中國經濟發展進入新常態，隨著內外部環境的變化，產業園區的開
發主體也呈現多元化趨勢。行業發展模式不斷反覆運算，諸多產業園區
主要營業收入來源於房地產和產業園區載體銷售或租賃，近兩年開始積
極向科技服務方向轉型，但公司如何轉型落地，科技服務能力從哪些方
面提升尚未有明確思路。對此，本文研究物件選擇了廣州5 家產業園區
的開發運營方，這五家企業在規模、模式、客戶群體等都不相同，但各
有特色，有共性的運營服務困擾，也有個性的凸顯優勢。
本研究重點探討產業園區未來的發展趨勢、新趨勢下的運營難點及
困擾、如何通過多方價值共創及通過數位化方式實現價值服務等三個問
題。首先，論文從宏觀及國家政策出發，分析了產業的未來發展方向和
產業園區的普遍性問題，得出產業園區運營服務的共性問題，同時利用
五家案例的個性凸顯優勢，分析出產業園區價值服務的要素，以及價值
共創的意義。根據分析結果，運用產業集群及三螺旋理論，將產業園區
運營生態系統進行分解，根據分解結果，得出產業園區運營需多方共贏
價值共創，利用數位化升級來體現服務價值的結論。針對價值鏈中的關
鍵要素，同時結合研究企業存在的差異性，需要打造產業資源集聚區、
產業服務綜合平臺、產業運營平臺，實現關鍵要素的聚集，夯實產業園
區運營服務的基礎，同時，結合研究，明確提出未來的定位和收益方
式。

China's economic development has entered a new normal. With changes in the internal and external environment, the development entities of industrial parks have also diversified. The industry development model continues to be recalibrated. The primary operating income for many industrial parks traditionally stems from the sale or leasing of real estate and industrial park carriers. Over the past two years, there has been a shift towards technology services. However, clear strategies for implementing this transformation and enhancing technology service capabilities remain elusive.
This research focuses on the developers and operators of five industrial parks in Guangzhou. These five entities vary in scale, model, and customer base, each possessing unique characteristics, common operational challenges, and distinct advantages. The study aims to address three key issues: the future development trends of industrial parks, operational difficulties under these new trends, and the realization of value services through multi-party value co-creation and digital methods.
The research begins with an analysis of macroeconomic and national policies to determine the future direction of the industry and common challenges faced by industrial parks. It then uses the individual strengths of the five cases to examine the elements of value service in industrial parks and the significance of value cocreation.
Utilizing the analysis results, the study employs industrial cluster and triple helix theories to deconstruct the industrial park operation ecosystem. From this decomposition, it concludes that successful operation of industrial parks necessitates multi-party win-win value creation and digital upgrades to enhance service value.
The research identifies key elements in the value chain and, considering the differences among enterprises, suggests the need to build industrial resource clusters, comprehensive industrial service platforms, and industrial operation platforms. These measures are intended to aggregate critical elements and solidify the foundation for industrial park operation services. Finally, the study proposes clear future positioning and revenue strategies based on the combined
analysis and research.

目錄
第一章 緒論 .................................. 7
第一節 研究背景與動機 ......................... 7
一、研究背景................................. 7
二、研究動機................................. 9
第二節 研究目的與問題 ....................... 10
第二章 文獻探討 ............................. 12
第一節 產業園區 ............................. 12
一、產業園區的來源......................... 12
二、產業園區的特質............................ 13
三、產業園區功能定位與生命週期................. 13
第三節 三螺旋理論 ............................ 15
第四節 產業創新生態系統 ....................... 16
第五節 價值服務與價值共創 ..................... 19
第一節 研究方法 ............................... 21
第二節 訪談對象 ............................... 22
一、訪談資料收集............................... 23
二、次級資料收集............................... 23
第三節 研究流程 ............................... 25
第四章 個案分析 .............................. 26
第一節 LD 個案分析 ............................ 26
一、 發展背景及轉型............................. 26
二、 產業運營平臺化價值共創...................... 27
三、 數位化升級................................. 27
四、 資產管理.................................. 27
第二節 GK 個案分析 ............................ 28
一、企業發展................................... 28
二、總體發展思路.............................. 28
三、產業定位................................... 30
第三節 研究發現 ................................ 31
一、研究發現之產業園區規劃的重要性：園區VS 片區思維 .. 31
二、研究發現之產業園區的核心價值：價值服務........... 33
三、研究發現之未來園區必備設施——智算中心............. 36
四、研究發現之園區運營必須聯合共用、價值共創.......... 38
第五章 結論與建議 .................................. 46
第一節 結論 ........................................ 46
第二節 建議 ....................................... 50
第三節 研究限制 .................................... 51
參考文獻........................................... 53

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