【摘要】：隨著中國(guó)老年化社會(huì)的到來(lái),養(yǎng)老產(chǎn)業(yè)和健康產(chǎn)業(yè)與房地產(chǎn)業(yè)的結(jié)合已成為趨勢(shì),養(yǎng)老地產(chǎn)迎來(lái)了重大發(fā)展機(jī)遇。但由于養(yǎng)老地產(chǎn)具有前期投資大、專業(yè)化程度高、投資回收期長(zhǎng)等特點(diǎn),當(dāng)前房地產(chǎn)開(kāi)發(fā)商、保險(xiǎn)機(jī)構(gòu)、私募股權(quán)基金機(jī)構(gòu)等對(duì)養(yǎng)老地產(chǎn)開(kāi)發(fā)模式仍處于探索階段。在此基礎(chǔ)上建立基于角色分工的“投資商-開(kāi)發(fā)商-運(yùn)營(yíng)商”三方主體跨界聯(lián)盟,并構(gòu)建聯(lián)盟收益分配模型,以實(shí)現(xiàn)聯(lián)盟收益在聯(lián)盟企業(yè)間的公平合理分配,從而提高聯(lián)盟的穩(wěn)定性。首先,根據(jù)養(yǎng)老地產(chǎn)聯(lián)盟需要,設(shè)計(jì)了聯(lián)盟概念模型,通過(guò)對(duì)比股權(quán)聯(lián)盟與非股權(quán)聯(lián)盟特點(diǎn),將文章研究集中于非股權(quán)聯(lián)盟。同時(shí),通過(guò)綜合多動(dòng)因理論,對(duì)比股權(quán)聯(lián)盟與非股權(quán)聯(lián)盟之間的動(dòng)因差異,并結(jié)合養(yǎng)老地產(chǎn)聯(lián)盟特點(diǎn),對(duì)養(yǎng)老地產(chǎn)聯(lián)盟動(dòng)因進(jìn)行了分析。在此基礎(chǔ)上,構(gòu)建了基于角色分工的養(yǎng)老地產(chǎn)“投資商-開(kāi)發(fā)商-運(yùn)營(yíng)商”跨界聯(lián)盟模式,并對(duì)各聯(lián)盟主體在聯(lián)盟中的角色進(jìn)行定位,并進(jìn)一步通過(guò)對(duì)比分析國(guó)內(nèi)養(yǎng)老地產(chǎn)盈利模式,確定了長(zhǎng)期持有不動(dòng)產(chǎn)并采用租賃或會(huì)員制模式進(jìn)行運(yùn)營(yíng)的適用性。其次,通過(guò)對(duì)養(yǎng)老地產(chǎn)收益的內(nèi)外部影響因素進(jìn)行分析,厘清了聯(lián)盟收益形成的宏觀和微觀環(huán)境;在分析收益來(lái)源的基礎(chǔ)上,對(duì)收益的構(gòu)成進(jìn)行梳理,并對(duì)無(wú)形收益進(jìn)行量化;同時(shí),采用作業(yè)成本法對(duì)聯(lián)盟成本進(jìn)行評(píng)價(jià)與分?jǐn)?得出養(yǎng)老地產(chǎn)跨界聯(lián)盟的收益形成機(jī)理。再次,在總結(jié)養(yǎng)老地產(chǎn)聯(lián)盟收益分配特點(diǎn)的基礎(chǔ)上,從風(fēng)險(xiǎn)、收益、操作難度等方面對(duì)當(dāng)前使用較多的三種收益分配模式進(jìn)行對(duì)比分析,得出適宜于養(yǎng)老地產(chǎn)聯(lián)盟的收益分配模式,并對(duì)養(yǎng)老地產(chǎn)聯(lián)盟進(jìn)行假設(shè),設(shè)計(jì)了養(yǎng)老地產(chǎn)聯(lián)盟收益分配三階段流程。最后,采用層次分析法確定了聯(lián)盟收益分配影響因素權(quán)重,并運(yùn)用綜合指數(shù)法原理構(gòu)建了基于核心能力、投入資源、承擔(dān)風(fēng)險(xiǎn)以及討價(jià)還價(jià)能力的初始收益分配模型;通過(guò)設(shè)定基準(zhǔn)努力水平,與實(shí)際努力水平進(jìn)行對(duì)比,以利用獎(jiǎng)勵(lì)或懲罰實(shí)現(xiàn)對(duì)聯(lián)盟企業(yè)的激勵(lì),從而構(gòu)建了收益分配修正模型。并通過(guò)實(shí)證分析對(duì)整個(gè)模型進(jìn)行驗(yàn)證和說(shuō)明。
[Abstract]:With the arrival of China's aging society, the combination of pension industry and health industry with the real estate industry has become a trend, and pension real estate has ushered in a major development opportunity. On this basis, the role-based "investor-developer-operator" tripartite main cross-border alliance is established, and the alliance income distribution model is constructed to realize the fair and reasonable distribution of alliance income among the alliance enterprises, so as to improve the stability of the alliance. In order to meet the needs of property alliance, this paper designs a conceptual model of alliance, compares the characteristics of equity alliance and non-equity alliance, and concentrates the research on non-equity alliance. At the same time, it compares the motivation differences between equity alliance and non-equity alliance through comprehensive multi-motivation theory, and divides the motivation of pension real estate alliance according to the characteristics of pension real estate alliance. On this basis, this paper constructs a role-based "investor-developer-operator" cross-border alliance model of pension real estate, and orientates the role of each alliance subject in the alliance. Further, through comparative analysis of domestic pension real estate profit model, it determines the long-term holding of real estate and adopts the lease or membership model. Secondly, through the analysis of the internal and external factors affecting the benefits of old-age real estate, the macro and micro environment of the formation of alliance income is clarified; on the basis of the analysis of the sources of income, the composition of income is sorted out, and the intangible income is quantified; meanwhile, the cost of alliance is evaluated and evaluated by activity-based costing. Thirdly, on the basis of summarizing the characteristics of income distribution of endowment real estate alliance, this paper compares and analyzes three kinds of income distribution modes which are used more frequently at present from risk, income, operation difficulty and so on, and obtains the income distribution mode suitable for endowment real estate alliance, and puts forward the endowment land. Based on the hypothesis of the alliance, the paper designs a three-stage process of income distribution of the old-age real estate alliance. Finally, the weight of the influencing factors of the alliance income distribution is determined by the analytic hierarchy process, and the initial income distribution model based on core competence, input resources, risk-taking and bargaining ability is constructed by using the comprehensive index method. The benchmark effort level is compared with the actual effort level in order to use incentives or penalties to achieve incentives to the alliance enterprises, thus constructing a revised income distribution model.
【學(xué)位授予單位】：中國(guó)礦業(yè)大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2016
【分類號(hào)】：F299.23;D669.6

【相似文獻(xiàn)】

相關(guān)期刊論文 前4條

1 朱楠;;恒隆地產(chǎn)董事長(zhǎng):地產(chǎn)商靠圈地謀發(fā)展很笨[J];今日南國(guó);2008年21期

2 李憲科;王永興;楊保林;;沿海軍隊(duì)閑地產(chǎn)對(duì)外開(kāi)發(fā)問(wèn)題探討[J];軍事經(jīng)濟(jì)研究;1992年12期

3 張金臺(tái);從一起案件看地產(chǎn)開(kāi)發(fā)中的法律問(wèn)題[J];河北法學(xué);1994年05期

4 ;[J];;年期

相關(guān)重要報(bào)紙文章 前10條

1 本報(bào)記者 宋磊;養(yǎng)老產(chǎn)業(yè)：和地產(chǎn)劃清界限[N];經(jīng)濟(jì)觀察報(bào);2014年

2 李沖;外資基金中國(guó)地產(chǎn)全解[N];中國(guó)房地產(chǎn)報(bào);2005年

3 ;動(dòng)力地產(chǎn)引爆城市建設(shè)革命[N];中國(guó)聯(lián)合商報(bào);2007年

4 記者 李希瓊邋見(jiàn)習(xí)記者 李凌;地產(chǎn)業(yè)亟尋“藍(lán)海”動(dòng)力地產(chǎn)應(yīng)運(yùn)而生[N];中國(guó)經(jīng)濟(jì)時(shí)報(bào);2007年

5 本報(bào)記者　 李書(shū)p，

本文編號(hào)：2217941