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城中村保障性住房化改造的财务平衡机制研究
——以深圳市水围村柠盟公寓更新为例
Financial Balance Mechanism in the Transformation of Urban Village Housing to Government-Subsidized Housing: A Case Study of the LM Apartments Project in Shuiwei Village, Shenzhen
财务平衡是存量规划时期的城市更新项目可持续发展的必要条件。基于财务平衡的视角，从启动期融资平衡、维运期收支平衡、多元利益主体之间的财务关系以及非财务成本的控制四个方面剖析深圳水围村柠盟公寓项目的运行策略机制与综合效益评价。研究发现，水围村柠盟公寓的更新是“政府-国企-村集体”三方协作的平台下，政府通过政策支持和轻资产投入补充了深圳市保障性住房体系的城中村样本，国企深业集团在微利创收的保障下进行了城中村更新项目的创新实践探索，水围村村集体收获了可持续的经济收益和高质量的人居环境。最后探讨这种“城中村非正式住房阶段性正规化”的探索的外部效应，并分析该模式可持续性推广的适用前提。本研究为尝试推动财务平衡机制在城中村更新项目中的应用具有一定的科学价值。
Financial balance is a requisite for the sustained operation of urban regeneration projects in the stock-based planning period. From the perspective of financial balance, this paper analyzes the operation strategy and mechanism of the LM Apartments Project in Shuiwei Village of Shenzhen from four aspects: the financial input in the initial stage, the revenue and expenditure in the operational stage, the financial relationship between multiple stakeholders, and the control of non-financial costs. The findings reveal that under the tripartite cooperation between the government, the state-owned enterprise, and the village collective, the LM Apartments Project in Shuiwei Village is a model of urban village regeneration that effectively supplements Shenzhen’s government-subsidized housing system. Of the three parties, the government provides policy support and asset-light investment; Shum Yip Group, a state-owned enterprise, has carried out innovative practices of urban village regeneration while making a small profit; the Shuiwei village collective has achieved sustained economic benefits and a high-quality living environment. The paper further discusses the external effects of this practice and probes into the conditions for the wide application of this mode in the hope of providing a useful reference for promoting the application of the financial balance mechanism in urban village regeneration projects.
城中村；保障性住房；财务平衡；城市更新；水围村
urban village; government-subsidized housing; financial balance; urban regeneration; Shuiwei Village
Figure 2 Implementation process of the LM Apartments Project in Shuiwei Village
图2 水围村柠盟公寓项目实施流程
Figure 3 Panoramic view of the LM Apartments
图3 柠盟公寓鸟瞰
Figure 4 Cooperation mode of the LM Apartments Project in Shuiwei Village
图4 水围村柠盟公寓项目合作模式
Figure 5 Inner and outer space of the LM Apartments
Lin Xiaoru, Associate Professor, Doctoral Supervisor, School of Architecture and Civil Engineering, Xiamen University; Xiamen Key Laboratory of Integrated Application of Intelligent Technology for Architectural Heritage Protection, Xiamen, P. R. China.
林小如，厦门大学建筑与土木工程学院副教授，博士生导师，厦门市建筑遗产保护智能技术集成应用重点实验室。
Xu Minghui, Postgraduate, School of Architecture and Civil Engineering, Xiamen University, Xiamen, P. R. China.
徐铭晖，厦门大学建筑与土木工程学院硕士研究生。
Jia Yuxuan, Postgraduate, School of Architecture and Civil Engineering, Xiamen University, Xiamen, P. R. China.
贾宇轩，厦门大学建筑与土木工程学院硕士研究生。
Zhu Chasong (corresponding author), Associate Professor, School of Architecture and Civil Engineering, Xiamen University, Xiamen, P. R. China.
朱查松（通信作者），厦门大学建筑与土木工程学院副教授。
Pan Aifeng, Senior Engineer, Certified Urban-Rural Planner, Anhui Urban & Rural Planning and Design Institute Co., Ltd., Hefei, P. R. China.
潘爱丰，安徽省城乡规划设计研究院有限公司高级工程师，注册城乡规划师。
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