A Dissertation Submitted to Guangdong University of Technology
for the Degree of Master
（Master of Business Administration）
Research on the loan evaluation of XX real estate
development project of J Bank
Candidate:ZhouTingguang
Supervisor:Professor DengYan
May 2022
School of Management
Guangdong University of Technology
Guangzhou, Guangdong, P. R. China, 510520

摘要
摘要
十九大工作报告提出“坚持‘房子是用来住的、不是用来炒的’政策定位，加快
建立多主体供给、多渠道保障、租购并举的住房制度，让全体人民住有所居。”从中
央到各地方政府部门陆续出台了多项房地产管控政策，以促进房地产市场平稳发展。
尤其是 2018年《关于规范金融机构资产管理业务的指导意见》实施后，使得房地产企
业融资重新回归以银行传统信贷为主要融资渠道。国内各家银行纷纷重视并开展房地
产金融业务，因此商业银行应加强对房地产市场走势的研判及研究如何开展金融服务、
加大风险防范。
本文以 J银行为研究对象，以具体的房地产开发贷款项目为例，在对国内外商业
银行专业贷款评估等相关研究、文献的查阅、汇总、整理的基础上，通过对房地产市
场的宏观政策及市场供需等外部环境分析，以及对 J银行内部房地产开发贷款业务发
展情况以及房地产贷款评估体系的运用分析，得出结论：运用量化但相对固定的房地
产贷款评估体系对贷款项目进行分析，能够更好地控制信贷质量，防范可能的信用风
险。
研究结果表明：（1）近年来，各地房地产调控政策相继出台。房地产市场调控趋
紧预计仍是未来一段时间内的主要政策基调，调控政策对于房地产行业影响较大。（2）
虽然近年来国家对于房地产行业在土地供应、税收政策、住宅供应、信贷政策等重点
环节进行的调控，都势必对房企在土地获取、项目开发建设、产品结构设计、项目融
资及经营效益等方面带来较大影响。但从长期看，随着城市化继续发展，追求住房改
善型的品质生活需求也广泛存在，奠定国内房地产市场发展的人口基础没有较大变化。
对房地产开发企业发放的用于住房、商业用房和其他房地产开发建设的中长期项目贷
款也将是商业银行未来非常重要的一块业务。（3）本文将理论和实例分析相结合，采
用 J银行的房地产贷款评估评级体系对广州市 RS房地产开发有限公司的房地产开发贷
款项目进行了分析评估，并得出了具体的贷款方案建议及风险防范措施。（4）为了更
好地提高信贷审批效率，提高信贷质量。优化房地产开发贷款评估评级体系，做好贷
前评估，能够为项目审批决策提供重要依据。
关键词：商业银行；房地产；房地产开发贷款评估；信贷审批
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广东工业大学硕士专业学位论文
ABSTRACT
The report of the 19th National Congress of the Party pointed out that ‘adhere to the
policy orientation of houses are for living, not for speculation’, and speed up the
establishment of a housing system featuring multi-subject supply, multi-channel guarantee,
and simultaneous rental and purchase, so that all people can live in something. Housing."
Various real estate control policies have been introduced successively from the central to
various local government departments to promote the stable development of the real estate
market. Especially after the implementation of the "Guiding Opinions on Regulating the
Asset Management Business of Financial Institutions" in 2018, the financing of real estate
enterprises has returned to using traditional bank credit as the main financing channel.
Domestic banks have attached importance to and carry out real estate financial services.
Therefore, commercial banks should strengthen the research and judgment of real estate
market trends and study how to carry out financial services and increase risk prevention.
This article takes Bank J as the research object and takes specific real estate
development loan projects as an example. Based on the review, summary, and collation of
relevant research, literature on the professional loan evaluation of domestic and foreign
commercial banks, the real estate market analysis of the external environment such as the
macro policy and market supply and demand, as well as the analysis of the development of
the internal real estate development loan business of Bank J and the application of the real
estate loan evaluation system, and the conclusion is that the quantitative but relatively fixed
professional loan evaluation system is used to analyze the loan projects , and then equipped
with an efficient, professional and flexible credit approver system, which can better control
credit quality and prevent possible credit risks.
The research results show that: (1) In recent years, local real estate regulation policies
have been issued one after another. The tightening regulation of the real estate market is
expected to remain the main policy tone for some time in the future, and the regulation
policy has a great impact on the real estate industry. (2) Although in recent years, the state's
regulation of the real estate industry in key links such as land supply, tax policy, housing
supply and credit policy is bound to have a great impact on real estate enterprises in land
acquisition, project development and construction, product structure design, project
financing and operating efficiency. However, in the long run, with the continuous
development of urbanization, the demand for quality life in pursuit of housing improvement
is also widespread, and the population foundation for the development of the domestic real
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