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宋清辉:开发商高价拿地背后逻辑

来源: 南方日报网络版     时间: 2019年09月22日 00:23:02
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(信)(达)(的)(7个)(地)(王)(中)(,上)(海)(和)(杭)(州)(各)(占)(2个)(,广)(州)(、深)(圳)(和)(合)(肥)(各)(占)(1个)(,上)(海)(宝)(山)(顾)(村)(地)(块)(和)(深)(圳)(坪)(山)(地)(块)(溢)(价)(率)(最)(高)(,分)(别)(达)(到)(了)(306.53%和)(220%。广)(州)(天)(河)(地)(块)(溢)(价)(率)(最)(低)(,只)(有)(17.55%。
7个)(地)(王)(中)(,上)(海)(宝)(山)(顾)(村)(和)(杭)(州)(滨)(江)(奥)(体)(两)(幅)(土)(地)(楼)(面)(价)(与)(周)(边)(房)(价)(出)(现)(部)(分)(倒)(挂)(,其)(中)(顾)(村)(地)(块)(楼)(面)(价)(为)(45427元)(,周)(边)(楼)(盘)(市)(场)(价)(在)(34000元)(到)(50000元)(之)(间)(;杭)(州)(奥)(体)(地)(块)(楼)(面)(价)(为)(21576元)(,周)(边)(绿)(地)(旭)(辉)(城)(价)(格)(为)(25200元)(,万)(科)(大)(家)(世)(纪)(之)(光)(价)(格)(为)(18500元)(。
此)(外)(,其)(他)(5个)(地)(王)(楼)(面)(价)(也)(只)(是)(低)(于)(周)(边)(市)(场)(售)(房)(价)(格)(,杭)(州)(南)(星)(地)(块)(楼)(面)(价)(36679元)(,与)(周)(边)(最)(低)(价)(相)(当)(,深)(圳)(坪)(山)(、广)(州)(天)(河)(、上)(海)(杨)(浦)(、合)(肥)(滨)(湖)(4个)(地)(块)(楼)(面)(价)(均)(低)(于)(周)(边)(市)(场)(价)(格)(。
在)(外)(人)(看)(来)(,信)(达)(7个)(地)(王)(是)(“怎)(么)(算)(都)(不)(赚)(钱)(”。
作)(为)(中)(国)(信)(达)(资)(产)(的)(主)(要)(地)(产)(业)(务)(平)(台)(,信)(达)(地)(产)(显)(然)(不)(是)(一)(个)(简)(单)(的)(“人)(傻)(、钱)(多)(”的)(主)(,其)(地)(王)(全)(部)(聚)(集)(在)(长)(三)(角)(和)(珠)(三)(角)(核)(心)(城)(市)(,以)(一)(线)(城)(市)(和)(强)(二)(线)(城)(市)(为)(主)(。
统)(计)(数)(据)(显)(示)(,今)(年)(以)(来)(,信)(达)(拿)(地)(王)(的)(5个)(城)(市)(,房)(价)(均)(出)(现)(持)(续)(上)(涨)(,尤)(其)(是)(上)(海)(、深)(圳)(、杭)(州)(和)(合)(肥)(等)(城)(市)(,涨)(幅)(一)(直)(处)(于)(全)(国)(领)(先)(地)(位)(,而)(珠)(三)(角)(、长)(三)(角)(和)(环)(渤)(海)(普)(遍)(被)(认)(为)(是)(未)(来)(房)(地)(产)(潜)(力)(之)(地)(。
著)(名)(经)(济)(学)(家)(宋)(清)(辉)(认)(为)(,信)(达)(不)(断)(拿)(地)(王)(说)(明)(其)(看)(好)(未)(来)(房)(价)(走)(势)(,敢)(于)(铤)(而)(走)(险)(,而)(且)(长)(三)(角)(和)(珠)(三)(角)(市)(场)(潜)(力)(较)(大)(,即)(便)(面)(粉)(贵)(过)(面)(包)(,也)(不)(会)(出)(现)(亏)(本)(的)(情)(况)(,“再)(不)(济)(,也)(可)(以)(借)(此)(打)(响)(知)(名)(度)(,为)(后)(续)(资)(本)(运)(作)(做)(铺)(垫)(”。
房)(地)(产)(分)(析)(师)(严)(跃)(进)(认)(为)(,信)(达)(地)(产)(不)(断)(拿)(地)(王)(的)(举)(动)(,一)(方)(面)(和)(其)(寻)(求)(不)(动)(产)(投)(资)(战)(略)(有)(关)(系)(;另)(一)(方)(面)(,也)(和)(信)(达)(擅)(长)(并)(购)(项)(目)(有)(关)(,“其)(他)(房)(企)(拿)(地)(会)(考)(虑)(营)(销)(层)(面)(的)(事)(情)(,信)(达)(更)(侧)(重)(从)(投)(资)(角)(度)(测)(算)(土)(地)(增)(值)(和)(是)(否)(引)(入)(新)(的)(投)(资)(者)(,策)(略)(更)(灵)(活)(,甚)(至)(会)(考)(虑)(退)(出)(机)(制)(。”
金)(融)(地)(产)(商)(
信)(达)(地)(产)(给)(自)(己)(的)(定)(位)(是)(金)(融)(地)(产)(商)(,而)(不)(是)(传)(统)(意)(义)(上)(的)(开)(发)(商)(。从)(上)(世)(纪)(90年)(代)(中)(国)(信)(达)(资)(产)(从)(建)(行)(剥)(离)(部)(分)(不)(良)(房)(地)(产)(资)(产)(组)(建)(信)(达)(地)(产)(以)(来)(,信)(达)(地)(产)(一)(直)(是)(母)(公)(司)(中)(国)(信)(达)(处)(理)(不)(良)(资)(产)(的)(一)(个)(重)(要)(平)(台)(。
直)(到)(2015年)(,信)(达)(地)(产)(销)(售)(额)(才)(突)(破)(百)(亿)(大)(关)(,而)(且)(其)(地)(产)(项)(目)(多)(数)(和)(实)(际)(控)(制)(人)(中)(国)(信)(达)(业)(务)(相)(绑)(定)(,并)(引)(入)(大)(开)(发)(商)(合)(作)(开)(发)(项)(目)(,自)(身)(房)(地)(产)(开)(发)(能)(力)(较)(弱)(。直)(到)(连)(续)(创)(造)(7个)(地)(王)(,信)(达)(地)(产)(一)(战)(成)(名)(。
同)(期)(,中)(国)(信)(达)(持)(有)(物)(业)(价)(值)(从)(310.85亿)(元)(增)(加)(至)(324.31亿)(元)(,在)(竣)(工)(量)(只)(完)(成)(全)(年)(计)(划)(14%、销)(售)(额)(大)(幅)(提)(升)(的)(背)(景)(下)(,其)(物)(业)(待)(售)(价)(值)(增)(加)(了)(13.46亿)(元)(。
值)(得)(注)(意)(的)(是)(,在)(过)(去)(半)(年)(中)(,中)(国)(信)(达)(手)(中)(现)(金)(从)(2015年)(底)(的)(580.7亿)(元)(飙)(升)(至)(2016年)(中)(的)(854.89亿)(元)(。
在)(全)(国)(房)(地)(产)(去)(库)(存)(的)(背)(景)(下)(,市)(场)(潜)(力)(较)(好)(、竞)(争)(激)(烈)(的)(一)(二)(线)(城)(市)(房)(地)(产)(领)(域)(成)(为)(中)(国)(信)(达)(天)(量)(现)(金)(的)(天)(然)(避)(风)(港)(,通)(过)(成)(立)(基)(金)(、等)(投)(资)(房)(地)(产)(项)(目)(、以)(委)(托)(贷)(款)(方)(式)(直)(接)(输)(血)(给)(信)(达)(地)(产)(,成)(为)(中)(国)(信)(达)(资)(产)(疏)(解)(过)(量)(资)(金)(的)(一)(种)(选)(择)(。
2016年)(上)(半)(年)(,信)(达)(地)(产)(因)(不)(断)(获)(取)(土)(地)(,负)(债)(也)(急)(剧)(上)(升)(,资)(产)(负)(债)(率)(上)(升)(至)(85.6%,其)(中)(借)(款)(和)(债)(券)(为)(291.97亿)(元)(,占)(整)(体)(负)(债)(的)(57.2%。
在)(这)(些)(借)(款)(和)(债)(券)(中)(,有)(155.62亿)(元)(来)(自)(中)(国)(信)(达)(的)(委)(托)(贷)(款)(和)(认)(购)(债)(券)(,占)(比)(为)(53.09%。但)(由)(此)(,信)(达)(地)(产)(同)(样)(手)(握)(重)(金)(,其)(手)(中)(的)(现)(金)(从)(2015年)(底)(59.18亿)(元)(上)(升)(至)(2016年)(中)(的)(90.87亿)(元)(。
虽)(然)(与)(公)(司)(账)(面)(现)(金)(相)(比)(,信)(达)(地)(产)(在)(过)(去)(一)(年)(里)(拿)(地)(花)(费)(的)(352亿)(元)(是)(不)(小)(的)(负)(担)(。但)(对)(于)(持)(有)(现)(金)(高)(达)(580.7亿)(元)(的)(中)(国)(信)(达)(而)(言)(,并)(不)(构)(成)(太)(大)(压)(力)(。
地)(王)(与)(不)(良)(资)(产)(
2016年)(无)(疑)(是)(一)(个)(地)(王)(年)(份)(。据)(中)(原)(地)(产)(统)(计)(数)(据)(,截)(至)(8月)(26日)(,全)(国)(累)(计)(拍)(出)(163宗)(地)(王)(。这)(些)(地)(王)(主)(要)(在)(一)(线)(城)(市)(和)(部)(分)(二)(线)(城)(市)(,北)(京)(8宗)(,上)(海)(29宗)(,杭)(州)(21宗)(,合)(肥)(22宗)(,苏)(州)(28宗)(,南)(京)(21宗)(,其)(中)(信)(达)(在)(长)(三)(角)(和)(珠)(三)(角)(5个)(城)(市)(贡)(献)(了)(7宗)(地)(王)(。
与)(7个)(地)(王)(项)(目)(区)(域)(分)(布)(相)(对)(应)(的)(是)(,中)(国)(信)(达)(旗)(下)(很)(大)(一)(部)(分)(不)(良)(资)(产)(也)(聚)(集)(于)(这)(些)(区)(域)(,经)(济)(观)(察)(报)(统)(计)(发)(现)(,截)(至)(8月)(31日)(,中)(国)(信)(达)(公)(布)(的)(77542个)(债)(券)(类)(资)(产)(中)(,长)(三)(角)(上)(海)(、浙)(江)(、江)(苏)(和)(安)(徽)(四)(省)(市)(占)(比)(34.96%,珠)(三)(角)(广)(东)(占)(比)(17.15%。
此)(外)(,中)(国)(信)(达)(2016半)(年)(报)(也)(显)(示)(,应)(收)(款)(项)(不)(良)(资)(产)(分)(布)(中)(,珠)(三)(角)(占)(比)(为)(31.2%,长)(三)(角)(占)(比)(为)(16.1%。而)(且)(,在)(中)(国)(信)(达)(2015年)(不)(良)(债)(权)(收)(购)(和)(重)(组)(业)(务)(中)(,房)(地)(产)(和)(建)(筑)(业)(占)(比)(高)(达)(57.8%。
年)(初)(,中)(国)(信)(达)(资)(产)(综)(合)(计)(划)(部)(总)(经)(理)(梁)(强)(对)(外)(公)(开)(表)(示)(,以)(房)(地)(产)(为)(龙)(头)(的)(建)(筑)(、建)(材)(、基)(础)(设)(施)(建)(设)(等)(约)(占)(到)(非)(金)(融)(类)(不)(良)(资)(产)(一)(半)(。
实)(际)(上)(,以)(房)(地)(产)(为)(主)(的)(不)(良)(资)(产)(业)(务)(,事)(关)(中)(国)(信)(达)(整)(体)(盈)(利)(能)(力)(。2016年)(上)(半)(年)(,中)(国)(信)(达)(三)(大)(业)(务)(中)(,不)(良)(资)(产)(业)(务)(的)(经)(营)(收)(入)(下)(滑)(,但)(利)(润)(上)(升)(,投)(资)(及)(资)(产)(管)(理)(、金)(融)(服)(务)(收)(入)(大)(幅)(增)(长)(,利)(润)(却)(下)(滑)(较)(大)(。同)(期)(,不)(良)(资)(产)(业)(务)(以)(37.6%的)(营)(收)(占)(比)(创)(造)(了)(高)(达)(81.7%的)(利)(润)(。
在)(一)(些)(证)(券)(分)(析)(师)(看)(来)(,地)(王)(项)(目)(可)(以)(带)(动)(整)(个)(区)(域)(房)(价)(上)(涨)(,进)(而)(带)(动)(信)(达)(旗)(下)(不)(良)(资)(产)(中)(土)(地)(和)(物)(业)(估)(值)(提)(升)(。不)(过)(,这)(种)(说)(法)(并)(不)(能)(证)(明)(信)(达)(不)(断)(拿)(地)(王)(仅)(仅)(是)(为)(了)(提)(升)(其)(不)(良)(资)(产)(溢)(价)(。
中)(银)(国)(际)(朱)(启)(兵)(认)(为)(,信)(达)(拿)(地)(王)(背)(后)(反)(映)(两)(个)(方)(面)(:第)(一)(,银)(行)(信)(贷)(更)(愿)(意)(给)(国)(企)(,所)(以)(拿)(地)(王)(以)(国)(有)(企)(业)(为)(主)(,民)(企)(相)(对)(缺)(乏)(竞)(争)(力)(;第)(二)(,实)(体)(经)(济)(投)(资)(回)(报)(率)(较)(差)(,所)(以)(资)(本)(更)(看)(好)(房)(地)(产)(行)(业)(。
在)(房)(地)(产)(领)(域)(,信)(达)(通)(过)(信)(达)(地)(产)(直)(接)(获)(取)(优)(质)(的)(土)(地)(资)(源)(和)(房)(地)(产)(项)(目)(,另)(一)(方)(面)(也)(通)(过)(资)(管)(计)(划)(、信)(托)(和)(基)(金)(等)(方)(式)(把)(资)(金)(投)(向)(房)(地)(产)(。
中)(国)(信)(达)(应)(收)(款)(项)(类)(金)(融)(资)(产)(的)(不)(良)(债)(券)(资)(产)(及)(客)(户)(贷)(款)(垫)(款)(中)(,2015年)(底)(房)(地)(产)(业)(占)(比)(为)(47.5%,2016年)(6月)(房)(地)(产)(业)(占)(比)(40.1%。
原)(标)(题)(:信)(达)(的)(地)(王)(逻)(辑)(返)(回)(搜)(狐)(,查)(看)(更)(多)(
责)(任)(编)(辑)(:
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