产业地产发展到现在，一方面，其自身已经逐渐细分为工业地产、科技地产、物流地产和文化创意地产等不同的门派，各个派别也都出现了掌握独门绝技的高手。另一方面，产业地产上下游产业链也在不断延伸，带动了一系列关联产业的成长和壮大。而其中亦不乏远见卓识者，经过数年间的默默耕耘，如今已经在相关行业开创出独门心法，修炼为剑走偏锋的世外高人。

Industrial real estate development up to now，On the one hand，Its own has gradually segment for industrial real estate、Technology real estate、Logistics estate and cultural creation real estate and so on the different affiliation，Each faction also appeared master very forces superior。On the other hand，Industrial real estate industry chain upstream and downstream in extending continuously also，A series of related industry drive the growth and expansion。And among them is not without the foresight，After several years of silent and cultivated，Now in the related industry initiate a alone door method，For uniting the sword go the hail world of talents。

　　本期我们将通过与物流地产业界资深专家和产业地产设计机构操盘手的对话，见微知著地探究产业地产发展的现状和产生的困局，并管窥未来的行业走势和机遇所在。

In this issue we will pass through and logistics to senior experts and industrial real estate industry design agency operations of the hands of the dialogue，Coming to explore the present situation of the development of real estate industry and produces a boat，And the future of industry trends and observation in opportunity。

　　■本报记者 曾一宁 北京报道

S our reporter had YiNing reports from Beijing

　　产业地产发展方兴未艾，问题却早已错落丛生。北京中冶嘉恒投资管理有限公司总经理孔庆广认为，物流地产在发展过程中，早已迎头碰上产业布局不合理、土地价格及供给不平衡等问题，而网络化，信息化，平台化这“三位一体”势必引领物流地产打开新的发展空间。

Industrial real estate development is in the ascendant，Problems were strewn at random bushes。Beijing ZhongYe jia heng investment management, general manager of KongQingGuang think，Logistics estate in the process of development，Had a head-on industry layout is not reasonable、The land price and supply imbalance problem，And network，information，Platform turns this“trinity”Certainly will lead the logistics estate open new development space。

　　记者：您从2009年开始研究物流地产，经过多年研究，您是如何看待产业地产目前的发展状况的？

reporter：You from 2009 to investigate the logistics of real estate，After many years of research，How do you think about the development of the real estate industry at present？

　　孔庆广：我把产业地产划分为工业地产、科技地产、物流地产和文化创意地产这四大类。

KongQingGuang：I put the real estate industry is divided into industrial real estate、Technology real estate、Logistics estate and cultural creative property that the four categories。

　　目前国内从事物流地产的主要有这样的几类开发主体：一类是以普洛斯和嘉民为代表的外资，这些外资凭借着自身强大的客户源进入物流地产；另一类是政府主导的模式，政府成立地方管理委员会，建立融资公司，做一级开发；还有一类就是企业主导，以市场发展需要为切入点，来开发物流园区。

At present domestic engaged in the main logistics estate have such a few kinds main body development：A class is prologis and fine people for representatives of foreign capital，These foreign with their own strong customer source into the logistics of real estate；Another kind is the government leading mode，Local government established the management committee，Establish the finance company，Do level development；And those who enterprise leading，To market development needs as the breakthrough point，To develop logistics park。

　　产业地产现在算得上是方兴未艾，但是现在业内出现很多做产业地产而失败的开发商，使得工业用地变成一片“鬼城”。这样的结果既说明这些开发商对产业地产的市场了解不足，设计也不符合市场需求。由于国内的物流行业技术含量低，因此利润非常薄，许多企业只能靠打价格战来赚取利润。这样的结果直接导致国内许多物流企业资金实力不足，没有足够的发展后劲。

The real estate industry is now is on the rise，But now there are many in the industry do real estate and the developer of the industry fail，Make a piece of industrial land“ghost”。The result is that the developers to understand the real estate industry market shortage，The design is not with the market demand。Because domestic logistics industry technical content low，So the profits is very thin，Many enterprise can only rely on price war to make a profit。The result directly lead to many domestic logistics enterprise financial strength insufficient，Not enough development in the future。

　　记者：物流园区的选址有着怎样的标准？

reporter：What is the location of logistics park of standard？

　　孔庆广：物流园区的选址存在着几个判断标准：第一，产业基础，园区所在城市到底是需求型产业还是供给型产业，城市的产业基础到底是什么，这些问题直接决定了园区的发展走向；第二，市场需求，市场到底是需还是供，是满足本地需求还是辐射周边需求；第三，区位交通，应该选择何种最优的交通方式才能最优化开发成本。选址确定之后就要配合园区的整体战略规划，才能最大效率地进行物流园区开发。

KongQingGuang：The location of logistics park there are several judgment standard：The first，Industry basis，Park city exactly is XuQiuXing industry or GongGeiXing industry，The city industrial base is it??????，These problems directly determine the development trend of the park；The second，Market demand，What is the market to or for，Is to meet local needs or radiation surrounding demand；The third，Location traffic，Should choose which optimal means of transportation to optimization development costs。To determine the location after the overall strategy of the park will cooperate with planning，Will best efficiency on logistics park development。

　　记者：物流地产未来发展存在着怎样的问题与障碍？

reporter：Logistics estate development future there are problems with how obstacles？

　　孔庆广：物流地产存在4个问题：

KongQingGuang：There are 4 logistics estate：

　　第一是产业布局问题。由于国内各地的发展规划不一，产业地产形成了产品分割状态。国内存在临近的县城纷纷建造多个物流园区的情况，但其实这样的短距离内是不需要这么多物流园的，这实际上是还没有弄清产业发展脉络就去开发物流园的体现。这种整体规划的不合理是存在隐患的，因此政府还是要做好产业规划。

The first is the industry layout problem。Due to the development of the country are planning，Industrial real estate formed product segmentation state。Domestic existence of county in succession more than building near the logistics park，But actually such short distances is don't need so many logistics park，This is actually still do not know what industry development context is to develop logistics park's embodiment。The general planning of the existence of the hidden danger is not reasonable，So the government or to do well the industry planning。

　　第二是土地供给问题。土地供给应当是与产业发展相匹配的，必须配合产业规划，尤其是工业用地周边配套要跟上。目前7%的工业配套标准远远不能满足物流园区的发展。物流园区的配套不应该统一设定，不同的项目、不同的园区需要不同的配套水平。

The second is the land supply problems。Land supply should be and industrial development of the match，Must cooperate with industry planning，Especially industrial land and peripheral to keep up with。Currently 7% of the industry supporting standard far from meeting the development of logistics park。Logistics park supporting should not set，Different project、Different park needs different supporting level。

　　第三是土地价格问题。即便工业用地有招拍挂流程，可是这些流程止于形式，背后存在诸多灰色行为，在招拍挂之前就确定了土地价格和土地走向，甚至零地价出让的现象屡见不鲜，政府应该要加以规范。

The third is the land price。Even if industrial land have called clap hang process，But the process ends with the form，There are many gray behind behavior，In the recruit take before hanging determine the price and land to land，Even the phenomenon of the price of the zero common，The government should be to standardize。

　　第四是园区后期服务及商用体系的建立。物流园区的后期服务是真正使园区得以发展的后劲之源。

The fourth is the park service and the late commercial system is established。The logistics park service is really the late to the source of the development of staying power。

　　记者：您认为物流地产未来有着怎样的发展趋势？

reporter：Do you think that the logistics estate what is the trend of the development of the future？

　　孔庆广：我认为物流地产存在着以下几个发展趋势：

KongQingGuang：I think there are the following several logistics estate development trend：

　　第一是网络化，各个物流园区之间形成联盟，到了国内任何一个城市，都能够获得同样的联盟式服务。网络化使得企业内部监管体系的效率更高，同时解决信息不对称的问题。

The first is the Internet，Each logistics park form an alliance between，The domestic any city，To be able to get the same league type service。Network makes the enterprise internal supervision system more efficient，To solve the problem of asymmetric information。

　　第二是信息化，我把物流园区称作第四方服务平台，开发物流园区并不只是简单地盖厂房做仓库，在这基础上还要提供其他的增值服务。而信息整合服务便是物流园区的必备服务之一。物流从A到B点，只有信息流通充分，才能充分利用社会资源，提高企业效益。除此之外，物流园区提供的业务整合服务也是非常重要的，企业有其他业务需求，园区也必须提供，这样才能提高物流效率。

The second is the informationization，I called the fourth party logistics park service platform，Development of logistics park is not simply cover plant do warehouse，In this foundation also supply other value-added services。And information integration service is one of the necessary logistics park service。Logistics from A to B，Only information circulation fully，Can we make full use of social resources，Improve enterprise efficiency。In addition，Provide logistics park of the business integration service is also very important，Enterprise have other business requirements，The park also must offer，So that we can improve the efficiency of the logistics。

　　第三是平台化，地产开发和产业地产运营的最大区别在于后期的服务。而这首先就体现在物流园区提供的行政服务上，入园企业需要办理货代许可证等各种证件，如果园区能够成为提供类似增值服务的平台，必定能成为吸引企业进入的亮点之一。

The third is the platform，Real estate development and industrial real estate operation biggest difference lies in the later service。And this is reflected in the first logistics park on the administrative service provided，Enterprises in the park need to deal with forwarder license, etc. Various kinds of documents，If the park can become provide similar value-added services platform，Must be able to become one of the highlight of the enterprise to attract。