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Heft 33<br />
Dieter Matthew Schlesinger (Hrsg.)<br />
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Heft 33<br />
Dieter Matthew Schlesinger (Hrsg.)<br />
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Materialien und Forschungsberichte aus dem<br />
Lehrstuhl für Wirtschaftsgeographie der Universität München
:58-Berichte<br />
Heft 33<br />
Herausgeber:<br />
Hans-Dieter Haas · Hubert Job · Karl Ruppert<br />
Schriftleiter:<br />
Simon-Martin Neumair<br />
Im Selbstverlag des Lehrstuhls für Wirtschaftsgeographie<br />
der Ludwig-Maximilians-Universität München<br />
Luisenstraße 37<br />
80333 München<br />
ISSN 0948-3845<br />
ISBN 978-3-931349-32-5<br />
2008<br />
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Qualität der Grundschulen Makler<br />
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Mentalität der Bewohner<br />
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Inflation (in %) vgl. UBS AG 2006b: 44<br />
Währung<br />
vgl. UBS AG 2006b: 44<br />
Eurozone / nicht Eurozone<br />
Flexibilität des Arbeitsmarktes<br />
vgl. Börsenzeitung 2007: 44<br />
vgl. Worldbank 2007<br />
vgl. OECD 2004: 71<br />
Grad der Regulierung vgl. IWD 2006b: 2<br />
Transparenz des Immobilienmarktes vgl. JLL 2006c: 3<br />
Politische Stabilität vgl. UBS AG 2006a: 4<br />
vgl. OECD 2006e: 2<br />
Beschäftigung vgl. OECD 2006c: 2<br />
vgl. OECD 2006g: 2<br />
vgl. OECD 2006d: 2<br />
vgl. UBS AG 2006b: 44<br />
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Beschäftigung<br />
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vgl. RREEF 2006a: 1<br />
lokale Marktkenntnis<br />
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lokale Marktkenntnis / Netzwerk<br />
lokale Marktkenntnis / Netzwerk<br />
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vgl. DEGI 2006a: 65, DEGI 2006b: 84<br />
vgl. JLL 2007b: 2<br />
vgl. DEGI 2006a: 42<br />
Nachfrageentwicklung (Flächenbedarf)<br />
Total Returns nach Nutzungsart über 10 Jahre (in%)<br />
vgl. DEGI 2006a: 65, DEGI 2006b: 84<br />
vgl. UBS AG 2006b: 47f.<br />
vgl. UBS AG 2006b: 47f.<br />
vgl. UBS AG 2006b: 47f.<br />
vgl. UBS AG 2006b: 47f.<br />
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25%<br />
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3 0,75<br />
3 0,75<br />
3 0,75<br />
3 0,75<br />
100% � 3,00<br />
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��� � � �� �<br />
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Formelle Beziehungen Gute Beziehungen zu - Beziehungen zu Behörden, 50%<br />
3 1,50<br />
Behörden, Banken<br />
Banken nicht vorhanden<br />
Informelle Beziehungen Lang gewachsende, - Keine Kontakte zu Maklern<br />
vertrauensvolle Beziehungen,<br />
off markets deals<br />
und Projekt-entwicklern<br />
��� � � �<br />
� ��� ��� � � �����<br />
50%<br />
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3 1,50<br />
60% � 3,00<br />
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����� ��� � ����� �<br />
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�������� ����� �� � � �<br />
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Büroflächen<br />
Kundenfrequentierte Dienstleister (Innenstadt) etablierter bzw. aufstrebender Büro-Standort;<br />
Distanz zu CDB / Fußgängerzone < 10 Min.<br />
erweiterte City mit Büroflächen; Distanz zu CBD <<br />
20 Min.<br />
Subzentrum mit Mischnutzung bzw. reiner<br />
Wohnnutzung; Distanz zu CBD > 20 Min.<br />
100% � � 3,00<br />
� Verwaltungsorientierte Dienstleister (Stadtrand) Großflächiger gut erschlossener Büropark nahe oder Büroflächen "auf der Grünen Wiese" ohne ähnliche 0% 0,00<br />
am Rand eines großen Agglomerationsraumes Branchen / DL und ohne Agglomerationsraum<br />
�<br />
�<br />
��� ��� � � �� �<br />
Einzelhandel<br />
Warenhäuser, Filialisten, Ketten (Innenstadt) Fussgängerzone Innenstadt, "erste Reihe" Hauptstraße in zentraler Lage, "zweite Reihe" Nebenstraße Innenstadt bzw. Hauptstraße<br />
Subzentrum<br />
0% 0,00<br />
Fachmarktzentren (Stadtrand) Gut erschlossenes Gewerbegebiet mit vielfältigem Stadtteilzentrum mit Mischnutzung bzw. reiner 0% 0,00<br />
Angebot<br />
Wohnnutzung<br />
0% 3,00<br />
������� �� � � � � � �<br />
� ����� � �� � � � ��<br />
��� �� ���� � � ��� � � ���� ����� � �� �� ���� �� � � �� ��� � �� �� ����������� � �� �� � � � ������� ����� �������� ��� �� �� ���� �� ����� ����� � ���������� ���� �� ��������� ������ �������� ���� � ���� ��� ���� � ������� ����� ���� 25% � � 0,75<br />
��� � ������� � � �� ����� � �� ��� �� ������ � ��� ��� � �� ���� � � �<br />
Büroflächen<br />
Kundenfrequentierte Dienstleister (Innenstadt)<br />
Verwaltungsorientierte Dienstleister (Stadtrand)<br />
25% 0,75<br />
25% 0,75<br />
Einzelhandel<br />
Warenhäuser, Filialisten, Ketten (Innenstadt)<br />
Fachmarktzentren (Stadtrand)<br />
��� ��� �� ��� �� ���� ����� � � ����� � �� �� ����� ���� � � ���������� � �� ��� ����� �<br />
� � ��� ������ � �� ������� � � ��� ��� � �� ����� ��� ���� � ��� � ��� ��� ��� � �� �� ������ � � ���¢¡ £ ���� � ��� � ����� � ����� � �� ¤¦¥¨§ £ ���� � ��� 25% � � 0,25<br />
��� ��� �� ��� �� ���� ����� � � ����� � �� �� ����� ���� � � ���������� � �� ��� ����� �<br />
��� � ������� � � �� ����� � �� ��� �� ������ � ��� ��� � �� ���� � 0% � 0,00<br />
� � ��� ������ � �� ������� � � ��� ��� � �� ����� ��� ���� � ��� � ��� ��� ��� � �� �� ������ � � ���¢¡ £ ���� � ��� � ����� � ����� � �� ¤¦¥¨§ £ ���� � ��� 0% � 0,00<br />
�� ���� ��� �� ��������¤����� � ���������� ���� � ��� �� ��� � � ��� �� �� © ��� ����� �������� � � ����� ��� � � � �������� ��� � ���������<br />
����� � � �� ���� � �� ��� � �������� � ����� � � �<br />
0% 0,00<br />
� � ���� ����� � ����<br />
Büroflächen<br />
����<br />
��� ��� 0% � 2,50 � �� �<br />
Kundenfrequentierte Dienstleister � (Innenstadt) � 33,3% 1,00<br />
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heterogener, (internationaler) Standort;<br />
Branchenvielfalt mit Wachstumspotential kaum Branchenvielfalt, "Monokultur"<br />
Verwaltungsorientierte Dienstleister (Stadtrand)<br />
Einzelhandel<br />
wissensintensive, zukunftsorientierte<br />
Dienstleistungen<br />
Konkurrenzscheue Händler (Innenstadt) keine Wettbewerber vorhanden kaum Wettbewerber vorhanden wenig gleichartige Anbieter 0%<br />
Konkurrenzsuchende Händler (Stadtrand) gesunder Wettbewerb / Synergieeffekte zwischen mittelmäßiger Wettbewerb / gelegentlich<br />
verzerrter Wettbewerb / keine Synergieeffekte 0% 0,00<br />
gleichen Anbietern<br />
Synergieeffekte zwischen gleichen Anbietern zwischen den Anbietern<br />
Büroflächen Nachfrage internationaler bonitätsstarker Konzerne /<br />
staatlicher und städtischer Behörden nach großen<br />
Flächen<br />
Einzelhandel Flagship-Stores großer Filialisten, exklusive<br />
Geschäfte<br />
� � � ������ � ��� ��¦� � � � � �� � � � � �����<br />
� ��� ���� � � � � � � ��������� � �� � qualitativ hoch- und neuwertigeFlächen (< 5 Jahre),<br />
internationaler Standard<br />
����<br />
nationale Nachfrage auch kleinerer Dienstleister ausschließlich regionale Nachfrage nach<br />
Büroflächen<br />
33,3% � � 1,00<br />
Discount-Ketten, Spezialgeschäfte "1 Euro-Läden" 0% � 0,00<br />
durchschnittliche Flächenqualität mittleren Baujahrs mittlere Bauqualität, entspricht (kaum) dem<br />
(15 Jahre)<br />
33,3% � � 1,00<br />
��� ��� 100% � 3,00 � �� �<br />
� � ��� ���� � ������ � � � � �<br />
� � ��� � ���� � ��� �� �� � � �<br />
�� ���������� � ��� � �� ��� ��������� � ��� �� ����� ��� ��� � � � �� �� ���� �� ���� ��¤��� �¤���� � ��� � �� ��� ����� ��� ���� � � ���� �� � ��� ������� �� �� ��� ������¢��� ����� ����������� � ������ ��� � �� ��� �����<br />
� � � � � ������� ���� ������ ��� ���� 33,3% � � 1,00<br />
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��� ���� �¦� �� ������� � ���� � �� ����¦¤� �������� ��� �� ������ ������ ��<br />
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steigend stagnierend rückläufig 33,3% 1,00<br />
��� ���� ��� ������ ������ �� 33,3% � � 0,33<br />
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(Bau-) Rechtliche Bedingungen, z.B. Geschosszahl, tolerant neutral restriktiv 50,0% � � 1,50<br />
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��� ��� 100% � 2,33 � �� �<br />
� � Gebäudeabstände etc.<br />
Zeitrahmen für Genehmigung < 2 Monate < 4 Monate > 4 Monate 50,0% 1,50<br />
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��� 100% � 3,00 � �� �<br />
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Büroflächen<br />
Kundenfrequentierte Dienstleister (Innenstadt)<br />
Verwaltungsorientierte Dienstleister ��� �� � � � � � ��� � ���¨���� � � � � � ��� ��� � � � � ��� � � � �� �¨� � �¢� � �� � � � � ��� ����� � � �� � � � �¢�¨������ � �¢� ����� � � �� � � � �¢�¨� ���� � (Stadtrand)<br />
� � 25% 0,75<br />
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Einzelhandel<br />
Warenhäuser, Filialisten, Ketten (Innenstadt)<br />
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�� � � � � � � � � � � � 25% � � 0,75<br />
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� � � � � � � � � � � � � ��� � � � � � ���� �� �¦�� � � � � � � � � � � � � � � �� ��� � � �¨��� � � � � � �� ��� � �� � � � � � � � � 25%<br />
25%<br />
0,75<br />
0,25<br />
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Fachmarktzentren (Stadtrand) 0,00<br />
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� � � �� � � � � � �¢� � � � � � � � ��� � � � � � � � � ��� � � � � � � � � ��� 0% � 0,00<br />
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� � � � � �� �¦� �� � � � � � � � � �¨� ����� � � �¢� ��� ��� � � � � � � � ���� � � � � � � � � � � �� ��� � � � � � �� ��� � � � ��� � �¢� � � � �¢� � � � � � � �� � � � � � � �� � ��� � � � � � �� � ��� � 0% 0,00<br />
� � � 100% � 2,50 � � � �<br />
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Fußgänger- bzw. Autofrequentierung intensiv lebhaft gering bis keine 25% � � 0,75<br />
Visibilität hoch, unter Umständen Eckgrundstück mittelmäßig gering, z.B. durch Sichbarrieren wie Mauern, Zäune 25% � � 0,75<br />
Außenraumgestaltung Begrünung / Gestaltung gelungen; "Grüne Oasen" mittelmäßige Außenraumgestaltung keine oder störende Außenraumgestaltung 25% � � 0,75<br />
Architektonische Gestaltung angrenzender Gebäude historische / besoders hochwertige moderne<br />
Architektur<br />
allgemein akzeptierter Baustil; gut erhalten nicht besonders ansprechend, unter Umständen<br />
sanierungsbedürftig<br />
25% � � 0,75<br />
� � � 100% � 3,00 � � � �<br />
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� � � � � � � � � � � � � �<br />
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50% � � 1,50<br />
� �<br />
Lärmbelastung keine kaum bis mittlere wahrnehmbare Lärmbelastung störender Straßen-, Flug- oder Bahnlärm;<br />
Immissionen keine mittel<br />
gesundheitsgefährdend<br />
sehr stark, z.B. durch Industrie, Abgase (Feinstaub) 50% 1,50<br />
� � � 100% � 3,00 � � � �<br />
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�¦��� � � � �<br />
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Einkaufsmöglichkeiten ( für den täglichen Bedarf) Supermärkte / Warenhäuser / Discounter in<br />
unmittelbarer Umgebung<br />
�¢� � � � � � � � �<br />
50% � � 1,50<br />
zahlreiche Geschäfte in fußläufiger Entfernung eingeschränkte Einkaufsmöglichkeiten in fußläufiger<br />
Entfernung, wenige (Spezial-) Geschäfte<br />
Restaurants / DL-Betriebe, z.B. Ärzte, Rechtsanwälte, in unmittelbarer Umgebung in fußläufiger Entfernung kaum bis nicht in unmittelbarer Umgebung<br />
Friseure<br />
vorhanden<br />
50% � � 1,50<br />
� � � 100% � 3,00 � � � �<br />
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� � � � ��� � ������� � ������� � � � � �<br />
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0RGXOH Friesenweg Rue Royale Torre Beta<br />
Objekt in<br />
Prüfung<br />
Volkswirtschaftliche Rahmenbedingungen 1,89 1,11 1,22 2,56<br />
Allgemeines Geschäftsumfeld 2,13 0,75 0,50 1,63<br />
Demographie und Beschäftigung 0,50 0,25 0,38 1,88<br />
Total Returns 0,00 2,00 0,00 1,50<br />
Regionalökonomische Rahmenbedingungen 1,00 1,50 1,00 1,50<br />
Demographie und Beschäftigung 2,43 2,29 2,43 2,29<br />
Immobilienmarkt (statisch) 1,70 1,50 1,70 1,50<br />
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Repräsentativität 2,00 3,00 2,50 1,75<br />
Umwelteinflüsse 3,00 3,00 1,00 2,00<br />
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