H银行房地产项目贷款风险评估优化研究
摘
要
过去二十年，随着我国城市建设的快速发展，我国房地产行业发展迅速，房价上涨
较快。因该行业属于资金密集型行业，需要大量融资，目前银行信贷资金仍然是房地产
行业的主要融资渠道；而其贷款利率高、期限长、存款多，还可以联动发展个人按揭等
业务，银行也青睐房地产项目。房价上涨带动地方政府的土地出让收入增加，房地产相
关产业链对GDP的拉动作用明显，因此各地政府均大力支持该行业发展。但与此同时，
该行业占用了大量信贷资源和发展资源，高企的房价也给居民增加了很大压力，因此国
家提出“房住不炒”，并对房地产企业设置融资三道红线，对银行设置房地产贷款集中度
管理要求。目前房地产企业普遍面临融资受限和资金链紧张的问题，房地产行业面临的
政策环境发生了重大变化，行业高速发展的时期已经过去。 2020年以后叠加新冠疫情，
房地产销售受到不利影响，多家房地产企业陆续出现债务违约，银行房地产贷款不良率
有所上升。2022年开始多地政府重新出台政策支持房地产行业的发展，但居民已普遍对
房地产行业产生了下行预期，行业面临复苏困难的窘境。
房地产项目贷款在商业银行贷款中占比较高，房地产项目贷款的风险把控对商业银
行把控整体贷款风险有重要意义。商业银行在房地产项目贷款审批前都会开展风险评估
工作，风险评估的结果将作为审批贷款的主要依据，因此房地产项目贷款风险评估工作
直接影响贷款的风险把控。H银行作为十二家全国性股份制商业银行之一，其房地产项
目贷款经营模式有一定典型性。因此，研究该银行房地产项目贷款风险评估工作对商业
银行房地产项目贷款风险把控有一定普遍借鉴意义。
论文在上述背景下采用文献研究法、访谈法、定性研究法开展研究。笔者首先对H
银行房地产项目贷款风险评估人员进行访谈，通过复盘该银行房地产项目不良贷款的评
估过程、风险发生过程、贷款清收处置过程，找出问题并分析原因；然后结合信用 5C
分析法，从加强客户信用评估、审慎评估项目还款来源、充分评估借款人整体偿债能力、
审慎评估贷款担保措施、加强行业政策和货币金融政策评估五个方面提出优化建议；最
后提出相关保障措施。论文希望能给商业银行在房地产项目贷款风险评估的实际工作中
提供参考借鉴，减少房地产项目贷款风险的发生，并丰富相关理论的应用。
关键词：商业银行；房地产项目；贷款风险评估；风险管理；优化
I
Abstract
Abstract
In the past two decades, with the rapid development of urban construction in China, the
real estate industry in China has developed rapidly and the house price has risen rapidly. As
the industry is capital intensive and needs a lot of financing, bank credit funds are still the
main financing channel for the real estate industry; Its loan interest rate is high, the term is
long, and there are many deposits. It can also jointly develop personal mortgage and other
businesses. Banks also favor real estate projects. The rise of house prices has led to the
increase of land transfer income of local governments, and the real estate related industrial
chain has played a significant role in stimulating GDP. Therefore, local governments have
strongly supported the development of this industry. However, at the same time, the industry
has occupied a large amount of credit resources and development resources, and the high
housing prices have also increased the pressure on residents. Therefore, the state has proposed
that "housing should not be speculation", set up three red lines for financing of real estate
enterprises, and set up requirements for the concentration management of real estate loans for
banks. At present, the real estate enterprises are generally faced with the problems of limited
financing and tight capital chain. The policy environment faced by the real estate industry has
undergone significant changes, and the period of rapid development of the industry has passed.
After 2020, superimposed with the COVID-19, real estate sales were adversely affected.
Several real estate enterprises successively defaulted on their debts, and the non-performing
rate of bank real estate loans rose. In 2022, many local governments will reintroduce policies
to support the development of the real estate industry, but residents have generally expected
the real estate industry to decline, and the industry is facing difficulties in recovery.
Real estate project loans account for a relatively high proportion of commercial bank
loans. Controlling the risk of real estate project loans is of great significance for commercial
banks to control the overall loan risk. Commercial banks will carry out risk assessment before
the approval of real estate project loans, and the results of risk assessment will be the main
basis for the approval of loans. Therefore, the risk assessment of real estate project loans will
directly affect the risk control of loans. As one of the twelve national joint-stock commercial
banks, bank h has a typical real estate project loan business model. Therefore, the study of the
bank's real estate project loan risk assessment has a certain universal reference significance
for commercial banks to control the real estate project loan risk.
II
H银行房地产项目贷款风险评估优化研究
Under the above background, the thesis adopts the literature research method, interview
method and qualitative research method to carry out the research. The author first interviewed
the real estate project loan risk evaluators of Bank H, and found out the problems and
analyzed the reasons through reviewing the evaluation process, risk occurrence process, and
loan collection and disposal process of the bank's real estate project non-performing loans;
Then, combinedwith the5C analysismethod of credit,it putsforward optimization
suggestions from five aspects: strengthening customer credit evaluation, prudently evaluating
the source of project repayment, fully evaluating the overall solvency of borrowers, prudently
evaluating loan guarantee measures, and strengthening the evaluation of industrial policies
and monetary and financial policies; Finally, relevant safeguard measures are proposed. The
thesis hopes to provide reference for commercial banks in the actual work of real estate
project loan risk assessment, reduce the occurrence of real estate project loan risk, and enrich
the application of relevant theories.
Key Words: Commercial Bank; Real Estate Project; Loan Risk Assessment; Risk
Management; Optimize
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