来福士项目风险管理研究

发布时间：2018-01-01 09:26

本文关键词：来福士项目风险管理研究　出处：《西南财经大学》2014年硕士论文　论文类型：学位论文

【摘要】：房地产是一种特殊的商品,具有不同于普通商品的许多特性。在中国当前的经济发展形势下,它非常突出的一个特性是具有消费与投资的双重属性,不仅是满足社会生产和居民生活所需的消费品,也被人们视为具有保值和升值预期的投资品。房地产开发经营则具有资金投入量大、开发周期长、涉及面广、经营活动复杂、受地域及国家政策调控影响较大等特点,且开发经营的整个过程存在较大的不确定性,风险因素多且形式多样,因而房地产开发经营是一项高投入、高收益、高风险的活动。房地产开发经营的高风险性,在很大程度上来源于房地产项目开发活动中存在的不确定性。房地产开发是在国家和地方政策法规、区域发展规划、消费者购买水平、企业融资能力和管理水平等约束条件下开展的经营活动,涉及面广、运作环节多、社会关系复杂、市场竞争激烈,上述任何一项因素的变化,都会引发房地产市场供求状况的变化,如果市场供求失衡引起成本增加、资金紧张、销售不畅等,都会给房地产项目带来风险,直接影响房地产项目的收益和成败。房地产行业又是政策性很强的产业,这是因为房地产业直接关系到国计民生,并与国民经济中的许多产业存在密切的关系。国家为促进房地产业的持续健康发展,通过政策法律等措施对房地产市场进行调控,对房地产开发经营主体及其活动进行监管,每一次房地产调控都对房地产开发经营产生了重要的影响。从目前的形势来看,风险管控能力是国际一流企业必须具备的核心竞争力之一。如何识别和控制风险成为企业生存与发展的重要一环,在要采取切实有效的风险应对措施,提高抵御项目开发风险的能力,才能在变化万千、竞争激烈的市场中抓住机遇并降低不确定因素发生的可能性,并尽可能的减少企业的损失,从而使得企业的竞争实力得以增强,得以获得健康成长。本文以房地产开发流程中可能面临的风险为切入点,重点梳理了房地产开发项目在投资决策阶段、土地获取阶段、工程建设阶段中可能面临的风险。以凯德置地(中国)投资有限公司在成都开发的来福士地产项目为研究对象,探讨了风险管理在房地产开发中的实现过程,并提出了相应的风险应对措施。在来福士地产项目的开发过程中,以集团化管理作为强大的背景,较为全面的运用了明晰风险管理职能职责、编制风险清单建立风险信息库,建立风险对照检查表、流程梳理寻找关键控制点、准备风险应对方案和危机处理预案等各项风险管理基本措施。与此同时,在来福士开发的三个阶段(投资决策阶段、工程建设阶段、租售阶段),根据风险管理理论,使用了适合于各个阶段的所独有的风险管理措施,如建立规范的决策程序,组织各专业人士对项目进行评审、聘请专家咨询机构进行风险识别和分析,通过以保险转嫁风险、以完善的合同设计规避风险等风险管理方法在房地产开发各个阶段应用,尽可能完整的展现风险管理在一个具体房地产项目的运用。同时,也就该风险管理在运用过程中存在的缺憾之处进行了反思和总结,并就风险管理如何能够更好的为房地产项目管理服务提供了建议性的意见和措施。
[Abstract]:Real estate is a special commodity, has many characteristics different from ordinary commodities. In Chinese economic development current situation, a very prominent characteristic of it is the dual attributes of consumption and investment, is not only to meet the needs of social production and living consumer goods, has also been regarded as a value and the expected appreciation of the investment. The real estate development business has a large amount of capital investment, long development cycle, involving a wide range of business activities, the complex characteristics of the affected region, and national policy are large, and the development of the whole process of business in greater uncertainty, risk factors and forms, and real estate business development is a high input, high return, high risk activity.
The high risk of the real estate development business, the source to a great extent on the real estate project development activities. The uncertainty in the real estate development in the national and local policies and regulations, regional development planning, consumer level, enterprise financing ability and management level constraint conditions involving a wide range of business activities, operation, more complex social relations, market competition, changes in any of the above factors, will lead to changes in supply and demand of the real estate market, if the market supply and demand imbalance caused by increased costs, shortage of funds, poor sales, will bring the risk to real estate projects, directly affect the real estate project benefit and success. The real estate industry is a strong policy of the industry, this is because the real estate industry is directly related to the existence of close relationship beneficial to the people's livelihood, many industry and national economy in the country. To promote the sustained and healthy development of the real estate industry, we must regulate the real estate market through policies and laws, supervise the main body and activities of real estate development, and every real estate regulation has a significant impact on the real estate development and operation.
From the current situation, risk control ability is one of the core competitiveness of the international first-class enterprise must have. How to identify and control risks has become the survival and development of enterprises is an important part, and take effective measures in risk, improve the ability to resist the risk of project development, in order to change, the fierce competition in the market to seize the opportunity and possibility to reduce uncertainty factors, and as far as possible to reduce the loss of the enterprise, so that the competitiveness of enterprises is enhanced, to get healthy growth.
In this paper, the risk in the real estate development process may face as the starting point, focus on real estate development projects in the investment decision-making stage, land acquisition phase, the possible risks in the construction stage. By CapitaLand (China) Investment Co. Ltd. in the development of Chengdu Raffles estate project as the research object, discusses the implementation process in the real estate development risk management, and put forward the corresponding risk measures. In the development process of Raffles real estate projects, as a strong background in group management, comprehensive use of clear responsibilities risk management functions, the risk list established risk information database, establish risk control checklist for the carding process the key control points for risk response plan and contingency plans and other basic risk management measures. At the same time, in the three stages of development (laifushi The investment decision stage, construction stage, sales stage), according to the theory of risk management, the use of suitable for the various stages of the unique risk management measures, such as the establishment of a standardized decision-making process, organize the professionals to review the project, hire an expert advisory body of risk identification and analysis, through to the insurance risk transfer, to contract design perfect risk aversion risk management methods at various stages of real estate development, as far as possible to show the full risk management in the use of a specific real estate project. At the same time, it sums up the defects should also exist in the risk management in the process of using, and how to better risk management for the real estate project management services and provide advice and measures and suggestions.

【学位授予单位】：西南财经大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F272.3;F299.233.4

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