重庆理工大学
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日期：2022年 5月 28日
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日期：2022年 5月 28日
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摘要
摘要
2020年8月出台“三道红线”限制房企融资需求，2020年12月出台“房贷集中
度管理制度”约束金融机构信贷供应，2021年2月出台“两集中三批次”加强土地
供应管理，在国家频繁出台房地产政策调控影响下，开发商资金链趋紧且回笼资金的
周期延长，部分开发商在建项目较多，且土地购置激进，风险因素增加。银保监会主
席郭树清指出房地产泡沫是我国现阶段金融风险方面最大的“灰犀牛”。在新形势下，
银行如何正确认识、评估、防范房地产贷款风险，在银行经营发展与风险防控中寻找
一套适应监管新规的、科学的房地产开发贷款风险评估及管理模式，具有一定的理论
价值和现实意义。
本文的研究对象为CD银行，把文献分析法、德尔菲法和层次法分析等研究方法
综合运用于分析CD银行房地产开发贷款风险管理现状及存在的问题，结合工作经验，
从而提出房地产开发贷款评估以及改善风险管理的措施。首先，对房地产开发贷款风
险评估及管理相关研究及理论基础进行收集和梳理。其次，对CD银行基本情况、房
地产政策、房地产市场、房地产信贷业务情况、实际案例，从机制建设、制度管理、
实际操作等方面分析CD银行在房地产管理中存在的主要问题，包括：尽职调查和审
查工作不到位、贷中未严格执行“实贷实付”规定、房地产信托贷款贷后资金挪用、
房地产贷款占比高于监管要求等问题。再次，建立CD银行房地产开发贷款风险评估
指标体系。使用德尔菲法和层次分析法构建评估模型，得到评估分值，匹配相应的风
险等级，让评估结果可以数值化，得出对应审批结论和风险防控措施。使商业银行评
估时的操作性更强，有明确的执行标准。然后，将建立的风险评估指标模型运用于重
庆SG房地产开发有限公司向CD银行对悦来项目申请贷款案例中，对SG悦来项目的
贷款风险进行评估。最后，针对CD银行房地产开发贷款信贷风险管理薄弱环节及存
在的问题，提出具体的信贷风险防控措施，从制度层面和操作层面提出针对性的、明
确性、可操作性风险控制建议，包括：加强贷前准入调查、加强贷中审批、加强贷后
封闭管理、加强信贷管理，归纳出房地产贷款风险管理的一般操作模式，从而更有效
提高风险管理水平。
关键词：房地产开发贷款风险评估风险防范
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Abstract
Abstract
The 19th CPC National Congress determined that "houses are for living, not for
speculation." in August 2020, "three red lines" were introduced to restrict the financing
needs of housing enterprises, and in December 2020, a "housing loan concentration
management system" was introduced to restrict the credit supply of financial institutions.
February 2021 introduced "two concentration and three batches" to strengthen land supply
management. Under the role of a series of national regulation and control policies, the
return cycle of developers' funds has been lengthened and the capital chain has tightened.
Some developers have more projects under construction, and the purchase of land is
aggressive, resulting in increased risk factors. The real estate bubble is the biggest "gray
rhino" in terms of financial risks in China at the present stage. Under the new situation,
how can banks correctly understand the real estate credit business risk, strengthen the real
estate credit risk assessment and prevention, and strengthen the real estate credit
management? it has certain theoretical value and reality to find a set of scientific real estate
credit risk assessment and management model which adapts to the new regulations of
capital management and risk prevention and control in bank operation and development.
This paper takes the real estate credit of CD Bank as the research object, through the
use of literature method, case study method, hierarchical method to analyze the current
situation and problems of real estate credit risk management of CD Bank, combined with
work experience, so as to put forward measures to improve risk management. First of all,
collect and sort out the relevant research and theoretical basis of real estate credit risk
management. Secondly, based on the basic situation of CD Bank, real estate credit business
and actual cases, this paper analyzes the main problems of CD Bank in real estate
management from the aspects of mechanism construction, system management and
practical operation. It includes: there are some problems in risk management, such as
information asymmetry, unclear system formulation, insufficient judgment of national
policy, unreasonable incentive and restraint mechanism, emphasis on marketing rather than
management, lack of risk management culture, lack of loan three checks, lack of necessary
real estate credit analysis tools, imperfect management mechanism and so on. Finally,
Apply the CD Bank Real Estate Development loan Evaluation Index system to Chongqing
SG Real Estate Development Co., Ltd. in applying for a loan from CD Bank for the Yuelai
III
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