城中村改造中的项目融资模式探讨

发布时间：2018-04-03 13:11

本文选题：城中村　切入点：城中村改造　出处：《吉林大学》2013年硕士论文

【摘要】：随着城市的快速发展，城中村作为城市中的一种特殊聚落逐渐引起人们的注意。城中村改造得到了各级政府的高度重视，国内外不少城市启动了城中村改造工作。城中村改造不是简单的拆旧建新，而是在城市统一规划下对存量土地资源的有效整合，其实质是调节政府、村民与房地产开发商三方相互关系，以达到利益均衡的博弈过程，它是城市化向纵深发展或向高级阶段推进的结果,是城市由初期的外延式扩张向中后期内涵式发展转变的必然趋势，其实质属于“内涵式城市化”或“城市的城市化”。城中村改造是一项复杂的系统工程，，涉及的因素较多，尤其是城中村改造的项目融资模式。城中村改造的的项目融资在各个城市的城中村改造中，形成了不同的模式。本次通过对国内当前不同融资模式的分析研究，结合员岗村的城中村改造，提出了村集体主导，分阶段改造，分期融资的模式。具体来讲就是城中村改造分为两个阶段，一个是土地整理阶段；一个是土地拍卖阶段。在土地整理阶段，村集体通过市场竞争引进投资商，负责征地、拆迁、补偿、安置、策划整合土地，该投资商开展相应工作所需要支付的利益从二期土地市场出让的融资中按照相应的比例予以支付。在土地拍卖阶段，村集体对整理出来的土地通过政府进行招拍挂，向市场融资。市场融资所得一部份用于偿还在第一阶段协助开发的投资商投入所得，一部分用于村集体物业的建设。并且在第二阶段的土地出让中，第一阶段参与合作开发的投资商具有优先所得权。即在相同条件下，前期合作的投资商可以优先取得该村出让的土地。这种模式既实现了改造项目自身的经济平衡，保证了城中村村民、集体的相关利益，又通过法定的途径筹到了旧村改造的资金需求；政府同时也在不投入资金的情况下促进了城市旧村的改造；对资金投入方而言，所需土地通过政府出让的方式所得，自身的合法权益也有了法律保证。从而提出一种有效利用社会资金进行城中村改造，使资金投入主体、城市改造方和政府三方共赢的新型项目融资模式。
[Abstract]:With the rapid development of cities, villages in cities as a special settlement gradually attracted people's attention.The reconstruction of urban villages has been highly valued by governments at all levels, and many cities at home and abroad have started the transformation of urban villages.The transformation of villages in the city is not simply to break down the old and build new ones, but to integrate the existing land resources effectively under the unified urban planning. Its essence is to regulate the relationship between the government, the villagers and the real estate developers, so as to achieve the game process of balancing the interests.It is the result of the urbanization to the deep development or to the advanced stage. It is the inevitable trend that the city changes from the initial extension expansion to the middle and late stage of the connotation development. Its essence belongs to the "implicit urbanization" or "the urbanization of the city".The transformation of village in city is a complex system engineering, which involves many factors, especially the project financing mode of village transformation in city.The project financing of urban village transformation forms different models in each city.Through the analysis and study of different financing modes in China and the transformation of the village in the city of Gugang village, this paper puts forward the mode of collective leading, phased transformation and phased financing of the village.Specifically, it is divided into two stages, one is land consolidation stage, the other is land auction stage.At the stage of land consolidation, village collectives introduce investors through market competition and are responsible for land requisition, demolition, compensation, resettlement, and planning and integration of land.The interests to be paid by the investor to carry out the corresponding work shall be paid in proportion to the financing of the second phase land market transfer.In the land auction stage, the village collective collated the land through the government auction hang, to the market financing.Some of the proceeds from market financing are used to repay the investment of investors who assisted in the development in the first stage, and part of the proceeds are used for the construction of village collective properties.In the second stage of land transfer, the investors involved in cooperative development in the first stage have the right of priority.That is, under the same conditions, pre-cooperative investors can first acquire the land sold in the village.This model not only realizes the economic balance of the reconstruction project itself, but also guarantees the relevant interests of the villagers and the collective, and raises the capital demand of the old village reconstruction through the legal channels.At the same time, the government also promotes the transformation of the old urban villages without investing funds; for the capital investors, the required land is acquired through the government transfer, and their legal rights and interests are also guaranteed by law.Thus, a new project financing mode is put forward, which is to make use of social funds effectively to transform villages in cities, and to make the capital invested in the main body, the city reconstruction party and the government.
【学位授予单位】：吉林大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：TU984.114

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