本文選題：城市綜合體 + 商業(yè)業(yè)態(tài)��； 參考：《華南理工大學(xué)》2014年碩士論文

【摘要】：城市綜合體項目的綜合效益是衡量該項目開發(fā)是否成功的關(guān)鍵標(biāo)準(zhǔn)。在項目開發(fā)環(huán)境和開發(fā)條件既定的前提下，項目本身的商業(yè)業(yè)態(tài)就成為影響項目最為重要的因素之一，也是影響開發(fā)商項目決策的關(guān)鍵指標(biāo)。目前，我國房地產(chǎn)開發(fā)過程中對于商業(yè)業(yè)態(tài)的確定尚沒有系統(tǒng)性和標(biāo)準(zhǔn)性的準(zhǔn)則，導(dǎo)致工程開發(fā)項目受到主觀因素影響過多，常因為決策主體的意志而改變。因此，本文提出了商業(yè)業(yè)態(tài)對城市綜合體項目綜合效益的研究，通過建立完整的評價體系，為大型城市綜合體項目的商業(yè)業(yè)態(tài)選擇提供科學(xué)、合理的決策支持。 本文對房地產(chǎn)評價相關(guān)理論與評價方法進(jìn)行了評述，深入研究了房地產(chǎn)投資特點、投資組合及其常用的評價方法，以及城市綜合體項目綜合效益的一般內(nèi)容，并對相關(guān)利益主體的特點和需求進(jìn)行分析，為本文評價方法的提出提供了堅實的理論基礎(chǔ)。文章結(jié)合模糊綜合評價法和層次分析法的各自優(yōu)勢，選用模糊層次分析法，全面系統(tǒng)地構(gòu)建了具有可操作性的2層評價體系。針對大型城市綜合體項目的特點，通過對項目總投資、項目周期、銷售收入與稅金、項目的投資計劃、項目財務(wù)評價、項目敏感性、促進(jìn)城市發(fā)展、帶動城市區(qū)域和相關(guān)行業(yè)的發(fā)展、促進(jìn)社會安定與安全、推動社會精神文明發(fā)展、環(huán)境保護(hù)、節(jié)約集約等主要影響因素的代表指標(biāo)分析，最終確定了經(jīng)濟(jì)效益、社會效益、環(huán)境效益3個方面影響因子中的17個評價指標(biāo)，包括：經(jīng)濟(jì)效益方面的總投資收益率、財務(wù)內(nèi)部收益率、投資回收期、項目融資能力、項目的資源利用情況、風(fēng)險規(guī)避6個指標(biāo)；社會方面的增加就業(yè)機會、提高城市化水平、促進(jìn)國民經(jīng)濟(jì)增長、產(chǎn)業(yè)升級程度、對社會文化的適應(yīng)性、服務(wù)配套完善度、項目的可改造性7個指標(biāo)；以及環(huán)境方面的綠色材料及節(jié)能設(shè)施使用率、污染排放量/控制處理、城市景觀、城市交通4個指標(biāo)。在考慮項目收益以及項目對城市作用與影響的前提下，根據(jù)各類指標(biāo)的研究報告和相關(guān)規(guī)范，對17個指標(biāo)的評價數(shù)據(jù)范圍劃分為優(yōu)、良、中、合格、不合格5類等級，，通過二級判斷矩陣和一致性檢驗綜合確定了17個指標(biāo)的權(quán)重分配，最后對各項指標(biāo)得分的權(quán)加計算最終獲得綜合效益的得分，從而構(gòu)建了完整的商業(yè)業(yè)態(tài)綜合效益評價體系。 文章以QS國際中心項目為例，利用該評價體系對QS國際中心項目商業(yè)業(yè)態(tài)選擇的綜合效益進(jìn)行了評價，對常規(guī)和投資性兩個商業(yè)業(yè)態(tài)方案進(jìn)行比選，選取10位經(jīng)驗豐富的專家對經(jīng)濟(jì)、社會、環(huán)境3大類17個評價指標(biāo)進(jìn)行打分，并根據(jù)綜合評價得分的結(jié)果擇優(yōu)選取高分方案。根據(jù)方案評析，該評價方法的判斷符合工程項目要求、具有較強的可行性，能為開發(fā)商在商業(yè)業(yè)態(tài)選擇時提供全面、客觀、科學(xué)、有效地決策支持。最后，文章對研究的主要結(jié)論進(jìn)行了總結(jié)，并對未來可能的研究方向提出了展望。
[Abstract]:The comprehensive benefit of the urban complex project is the key criterion to measure the success of the project. Under the premise of the project development environment and development conditions, the commercial status of the project itself becomes one of the most important factors affecting the project, and it is also the key index to influence the decision of the developer project. At present, in the process of real estate development in our country, there is no systematic and standard criterion for the determination of commercial form, which results in the project being influenced by subjective factors too much, which is often changed by the will of the decision makers. Therefore, this paper puts forward the research on the comprehensive benefit of the commercial form to the urban complex project. By establishing a complete evaluation system, it can provide scientific and reasonable decision support for the choice of the commercial form of the large-scale urban complex project. In this paper, the related theories and methods of real estate evaluation are reviewed, and the characteristics of real estate investment, the investment portfolio and its commonly used evaluation methods, as well as the general contents of the comprehensive benefits of urban complex projects are studied in depth. The characteristics and requirements of the relevant stakeholders are analyzed, which provides a solid theoretical basis for this evaluation method. Combined with the respective advantages of the fuzzy comprehensive evaluation method and the analytic hierarchy process, a two-layer evaluation system with maneuverability is constructed by using the fuzzy analytic hierarchy process (FAHP). According to the characteristics of large-scale urban complex projects, through the total investment of the project, project cycle, sales income and tax, project investment plan, project financial evaluation, project sensitivity, promote urban development, To promote the development of urban areas and related industries, to promote social stability and safety, to promote the development of social spiritual civilization, to protect the environment, to economize on intensive factors, and to analyze the representative indicators, and finally to determine the economic and social benefits. There are 17 evaluation indexes in three factors of environmental benefit, including: total return rate of investment, internal financial rate of return, investment payback period, project financing ability, resource utilization of the project, etc. Six indexes of risk aversion, 7 indexes of increasing employment opportunities, improving urbanization level, promoting national economic growth, upgrading degree of industry, adaptability to social culture, perfect degree of service supporting, remolding of project; And environmental aspects of green materials and energy conservation facilities utilization rate, pollution emissions / control treatment, urban landscape, urban traffic four indicators. On the premise of considering the benefit of the project as well as the effect and influence of the project on the city, according to the research report of all kinds of indicators and related norms, the evaluation data range of 17 indexes is classified as excellent, good, medium, qualified and unqualified. The weight distribution of 17 indexes is determined synthetically through the two-level judgment matrix and consistency test. Finally, the comprehensive benefit score is obtained by calculating the weight addition of each index score, and a complete comprehensive benefit evaluation system is constructed. Taking the QS international center project as an example, this paper uses the evaluation system to evaluate the comprehensive benefit of the selection of the commercial form of the QS international center project. Ten experienced experts were selected to score 17 evaluation indexes of economic, social and environmental categories, and the high score scheme was selected according to the results of comprehensive evaluation. According to the evaluation of the project, the judgment of the evaluation method accords with the requirements of the engineering project, and has strong feasibility, and can provide comprehensive, objective, scientific and effective decision support for the developer in the selection of the commercial form. Finally, the main conclusions of the study are summarized, and the possible research directions in the future are prospected.
【學(xué)位授予單位】：華南理工大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2014
【分類號】：F299.23;F721

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