摘 要
当前，房地产项目贷款是商业银行在房地产行业授信的主要业务，在房地产项目贷
款形成信贷资产的质量和收益直接关系到银行资产的安全和市场声誉。在房地产项目贷
款中的风险主要表现为信用风险、操作风险及经营管理者的道德风险。近年，国家宏观
政策逐步在加紧引导及规范房地产行业的发展，主要通过规范商业银行对房地产行业的
授信投入和贷款申请资格的审核，这种方式对区域经济中中小房地产企业影响明显，区
域性中小房地产企业在当地的经济结构中占有重要比例，该类房地产企业一般依赖于银
行的贷款进行房地产项目开发。另外，国家还通过限购、贷款利率定价等措施影响房地
产销售的供给与需求，这可从近几年各线城市的楼盘销售价格总体趋势走低的情况可
见。由于房地产开发企业的特点具有高负债率，其开发资金一般来源于销售资金回笼、
银行贷款及其它渠道融资，特别对于区域性的房地产开发企业的筹资渠道结构中银行贷
款占主要比重。因此，国家的政策管制及市场价格变化会在一定程度上影响了区域性商
业银行对房地产项目贷款的质量及回收
S 银行是由农村信用社改制成立的区域性商业银行，以服务地方经济为发展战略
该行主要业务利润来源于传统存款、贷款业务，其中在贷款业务近几年的投放结构方面，
房地产行业投放占相对高比重，其中又以房地产项目贷款投放为主。然则，该行在房地
产项目贷款业务的信用风险管理措施及机制方面，如管理工具、组织架构、业务流程及
业务考核等方面仍存在需完善的地方。同时，在区域房地产行业中，个别房地产公司发
生贷款违约的个别信用风险事件。基于前述的研究背景下，通过以 S 银行对 A 公司房地
产项目贷款为研究案例，对于研究区域性商业银行对该类房地产企业信用风险控制的有
效性有积极指导意义
本文以 S 银行对 A 公司房地产项目贷款作为研究案例，重点剖析 S 银行在房地产
项目贷款业务流程的贷前管理、贷后管理，以及在业务考核、组织架构等方面的信用风
险控制措施。首先，概括 S 银行对房地产项目贷款的管理现状，其次引入 S 银行对 A
公司项目贷款在贷前管理、贷后管理、业务考核等方面的分析，最后根据对 S 银行在房
地产项目贷款案例分析中存在的问题，建议该行在信用风险管理架构、优化信用风险监
测工具、贷款客户信用评级、岗位考核及建立信用风险偏好体系等方面的完善
关键字：房地产；项目贷款；信用风险
II
Abstract
At present,the real estate project loan is the bank major business in the real estate
industry,and the quality and the profit of the he real estate project loan is directly related to the
safe of the assets and reputation in the market.The risk of the real estate project loan is
characterized by some risk ,such as credit risk、operational risk and moral risk of the
managers.In recent years,the national macroscopic policy gradually in the development to
guide and regulate the real estate industry,mainly through the regulation of commercial banks
to the real estate industry credit investment and loan eligibility.This way to the small and
medium-sized real estate enterprises in regional economy is obvious,and small and
medium-sized real estate enterprises occupies an important proportion of the local economy.
Given this backdrop, through the research on the effectiveness of regional banks to the real
estate enterprise credit risk control has positive significance.Besides, measures taken by the
country though purchase limites and pricing of interest rates affects the supply and demand on
the real estate. We can see that the sales price of the real estate goes down in all city lines
these several years. Housing development corporation is featured by its high indebedness, its
developing funding mainly comes from money collecting, bank loans and other financial
channels. Especially to the regional housing development corporation, bank loans accounts
important position. Therefore, the governmental control policy and changes in market price
affect the loan quality on real estate projects by the regional commercial banks.
The overall strategy of S Bank is serving for the local economy for it is a regional
commercial banks redesignated from a rural bank. Its major source comes from tradition
deposit and loan business. And loan on real estate projects accounts important position in loan
business. Therefore, measures and policy of credit risk management on real estate projects
need to perfect, for example, on its administrative tools, organizational structure, business
process and business assessment,etc. As we can see, some credit risk events of loan-default do
happen in some real eastate corporation. Based on the background above, through the S Bank
of A real estate project loans as a case study, the effectiveness of commercial banks to the
regional real estate enterprise credit risk control has positive guiding significance.
In this paper, taking S Bank of A real estate project loans as a case study, focusing on the
analysis of S bank management in the pre loan management, real estate loan business process
after the loan, as well as in the business assessment, organizational structure and other aspects
of the credit risk control measures.First, management status in S bank loans to real estate
projects.Secondly, introduced the S Bank of A company project loans in the loan before theIII
loan management, business management, assessment and other aspects of the analysis. Finally,
according to exist in the real estate project loans of S bank, the bank in the credit risk
management, credit risk monitoring architecture optimization tools, credit rating, and the
establishment of credit risk assessment system and other aspects of sound.
Key words：Real Estate; Project Credit; Credit Risk