基于一方出地的房地产合作开发模式比较研究与应用

发布时间：2018-06-29 06:45

本文选题：合作开发 + 房地产　；参考：《清华大学》2014年硕士论文

【摘要】：随着我国房地产市场的发展、政策的不断完善和经济环境的改变,传统的开发模式已经受到制约,合作开发逐渐被开发商所认可并开始尝试使用。现实中,普遍存在的是“一方出地、一方出资”的合作需求。论文通过对文献的研究发现,国内及国际对这方面的研究基本上是集中在现有模式的总结和归纳及风险问题研究,针对合作开发模式结合政策、法律、税务、财务、风险几方面进行系统性论述的文章较少,然而,在实际操作中,此类问题却是诸多企业遇到的急需解决的现实问题。论文首先比较分析了合作开发常见九种合作开发模式。根据专家访谈,有七种合作模式需结合政策法律因素进行进一步研究,其他两种合作模式因原理复杂、适用性差、可操作性差等原因不再考虑。论文接着分析了合作开发模式所涉及到的相关政策和法律问题,指出了在当前政策和法律框架下可行的模式是先开发再过户、土地使用权转让、股权合作和参建开发四种模式,在综合考虑政策及法律的情况下应优先选择先开发再过户和土地使用权转让(完成25%总投)模式。然后,论文结合某企业实际项目特点,就财税和风险等具体问题进行了针对性的研究,从而确定该项目合作开发模式的相关要点。例如,财务方面对直接购买土地和合作开发两种模式进行投资测算对比分析,以此来判断哪种模式项目的收益情况更好;在税务方面,对合作双方及合资公司在此过程中的税费成本情况进行综合测算分析,尤其是土地持有方在作价入股前土地增值税的清算方法及清算额度是直接影响合作的关键因素,同时,对于已经完成部分开发的土地,需对整体和部分土地作价入股进行实际操作的可行性分析,以进一步判断合作模式的可行性并对其进行优化;在风险方面,对因合作开发而产生的风险因素进行识别、评估和分析,并总结分析规避、减轻、转移风险的相关措施,判断风险是否在可控范围之内,进而进一步确定风险因素是否会对合作模式的选择和确定造成根本性的影响。最后,论文对合作开发模式选择和设计的要点进行了总结,回顾分析了适用于案例的合作模式的选择过程,并对所选合作模式在案例中的实际应用成果进行了总结分析,提出了可改进和防范的关键问题,同时,在对合作开发模式的理论结合案例的研究基础之上,对合作开发模式选择及设计流程进行归纳总结,并指出合作模式选择和设计过程应遵循的基本原则和主要影响因素,如:双赢原则、公正公平原则,法律、政策、财税、风险等影响因素。
[Abstract]:With the development of the real estate market, the continuous improvement of the policy and the change of the economic environment, the traditional development mode has been restricted. The cooperative development is gradually recognized by the developers and began to try the use. In reality, the common existence is the cooperation demand of "one party out of land and one party capital". The internal and international research on this aspect is mainly focused on the summary and induction of the existing models and the study of the risk problems. There are few articles on the systematic exposition of the cooperative development mode combining with the policy, the law, the tax, the finance and the risk. However, in the actual operation, this kind of problem is the urgent need to be solved by many enterprises. The paper first compares and analyzes nine common cooperative development modes in cooperative development. According to expert interviews, seven kinds of cooperation modes need to be further studied in combination with the policy and legal factors. The other two cooperation modes are not considered because of the complex principles, poor applicability and poor operability. Then the paper analyzes the cooperative development model. The relevant policy and legal issues involved, pointed out that the feasible mode under the current policy and legal framework is to develop and reuse, transfer of land use rights, equity cooperation and participation in the development of four modes. In the case of comprehensive consideration of policy and law, priority should be given to the transfer of the first delivery and the transfer of land use right (25% total investment). Then, according to the actual project characteristics of a certain enterprise, the paper studies the specific issues of financial and tax and risk, and then determines the key points of the cooperative development model of the project. For example, the financial aspects of the direct purchase of land and cooperation and development of the two models of investment calculation and comparison analysis, in order to determine which model item In the tax aspect, the tax cost of the two parties and joint ventures in this process is synthetically calculated and analyzed. In particular, the liquidation method and the amount of the land value added tax are the key factors that directly affect the cooperation. In order to further judge the feasibility of the cooperation model and optimize it, the risk factors of the cooperative development are identified, evaluated and analyzed, and the related measures to avoid, reduce and transfer the risk are summarized and analyzed. Whether risk is within the controllable range and further determine whether the risk factors will have a fundamental impact on the selection and determination of the cooperative model. Finally, the paper summarizes the key points of the selection and design of the cooperative development model, reviews and analyzes the selection process of the cooperative model for the case, and the selected cooperation mode in the case. The actual application results are summarized and analyzed, and the key problems that can be improved and prevented are put forward. At the same time, on the basis of the theoretical combination of the cooperative development model, the selection of cooperative development mode and the design process are summarized, and the basic principles and main principles that should be followed in the selection of cooperative mode and the design process are also pointed out. Influencing factors, such as win-win principle, fair and equitable principle, law, policy, taxation, risk and other factors.
【学位授予单位】：清华大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F299.23

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