1. Project Overview
Kunming Qicai Yunnan Qingfengxiang Tea Co., Ltd. ("Qicai Yunnan Tea") was founded in 2006 and is engaged in tea growing, R&D and processing of refined tea, sales and teahouse services. In 2006 it obtained 163.8 mu of industrial land in the Kunming Information Industry Base by sale. After completing Phases 1 and 2 and achieving a breakthrough in automatic fermentation equipment, its existing factories fully met its production needs, and the remaining 72.5 mu or so lay idle for a long time. The management committee of the Kunming Economic and Technological Development Zone proactively supported the company in subdividing the parcel and transferring this inefficient land to Kunming Hongmi Technology Co., Ltd. to develop standard factories for the Hongmi Science Park. Property transfer registration was completed in December 2025, reviving existing industrial land.
2. Redevelopment Entity and Model
(1) Why the land was inefficient
With the breakthrough in automatic fermentation equipment, the company's existing factories could meet all of its production needs. The remaining 72.5 mu of industrial land had no foreseeable use and lay vacant, producing no returns.
(2) Redevelopment entity and model
The redevelopment entity is Kunming Hongmi Technology Co., Ltd., which acquired the use rights to the 72.5 mu of industrial land through a subdivision and transfer on the secondary market and is redeveloping it with its own funds.
3. Results of the Redevelopment
(1) Markedly higher land efficiency
The 72.5 mu of long-idle industrial land was revived through subdivision and transfer, and about 104,000 square metres of new factory space is being built, greatly increasing the land's capacity for industry. Compared with its vacant state, the plot has gone from "zero output" to an industrial platform able to host many small and medium-sized companies. Through subdivision, the original parcel was reduced from 163.8 mu to 91.3 mu, allocating land precisely and using it intensively.
(2) Economic and social benefits for both sides
The seller, Qicai Yunnan Tea, recovered CNY 44.5 million, which it can invest in tea technology R&D and continued innovation in processing and products. The buyer, Hongmi Technology, obtained land use rights on the secondary market, greatly shortening the time from acquisition to construction compared with the traditional route of government acquisition and resale, reducing upfront costs and improving the supply of land.
(3) Institutional innovation and demonstration value
The project used a path of "parcel subdivision + secondary-market transfer + advance registration". While keeping the transaction compliant, advance registration locked in the land rights early and greatly shortened the time for the project to land — a useful model for the healthy development of the secondary market for industrial land and the revival of existing land.
4. Key Practices
(1) Identifying inefficient land precisely according to the rules
Under the Kunming Measures for Identifying Urban Inefficient Land (Trial), idle industrial land of 10 mu or more may be identified as inefficient. Qicai Yunnan Tea's remaining 72.5 mu met this standard. The development zone management committee identified the plot and included it in the redevelopment programme. It engaged with the company to understand its idle land and willingness to revive it, and, given that the company's land needs had fallen once its capacity was saturated, settled on "parcel subdivision + secondary-market transfer", laying the basis for targeted measures.
(2) Subdividing an independent parcel under the secondary-market rules
At the company's request, and after confirming that the plot could stand as a separate parcel and met planning requirements, the management committee subdivided the vacant 72.5 mu — which could not be transferred on its own — from the original parcel as an independent parcel and issued a Real Property Ownership Certificate. The certificate clarified ownership, use and area, ensuring the transferred property had clear, undisputed title.
(3) Using advance registration to overcome transfer restrictions
Under the Urban Real Estate Administration Law and related rules, where land use rights were obtained by sale, at least 25% of total development investment must be completed before the property can be transferred. When the transfer was requested, the plot was still vacant and could not meet this requirement. To address this, the Kunming Bureau of Natural Resources and Planning issued a Letter on Issuing Transfer Review Approvals for State-owned Construction Land Use Rights for Advance Registration of Real Property. On this basis, the management committee approved advance registration of the land transfer. After advance registration, Hongmi Technology could, as the de facto rights holder, obtain works planning and construction permits and start building early. In December 2025, once investment intensity exceeded 25%, the management committee completed the transfer approval and passed the case to the real property registration centre for formal registration and certification.
(4) Proactive, parallel services under "streamline, regulate and serve" reform
Kunming and the development zone continued to deepen the reform to streamline administration, strengthen regulation and improve services. Departments got involved early, offered policy advice up front and moved approval services forward. The management committee supported Qicai Yunnan Tea throughout in completing the subdivision and property certificate efficiently, ensuring clear title. After acquiring the land, Hongmi Technology quickly completed project filing, works planning and construction permits and started construction.
5. Policy Basis
(1) Documents of the Ministry of Natural Resources on advancing the pilot redevelopment of inefficient land support original land users in disposing of inefficient industrial land according to law through mergers and restructuring or bringing in third-party capital, providing policy support for the project.
(2) The Kunming Bureau of Natural Resources and Planning's Letter on Issuing Transfer Review Approvals for State-owned Construction Land Use Rights for Advance Registration of Real Property sets out a procedure under which transfers of state-owned construction land use rights that have not reached 25% of total development investment may first be registered in advance, providing policy support for overcoming the transfer restriction.
Show original Chinese text （中文原文）
昆明市七彩云南庆沣祥分割转让
一、项目基本情况昆明七彩云南庆沣祥茶业股份有限公司（以下简称“七彩云南茶业公司”）成立于 2006 年，主营业务涵盖茶叶种植、精制茶研发、加工、销售及茶庄服务。七彩云南茶业公司于2006 年以出让方式取得昆明信息产业基地 163.8 亩工业用地，在完成一、二期建设并实现自动发酵设备技术突破后，现有厂房已完全满足产能需求，剩余约 72.5 亩土地长期空置。昆明市经开区管委会主动服务，支持企业通过宗地分割方式将该部分低效用地转让至昆明鸿米科技有限公司，用于开发鸿米科技园标准化厂房项目，已于 2025 年 12 月完成不动产转移登记，成功盘活存量工业用地。
二、改造主体和改造模式
（一）低效原因七彩云南茶业公司茶业自动发酵设备技术突破，现有厂房已能够满足全部产能需求，剩余约 72.5 亩工业用地长期无使用需求，处于空置状态，无法产生土地效益。
（二）改造主体与改造模式改造主体为昆明鸿米科技有限公司，通过二级市场分割转让取得彩云南茶业公司 72.5 亩工业用地使用权，自筹资金实施项目再开发。
三、低效用地再开发取得的成效
（一）土地利用效率显著提升项目将长期空闲的 72.5 亩工业用地通过分割转让方式成功盘活，新建厂房面积约 10.4 万平方米，有效提升了土地承载产业空间的能力。与盘活前的空置状态相比，该地块从“零产出”转变为可承载多家中小企业入驻的产业平台，土地利用效率实现质的飞跃。通过宗地分割转让，原宗地从
163.8 亩缩减为 91.3 亩，实现了土地资源的精准配置和集约高效利用。
（二）经济社会效益双赢转让方七彩云南茶业公司回笼资金 4450 万元，可用于进一步加大茶产业技术研发投入，助力企业在茶叶加工技术、产品研发等领域持续创新。受让方昆明鸿米科技公司通过二级市场转让取得土地使用权，相比通过政府收储再出让的传统方式，大幅缩短了从拿地到开工的时间周期，减少企业前期投入成本，提升了土地要素保障效率。
（三）制度创新与示范效应项目创新运用了“宗地分割+二级市场转让+预告登记”的盘活路径，在确保交易合规的前提下，通过先行办理预告登记，提前锁定用地权属，大幅缩短了项目落地周期，对于促进工业用地二级市场健康发展、盘活存量土地资源具有示范意义。
四、主要做法
（一）依规认定精准识别低效地根据《昆明市城镇低效用地认定办法（试行）》有关规定，空闲工业用地面积大于 10 亩（含 10 亩）的可认定为低效用地。七彩云南茶业公司剩余 72.5 亩工业用地符合认定标准。经开区管委会对该地块进行精准识别和认定，将其纳入低效用地再开发范围。经开区管委会与七彩云南茶业公司积极对接，了解企业空闲土地状况和盘活意愿，针对企业产能饱和后“用地饱和、需求降低”的实际情况，确定了“宗地分割+二级市场转让”的盘活方向，为后续精准施策奠定了基础。
（二）依二级市场办法分割独立宗地昆明市经开区管委会依据七彩云南茶业公司申请，在审查地块具备独立分宗条件、符合规划要求等条件后，将原宗地中空置且无法单独转让的 72.5 亩土地，从原宗地中分割为独立宗地，并办理了《不动产权证书》。该证书明晰了土地权属、用途、面积等核心信息，确保转让标的物产权清晰、无争议，为后续交易和登记提供了基础保障。
（三）依预告登记政策破解转让限制按照《中华人民共和国城市房地产管理法》等相关规定，以出让方式取得土地使用权的，转让房地产时应当完成开发投资总额的 25%以上。本项目在申请转让时，尚属于空地，无法达到开发投资总额 25%的要求。针对该问题，昆明市自然资源和规划局出台了《关于出具国有建设用地使用权转让审查批复办理不动产预告登记的函》。经开区管委会依据该政策，批准双方先行办理土地转让预告登记。预告登记后，昆明鸿米科技公司即可作为实际权利人办理工程规划许可、施工许可等建设手续，提前进场施工。2025 年 12 月，该项目投资强度超过 25%，经开区管委会办结土地转让审批手续，移交不动产登记中心办理正式登记发证。
（四）依“放管服”改革靠前服务并联审批昆明市、经开区持续深化“放管服”改革，各职能部门主动靠前服务，做到项目介入在前、政策咨询在前、审批服务前置。经开区管委会全程积极支持七彩云南茶业公司高效办理宗地分割和不动产权证，保障转让标的产权清晰。昆明鸿米科技公司取得土地后，迅速办理项目立项（备案）、工程规划许可、施工许可等建设手续，实现项目快速开工建设。
五、政策依据
（一）自然资源部推进低效用地再开发试点工作相关文件，支持原土地使用权人依法通过兼并重组、引入第三方资金等方式处置低效工业用地，为本项目的实施提供政策支持。
（二）昆明市自然资源和规划局《关于出具国有建设用地使用权转让审查批复办理不动产预告登记的函》，明确了未达到开发投资总额 25%的国有建设用地使用权转让可先行办理预告登记的具体操作路径，为项目破解转让条件限制提供了政策支撑。