香港地铁的盈利模式研究
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摘要
城市轨道交通具有速度快、运量大、能耗低、污染轻、占地少等诸多优点,是解决大城市交通问题的根本方法。目前,我国内地已有六个城市的地铁先后开通运营,其他十几个城市的地铁也正处于大力建设中。但地铁的公益性质及高建设成本和运营成本,使得世界上绝大多数地铁公司都处于亏损状态,所以如何修地铁,如何管地铁已成为当前我国内地迫切需要解决的重要问题。
目前,世界上绝大多数地铁公司都处于亏损状态,但香港地铁公司是一个特例,其盈利能力非常强。香港地铁公司秉承的“地铁+物业”盈利模式是其成功的根本原因,也是多年来各国争相效仿的对象。认真研究香港地铁的盈利模式及其背后深层次的制度因素对实现内地城市轨道交通快速、健康地发展有着十分重要的借鉴意义。
本文的主要内容及观点如下:
第一章,导论部分主要是对文章的研究背景、研究目的及意义、文章的结构安排、论证使用方法等的介绍。
第二章,盈利模式的理论部分。从盈利模式的思想来源、定义和构成要素三个方面对盈利模式做了简单的阐述,为第四章对香港地铁的“地铁+物业”盈利模式的论述奠定了理论基础。
第三章,笔者从香港地铁公司的成立背景、线路发展和辉煌业绩三个方面对香港地铁的概况作了简单介绍。香港是一个典型的人多地少的城市,每平方公里的平均人口密度和车辆承载量均居世界城市前列。在这样的背景下,香港政府于1975年成立了香港地下铁路公司,并开始兴建地铁;香港的城市轨道交通系统发展迅猛,自1979年10月1日地铁第一线开通到2007年12月2日两铁合并期间,香的地铁已发展成一个有7条路线,全长91.0公里的铁路系统网络;同时,香港地铁取得了辉煌的经营业绩,并于2000年10月5日在香港联合交易所成功上市。
第四章,本文的重点章节。主要阐述了香港地铁的“地铁+物业”盈利模式的构成要素和制度保障。首先,“地铁+物业”盈利模式的构成要素主要包括地铁项目和物业项目两部分。本文从香港地铁的内部管理、线路规划及资金筹措等方面阐述了香港地铁的成功运营;从香港地铁的物业发展理念、物业开发流程及物业开发形式三方面阐述了香港地铁的物业开发。其次,“地铁+物业”盈利模式的施行,需要市场经济的体制保障和法律保障。具体地说,就是政府的经营者和监督者两种角色的分离,政府不干预地铁公司的经营,只对地铁公司实施严格的监管;香港科学的城市规划体系和严格土地管理制度保证了香港地铁能够顺利地从香港政府手中拿到地铁上盖及沿线的土地开发权,并通过地产交易筹集资金,使地铁公司的以地养铁模式成为可能。
第五章,阐明了香港的“地铁+物业”盈利模式在内地的复制难点及解决办法。笔者针对国内地铁运作中存在的体制问题,从四个方面提出了体制改革建议,即政府监督者与经营者角色分离、形成地铁公司产权的多元化模式、采取“利益补偿”原则、加强立法监管;争对土地出让方式的法律限制,提出了两种通过合法途径取得土地使用权的办法,即捆绑招标方式和以土地作为出资的模式。
本文借助数据和实证分析,通过一个新的视角全方位地阐述了香港地铁的“地铁+物业”盈利模式的制度保障和具体内容,以及这种模式在内地的复制难点和解决办法。本文的创新点有下面几个:(1)从研究方法层面来说,把香港地铁的“地铁+物业”盈利模式拆分成地铁项目和物业项目两部分来分别阐述,但同时也没有遗漏两者的相关性和内在联系。(2)从研究内容层面来说,以往的学者对香港地铁的“地铁+物业”盈利模式的研究都集中在这种模式的具体内容上,而对模式背后的制度保障的研究比较欠缺,而本文对模式的制度保障作了深度分析。(3)本文的系统性较强。目前为止,学术界对香港地铁的“地铁+物业”盈利模式的地铁运营部分的研究较少,而且不成体系,本文从全方位、多角度阐述了香港地铁运营的成功之道。
由于调查数据稍显缺少、时间的不足和笔者能力所限,本文关于香港地铁的“地铁+物业”盈利模式的研究还不是十分完善,笔者希望以后能尽其所能,对该问题继续追踪研究,弥补不足。
Urban rail transit has the advantage of fast speed, large capacity, low energy consumption, light pollution and covers less area and so on. It is the fundamental approach to solve traffic problems in major cities. At present, Beijing, Tianjin, Shanghai, Guangzhou, Shenzhen, Nanjing and other cities in the Mainland have operated the MTR one after another, more than a dozen other cities in the mainland is in the construction process of MTR. However, the public nature of the Urban rail transit and the high capital costs and operating costs, making the vast majority MTR Corporations of the world at a loss. Therefore, how to build and manage the Urban rail transit have become an urgent issue.
Hong Kong Urban rail transit is one of the few Corporations which can achieve profit in the world. The fundamental reason for Hong Kong Urban rail transit Corporation’s success is to uphold the Subway + property profit model, which is also a model for many countries to follow in many years. The study of the Hong Kong MTR’s profit model and the system factors is very important for the rapid and healthy development of mainland urban rail transit.
The gist of this paper are as follows:
The first chapter: an introduction of research background, research objectives and the structure of the dissertation, the use of methods.
The second chapter, the theoretical part of profit model, simply clarifys the idea of profit model from three aspects, they are: the source, the definition, and the elements of profit model. This chapter lays a theoretical basis for the fourth chapter which clarifys the Subway + property model of the Hong Kong MTR.
Chapter III: The author makes a brief overview of the MTR in Hong Kong in three aspects: the establishment background, the lines of development and achievements of the Hong Kong Urban rail transit Corporation. Hong Kong is a typical large city which has huge population and less land. Both the average population and the vehicle carrying per square kilometer are in the forefront of the world. Against this background, the Hong Kong Government set up the Hong Kong Urban rail transit Corporation in 1975 and began to build the MTR. Hong Kong’s urban rail transport system is developing rapidly, from the opening of the first line of the MTR in Hong Kong on October 1st, 1979 to December 2nd, 2007 the merger of the two lines, Hong Kong MTR has developed 7 lines, a total length of 91.0 kilometers railway network; At the same time, Hong Kong MTR has made a brilliant performance and listed in the Hong Kong Stock Exchange successfully on October 5th, 2000.
Chapter IV, keystone of this dissertation, mainly focus on the specific content and protection system of the Subway + property model of the Hong Kong MTR. First of all, the Subway + property earnings model includes two parts: the urban rail transit projects and properties project. In this dissertation, the author expresses the success of Hong Kong MTR through the internal management of the Hong Kong subway, line planning and fund-raising, sets forth the property development of Hong Kong MTR through the concept of property development, property development process and the form of property development. Secondly, the implementation of the subway + property model needs the market economy system security and legal protection. Specifically, the Government does not interfere with the operation of the Corporation, but doing the implementation of strict control and management;Hong Kong’s scientific urban planning system and strict land management system ensure the smooth process of MTR of Hong Kong getting the right of railway superstructure and along land development from the hands of Hong Kong Government. And through the real estate transactions to raise funds enable the Corporation to raise itself.
Chapter V, to clarify the difficulties and solutions to copy Hong Kong’s subway + property mode in the Mainland. The author makes suggestions from four aspects through the domestic operations of the existing subway system, they are: the separation of government as a watchdog role and operation role, the formation of the Corporation’s diversified property rights model, the compensation benefits principle, strengthen legislation control. As for the legal constraints to the transfer of land we propose two ways to acquire land through legal right, that is, tied up tender and take land as financing.
In this dissertation, the author analyzes the protective system and the specific content of Hong Kong Urban rail transit Subway + property profit model through a new perspective, with the method of using empirical data and examples, as well as the difficulties and solutions of the reproduction of this mode in the Mainland. Innovative points of this dissertation are as follows: first, divide the Hong Kong Urban rail transit’s Subway + property into two parts: subway project and the property project, at the same time there is no correlation and internal links missing between the two. Second, The previous research focused on the contents of Hong Kong Urban rail transit’s Subway + property model, but lack of the research of the system of protection behind the contents,, this dissertation makes a depth analysis on the protective system. Third, This dissertation is more systematic. So far, the researches about Hong Kong Urban rail transit’s Subway + property profit model in the academic community are not so much and fragmentized, this dissertation takes a full view of the success of Hong Kong MTR.
Due to the slightly lack of survey data, limited time and author’s ability, this dissertation is not perfect, therefore the author hopes to do the further research in the future to make up the shortage.
目前,世界上绝大多数地铁公司都处于亏损状态,但香港地铁公司是一个特例,其盈利能力非常强。香港地铁公司秉承的“地铁+物业”盈利模式是其成功的根本原因,也是多年来各国争相效仿的对象。认真研究香港地铁的盈利模式及其背后深层次的制度因素对实现内地城市轨道交通快速、健康地发展有着十分重要的借鉴意义。
本文的主要内容及观点如下:
第一章,导论部分主要是对文章的研究背景、研究目的及意义、文章的结构安排、论证使用方法等的介绍。
第二章,盈利模式的理论部分。从盈利模式的思想来源、定义和构成要素三个方面对盈利模式做了简单的阐述,为第四章对香港地铁的“地铁+物业”盈利模式的论述奠定了理论基础。
第三章,笔者从香港地铁公司的成立背景、线路发展和辉煌业绩三个方面对香港地铁的概况作了简单介绍。香港是一个典型的人多地少的城市,每平方公里的平均人口密度和车辆承载量均居世界城市前列。在这样的背景下,香港政府于1975年成立了香港地下铁路公司,并开始兴建地铁;香港的城市轨道交通系统发展迅猛,自1979年10月1日地铁第一线开通到2007年12月2日两铁合并期间,香的地铁已发展成一个有7条路线,全长91.0公里的铁路系统网络;同时,香港地铁取得了辉煌的经营业绩,并于2000年10月5日在香港联合交易所成功上市。
第四章,本文的重点章节。主要阐述了香港地铁的“地铁+物业”盈利模式的构成要素和制度保障。首先,“地铁+物业”盈利模式的构成要素主要包括地铁项目和物业项目两部分。本文从香港地铁的内部管理、线路规划及资金筹措等方面阐述了香港地铁的成功运营;从香港地铁的物业发展理念、物业开发流程及物业开发形式三方面阐述了香港地铁的物业开发。其次,“地铁+物业”盈利模式的施行,需要市场经济的体制保障和法律保障。具体地说,就是政府的经营者和监督者两种角色的分离,政府不干预地铁公司的经营,只对地铁公司实施严格的监管;香港科学的城市规划体系和严格土地管理制度保证了香港地铁能够顺利地从香港政府手中拿到地铁上盖及沿线的土地开发权,并通过地产交易筹集资金,使地铁公司的以地养铁模式成为可能。
第五章,阐明了香港的“地铁+物业”盈利模式在内地的复制难点及解决办法。笔者针对国内地铁运作中存在的体制问题,从四个方面提出了体制改革建议,即政府监督者与经营者角色分离、形成地铁公司产权的多元化模式、采取“利益补偿”原则、加强立法监管;争对土地出让方式的法律限制,提出了两种通过合法途径取得土地使用权的办法,即捆绑招标方式和以土地作为出资的模式。
本文借助数据和实证分析,通过一个新的视角全方位地阐述了香港地铁的“地铁+物业”盈利模式的制度保障和具体内容,以及这种模式在内地的复制难点和解决办法。本文的创新点有下面几个:(1)从研究方法层面来说,把香港地铁的“地铁+物业”盈利模式拆分成地铁项目和物业项目两部分来分别阐述,但同时也没有遗漏两者的相关性和内在联系。(2)从研究内容层面来说,以往的学者对香港地铁的“地铁+物业”盈利模式的研究都集中在这种模式的具体内容上,而对模式背后的制度保障的研究比较欠缺,而本文对模式的制度保障作了深度分析。(3)本文的系统性较强。目前为止,学术界对香港地铁的“地铁+物业”盈利模式的地铁运营部分的研究较少,而且不成体系,本文从全方位、多角度阐述了香港地铁运营的成功之道。
由于调查数据稍显缺少、时间的不足和笔者能力所限,本文关于香港地铁的“地铁+物业”盈利模式的研究还不是十分完善,笔者希望以后能尽其所能,对该问题继续追踪研究,弥补不足。
Urban rail transit has the advantage of fast speed, large capacity, low energy consumption, light pollution and covers less area and so on. It is the fundamental approach to solve traffic problems in major cities. At present, Beijing, Tianjin, Shanghai, Guangzhou, Shenzhen, Nanjing and other cities in the Mainland have operated the MTR one after another, more than a dozen other cities in the mainland is in the construction process of MTR. However, the public nature of the Urban rail transit and the high capital costs and operating costs, making the vast majority MTR Corporations of the world at a loss. Therefore, how to build and manage the Urban rail transit have become an urgent issue.
Hong Kong Urban rail transit is one of the few Corporations which can achieve profit in the world. The fundamental reason for Hong Kong Urban rail transit Corporation’s success is to uphold the Subway + property profit model, which is also a model for many countries to follow in many years. The study of the Hong Kong MTR’s profit model and the system factors is very important for the rapid and healthy development of mainland urban rail transit.
The gist of this paper are as follows:
The first chapter: an introduction of research background, research objectives and the structure of the dissertation, the use of methods.
The second chapter, the theoretical part of profit model, simply clarifys the idea of profit model from three aspects, they are: the source, the definition, and the elements of profit model. This chapter lays a theoretical basis for the fourth chapter which clarifys the Subway + property model of the Hong Kong MTR.
Chapter III: The author makes a brief overview of the MTR in Hong Kong in three aspects: the establishment background, the lines of development and achievements of the Hong Kong Urban rail transit Corporation. Hong Kong is a typical large city which has huge population and less land. Both the average population and the vehicle carrying per square kilometer are in the forefront of the world. Against this background, the Hong Kong Government set up the Hong Kong Urban rail transit Corporation in 1975 and began to build the MTR. Hong Kong’s urban rail transport system is developing rapidly, from the opening of the first line of the MTR in Hong Kong on October 1st, 1979 to December 2nd, 2007 the merger of the two lines, Hong Kong MTR has developed 7 lines, a total length of 91.0 kilometers railway network; At the same time, Hong Kong MTR has made a brilliant performance and listed in the Hong Kong Stock Exchange successfully on October 5th, 2000.
Chapter IV, keystone of this dissertation, mainly focus on the specific content and protection system of the Subway + property model of the Hong Kong MTR. First of all, the Subway + property earnings model includes two parts: the urban rail transit projects and properties project. In this dissertation, the author expresses the success of Hong Kong MTR through the internal management of the Hong Kong subway, line planning and fund-raising, sets forth the property development of Hong Kong MTR through the concept of property development, property development process and the form of property development. Secondly, the implementation of the subway + property model needs the market economy system security and legal protection. Specifically, the Government does not interfere with the operation of the Corporation, but doing the implementation of strict control and management;Hong Kong’s scientific urban planning system and strict land management system ensure the smooth process of MTR of Hong Kong getting the right of railway superstructure and along land development from the hands of Hong Kong Government. And through the real estate transactions to raise funds enable the Corporation to raise itself.
Chapter V, to clarify the difficulties and solutions to copy Hong Kong’s subway + property mode in the Mainland. The author makes suggestions from four aspects through the domestic operations of the existing subway system, they are: the separation of government as a watchdog role and operation role, the formation of the Corporation’s diversified property rights model, the compensation benefits principle, strengthen legislation control. As for the legal constraints to the transfer of land we propose two ways to acquire land through legal right, that is, tied up tender and take land as financing.
In this dissertation, the author analyzes the protective system and the specific content of Hong Kong Urban rail transit Subway + property profit model through a new perspective, with the method of using empirical data and examples, as well as the difficulties and solutions of the reproduction of this mode in the Mainland. Innovative points of this dissertation are as follows: first, divide the Hong Kong Urban rail transit’s Subway + property into two parts: subway project and the property project, at the same time there is no correlation and internal links missing between the two. Second, The previous research focused on the contents of Hong Kong Urban rail transit’s Subway + property model, but lack of the research of the system of protection behind the contents,, this dissertation makes a depth analysis on the protective system. Third, This dissertation is more systematic. So far, the researches about Hong Kong Urban rail transit’s Subway + property profit model in the academic community are not so much and fragmentized, this dissertation takes a full view of the success of Hong Kong MTR.
Due to the slightly lack of survey data, limited time and author’s ability, this dissertation is not perfect, therefore the author hopes to do the further research in the future to make up the shortage.
引文
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1亚德里安·J·斯莱沃斯基,大卫·J·莫里森等.利润模式[M].中信出版社,2002:第55页
2关鑫.企业商业模式创新研究[D]. [硕士论文],2007
3翁君奕.商务模式创新[M].经济管理出版社,2004:第37页
4亚德里安·J·斯莱沃斯基,大卫·J·莫里森等.利润模式[M].中信出版社,2002:第135页
5资料来自百度百科网站(http://baike.baidu.com/view/114864.htm)
6仲奇.香港地铁上市前前后后[J].香港快递,2000.12
7数据来自香港地铁2007年年报.见网址:www.mtr.com.hk
8羊长怀,廖小红.香港地铁公司成功的经营之道[J].现代管理,2000.3
9彭少芬.香港地铁的“利润神话”[N]. 21世纪经济报道,2003.12.19
10毛保华.城市轨道交通系统运营管理[M].人民交通出版社,2006:第254页
11资料来自香港地铁公司网站(www.mtr.com.hk)
12资料来自香港地铁公司网站(www.mtr.com.hk)
13殷丽.香港地下铁路建设与管理的成功之路[J].北京规划建设,1997.3
14颜琼.城市轨道交通沿线土地集约利用对区域经济发展的作用[J].都市快轨交通,2006.2
15马忠,罗晓敏.香港地铁的融资体系与收益分析[J].城市轨道交通研究,2002.1
16王灏.城市轨道交通投融资问题研究[M].中国金融出版社,2006:第179页
17仲奇.香港地铁上市前前后后[J].香港快递,2000.12
18季令,张国宝.城市轨道交通运营组织[M].中国铁道出版社,1998:第338页
19金锋.从香港地铁运作经验看城市地铁体制的发展[J].城市轨道交通研究,1998.1
20林源昌,钟晓山,赵志英,王子建.从香港地铁看港府对官办企业的管理与运营及对深圳的借鉴[J].特区经济,2001.5
21陈依新.香港地铁的经营与管理[J].城市公共交通,2003.3
22杨忠华.香港的土地使用与交通运输规划实践[J].城市规划,1999.5
23郑捷奋,刘洪玉.香港轨道交通与土地资源的综合开发[J].中国铁道科学,2002.5
24曾俊华.香港的城市规划及土地发展制度[J].城市规划,2002.6
25陈依新.香港地铁的经营与管理[J].城市公共交通,2003.3
26殷丽.香港地下铁路建设与管理的成功之路[J].北京规划建设,1997.3
27曾俊华.香港的城市规划及土地发展制度[J].城市规划,2002.6
28颜琼.城市轨道交通沿线土地集约利用对区域经济发展的作用[J].都市快轨交通,2006.2
29黄治国.城市轨道交通投融资模式研究[D]. [硕士论文],2003
30陈振强.城市轨道交通与沿线房地产开发的互动效应[J].城市轨道交通研究,2006.7
[2]王灏.城市轨道交通投融资问题研究[M].中国金融出版社,2006
[3]季令,张国宝.城市轨道交通运营组织[M].中国铁道出版社,1998
[4]翁君奕.商务模式创新[M].经济管理出版社,2004
[5]何宗华,汪松滋,何其光.城市轨道交通运营组织[M].中国建筑工业出版社2003
[6]亚德里安·J·斯莱沃斯基,大卫·J·莫里森等.利润模式[M].中信出版社,2002
[7]颜琼.城市轨道交通沿线土地集约利用对区域经济发展的作用[J].都市快轨交通,2006.2
[8]陈振强.城市轨道交通与沿线房地产开发的互动效应[J].城市轨道交通研究,2006.7
[9]金锋.从香港地铁运作经验看城市地铁体制的发展[J].城市轨道交通研究,1998.1
[10]杨忠华.香港的土地使用与交通运输规划实践[J].城市规划,1999.5
[11]羊长怀,廖小红.香港地铁公司成功的经营之道[J].现代管理2000.3
[12]郑捷奋,刘洪玉.香港轨道交通与土地资源的综合开发[J].中国铁道科学,2002.5
[13]林源昌,钟晓山,赵志英,王子建.从香港地铁看港府对官办企业的管理与运营及对深圳的借鉴[J].特区经济,2001.5
[14]曾俊华.香港的城市规划及土地发展制度[J].城市规划,2002.6
[15]陈依新.香港地铁的经营与管理[J].城市公共交通,2003.3
[16]马忠,罗晓敏.香港地铁的融资体系与收益分析[J].城市轨道交通研究,2002.1
[17]侯丽,栾峰.香港的城市规划体系[J].城市规划,2000.5
[18]殷丽.香港地下铁路建设与管理的成功之路[J].北京规划建设,1997.3
[19]仲奇.香港地铁上市前前后后.香港快递[J],2000.12
[20]周建菲.香港地铁建设物业开发模式简介[J].地下工程与隧道,2003.3
[21]李蓓,方奕涛.“积极不干预”哲学是否在香港终结[N].信报财经,1999.3.5
[22]彭少芬.香港地铁的“利润神话”[N]. 21世纪经济报道,2003.12.19
[23]赵刚.城市轨道交通投融资模式创新研究[D]. [硕士论文],2001
[24]关鑫.企业商业模式创新研究[D]. [硕士论文],2007.
[25]黄治国.城市轨道交通投融资模式研究[D]. [硕士论文],2003
[26]香港地铁公司网站(www.mtr.com.hk)
[27]中国城市轨道交通网(www.chinametro.net)
1亚德里安·J·斯莱沃斯基,大卫·J·莫里森等.利润模式[M].中信出版社,2002:第55页
2关鑫.企业商业模式创新研究[D]. [硕士论文],2007
3翁君奕.商务模式创新[M].经济管理出版社,2004:第37页
4亚德里安·J·斯莱沃斯基,大卫·J·莫里森等.利润模式[M].中信出版社,2002:第135页
5资料来自百度百科网站(http://baike.baidu.com/view/114864.htm)
6仲奇.香港地铁上市前前后后[J].香港快递,2000.12
7数据来自香港地铁2007年年报.见网址:www.mtr.com.hk
8羊长怀,廖小红.香港地铁公司成功的经营之道[J].现代管理,2000.3
9彭少芬.香港地铁的“利润神话”[N]. 21世纪经济报道,2003.12.19
10毛保华.城市轨道交通系统运营管理[M].人民交通出版社,2006:第254页
11资料来自香港地铁公司网站(www.mtr.com.hk)
12资料来自香港地铁公司网站(www.mtr.com.hk)
13殷丽.香港地下铁路建设与管理的成功之路[J].北京规划建设,1997.3
14颜琼.城市轨道交通沿线土地集约利用对区域经济发展的作用[J].都市快轨交通,2006.2
15马忠,罗晓敏.香港地铁的融资体系与收益分析[J].城市轨道交通研究,2002.1
16王灏.城市轨道交通投融资问题研究[M].中国金融出版社,2006:第179页
17仲奇.香港地铁上市前前后后[J].香港快递,2000.12
18季令,张国宝.城市轨道交通运营组织[M].中国铁道出版社,1998:第338页
19金锋.从香港地铁运作经验看城市地铁体制的发展[J].城市轨道交通研究,1998.1
20林源昌,钟晓山,赵志英,王子建.从香港地铁看港府对官办企业的管理与运营及对深圳的借鉴[J].特区经济,2001.5
21陈依新.香港地铁的经营与管理[J].城市公共交通,2003.3
22杨忠华.香港的土地使用与交通运输规划实践[J].城市规划,1999.5
23郑捷奋,刘洪玉.香港轨道交通与土地资源的综合开发[J].中国铁道科学,2002.5
24曾俊华.香港的城市规划及土地发展制度[J].城市规划,2002.6
25陈依新.香港地铁的经营与管理[J].城市公共交通,2003.3
26殷丽.香港地下铁路建设与管理的成功之路[J].北京规划建设,1997.3
27曾俊华.香港的城市规划及土地发展制度[J].城市规划,2002.6
28颜琼.城市轨道交通沿线土地集约利用对区域经济发展的作用[J].都市快轨交通,2006.2
29黄治国.城市轨道交通投融资模式研究[D]. [硕士论文],2003
30陈振强.城市轨道交通与沿线房地产开发的互动效应[J].城市轨道交通研究,2006.7