| The subway construction in Shenyang mainly depends on government investment at present, the fund demand of subway construction is concentrate and the amount of money is huge,which brings a heavy burden to governmen. Due to public welfare characteristics and unique product cycle of subway, the subway will be operating at a loss during operation stage,not only investment of construction period is difficult to recove but still needs government subsidies to support during operation stage,which will place prodigious financial burden on the government.At present,there is high demand for building that along the metro line in Shenyang, price of these buildings are relatively higher and sell well,which brings direct and high returns for real estate developers, this means real estate developers can earn a considerable amount of excess profits that the subway brings as long as they bear land charges, this lead to benefits generated by the development of subway can't be returned to the subway systems reasonablely,which go against coordinated and sustainable development between metro and real estate,therefore,there is urgent need to establish a new subway development mode to solve above problems.This study is targeted at subway and real estate aroud it,based on the present condition of subway development mode at home and abroad, from the relationship between ownership and management of subway and management of subway two aspects,point out problems existing in present development mode and summarize experience of subway development mode.Apply the combination of qualitative and quantitative methods for the first time to analyze mechanism of interaction between the subway and real estate in Shenyang and conclude imbalance of interaction between the subway and real estate.Combine corridor effect theory,urban land value theory and external benefit theory to make qualitative analysis of interaction between the subway and real estate,based on this,this study is concerned with interrelationship between the subway and real estate,figure out that effects of subway on real estate are mainly embodied in following aspects:improve accessibility for real estate?change the nature of land use,increase the intensity of land development and promote the development of regional economy etc.Futhermore,the impact of the real estate on the subway can increase the subway passenger flow,enhance the subway affiliated value etc.Take line 2 in Shenyang for example,this study make quantitative analysis of interaction relationship between subway and its surrounding real estate,apply the principles of accessibility to calculate the influence scope of each site,figure out radius of influence that subway on the surrounding real estate mainly concentrated in the 1 km range,more than 2 km has almost no effect. Set up a new ticket revenue model, come to a conclusion that it is impossilbe to rely solely on ticket revenue to achieve breakeven during initial operation.Pick up 24 sample projects around the metro 2 line sites, calculate the value-added role of subway on the surrounding real estate by characteristic value model,that is,subway line 2 within 1 km site-wide,when lm closer the real estate to subway sites, the increasing price of per square meter of real estate,besides,prove unbalanced interaction between subway and its surrounding real estate through gross value added of 24 sample projects.Propose that Shenyang can build combined development mode of subway and real estate through analysis of metro development mode and set up three joint development mode: Commercial operation type joint development model,Concurrently estate type joint development model,Participation autonomy joint development model. Define connotation of three joint development modes, analyze applicability of each mode, advantages and disadvantages of each model, present implementation process of each mode.At last,based on development and construction of subway in Shenyang during different periods,put forward suggestions that fit for joint development mode of Shenyang. |
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