diff --git a/src/main/java/org/apache/ibatis/builder/xml/XMLIncludeTransformer.java b/src/main/java/org/apache/ibatis/builder/xml/XMLIncludeTransformer.java
old mode 100644
new mode 100755
index 110fbe5a18c..cea66ae5fbd
--- a/src/main/java/org/apache/ibatis/builder/xml/XMLIncludeTransformer.java
+++ b/src/main/java/org/apache/ibatis/builder/xml/XMLIncludeTransformer.java
@@ -15,6 +15,7 @@
  */
 package org.apache.ibatis.builder.xml;
 
+import org.apache.ibatis.builder.BuilderException;
 import org.apache.ibatis.builder.IncompleteElementException;
 import org.apache.ibatis.builder.MapperBuilderAssistant;
 import org.apache.ibatis.parsing.PropertyParser;
@@ -23,6 +24,8 @@
 import org.w3c.dom.Node;
 import org.w3c.dom.NodeList;
 
+import java.util.Properties;
+
 /**
  * @author Frank D. Martinez [mnesarco]
  */
@@ -37,9 +40,39 @@ public XMLIncludeTransformer(Configuration configuration, MapperBuilderAssistant
   }
 
   public void applyIncludes(Node source) {
+    Properties variablesContext = new Properties();
+    Properties configurationVariables = configuration.getVariables();
+    if (configurationVariables != null) {
+      variablesContext.putAll(configurationVariables);
+    }
+    applyIncludes(source, variablesContext);
+  }
+
+  /**
+   * Recursively apply includes through all SQL fragments.
+   * @param source Include node in DOM tree
+   * @param variablesContext Current context for static variables with values
+   */
+  private void applyIncludes(Node source, final Properties variablesContext) {
     if (source.getNodeName().equals("include")) {
-      Node toInclude = findSqlFragment(getStringAttribute(source, "refid"));
-      applyIncludes(toInclude);
+      // new full context for included SQL - contains inherited context and new variables from current include node
+      Properties fullContext;
+
+      String refid = getStringAttribute(source, "refid");
+      // replace variables in include refid value
+      refid = PropertyParser.parse(refid, variablesContext);
+      Node toInclude = findSqlFragment(refid);
+      Properties newVariablesContext = getVariablesContext(source, variablesContext);
+      if (!newVariablesContext.isEmpty()) {
+        // merge contexts
+        fullContext = new Properties();
+        fullContext.putAll(variablesContext);
+        fullContext.putAll(newVariablesContext);
+      } else {
+        // no new context - use inherited fully
+        fullContext = variablesContext;
+      }
+      applyIncludes(toInclude, fullContext);
       if (toInclude.getOwnerDocument() != source.getOwnerDocument()) {
         toInclude = source.getOwnerDocument().importNode(toInclude, true);
       }
@@ -51,13 +84,18 @@ public void applyIncludes(Node source) {
     } else if (source.getNodeType() == Node.ELEMENT_NODE) {
       NodeList children = source.getChildNodes();
       for (int i=0; i<children.getLength(); i++) {
-        applyIncludes(children.item(i));
+        applyIncludes(children.item(i), variablesContext);
       }
+    } else if (source.getNodeType() == Node.ATTRIBUTE_NODE && !variablesContext.isEmpty()) {
+      // replace variables in all attribute values
+      source.setNodeValue(PropertyParser.parse(source.getNodeValue(), variablesContext));
+    } else if (source.getNodeType() == Node.TEXT_NODE && !variablesContext.isEmpty()) {
+      // replace variables ins all text nodes
+      source.setNodeValue(PropertyParser.parse(source.getNodeValue(), variablesContext));
     }
   }
 
   private Node findSqlFragment(String refid) {
-    refid = PropertyParser.parse(refid, configuration.getVariables());
     refid = builderAssistant.applyCurrentNamespace(refid, true);
     try {
       XNode nodeToInclude = configuration.getSqlFragments().get(refid);
@@ -70,4 +108,31 @@ private Node findSqlFragment(String refid) {
   private String getStringAttribute(Node node, String name) {
     return node.getAttributes().getNamedItem(name).getNodeValue();
   }
+
+  /**
+   * Read placholders and their values from include node definition. 
+   * @param node Include node instance
+   * @param inheritedVariablesContext Current context used for replace variables in new variables values
+   * @return variables context from include instance (no inherited values)
+   */
+  private Properties getVariablesContext(Node node, Properties inheritedVariablesContext) {
+    Properties variablesContext = new Properties();
+    NodeList children = node.getChildNodes();
+    for (int i = 0; i < children.getLength(); i++) {
+      Node n = children.item(i);
+      if (n.getNodeType() == Node.ELEMENT_NODE) {
+        String name = getStringAttribute(n, "name");
+        String value = getStringAttribute(n, "value");
+        // Replace variables inside
+        value = PropertyParser.parse(value, inheritedVariablesContext);
+        // Push new value
+        Object originalValue = variablesContext.put(name, value);
+        if (originalValue != null) {
+          throw new BuilderException("Variable " + name + " defined twice in the same include definition");
+        }
+      }
+    }
+    return variablesContext;
+  }
+  
 }
diff --git a/src/main/java/org/apache/ibatis/builder/xml/mybatis-3-mapper.dtd b/src/main/java/org/apache/ibatis/builder/xml/mybatis-3-mapper.dtd
old mode 100644
new mode 100755
index 71744452ac8..54610173590
--- a/src/main/java/org/apache/ibatis/builder/xml/mybatis-3-mapper.dtd
+++ b/src/main/java/org/apache/ibatis/builder/xml/mybatis-3-mapper.dtd
@@ -238,7 +238,7 @@ lang CDATA #IMPLIED
 
 <!-- Dynamic -->
 
-<!ELEMENT include EMPTY>
+<!ELEMENT include (property+)?>
 <!ATTLIST include
 refid CDATA #REQUIRED
 >
diff --git a/src/site/xdoc/sqlmap-xml.xml b/src/site/xdoc/sqlmap-xml.xml
old mode 100644
new mode 100755
index 194c64213d6..be67e12e1b2
--- a/src/site/xdoc/sqlmap-xml.xml
+++ b/src/site/xdoc/sqlmap-xml.xml
@@ -485,19 +485,44 @@ ps.setInt(1,id);]]></source>
       <subsection name="sql">
         <p>
           This element can be used to define a reusable fragment of SQL code that can be
-          included in other statements. For example:
+          included in other statements. It can be statically (during load phase) parametrized. Different property values can
+          vary in include instances. For example:
         </p>
 
-        <source><![CDATA[<sql id="userColumns"> id,username,password </sql>]]></source>
+        <source><![CDATA[<sql id="userColumns"> ${alias}.id,${alias}.username,${alias}.password </sql>]]></source>
 
         <p>
           The SQL fragment can then be included in another statement, for example:
         </p>
 
         <source><![CDATA[<select id="selectUsers" resultType="map">
-  select <include refid="userColumns"/>
-  from some_table
-  where id = #{id}
+  select
+    <include refid="userColumns"><property name="alias" value="t1"/></include>,
+    <include refid="userColumns"><property name="alias" value="t2"/></include>
+  from some_table t1
+    cross join some_table t2
+</select>]]></source>
+          
+        <p>
+          Property value can be also used in include refid attribute or property values inside include clause, for example:
+        </p>
+        
+        <source><![CDATA[<sql id="sometable">
+  ${prefix}Table
+</sql>
+
+<sql id="someinclude">
+  from
+    <include refid="${include_target}"/>
+</sql>
+
+<select id="select" resultType="map">
+  select
+    field1, field2, field3
+  <include refid="someinclude">
+    <property name="prefix" value="Some"/>
+    <property name="include_target" value="sometable"/>
+  </include>
 </select>]]></source>
       </subsection>
 
diff --git a/src/test/java/org/apache/ibatis/builder/PostMapper.xml b/src/test/java/org/apache/ibatis/builder/PostMapper.xml
old mode 100644
new mode 100755
index 5185de15176..131823797f7
--- a/src/test/java/org/apache/ibatis/builder/PostMapper.xml
+++ b/src/test/java/org/apache/ibatis/builder/PostMapper.xml
@@ -85,7 +85,7 @@
   </select>
 
   <sql id="byBlogId">
-    <if test="blog_id != null">blog_id = #{blog_id}</if>
+    <if test="blog_id != null">${prefix}_id = #{blog_id}</if>
   </sql>
 
   <select id="findPost" resultType="org.apache.ibatis.domain.blog.Post">
@@ -102,7 +102,9 @@
             </foreach>
           </if>
           <trim prefix="AND">
-            <include refid="byBlogId"/>
+            <include refid="byBlogId">
+                <property name="prefix" value="blog"/>
+            </include>
           </trim>
         </otherwise>
       </choose>
diff --git a/src/test/java/org/apache/ibatis/submitted/includes/CreateDB.sql b/src/test/java/org/apache/ibatis/submitted/includes/CreateDB.sql
new file mode 100755
index 00000000000..77d2af45e50
--- /dev/null
+++ b/src/test/java/org/apache/ibatis/submitted/includes/CreateDB.sql
@@ -0,0 +1,26 @@
+--
+--    Copyright 2009-2015 the original author or authors.
+--
+--    Licensed under the Apache License, Version 2.0 (the "License");
+--    you may not use this file except in compliance with the License.
+--    You may obtain a copy of the License at
+--
+--       http://www.apache.org/licenses/LICENSE-2.0
+--
+--    Unless required by applicable law or agreed to in writing, software
+--    distributed under the License is distributed on an "AS IS" BASIS,
+--    WITHOUT WARRANTIES OR CONDITIONS OF ANY KIND, either express or implied.
+--    See the License for the specific language governing permissions and
+--    limitations under the License.
+--
+
+drop table SomeTable if exists;
+
+create table SomeTable (
+  id int,
+  field1 varchar(20),
+  field2 varchar(20),
+  field3 varchar(20)
+);
+
+insert into SomeTable (id, field1, field2, field3) values(1, 'a', 'b', 'c');
\ No newline at end of file
diff --git a/src/test/java/org/apache/ibatis/submitted/includes/IncludeTest.java b/src/test/java/org/apache/ibatis/submitted/includes/IncludeTest.java
old mode 100644
new mode 100755
index 3ef1946ce8a..b91554e226b
--- a/src/test/java/org/apache/ibatis/submitted/includes/IncludeTest.java
+++ b/src/test/java/org/apache/ibatis/submitted/includes/IncludeTest.java
@@ -16,26 +16,46 @@
 package org.apache.ibatis.submitted.includes;
 
 import org.apache.ibatis.io.Resources;
+import org.apache.ibatis.jdbc.ScriptRunner;
 import org.apache.ibatis.session.SqlSessionFactory;
 import org.apache.ibatis.session.SqlSessionFactoryBuilder;
 import static org.junit.Assert.assertNotNull;
+
+import org.junit.BeforeClass;
 import org.junit.Test;
 
 import java.io.Reader;
+import java.sql.Connection;
+import java.util.Map;
+
 import org.apache.ibatis.session.SqlSession;
 import org.junit.Assert;
 
 public class IncludeTest {
 
+  private static SqlSessionFactory sqlSessionFactory;
+
+  @BeforeClass
+  public static void setUp() throws Exception {
+    // create a SqlSessionFactory
+    Reader reader = Resources.getResourceAsReader("org/apache/ibatis/submitted/includes/MapperConfig.xml");
+    sqlSessionFactory = new SqlSessionFactoryBuilder().build(reader);
+    reader.close();
+
+    // populate in-memory database
+    SqlSession session = sqlSessionFactory.openSession();
+    Connection conn = session.getConnection();
+    reader = Resources.getResourceAsReader("org/apache/ibatis/submitted/includes/CreateDB.sql");
+    ScriptRunner runner = new ScriptRunner(conn);
+    runner.setLogWriter(null);
+    runner.runScript(reader);
+    reader.close();
+    session.close();
+  }
+
   @Test
   public void testIncludes() throws Exception {
-    String resource = "org/apache/ibatis/submitted/includes/MapperConfig.xml";
-    Reader reader = Resources.getResourceAsReader(resource);
-    SqlSessionFactoryBuilder builder = new SqlSessionFactoryBuilder();
-    SqlSessionFactory sqlMapper = builder.build(reader);
-    assertNotNull(sqlMapper);
-
-    final SqlSession sqlSession = sqlMapper.openSession();
+    final SqlSession sqlSession = sqlSessionFactory.openSession();
     try {
       final Integer result = sqlSession.selectOne("org.apache.ibatis.submitted.includes.mapper.selectWithProperty");
       Assert.assertEquals(Integer.valueOf(1), result);
@@ -43,4 +63,16 @@ public void testIncludes() throws Exception {
       sqlSession.close();
     }
   }
+  
+  @Test
+  public void testParametrizedIncludes() throws Exception {
+    final SqlSession sqlSession = sqlSessionFactory.openSession();
+    try {
+      final Map<String, Object> result = sqlSession.selectOne("org.apache.ibatis.submitted.includes.mapper.select");
+      //Assert.assertEquals(Integer.valueOf(1), result);
+    } finally {
+      sqlSession.close();
+    }
+  }
+  
 }
diff --git a/src/test/java/org/apache/ibatis/submitted/includes/Mapper.xml b/src/test/java/org/apache/ibatis/submitted/includes/Mapper.xml
old mode 100644
new mode 100755
index 8c2b3a1f9e0..e0d3b02ad4e
--- a/src/test/java/org/apache/ibatis/submitted/includes/Mapper.xml
+++ b/src/test/java/org/apache/ibatis/submitted/includes/Mapper.xml
@@ -23,13 +23,23 @@
 
 <mapper namespace="org.apache.ibatis.submitted.includes.mapper">
   <sql id="sometable">
-    SomeTable
+    ${prefix}Table
+  </sql>
+
+  <sql id="someinclude">
+    <include refid="${include_target}"/>
   </sql>
 
   <select id="select" resultType="map">
-    <include refid="org.apache.ibatis.submitted.includes.fragments.select"/>
+    <include refid="someinclude">
+        <property name="include_target" value="org.apache.ibatis.submitted.includes.fragments.select"/>
+    </include>
     field1, field2, field3
-    from<include refid="sometable"/>
+    from
+      <include refid="someinclude">
+          <property name="prefix" value="Some"/>
+          <property name="include_target" value="sometable"/>
+      </include>
   </select>
 
   <select id="selectWithProperty" resultType="_int">
@@ -38,7 +48,9 @@
 
   <update id="update" parameterType="map">
     <include refid="org.apache.ibatis.submitted.includes.fragments.update"/>
-    <include refid="org.apache.ibatis.submitted.includes.mapper.sometable"/>
+    <include refid="org.apache.ibatis.submitted.includes.mapper.sometable">
+        <property name="prefix" value="Some"/>
+    </include>
     set Field2 = #{field2,jdbcType=INTEGER},
     Field3 = #{field3,jdbcType=VARCHAR},
     where field1 = #{field1,jdbcType=INTEGER}