租差理论视角下的“工业上楼”——以深圳为例的发展历程和趋势考察

“Industrial Upstairs”from the Perspective of Rent Difference Theory—A Study on the Development Process and Trend of Shenzhen

产业转型升级和空间资源约束的双重压力下,城市更新特别是老工业区更新是中国特大城市发展的重要战略。本文借鉴史密斯的租差模型,通过梳理深圳自1990年以来的工业区更新历程和典型案例分析发现:政府规制对工业区改造的潜在租差有决定性作用——政府主要通过土地用途、开发强度、开发补偿等相关规定影响市场主体所能实现的潜在租差。市场主体通过更新模式、开发方向等选择实现最优潜在租差。与此同时,政府规制在平衡着产业发展和市场活力的双向影响。本文研究在“工业上楼”新政背景下,政府通过政策扩大市场可能实现的潜在租差,推动市场主体参与“工业上楼”项目,但市场主体需要参与更新后的运营以维持最优的潜在租差。

Under the dual pressures of industrial transformation and upgrading,as well as spatial resource constraints,urban renewal has become a crucial strategy for the development of China's megacities,particularly in the revitalization of old industrial zones.Based on Smith's rent gap model and an analysis of Shenzhen's industrial renewal since 1990,along with several case studies,it is evident that government regulation plays a crucial role in determining the potential rent differential of industrial renewal.Specifically,the government has a significant influence on the potential rent gap that market players can attain through regulations related to land use,development intensity,and develop-ment compensation.The market can realize the optimal potential rent gap by choosing the appropriate renewal mode and development direction.Government regulation,at the same time,balances the reciprocal influence of industrial development and market dy-namics.There is a risk of industrial hollowing out and real estateization.In the context of the new policy of“industrial upgrading”,the government promotes market participa-tion in“industrial upgrading”projects by implementing policies that expand the poten-tial rent gap.However,for the optimal potential rent gap to be maintained,the market needs to be involved in the operation of the regeneration projects.