仲量联行：深圳新兴产业催生产业空间变革，“垂直工厂”走出大湾区产业协作特色

深圳新闻网2023年12月6日讯（记者 田晨夕）近日，仲量联行发布深圳市产业园白皮书《产业与产业空间，“向上突破”之路 》。

“一方面是蓬勃发展的各类新兴产业，一方面是深圳的产业空间载体应当如何演进以更好地回应本地企业的诉求，满足未来发展需要成为了摆在产业园区投资者、运营方和入驻企业面前最重要的课题之一。” 仲量联行华南区研究部总监曾丽表示：“在这份白皮书里，我们对总体量达8,600万平方米的深圳产业园存量产品从硬件方面进行梳理和深度分析，旨在为各方参与者提供有力的指引，并为其他地区或城市产业空间与产业实现协同发展提供参考与借鉴。

土地资源掣肘+科技创新，催生产业空间升级

深圳市面积仅为1997.47平方公里，第三次国土调查结果显示，深圳市陆域开发强度已经达到50%。当前深圳以研发为主导、技术创新为驱动的高附加值产业方兴未艾。截至2022年，深圳七大战略性新兴产业增加值占GDP比重已达到40%以上，成为深圳经济高质量发展的重要引擎。

白皮书指出，深圳产业用地的集约化利用——即在空间上将产业链上下游进行垂直化布局，通过建设“垂直工厂”（又称“工业上楼”）等举措将产业空间的“存量”变为“增量”，进而优化存量产业空间和提升存量土地（尤其是工业用地）的投资和利用效率，已是必由之路。

产业迭代与空间载体演进同频，高品质产品前景可期

深圳产业和产业结构的不断发展与迭代，对本地产业载体产生了深远影响。白皮书回顾道：从占地面积大、容积率低、主要满足劳动密集型制造业生产需求的深圳产业园1.0版本，到旨在满足以电子信息为代表的新兴产业的生产、研发、试验、办公等需求的2.0版本及各项配套设施更加完善的产业园2.5版本，再到2015年至今，“工业上楼”的雏形逐步形成——即二楼以上的载体空间也具备较高硬件标准，具备测试、研发、实验甚至中试生产等功能，同时提供了高标准的服务管理与生活配套的3.0版本竣工入市，深圳产业空间的演变一直都与产业结构的迭代息息相关。

根据仲量联行统计数据，在总体量约8,600万平方米的深圳产业园存量产品中，硬件设施标准较低的项目数量达九成之多——其中产业园1.0项目占62%，产业园2.0项目占28%。而硬件标准和品质较高、配套设施更加完善的产业园2.5和3.0项目的占比仅分别为9% 和1%。从点位分布来看，超过半数的2.5及3.0项目都分布在坪山和南山两区之内。长远来看，高品质项目拥有广阔的发展前景。

产业园走向多元复合，引领创新产业集聚

白皮书预测，未来产业空间的发展趋势表现为贯穿生产全流程、纵向协作与横向协同配套的复合型新型产业园。这些产业园以研发和试制试验为核心，依托知识网络形成独特的产业集聚。新一代产业园需根据不同产业流程提供多样化、复合化和专业化的空间和服务，以满足各环节的需求。其中，对于研发和试制试验，市场期待产业园提供较高的层高以容纳先进设备和实验室设施；对于轻型生产环节则需提供更大的载重以满足大型设备和生产线的使用；在平面布局方面，则应合理设计，最大化利用空间并提高生产效率，以及需预留安装废水等处理设备条件；在物流装卸领域，能否提供快速、高效的垂直货运系统，或设有专用卸货通道是产业园之间竞争决胜的关键。

“产业园3.0一方面是综合性的产业生态系统，另一方面是土地利用效率更高的‘垂直工厂’，不仅能够满足新兴产业协作和产业链整合的需求，更契合深圳土地供给紧缺的现状。”曾丽表示，“然而当前深圳高标准产业园仍面临体量有限和分布不合理的挑战，通过深化土地整备和“工改工”城市更新项目，合理配置工业用地，扩大高品质产业空间供给，持续客制化设计建设高标准3.0产业园区，将是深圳这一战略性新兴产业发展沃土的长期目标。”(图片来源:仲量联行)p{margin-top:0pt;margin-bottom:1pt;}p.X1{margin-top:0.0pt;margin-bottom:10.0pt;}span.X1{font-family:"Source Sans Pro Light";font-size:11.0pt;}p.X3{margin-top:24.0pt;margin-bottom:0.0pt;}span.X3{font-family:"Source Sans Pro Semibold";font-size:14.0pt;font-weight:bold;color:#b18869;}p.X4{margin-top:10.0pt;margin-bottom:0.0pt;}span.X4{font-family:"Source Sans Pro Semibold";font-size:13.0pt;font-weight:bold;color:#d1b9a7;}p.X5{margin-top:10.0pt;margin-bottom:0.0pt;}span.X5{font-family:"Source Sans Pro Semibold";font-weight:bold;color:#d1b9a7;}p.X6{margin-top:10.0pt;margin-bottom:0.0pt;}span.X6{font-family:"Source Sans Pro Semibold";font-weight:bold;font-style:italic;color:#d1b9a7;}p.X7{margin-top:10.0pt;margin-bottom:0.0pt;}span.X7{font-family:"Source Sans Pro 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