【作者】 孙磊；

【导师】 邓晓梅； 艾欣荣；

【作者基本信息】 清华大学 ， 工程管理（专业学位）， 2022， 硕士

【摘要】 近年来,随着我国城市化进程的快速发展,一线城市的新增建设用地越来越少,房地产市场已经从增量市场向存量市场进行转变,城市更新的步伐也随之越来越快,国家陆续出台了多项关于城市更新的指导实施意见,鉴于这种局势,在北上广深等一线城市,老旧建筑物的升级改造将会变为城市建筑业市场的主要发展方向之一。本文首先研究了国内外关于城市更新的发展历程,通过比较分析可知我国目前的城市更新发展还相对处于初级阶段,一系列相关政策法规的颁布预示着城市更新将会迎来快速发展阶段,目前在一线城市旧楼改造项目已经逐渐成为热点。在此类旧建筑改造项目中,建筑物的结构和机电配套设备设施都需要进行升级,而建筑物的改造施工受到既有条件的限制,在设计、施工的过程中都将会面临很多的困难,有待我们逐一攻克。另一方面,我国的传统房地产行业在近几年的发展受到很大影响,很多地产商的开发模式也逐渐在改变,开发资金的来源变得更加的多样化,在这一形势下,许多投资机构借此机会走到台前,进入到房地产市场,尤其是存量资产市场。投资机构利用资金优势快速获取项目,对其进行升级改造,进而出租或出售,从而达到资产升值并获取收益的目的。本文通过文献参考、案例对比分析、专家访谈等方式对基金投资的改造项目特点进行了相关的研究,并对位于北京的某地产基金投资的办公楼改造项目进行了实际案例的研究,该案例是一个非常典型的既有建筑改造案例,改造内容包括拆除、结构、机电安装、室内精装修、外立面改造以及园林改造等,涵盖了一个建设项目所能涉及到的全部专业,因此具备一定的参考借鉴价值。作者从业主方的项目管理角度出发,从项目的前期准备阶段到设计阶段再到施工阶段分别对项目的管理过程进行回顾和研究分析,引出项目实施过程中每个阶段的控制要点,以此实际案例对基金投资类改造项目的特点进行对照。文章通过对题述案例的复盘分析、人物访谈以及其他案例的横向对比,对地产基金投资改造项目的重点和难点进行了研究,此类项目应始终围绕时间和成本进行研究并采取管理方法,最大限度提升项目的价值,最后对此类项目以及城市更新的前景进行了展望,全文以案例报告的形式进行呈现,供业界同行进行参考,为同类型项目的过程管理带来帮助。更多还原

【Abstract】 Recently,the new construction land in first-tier cities is getting less and less with the rapid development of China’s urbanization process,the real estate market has been transformed from the incremental market to the stock market accordingly,the pace of urban renewal is also getting faster and faster,the state has successively issued a number of guidance and implementation opinions on urban renewal,in view of this situation,the upgrading of old buildings will become one of the main development directions of the urban construction market in Beijing,Shanghai,Guangzhou,Shenzhen and other firsttier cities.The development of urban renewal at home and abroad is studied in this text firstly.Through comparative analysis,it can be seen that the current urban renewal development in China is still in the primary stage.The promulgation of a series of relevant policies and regulations indicates that urban renewal will usher in a rapid development stage.At present,the old building renovation project in the first tier cities has gradually become a hot spot.In such old building renovation projects,the structure of buildings and electromechanical supporting equipment and facilities need to be upgraded.However,the renovation construction of buildings is limited by existing conditions seriously,and there many difficulties in the design and construction process will be appeared,which need to be solved one by one.On another side,the development of China’s traditional real estate industry has been greatly affected in recent years.The development mode of many real estate developers has gradually changed,and the sources of development funds have become more diversified.Under this situation,many investment institutions take this opportunity to step forward and enter the real estate market,especially the stock asset market.Investment institutions take advantage of capital advantages to quickly acquire projects,upgrade and transform them,and then rent or sell them,so as to achieve the purpose of asset appreciation and income.This paper studies the characteristics of the renovation projects invested by the fund through literature reference,case comparative analysis and expert interviews,and studies the actual case of the office building renovation project invested by a real estate fund in Beijing.This case is a very typical existing building transformation case,and the transformation contents include demolition,structure work,electromechanical installation,indoor decoration,facade transformation and landscape transformation,there all disciplines involved in this construction project,so it has certain reference value.From the perspective of the owner’s project management,the author reviews,studies and analyzes the management process of the project from the preliminary preparation stage to the design stage and then to the construction stage,and draws out the control points of each stage in the project implementation process,and compares the characteristics of the fund investment renovation project with the actual case.The key and difficult points of this kind of renovation project are studied through the case study of the title project,interviews with people and horizontal comparison of other projects,time and cost should be always focused on this kind of projects,management team must adopt special methods to maximize the value of the project.Finally,the prospect of such projects and urban renewal is prospected.The full text is presented in the form of case reports for reference by peers in the industry,which will help the process management of similar projects.更多还原