中国产业园区操盘逻辑及典型案例分析白皮书
2019中国产业园区产业地产系列操盘逻辑与典型案例白皮书研究机构：联合出品：2019China’sindustrialparkoperatinglogicandtypicalcases,thewhitepaper 1979年，我国第一个工业园区在深圳蛇口诞生。之后，产业园成为区域对外开放、招商引资、管理创新的发动机，成为经济发展的风向标。近年来，中国园区数量剧增，不仅有大量政府平台公司成功转型为园区运营商。同时，各类社会主体，包括传统房地产商、实体企业、金融机构逐步涉足园区投资和运营，产业园经济应运而生。从传统工业园区演化到现代产业园区，产业园区内容更为细化，功能更加全面，盈利模式更加多样。发展至今，产业园区的更新迭代已经取得不凡的进步。本文旨在通过对产业园发展轨迹，开发运营模式的梳理，典型案例操盘逻辑分享，帮助园区开发运营商重新认识产业园，发现产业园区开发运营的思维误区，总结成功经验，从而有效发掘产业园更为丰富的经济内涵。该报告在对产业园区的发展历程和现状进行分析的基础上，通过典型案例的分析解读，操盘经验归纳总结，根据产业园发展趋势的预判，对产业园的发展路径提出建议。希望通过解读产业园经济发展状况，掌握产业园发展的新方向，为未来各地产业园的发展提供决策支撑。2019中国产业园区操盘逻辑与典型案例 第1 章中国产业园区发展概述···············································产业园的定义·················································································································产业园的分类················································································································产业园发展进程············································································································ 第2 章中国产业园区发展模式···············································园区生命周期················································································································园区业务运营模式······································································································园区盈利模式汇总······································································································第3 章中国产业园区典型案例分析············································典型案例：东升科技园······························································································典型案例：长沙科技新城··························································································典型案例：重庆总部城·····························································································第4 章产业园区操盘逻辑····················································项目选址·······················································································································产业定位························································································································园区设计························································································································招商引资·······················································································································运营服务·······················································································································第5 章产业园发展趋势及建议···············································产业园发展趋势··············································································································赛迪建议··························································································································2019中国产业园区操盘逻辑与典型案例010203040506071112131415161719222328313233 中国产业园区发展概述01伴随着传统房地产行业“黄金时代”的褪去，产业地产作为新兴业态越发火热，多元化的开发主体纷纷涉足产业园。事实上很多开发商目前仍以传统房地产的商业逻辑理解产业园，本章节通过对产业园的定义，分类和发展历程的介绍，希望园区观望者对产业园拥有更为全面系统的认识。 1.1产业园的定义2019 China’s industrial park operating logic and typical cases, the white paper2019中国产业园区操盘逻辑与典型案例现代产业园区由工业园区逐步演化发展而来，是园区经济活动分工日益细化和高度专业化的必然产物。赛迪顾问认为，产业园区是以土地为基本要素，以产业运营服务为核心基础，产业运营和空间运营为主要盈利途径，以满足和服务政府、企业、员工三大主体需求为主要内容的一种空间形态。产业园功能业态主要包括产业运营，商业配套，物业服务三大板块。产业园以服务人为核心，园区内产业、商业、物业相辅相成。通过多种业态模式的搭建组合，打造产、学、研、商、娱产业集群。产业园作为促进经济发展的新型载体可以帮助政府改善区域环境、提升区域竞争力；帮助企业提升企业形象、助力企业发展；为园区内员工提供工作和生活的便利。02 1.2产业园分类2019 China’s industrial park operating logic and typical cases, the white paper2019中国产业园区操盘逻辑与典型案例赛迪顾问通过以下分类方法将产业园进行标签分类：本次白皮书研究的对象主要是以企业为主导开发运营的产业园区，园内产业范畴以第三产业的运营为主。由于以传统加工制造业为主的工业园区和以仓储运输为主的物流园区特殊的城市功能属性及规划要求，此类园区不在本次白皮书的探讨研究范围之内。综合性大园区第二产业主导类园区第三产业主导类园区第一产业主导类园区经济技术开发区高新技术开发区自贸区生态农业园区渔类园区工业加工制造类园区静脉产业园区信息技术，软件园区能源类产业园区生物医药产业园区......汽车类产业园区......服务外包产业园区科技研发类产业园区牧类园区......林类园区保税区03•园区按产业聚集度分类：专业园区，综合园区•园区按开发主体分类：政府主导类园区，企业主导类园区•园区按园区内产业类型分类：综合性大园区，第一产业主导类，第二产业主导类，第三产业主导类 1.3产业园发展进程2019 China’s industrial park operating logic and typical cases, the white paper2019中国产业园区操盘逻辑与典型案例产业园区作为我国区域经济发展的发动机，是招商引资、创新发展、对外开放的主要载体，是高新技术产业集聚和发展的重要平台。中国园区经济四十年的发展历程，园区模式更新迭代。产业园已经从最早的工业园区1.0模式基本完成产业园区4.0模式的转型升级。粗放式发展精细化发展注重规模化注重品质化制造业为主科研类为主注重硬环境注重软环境04园区1.0园区2.0园区3.0园区4.0主要开发主体政府政府政府平台公司+民企政府平台公司+民企产业状态劳动密集型产业高技术生产研发产业集聚产业链上下游集聚空间功能工业厂房多用建筑绿色化多用建筑科技生态建筑服务内容土地经营工商注册综合物业服务特色产业服务园区驱动成本成本物业服务产业链服务招商因素成本成本+政策区位+物业+政策物业+平台+龙头+政策 中国产业园区发展模式得益于我国经济的高速增长，产业园作为区域经济发展的主要载体，近年来发展突飞猛进。经过长达数十载的探索和实践，园区经济发展硕果累累。赛迪顾问通过对产业园的深入研究，归纳总结出园区的生命循环周期和不同生命阶段园区的运营及盈利模式。05 2.1园区生命周期2019 China’s industrial park operating logic and typical cases, the white paper2019中国产业园区操盘逻辑与典型案例产业园区作为一类特殊的产品也具有自己的生命周期。产业园从无到有，产业园的生命周期是每个园区都要经历的过程。时间发育期成长期成熟期衰退期1-2年2-5年5-10年10-12年产业运营阶段资本运营阶段空间运营阶段空间运营阶段价值12年后迭代期产业运营阶段06赛迪顾问认为产业园从开发到运营直至衰退再到迭代更新大致经历了五个生命阶段，分别是：1.产业园发育期：开发运营商投入大量的资金进行园区前期开发，该阶段主要以物业的预售和出租实现快速回笼资金。2.产业园成长期：产业园完工，进入运营阶段并快速发展。园区运营除了租售物业以外，还将提供运营增值服务。3.产业园成熟期：园区运营步入正轨，重资产运营为主的方式向轻资产输出过渡；同时借助金融工具加快资金回转，改善盈利状况。4.产业园衰退期：园区发展日新月异，园区更新迭代的大环境下，新形势、新技术、新需求对原有老旧的园区造成剧烈冲击。5.产业园迭代期：园区通过自我提升，改造升级，更新原有空间设施、物业管理和运营服务模式，进入下一个生命周期。 2.2园区业务运营模式（1/4）2019 China’s industrial park operating
