Research On The Game Equilibrium Of Stakeholders In Urban Renewal

China’s urbanization rate has increased rapidly,which restricting the development and expansion of cities.Urban renewal has become the trend of urban development in the new era,which can revitalize the construction land,improve the living environment,promote the industrial transformation and upgrading of the area,activate the vitality of the city and solve the dilemma of urban development.But the urban renewal transformation involving government,collective organization,residents,developers and other stakeholders,profit distribution is difficult to equilibrium problems,the main reason is that the "top-down" urban renewal mode,lack of stakeholders interest gaming platform,and incomplete information game,difficult to achieve balance of interests of various stakeholders.This thesis applies the stakeholder theory to identify the stakeholders of urban renewal and reconstruction,and analyzes the behaviors and roles of each stakeholder in each stage of urban renewal.Using the game theory method,the traditional "top-down" mode is changed,and the "bottom-up" game model of urban renewal trend is established to analyze the game benefits of the main stakeholders developers,village collectives(residents)and the government in each stage,as well as the action strategies adopted.It is found that the game equilibrium condition of stakeholders in urban renewal and reconstruction is that the expected profit of developers is higher than the average profit rate of the industry;the income of village collectives(villagers)is higher than that before the reconstruction,and they get more income in the transformation with more transparent information;the government obtains land transfer fees,public construction supporting facilities and political income through the transformation is higher than that before the transformation.The key factors affecting the equilibrium point of the game are the change of the transformation cost and the income after the transformation.Through is currently in city renewal and reconstruction of the Guangzhou Bai Yun district C project as a case,the above method is applied to the model,analysis of urban renewal major stakeholders developers,village collective(residents)and government relations of income distribution is 67.22%:18.02%:14.76%,each stage of the game of stakeholders and revenue changes,the interests of all parties can reach after many game equilibrium,namely the developer of the property development gross margin of 48.7%,the village collective(residents)than have significantly improve before modification,and the government financing plot of land grant fee and public facilities.Only when the interests of the main stakeholders reach a balanced state can the smooth development of urban renewal and reconstruction be effectively promoted.This thesis summarizes the problems in urban renewal and reconstruction,and suggests that the government should meet the balance conditions of different stakeholders for urban renewal and reconstruction projects,and guide the benefit distribution of urban renewal,so as to provide reference for the later transformation of other urban renewal projects.