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1、上海交通大学硕士学位论文房地产违规信贷模式分析及风险防范姓名：陈嘉音申请学位级别：硕士专业：工商管理指导教师：吴文锋20080113上海交通大学 MBA 学位论文 房地产违规信贷模式分析及风险防范 房地产违规信贷模式分析及风险防范 摘 要 随着我国经济的快速发展，房地产行业已成为推动我国经济快速发展的一个主要行业。但是由于我国房地产开发过度依赖银行信贷，这不仅不利于房地产本身的稳定，也使银行系统更易受到房地产市场波动的牵连，造成房地产市场的隐患可能转嫁给商业银行，另一方面也使房地产开发融资受银行信贷的影响较大，不利于房地产市场的稳定和发展。 自 2003 年以来，国家对房地产业采取了一系列的宏
2、观调控政策，房地产行业的银行借贷门槛逐渐提高， 开发商从银行贷款的难度也逐渐加大，融资渠道的单一已成为制约众多地产企业发展的瓶颈。在这种背景下，房地产违规信贷现象层出不穷，房地产企业融资过分依赖银行的局面仍未改变。 本文首先阐述房地产开发过程及资金运作特点，概括房地产融资可采取的几种方式，通过国内外房地产融资方式对比，指出我国房地产融资现状的弊病， 继而总结了自 1998 年以来国家对房地产信贷方面的各种调控手段及其作用，引出了房地产违规信贷的产生背景。 接着，从银行及企业两方面阐述房地产违规信贷的成因，并凭借个人实务经验总结出几种常见的违规信贷模式，一是中小型房地产商采用上海交通大学 MBA
3、 学位论文 房地产违规信贷模式分析及风险防范 的借壳生蛋型， 二是大型房地产商采用的统一调配型， 三是在项目超投资或滚动开发时采用的暗渡陈仓型，对每一种模式归纳了特点及资金流转过程，并分析了违规信贷对银行和房地产市场的风险。 对上述违规模式，从银行内部提高管理及业务水平方面，本文提出了针对性的风险防范措施，可有效地将违规的苗头扼杀在贷前调查过程中；从央行及银监会角度，可以通过建立同业信息沟通网络、严格控制房产信贷比重、加大违规惩戒力度等手段抑制房地产违规信贷的发展；而最根本的，政府应当引导房地产开发企业寻找新的融资渠道来促进房地产行业稳定和健康的发展，包括改善大型地产企业的债务融资结构、发展房
4、地产投资信托基金及推动房产抵押证券化等方式形成房地产多元化融资的格局，这样，房地产违规信贷模式也就不攻自破了。 关键词：房地产融资，违规信贷，商业银行风险 上海交通大学 MBA 学位论文 房地产违规信贷模式分析及风险防范 THE ANALYSIS ON INCOMPLIANT REAL ESTATE LENDING PATTERN AND CORRESPONDENT RISK CONTROL ABSTRACT As the development of economy, the real estate has become one of the main industries to drive
5、 Chinas economy. But the over-rely on bank loan leads the real estate industry to the risk itself. Furthermore, because of the tight relationship between real estate and commercial bank, the potential risk of real estate may affect the bank system, even transfer instability to the commercial bank. O
6、n the other side, if the bank industry dominates the development of real estate industry, the stability and development of real estate industry may be violated. Since 2003, the government of China has taken a series of macroeconomic regulations. Consequently, the loan doorsill gradually rose up, whi
7、ch increased the difficulty of applying for project loan from commercial bank. The financing problem became the bottleneck for many real estate companies. Under this circumstance, the incompliant loan of real 上海交通大学 MBA 学位论文 房地产违规信贷模式分析及风险防范 estate companies came into being, which boomed the over-re
8、ly of real estate companies on bank industry to another extent. The paper firstly illustrated the developing process of real estate and the characteristic of fund operation. By summarizing several financing modes for real estate, and comparing those of abroad and inland companies, the paper pointed
9、out the disadvantages of Chinese real estate financing situation. After that, primary regulations executed by Chinese government to real estate finance were listed to give the background of real estate incompliant lending. Subsequently, the paper indicated how the incompliant lending came from the b
10、ank and company sides, and summarized several common incompliant patterns based on personal experiences. Those patterns are as follows: firstly, “used shell to give birth to eggs” by the medium and small developer; secondly, “unified distribution” by large developer; thirdly, “do in the darkness” us
11、ed in hyper-investment or roll development by developer. The paper summarized the characteristic and fund operation process for each mode, and analyzed the influence and risk of incompliant lending loan to both banks and real estate markets. For the incompliant lending patterns mentioned above, on c
12、ommercial banks part, improving the management and business technique will reduce, or 上海交通大学 MBA 学位论文 房地产违规信贷模式分析及风险防范 even eliminate the incompliant behaviors in the pre-investigation process. From the Central bank and China Banking Regulatory Commission side, setting the inner network in the same
13、industry, controlling the ratio of real estate loan, and enhancing the penalty to suppress the development of incompliant lending of real estate are effective ways to control risk. Fundamentally, the government should conduct the developer of real estate to search for the new financing mode to impro
14、ve the stability and development, this might include some measures as follows: improving the liability financing structure of large real estate companies, develop the Reits and support its securitization to form the multi-financing. KEY WORDS: real estate financing, incompliant lending, risk control
15、 of commercial bank 上海交通大学 MBA 学位论文 房地产违规信贷模式分析及风险防范 上海交通大学上海交通大学 学位论文原创性声明学位论文原创性声明 本人郑重声明：所呈交的学位论文，是本人在导师的指导下，独立进行研究工作所取得的成果。 除文中已经注明引用的内容外， 本论文不包含任何其他个人或集体已经发表或撰写过的作品成果。对本文的研究做出重要贡献的个人和集体，均已在文中以明确方式标明。本人完全意识到本声明的法律结果由本人承担。 学位论文作者签名：陈嘉音 日期： 年 月 日 上海交通大学 MBA 学位论文 房地产违规信贷模式分析及风险防范 上海交通大学上海交通大学 学位论文版权使用授权书学位论文版权使用授权书 本学位论文作者完全了解学校有关保留、使用学位论文的规定，同意学校保留并向国家有关部门或机构送交论文的复印件和电子版， 允许论文被查阅和借阅。 本人授权上海交通大学可以将本学位论文的全部或部分内容编入有关数据库进行检索， 可以采用影印、 缩印或扫描等复制手段保存和汇编本学位论文。 本学位论文属
