费增长点,为本项目中高端定位提供有力的市

场需求支撑。

Backed by the increasing spending power and demand of food, clothing and

entertainment, high-end restaurants, international fashion retail and diversified

entertainment services have become the new growth aspects for the expenditure, which

would be the strong markets supports for the mid-to-high-end positioning of IA Mall.

(2009年

福田区居民消费支出结构(

图9福田区居民消费支出结构

(2007~2008年

图10福田居民消费支出变化情况

福田居民消费支出变化情况(

100

200

300

400

500

600

700

800

1.食品支出

在外餐飲2.衣著3.教育文化娛樂服務

文化娛樂服務

4.家庭設備用品及服務

5.醫療保健

6.交通和通訊

單位:元

2007

2008

28.6%

48.3%

25.5%38.5%

62%

32.3%98.3%

1.6%

25.5%98.3%

2008

Source: Futian Statistical Bulletin

高收入人群的聚集带动了区内高档住宅的快速发展。福田区，尤其在香蜜湖

和中心区，已成为深圳知名的高档住宅区聚集，住宅售价攀升，二手房均价 已超

过 25,000 元/平方米，高于深圳全市均价 2~3 倍。 The cluster of high-income people

stimulated the fast development of high-end residential. Futian District, especially

Xiangmihu and Futian CBD, has become the famous high-end residential area. The price

of residential in Futian District kept increasing. The price of second-hand residential was

over RMB 25,000 yuan per sq m, which was twice or 3 times as the average residential

price of Shenzhen. 图 11 福田中心区住宅售价（ 福田中心区住宅售价（截至 2010 年

9 月） 资料来源：仲量联行 Chart 11 Residential Price of Futian CBD (September

2010 23 22 24 ¥ 25,00025,000-40,000 Xiangmihu District 18 20 19 ¥ 20,000 20,000,000-

22,000 21 25 ¥ 23,00023,000-28,000 69 15 Above ¥ 35,000 26 27 16 ¥ 60,000以上 ,000

以上 17 28 2 3 Above ¥ 35,000 4 1 5 12 13 ¥ 35,000以上 5,000以上 14 Pr Th oj e ec t

￥ 20,000~ 20,000~30 ,000~30,000/sq 30,000/sq m ￥ 25,000~40,000/sq m Above

￥ 35,000/sq m 11 10 9 ¥ 20,000 20,000,000-25,000 8 7 6 N P.S.: Second-hand

Residential Price Source: Jones Lang LaSalle Page 16 of 19

另一方面，福田区会展经济发达。深圳国际会展中心年均展览天数达 200 日，

接待观众超过 2,000 万/人次，是国内展期最密集的会展中心之一。 On the other

hand, exhibition economy was well-developed in Futian District. Exhibition days in the

Shenzhen International Convention & Exhibition Center were up to 200 days per year,

over 200 million visitors annually, which has become one of the most busy Exhibition

Centres in China. 深圳国际会展中心与本项目一路之隔,且项目周边五星级酒店密

集，商旅人 口多，但客流流动性强，非区内零售项目核心消费群，因此该消费群

可作为 本项目的补充客流。 Shenzhen International Convention & Exhibition Centre is

on the other side of Shen’nan Avenue, opposite to IA Mall. With the great development

of exhibition economy, there are lots of 5-star hotels around IA Mall, which have

attracted many business travellers come to the district. But due to the high fluidity of

business-traveller, this group of consumer is only the supplementary of consumer group

for IA Mall, not the core group. 图 12 深圳国际会展中心概括 总建筑面积 开业时间

年均展览场次 年均会议场次 年均展览天数 年均接待观众人数 280,000 平方米 2004

年 75 场 55 场 200 日 2,000 多万 图 13 深圳国际会展中心 2010 年展览场次及展期一

览 月份 1 3 4 5 6 7 8 展览场次 （场） 2 8 8 9 8 6 11 展期（ 展期（天数） 天数） 14

18 17 19 12 11 18 Page 17 of 19

9 10 11 12 合计 资料来源：仲量联行 9 8 7 6 82 20 16 16 21 184 Chart 12

Shenzhen International Convention & Exhibition Center Overview Total GFA Open Year

The Number of Average Annual Exhibition The Number of Average Annual Meeting

Quantity The Number of Average Annual Exhibition Period Average Annual Visitors

280,000 sq m 2004 75 55 200 days 200 million people Chart 13 2010 Exhibition

Overview of Shenzhen International Convention & Exhibition Center Month 1 3 4 5 6 7

8 9 10 11 12 Total Source: Jones Lang LaSalle Quantity of Exhibition 2 8 8 9 8 6 11 9 8

7 6 82 Exhibition Period (Days 14 18 17 19 12 11 18 20 16 16 21 184 频繁的会展和商

务来往带来了大量的高端商旅客群，中心区内高星级酒店的 发展，平均房价超过

1,000 元/晚，为零售市场补充大量高端消费群体，支 撑区内高端零售市场发展。

Frequent exhibitions and business trips have attracted a large amount of business

travellers to Futian CBD , which stimulated the development of high-end hotels in the

CBD. The average room rate of 5-star hotel is up to RMB 1,000 yuan per night. The

business Page 18 of 19

travellers are the important supplementary consumer group to the retail market,

supporting the high-end retail market development. 图 14 福田中心区五星级酒店列表

酒店名称 星河丽斯卡尔顿酒店 马可孛罗好日子酒店 大中华喜来登酒店 福田香格里

拉大酒店 四季酒店 客房数 282 391 342 528 440 平均房价 1,500~4,500 880~2,200

1,000~2,700 1,200~1,600 在建 1 2 3 4 5 资料来源：仲量联行 Chart 14 5-star hotel in

Futian CBD Hotel 1 2 3 4 5 Ritz-Carlton Hotel Marco Polo Hotel Sheraton Hotel

Shangri-La Hotel Four Seasons Hotel Rooms 282 391 342 528 440 Average Pricing

(yuan/night 1,500~4,500 880~2,200 1,000~2,700 1,200~1,600 Under construction Source:

Jones Lang LaSalle Page 19 of 19