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  工业用地出让的新游戏规则  
     
 
工业用地出让的新游戏规则,影响的不仅仅是郭明雄与王军们的心情和命运,受到“连累”的,还有借助圈占低廉的工业用地获取土地红利,迅速发家的大企业。
  现已身陷囹圄的家电业“资本枭雄”顾雏军,2002年9月在南昌经济技术开发区拿下2378亩工业用地,土地出让金仅为476万元。同年11月,上述土地估值高达4.71亿元,顾以此为抵押向银行贷款融资4亿元。日后震动国内的顾氏资本魔法得以顺利启动,其对工业用地价值潜力的超常发掘功不可没。

  除了工业企业,发现这一红利机会的还有天生就谙熟此道的房地产开发商们。提前低价储备规模可观的工业用地,但又不急于开发,待时机成熟后,再施展手段将其部分或全部转换为商业或住宅用地。一般来说,开发商只需按当地商业用地基准地价增补地价即可,而不需要参与公开市场的高价拍卖。

  以深圳宝安区西乡为例:2002年前后,该区工业用地价格约为每平方米200元,到今年年初,其商业用地价格已攀升到每平方米2500~3000元(按可建面积算),若当时购入而现在顺利转变土地性质,真可谓一本万利。

  今年起国内工业用地实行“招拍挂”,固然让取得此类地块的成本大增,但早在游戏规则转变以前,先知先觉的开发商就为自己留足了后路。从去年开始,仅仅珠三角一地,包括富力地产、祈福新村、珠江投资等赫赫有名的开发商,或大张旗鼓或不动声色地购入了大量工业用地。

  2006年初,祈福集团进入广州花都区市,预算共投入150亿元开发住宅、商业、酒店、航空物流等16个项目,其中就包括祈福工业城和单项投资达6亿元的祈福航空物流园等。2006年8月,富力高调宣布,将斥资50亿元在花都区打造富力金港城工业园区,规划建筑面积约120万平方米,开发住宅、酒店、写字楼和物流中心等。

  尽管这些地产商看起来对珠三角工业物业投资前景很有信心,但实际上更多考虑的是商住产品开发。例如富力金港城工业园区内,只有一个占地27.36万平方米的物流中心,其余皆为商业设施或住宅社区。

  “与屡屡拍出天价的商业、办公和住宅地块相比,工业用地物美价廉,升值潜力大,多拿些没坏处,进可攻退可守,”一位曾向多家广深地产商提供顾问服务的业内人士表示,“最重要的是,以眼下各个城市市区扩张的速度,不久的将来这些地块规划转为商业用地的可能性相当高,这可是一桩比光卖房子更赚钱的生意呢
 
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