I. Composition of investment cost of real estate projects
Taking a rough house commercial housing project in Jiangsu as an example, the investment cost of the real estate project is mainly composed of the following parts:
(1) Land cost
Since 200 1, China's land acquisition has been mainly carried out in the form of "bidding, auction and hanging", which is basically the transfer of cultivated land, that is, the government has completed "seven connections and one leveling". Therefore, the land cost generally refers to the land transfer fee and the related land deed tax, excluding the related relocation expenses.
(2) Independence fee
1. Management fee of the construction unit
Salary, bonus, allowance, four gold, cash, communication, car stickers, housing stickers, related benefits and other expenses, as well as meetings, training, recruitment, education, rent, water and electricity, consulting and other expenses.
2. The cost of office and daily necessities.
3. Project supervision fee.
4. Construction site completion cleaning fee
5. Construction drawing preparation fee
(3) Survey and design fees
1. Investigation fee: including initial investigation fee and net investigation fee.
2. Design fee:
Including scheme design fees, civil engineering and installation and expansion fees, construction drawing design fees, landscape design fees, underground civil air defense design fees, sales offices, clubs, model houses decoration design fees and related design consulting.
(4) Government charges
Including municipal public infrastructure supporting fees, education surcharges, construction waste fees, bulk cement, special fund advance payment, air defense basement relocation construction fees, wall reform and development funds, pile location setting fees (metering fees), quality supervision fees, file storage fees, termite control fees, bidding management fees, comprehensive service fees, construction drawing design and drawing review fees, fire control facilities construction fees (drawing review fees), predicted area fees and measured area fees, and house price quota fees. Health and epidemic prevention audit fee, environmental protection inspection fee, planning inspection fee, construction acceptance fee, surveying and mapping fee, real estate transaction fee, real estate initial registration fee, occupancy permit fee, "two books and one levy fee", perennial garbage cleaning fee, residential house number fee, sewage supporting fee, sewage discharge fee and maintenance fund fee.
(5) Housing construction and installation costs
1. Foundation engineering fee: including inspection fee.
2, civil engineering and installation engineering
Including underground and above-ground main structures, clubs, power distribution rooms, water pump rooms, management rooms, guard rooms, fences, gates, etc.
3. Traffic signs and signs
4. Club decoration
5, a feed
Generally, it includes external wall brick or paint, external wall thermal insulation, waterproof thermal insulation, roof spin coating thermal insulation, indoor, aluminum alloy doors and windows, elevators, stone materials, basement waterproofing, entrance security doors, fire doors, civil air defense doors, etc.
(6) Fees for community public facilities
Including roads, rainwater pipes and sewage pipes, water supply, power supply, gas, lighting, landscape, ventilation, technical defense (intelligence), cable and network, fire protection, etc.
(7) Sales expenses
Including sales agents, planning loushu, advertisements, owners' associations, etc.
(8) Financial expenses
Including loan interest, taxes (business tax, adjustment tax, stamp duty, etc.). ) and taxes.
(9) Unforeseen expenses
Second, the real estate project investment cost control
(1) Before the land was acquired,
Before acquiring the land for real estate projects, the land acquisition price = the sales price of similar buildings around-the investment cost of real estate projects (except the land cost mentioned above)-reasonable net profit. According to the known plot ratio, building density, total height, boundary retreat, land nature, greening rate and other conditions, the building area, household-room ratio and building form are set, so as to predict the development cost of real estate projects.
(2) Control before the project starts.
1. Select excellent scheme design and architectural design institutes through bidding, and select facades, rooms and related building materials and equipment with excellent full floor area ratio, total building area, total height, clearance and sunshine spacing.
2. Choose excellent engineering supervision companies through bidding.
3. Select high quality and low price engineering construction enterprises through bidding.
4. Strive for the reduction and exemption of related expenses.
(C) control in the process of the project
1, reasonably control the construction period.
In particular, control the construction period of relevant nodes, such as commencement, +0.00, -0.00, sales opening node, structural capping, completion of main structure, outdoor overall completion, comprehensive acceptance and delivery of the project, etc.
2, reasonable control of quality
Through foundation acceptance, concealed engineering acceptance, structural capping acceptance, main structure acceptance and working procedure acceptance, the quality problems are minimized. Thereby reducing the time for correction and rework.
3, reasonable control of engineering changes
Whether it is design change or increase or decrease of engineering quantity, it must be strictly controlled and audited.
4, materials and equipment bidding
Through the form of bidding, compare related materials (materials and equipment) and choose products with high quality and low price as far as possible.
5. Strive for the reduction and exemption of related expenses.
Especially the related expenses during pre-sale and comprehensive acceptance.
(d) control after the completion of the project
Especially in project settlement, final accounts and audit, strictly control the total project cost, generally strive not to break through the original total project budget, and create new reference for future project cost prediction.
The cost control of real estate projects is constantly changing according to the actual situation (such as signing contracts, various engineering contracts, etc.), gradually approaching and conforming to the project budget, so that enterprise leaders can keep abreast of the changes in project costs.
Real estate project investment cost prediction is the basis for real estate enterprise leaders to make investment decisions. The prophase control of project cost is the basis for real estate enterprise leaders to be close to the market and adjust in time; The process control of project cost is the basis for real estate enterprise leaders to evaluate enterprise departments and employees; The final control of project cost is the basis for the leaders of real estate enterprises to comprehensively evaluate the project. In a word, the quality of the whole process control of real estate project investment cost is a sign to measure the success of a real estate enterprise.
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