前海的故事可能才刚刚开始。

The story of the sea before may is just beginning.

　　2013年1月21日，前海管理局局长郑宏杰在深圳市五届人大五次会议上表示，今后可能会向国务院申请，将前海改革合作区沿珠江口扩充至宝安区。其理由是：相对于天津滨海新区的2270平方公里，上海浦东新区的1200平方公里，南沙新区扩充后的800平方公里，前海目前的15平方公里实在是太小了。

On January 21, 2013,Sea before ZhengHongJie authority in shenzhen the fifth National People's Congress fifth conference on Wednesday,The future may apply to the state council,Before the sea from the reform along the pearl river mouth expanded to baoan district.The reason is:Relative to the tianjin binhai new area of 2270 square kilometers,Shanghai pudong new area of 1200 square kilometers,Nansha district after the expansion of 800 square kilometers,Sea before the 15 square kilometers is really is too small.

　　而在此20天前，有消息称，深圳市规划和国土资源委员会开出500万元奖金，面向全世界征集有关前海地区的概念规划。

In the twenty days ago,A source says,Shenzhen city planning and land and resources committee issued 5 million yuan bonus,All over the world to collect the sea area before the concept plan.

　　自2012年12月27日，前海跨境人民币贷款进入实际操作阶段后，前海概念股在资本市场更是风生水起。特别在深圳允许集体工业用地流转入市后，拥有前海1/3土地的“三大地主”招商局集团、中集集团(000039,股吧)和深圳国际更是受到市场热捧。境外媒体推测，这些土地估值高达3800亿元。然而《中国经营报(博客,微博)》记者从相关公司以及政府部门中了解到，这些土地将如何出让尚未达成共识。

Since December 27, 2012,Sea before cross-border RMB loan into actual operation phase,Sea before concept stock in the capital market is flawed.Especially in shenzhen allow collective industrial land circulation after entering the market,Have a third of the land before the sea"Three big landlords and the"China merchants group/Cimc group(000039,guba)And shenzhen international is by the market hot holds.Overseas media speculation,These land valuation is as high as 380 billion yuan.however[China business newspaper(blog,Micro bo)]Reporters from related companies and government departments to know,How will the land transfer has not yet reached an agreement.

　　汇聚金融机构前海地价疾进 Financial institutions together before the land into the sea for disease

　　最新消息称，深圳前海管理局在2013年1月28日才公布首批参与跨境人民币贷款业务的银行名单。在此之前，已经有大批金融机构集聚到了前海。据了解，前海首笔跨境贷也许将会花落深圳市前海开发投资控股有限公司，该公司负责前海合作区内土地一级开发、基础设施建设和重大项目投资。

The latest news says,Shenzhen sea before administration in January 2013, and revealed the first involved in cross-border RMB loan business bank list.Before this,A large number of financial institutions have been gathering to sea.It is understood,Sea before initial cross-border credit maybe will take fall shenzhen sea before development investment holding co., LTD,The company is responsible for the sea before the land level development cooperation/Infrastructure construction and major investment projects.

　　前海管理局局长郑宏杰透露，首批跨境人民币贷款未设定上限，具体额度由央行确定。而首批参与跨境贷业务的银行将增加至8~10家，包括招商银行(600036,股吧)、建设银行(601939,股吧)、渣打银行、恒生银行均在首批参与行名单上。1月初，招商银行前海分行已经获批筹建，成为首家在前海落地的银行业金融机构。

Sea before ZhengHongJie authority said,The first cross-border RMB loan not set limit,The specific amount to determine by the central bank.And the first to participate in cross-border credit business of the bank will increase to 8 ~ 10,Including China merchants bank(600036,guba)/Construction bank(601939,guba)/Standard chartered bank/Hang seng bank are in the first line in the list.Early January,China merchants bank sea before branch has approved preparation,To be the first in the sea before landing of the banking financial institutions.

　　记者获悉，包括以王亚伟为代表的一批私募基金都在洽谈进入前海相关事宜；而由深圳前海中金阿尔法资产管理有限公司发起的中国首个对冲基金中的基金，中科创金融控股集团发起设立100亿规模的中科赛富产业并购投资基金，弘毅资本、凯雷、KKR、JP摩根等国内外私募股权巨头已在讨论制订前海私募股权政策和股权投资中心的建设规划。

The reporter learns,Including to WangYaWei as a representative of a group of private equity funds are in negotiation into the sea before related affairs;The shenzhen sea before zhongjin alpha asset management co., LTD., China launched the first hedge fund of funds,Win in financial holding group established 10 billion scale zhongke "rich industry mergers and acquisitions investment fund,Hongyi capital/Carlyle/KKR/JP Morgan and other domestic and international private equity giant has set up a file in the discussion before make sea private equity policies and equity investment center construction planning.

　　1月7日，深圳市政府通过《深圳市支持金融业发展若干规定实施细则的补充规定》，首次对券商、基金公司专业子公司、独立销售机构、第三方支付机构等新业态、新机构和新模式推出针对性的优惠政策，要继续把金融业聚集效应放大。

On January 7th,Shenzhen government through the[Shenzhen development of finance support several provisions of the detailed rules for the implementation of the supplementary provisions],Securities for the first time, the/Fund company specialized subsidiaries/Independent sales agency/The third party payment mechanism and so on the new format/The new mechanism and new model introduced specific preferential policies,The financial industry will continue to gather effect amplification.

　　金融机构的纷纷入驻，也让前海当地的开发企业体会到了地价的“一夜腾飞”。

Financial institutions established in succession,Also let sea before the development of local enterprises to realize the price of land"Night boom".

　　1月下旬，中集集团（000039.SZ）表示集团位于前海的土地如何使用尚无定论，因为政府相关指引还不明确。“如果有可能的话，中集希望自行开发。”早在2012年12月底，中集集团发布公告承认，公司在前海拥有一块面积为52.42万平方米的土地，土地用途为工业用地。

In late January,Cimc group(000039 SZ)Said the group is located in the sea before land use is uncertain how,Because the government related guidance is not clear."If possible,Cimc hope to development."As early as in 2012 at the end of December,Cimc group issued admitted,The company in the first sea has an area of 524200 square meters of land,The land use for industrial land.

　　1月22日，中集股价突然暴涨18%，同日盛传在前海拥有大面积土地的招商局集团以及深圳国际，股价分别上涨21%及8.8%。有境外媒体报道三大公司一共在前海拥有412万平方米的土地，占前海面积27.5%，以容积率为3、每平方米3万元人民币计算，3家公司土地由工业转商业用途后，总估值将达4735亿港元。

On January 22,,Cimc share price leapt 18%,On the same day in the sea before widely with large area of land of China merchants group and shenzhen international,Share prices rose 21% and 8.8% respectively.Have foreign media reported a total of three big companies in the sea has 4.12 million square meters of land,Accounted for 27.5% of the area of sea before,To volume rate for 3/Every square metre 30000 yuan RMB,Three companies by the industrial transfer of the land for commercial use,Total valuation will reach to hk $473.5 billion.

　　受到追捧并非仅仅这前海三大地主，在前海规划区内拥有7.1公顷土地的广聚能源(000096,股吧)（000096.SZ），连续3个交易日涨停报收。这缘于1月18日，深圳市政府宣布，深圳原农村集体经济组织继受单位合法工业用地可申请进入市场流通。

Love affair with is not only the sea before three big landlords,In the sea before planning area of 7.1 hectares of land have wide poly energy(000096,guba)(000096 SZ),Three consecutive trading day at harden.This is due to 1 month and day,Shenzhen government announced,Shenzhen original rural collective economic organization by the unit legal industrial land can apply to enter the market circulation.

　　在这消息公布前后，一些前海概念股异常波动，1月4日至1月23日，沙河股份(000014,股吧)（000014.SZ）主力资金净额流入3910万元，涨幅达到29.13%。然而该公司1月23日发布的公告中表示，公司在深圳前海无开发项目及土地储备，公司既非原农村集体经济组织继受单位，也无工业用地储备。而广聚能源也表示，虽然在前海拥有土地，但并没有改变土地使用功能的计划。

In the news before and after released,Some sea before concept stock abnormal fluctuations,On January 4, to January 23,,Shares of(000014,guba)(000014 SZ)Main net capital inflows is 39.1 million yuan,Rise up to 29.13%.Yet the company on January 23, said in a notice issued by the,Company in shenzhen sea before no development project and land reserve,The company is neither the original rural collective economic organization by the unit,Nor industrial land reserves.And widely poly energy also said,Although the sea before have the land,But did not change the land use function of the plan.

　　高盛针对招商局的研究报告也表示，由于前海土地使用未明朗，只维持招商局“中性”评级，而且如果土地转作住宅或商业用途，招商局或需要额外补交土地出让金。

According to Goldman sachs China merchants research report also said,Because the sea land use not clear,Only maintain China merchants"neutral"rating,And if the land transfer for residential or commercial purposes,China merchants or need additional pay the land grant fee.

　　而前海管理局经营发展处处长、新闻发言人王锦侠表示，前海现在正进行土地整备，部分土地使用权确实由个别企业拥有，前海管理局正与相关企业协商出让使用权，这是整备计划的一部分，并不存在所谓的“三大地主”。

The sea administration management development marshal/WangJinXia spokesman said,The sea is now before of land development,Part of the land use right by individual enterprises have indeed,Sea before administration is working with relevant enterprises to use negotiation to sell,This is part of the service,Does not exist the so-called"Three big landlords and the".

　　记者了解到，深圳前海今年将启动大规模建设，深圳市政府首先会审批前海《土地出让暂行办法》（下称《办法》）等土地政策，王锦侠表示，现在《办法》正处于征求意见阶段，也没有披露该政策对外公布的日程表。

The reporter understands,Shenzhen sea before this year will start large-scale construction,Shenzhen government approval first before the sea[The land grant interim measures](Hereinafter referred to as[way])And land policy,WangJinXia said,now[way]Is in for advice stage,No disclosure the policy announced schedule.

　欲控地价展开“用地”博弈 To control on land"land"game

　　其实除了上述《办法》外，前海管理局已经完成起草《前海深港合作区土地政策纲要》以及《产业用地项目评审暂行办法》，这些文件都已上报深圳市政府审批，均未对外公布。

In fact in addition to the above[way]outside,Sea before administration have finished drafting[Before the sea deep port zones from land policy outline]and[Industrial land project review interim measures],These documents have been to shenzhen government approval,Were not announced.

　　据接近政府内部人士透露，政府希望控制地价的上涨幅度，保证入驻的各大企业都能在前海得到合理的配置。甚至规划在特定区域降低地价，以降低企业运行成本。

According to sources close to the government,The government hopes that control the rising price of land amplitude,Ensure that the established the enterprise can be in the sea before get reasonable configuration.Even in a specific area planning to reduce price,In order to reduce the cost of enterprise operation.

　　为此前海政府酝酿改变土地出让的形式，“不能像以前一样，一次性转让土地后，政府可能需要介入项目，获得持续收入。”2012年年末，前海管理局就传出消息，前海每出让一块土地，政府都将保留至少1%的股份。

After the government for sea brewing change the form of land transfer,"Not as before,One-time after the transfer of land,The government may need to be involved in the project,Sustainable income."By the end of 2012,Before the administration of sea spread the news,The sea before each a piece of land,The government will be kept at least 1% of the shares.

　　虽然，王锦侠表示前海现在还处于土地整备阶段，何时土地出让尚无定论。但在今年两会期间，前海管理局规划建设处副处长叶伟华透露，将于2013年3月底前完成第一批土地出让。2012年6月底，前海管理局已经获得了非金融领域计划单列市的审批权限，原来由深圳市规划和国土资源委员会承担的前海规划和土地管理职能，交由前海管理局负责。

although,WangJinXia said that the former sea is still at the stage of land development,When land transfer is uncertain.But in this year sessions,Sea before planning construction administration, deputy director of the YeWeiHua revealed,By the end of march in 2013 will be completed before the first batch of land transfer.At the end of June 2012,Sea before administration has already won the non-financial sectors of examination and approval of city specifically designated in the state plan,Originally by the shenzhen municipal planning and land and resources committee for sea before planning and land management function,To sea before administration is responsible for.

　　业内人士推测看，首批出让的土地不会是目前囤地企业控制的土地。“现在正与政府商议有关事项，还没有最终结果。”中集集团相关人士在接受查询时表示，这几乎是目前在前海拥有土地项目企业的一致反应。

The personage inside course of study to see that,The transfer of the land is not present in the control of the enterprise, according to the land."The government is now and consultation related matters,There is no final results."Cimc group relevant personage in accepting that inquires,It is almost in the sea before have the land project enterprise consistent reaction.

　　在记者获得的一份最新的前海规划文件中，明确表示只有现有业主满足一定条件的前提下才允许变更土地用途，否则只能按照原有规划发展工业项目。

At the press have a copy of the latest sea before planning file,Made it clear that only the current owner can meet certain conditions under the premise of land use change is allowed,It can only be used in accordance with the original planning industrial development project.

　　据政府内部人士向记者透露，这些土地大部分会按照总体规划发展工业项目。前海政府会为原业主介绍引进合作企业，由原业主提供土地，获取租金收益，而租金额度政府会进行规定，限制在一定区间内。

According to the insiders revealed to reporters,Most of the land according to the overall planning development of industrial projects.Sea before the government will introduce to the original owner introduction of cooperative enterprise,The original owner provide land,Rental income for,And the government will provide the amount of rent,Limited to a certain interval.

　　另外，前海政府也会允许部分土地转变为商业项目。深圳国际（00152.HK）在2012年半年报显示，该公司在前海拥有38万平方米的物流园土地，目前该公司已对该物流园进行了重新定位，该公司已经与“多家行业龙头企业签订战略合作意向书”，同时在前海重新规划中，深圳国际将加强与政府相关部门的沟通，“尽可能多获取土地权益”。

In addition,Sea before the government will also allow part of the land into commercial projects.Shenzhen international(00152. HK)In the 2012 annual report shows that half,The company in the first sea has 380000 square meters of the logistics park land,At present the company has the logistics park on the repositioning,The company has and"Several industry leading enterprises signed a strategic cooperation letter of intent",At the same time in the sea to planning,Shenzhen international will strengthen the communication with the relevant government department,"As much as possible for land rights".

　　在记者获得的前海规划文件中还显示，对于不按照规定用地使用的，将采取“政府回收土地，原则上采取货币补偿”。据高盛相关报告估算，招商局在前海的土地成本为1805元/平方米，如果按照现行市场价格8000元/平方米收回土地，意味着可以获得105亿元的税前收益。不过有深圳政府土地部门的负责人向记者表示，采取这种方法的可能性不大，“政府更倾向于采用租入企业地块再转租的方式。”

At the press have sea before planning file also showed,For not in accordance with the relevant provisions of land use,Will take"The government land recovery,In principle, take monetary compensation".According to Goldman sachs related report estimated,China merchants in the former sea land cost for 1805 yuan/square meters,If, in accordance with the current market price 8000 yuan/square meters land back,Means can obtain 10.5 billion yuan of tax revenue.But the shenzhen government land department person in charge told reporters,Take this kind of method is unlikely,"The government more tend to use rent into enterprise block again relet way."