1, land cost. In the current real estate market, the cost of land accounts for a relatively large proportion, accounting for about 30% or even higher of the total cost. The cost of land acquisition directly determines the profit of the project and even affects the survival of the enterprise. So how to get land and how to get cheap land is a topic that developers always need to explore. The wide-area layout of large-scale real estate enterprises, such as Country Garden, arranges first-,second-,third-and fourth-tier cities respectively according to product positioning, regional consumption level and economic development level, so that "the east is not bright and the west is bright". Even if the first-and second-tier cities are limited, the huge amount of third-and fourth-tier cities still guarantees the cash flow of enterprises. The land that others are unwilling to take has become a golden treasure in the eyes of a few housing enterprises. In addition, Sunshine City, known as the "dark horse" by the industry, had an annual sales of 2.3 billion yuan in 201/kloc-0, but it reached 10 billion yuan in 20 12, and officially entered the ranks of 10 billion real estate enterprises, with an annual sales of 9517. The market layout of Sunshine City is worth it.
For small and medium-sized housing enterprises, it may be wise not to venture into the highly competitive market, deepen the regional market and tap the development potential market. By studying the market layout and investment, real estate enterprises can reduce the investment risk, and take out the land that conforms to their own development according to the actual situation of enterprises, which can effectively avoid the market risk and further reduce the land cost. Small and medium-sized housing enterprises should grasp the window period of land acquisition, locate high turnover projects or premium projects by acquiring land with high investment value, form good cash flow, reduce the cost of land acquisition and maximize profits.
2. upfront and management costs. This part of the cost accounts for about 2%-3% of the total cost, which is not large, but it is most easily overlooked. In the process of project cost management, it is often found that some administrative fees are overpaid. Due to the frequent turnover or resignation of personnel, the administrative charging standards have not been systematically sorted out in advance, and the charging standards have changed rapidly. Government departments use the old charging standards to charge fees, which leads to increased costs. This fee is generally charged according to the construction area. If the construction scale of a project reaches one million square meters, every increase of 1 yuan will double this part of the cost, and a slight carelessness will cause unnecessary cost increase.
In view of the above situation, the following suggestions are put forward for this part of cost management.
2. 1 In terms of upfront costs, strengthen the construction of strategic cooperation, such as establishing a long-term cooperative supplier library for supervision and exploration units to reduce costs from the source;
2.3 Strengthen communication with local governments, and some expenses can be reduced through coordination, such as muck fees and occupation fees.
3. Project management cost. This part of the cost accounts for about 50%, and the focus of project cost management lies in design, development rhythm and process control.
3. 1 design. Optimize the design drawings from the design point of view, and then reduce the construction cost. Taking the basement design of a project as an example, this paper studies the importance of design quality in cost management. This part recommends learning the basement design of Poly Real Estate and Longhu Real Estate. In fact, in terms of design, especially through the design and layout of single buildings to reduce costs, it is also worth studying, so I won't elaborate here.
3. 1. 1 Basement outline design. After calculation, it can be concluded that the more square the basement is, the smaller the perimeter of the wallboard is, which means the most reasonable design and the lowest cost. The improper design of underground garage model in a project leads to the increase of wallboard length, and the amount of concrete and steel bars can be reduced by reasonably arranging basement model. The outline of the basement should be as square as possible, and a large number of hypotenuses, acute angles and excessive hems should be avoided as far as possible, which will lead to an increase in the number of wallboard and low parking efficiency. In addition, the outline of the basement should coincide with the vertical members of the original tower as much as possible.
3. 1.2 basement area planning. Fully calculate the ratio of above-ground and underground parking spaces, and use the local government's regulations on the ratio of above-ground parking spaces to ensure that the above-ground parking spaces are used up (except considering the quality of the community).
Try to coordinate not to build or build less civil air defense areas. If it is more conducive to cost management by coordinating not to build or to build less, it is better to pay the civil air defense construction fee of 1700 yuan /m2, because the current civil air defense construction fee is about 3,000 yuan /m2, which is much higher than the charging standard of civil air defense construction fee, which can effectively reduce the cost.
If you don't agree not to build or build less, because the current civil air defense basement has been designed according to the requirements of civil air defense, then you can only consider reducing the non-civil air defense building area, thus saving costs. At the time of planning, the ground parking spaces were full. Considering the overall quality of the community, the parking spaces should be arranged around the business (provided that the fire protection requirements are met), the surrounding walls of the community should be considered, and then the layout of the basement should be considered.
(1) Reduce the tower directly under the civil air defense garage and increase the proportion of single direct access to non-civil air defense garage. The civil air defense garage should be arranged in an open place, with many projects and even a market around it, so the parking space cannot cover the construction cost of the underground garage. Therefore, when planning, the proportion of parking spaces in civil air defense garages should be increased and the area of non-civil air defense buildings should be reduced.
② Fully improve the use efficiency of parking spaces and reduce invalid space design. The so-called parking space efficiency is to make full use of the garage area and make the parking space layout exhausted. (It is suggested to study the layout of underground parking spaces in Poly Real Estate). For example, the fire pool of Poly Real Estate is set under the car ramp, and the area of the tower entering the basement is fully utilized by the civil air defense entrance, reducing the proportion of the equipment room occupying the basement area alone, thus reducing the garage area. In addition, the layout of parking spaces and the setting of axle net spacing also affect the parking efficiency of parking spaces. At present, the comprehensive parking efficiency of Longhu and Poly Real Estate in the industry is 30㎡ to 32 ㎡ per parking space.
3. 1.3 design of basement height. Fully compare the cost changes caused by basement height setting and roof covering thickness. After calculation and analysis, it is found that the single-story height of the basement can meet the requirements. If we blindly pursue space, the cost may increase by 3.6m, but it is not necessary to reduce the height of the basement wallboard, and the cost must be reduced. At the same time, it is necessary to consider the excavation and backfilling costs of the overlying soil on the roof, whichever is the smallest, and comprehensively consider the costs. In addition, if conditions permit, it should be designed as a semi-basement as far as possible, and the underground parking garage should be arranged centrally. The buried depth of the underground part of the semi-underground garage should be reduced as much as possible, and the load of greening and covering soil on the upper part of the roof should be used to reduce or not use uplift piles to save underground engineering quantity; In the design of underground garage, we should make full use of the balance between water buoyancy and upper load to reduce the anti-floating of pile foundation, and control the minimum covering thickness required for ground greening and comprehensive pipeline embedding to reduce the buried depth of underground garage.
3. 1.4 comprehensive pipeline layout of basement. Considering the basement pipeline comprehensively, the layout of the basement pipeline of a project is not reasonable enough, and most of the air ducts are arranged above the driveway, which is unsightly and increases the cost. Industry benchmarking enterprises follow the following standards when designing basement pipelines: ① rational layout, reducing detours and intersections; (2) Similar pipelines should be merged as much as possible, which is not only beautiful, but also can reduce supports and hangers and reduce the chance of cross collision.
3.2 Development rhythm. Optimize the development pace, effectively control the construction progress, and rationally plan the cost. Project cost is not a matter of engineering department and cost department, and project cost control is related to finance and marketing. The engineering department should take production and sales as the general tone, increase the docking with finance and marketing, and realize production and sales according to the ratio of production and sales. At the same time, the cost department will make reasonable reminders according to the changes in the material market without affecting sales, and reduce costs through the development pace. For example, when the material price is high, the progress should be slowed down appropriately. In addition, engineering, marketing and finance should cooperate with each other to plan the construction progress reasonably. For example, the main task of the current period is to pay back the money. The project should manage the project progress in a planned way according to the sales situation of each building, meet the requirements of pre-sale, structural capping and facade completion, and realize effective payment. Paying attention to cash flow is cost management, and paying attention to payment is to reduce costs, because under dynamic costs, funds have time value.
3.3 Process management. The cost control in the construction process should not only be nuanced, but also have a global awareness. Often the cost of one detail is reduced, but the cost of another node is greatly increased, thus losing the significance of cost control. For example, in foundation construction, overbreak often occurs. At this time, the choice of backfill materials is very important. Usually, the advice of design institutes and exploration units is plain concrete backfilling. Although the cost of rubble concrete or macadam concrete backfill is low, it is difficult to obtain materials in some places, and it even takes about 10 days to complete the backfill, so the loss of pre-sale and market projects may be incalculable. Therefore, blindly choosing plain concrete backfill may lead to greater losses. In a word, process cost control is to comprehensively consider cost saving from multiple angles according to the actual situation of the project. In fact, "grasping the big and letting the small go" is not contradictory.
4. Reduce the cost of housing enterprises from the perspective of financial operation. Establish real estate operation management from the financial point of view, and guide and control it from the financial point of view. The real estate finance department is by no means a simple responsibility of accounting, payment and supervision. In the process of real estate development at this stage, the real estate finance department is given more leading control responsibilities, which leads to the financial personnel with strong ability being entrusted with the important task of benchmarking real estate enterprises. How to integrate financial operation into enterprise management and realize the effective combination of industry and finance should do well in the following aspects, but it is far from limited to the following aspects.
4. 1 Optimize the financing structure. In recent years, financing difficulties have become an unavoidable topic for housing enterprises, especially since the introduction of the "three red lines", the impact on small and medium-sized housing enterprises has become more and more obvious. However, the optimization of financing channels and financial structure is an unavoidable task for housing enterprises. By consulting the data, it is found that the comprehensive weighted financing cost of Xincheng Holding is 5.49% in 20 16 years, and 5.32% in 20 17 years. The net debt ratio of Xincheng Holding in 20 17 years has increased to 7 1%, which is higher than the previous year, but the ratio of short-term liabilities to monetary funds is 0.68. The following measures can effectively reduce the financing cost. The first is to enrich financing channels. If there are only a few very limited options, the cost must be high. If you have more choices, you can bargain. Second, optimize the financial structure, keep the debt level at a reasonable level, and borrow more long-term loans; The third is to improve the efficiency of capital use and effectively increase the number of capital turnover.
4.2 A comprehensive budget helps to control costs? . A comprehensive budget is not only an annual strategic plan, but also a question of what to do, how much to spend and how much to earn this year. Financial operations empower financial managers to give guidance and reminders on the basis of structure and data analysis. Take land, for example, not blindly. Finance should analyze the cycle of reserving land for sale at the present stage from the land retention rate, and provide leaders with the land acquisition cycle at the emerging stage; Analyzing the land quality from the ratio of land to goods (annual land price/annual land price), the normal range is 10% to 40%, which shows that the enterprise is operating at a high level and the land cost accounts for a large proportion of the total cost. If the land reserve appreciation rate of high-priced land fails to win the cost of capital, it means that the reserve is at a loss. Through comprehensive budget analysis to guide what kind of land to take, whether to take land, to avoid blindly taking land or taking land at a high price, resulting in increased costs.
5. Establish the cost awareness of all employees. This part is especially important. The key to the formulation of various systems lies in implementation, mainly in consciousness. It is often said that the system is cold and management is alive. If managers do not have the consciousness of total cost control, the system will gradually deviate in the implementation process. Therefore, in cost management, housing enterprises should instill cost awareness into all employees and suggest that the reduction of "effective cost" should be linked to salary.
5. 1 Clear responsibilities and good communication. Cost control is by no means the business of the cost department, otherwise, one department is in the province and another department is spending money, and cost control is meaningless. Different departments, different posts and different stations have different understandings of costs. For example, it is the easiest thing for the engineering department to spend money on work, but the cost department disagrees from the perspective of cost control. Not dealing with opinions is the best means, which requires establishing an effective communication mechanism while clarifying responsibilities.
5.2 Establish a sense of "scissors difference" in cost. The so-called "scissors difference" is the difference between expenditure and income, but it is not a simple subtraction. For example, in real estate cost control, it is often the case that quality is improved and cost is increased, and most cost managers are opposed to it. In fact, according to different projects, cost managers need to give objective suggestions. If it is a high-quality property, it is desirable if the premium can be increased through quality improvement and is higher than the input cost. Although the cost is 1, the return is 10, with a premium of 9. Therefore, cost management personnel should have a good cost consciousness and calculate the "scissors difference".
6. Total cost summary. Cost summary is the resumption, summarizing the highlights and shortcomings in the whole project management process. The highlights are worthy of publicity, but more importantly, it is a summary of the shortcomings. The increase or decrease of cost may be reflected in communication, design and professional quality of managers. According to the summary, it is targeted. In addition, the cost summary needs to add fine data precipitation, and the purpose of data precipitation is to better manage costs.