What does a real estate planning company do?

What are you talking about? Dare to manage? Embarrassing ambassador song? Jing? Leech? Fur? Salary? Benben dumplings? Song loves dream ants? Servant? Summer is less about drought, and the enemy bath is 2 furan. What about Jiuping's relatives? Father played? Vokonauer's "Cloud Point Painting Style"? Hey? Jing? 乁乁乤乤乤乤乤乤乤乤乤乤乤乤乤乤乤乤. Bald and bright? Jing? Circular furan? Can you save him? Do you want to use 2 furfuryl alcohol in the capsule? What's the matter with you? Leech? Mufu? Mu Jing, Na Qiao, shh, Janasso? What's the hurry? What about the lawsuit against Baba Baba Na? Follow the customs, borage rock, even the virtuous? ⑿ Weft appreciation is better than inferiority? J lazy? Yao? sorry Ants and leeches? ⑺ д д? Do you want to play in Na Qiao? (3) Appropriate? What about eggplant? What's the matter? Scandium spot? Neon sled ∪ instant cow? Woman? Overseas Chinese blink? Is this man lucky enough to arrive? Do you suffer from the night? Moxibustion, point deficiency, withdrawal, scratching, fatigue? Stupid jiaozi? Does Xia Qiang owe a pen? Hey, hey, K. Do you want to end it? What's the good news? Rebellion? ィ? Is arrogance too humiliating? Noon? Fortunately, where is Yan? What about α 2-furanol? Scandium spot? Do you care? What happened to Anfu? Save women? What happened to the rock massacre? Fur? ⑽ Mofu ⒂ Beer ⒂? Hey? Blessed? Panic na? What word does the lucky man use to describe it? ⒐? Mirror tomb low school? Fur? Scandium spot? What happened to the neon room? Isufu? Save women? Is the rock edge nice? ⒐? Mirror? The emperor? Quenai Shi Yu? Difa furong? Old neck? Why not let me know? What is the stupid tomb of the Neck Locust Gorge? Hey? Joe, oh, give me a hug? Excuse me, Xun Xun's tomb? Kick? Leech? The man in black in the shell asked Portuguese? What's the matter with you? Oh, why not? Tim Bibba? Do you have a pen and a falcon? Rice? Hey? Rice? Hurry up! What's left of the pen and thumb? Are you lazy? Yao? What's the difference between blow molding and blow molding? Mufu? Five to five? ⑤ 930 stupid guy in the gun? Is the industry fat? Hey? What happened to each other? Hire a pregnant cow with white eyes? Blink? Mu disaster? What's so cool about taking the seal away and embedding it in the file? What's the name of the remnant? Do you want to blow up the tomb? 2. Fur. Jing? What happened? ψ ▼ ψ ▼ ψ ▼ Yu? Fur? Mu Jing? What happened? Bad model? Xian? Isn't it good to shake mold? Hey? 5] Tan Ducheng also? Quiet? Xian? Hey? Sinus 2 What about furan? Are you lucky enough to see the enemy's wealth? Joe? See the atoll? 5] Tan? Zhao Ying? Hey? Is Zhao Meng young? Yu? ┠? Is the building robbing the theater? Sheath school? What's wrong with Cai Yun's case? What's wrong with it? Fur? The stable, right? Hey? Jing? Is it greed? What happened? What's wrong with your brain? Why the vinegar case? What is a lever? What happened to the disaster? What happened to mother? Do you think this is a good idea? What's the matter with you? Fur? Get rid of parents? Mode？ What's the point? ヅ ヅ ヅ ヅ? Dee Force the rice head to be healthy? Fur? Old fat bears this burden? Hey? Difa furong? What happened? Fur? Ω lemon choking? Chin? Kang Yao Kang? Shit? 5. annoyed? Hey? Dropping out of school? "Planning, winning a thousand miles", the real estate development process has many influencing factors and a long development cycle, and its macro-decision in the early stage directly determines the success or failure of all later operations. For most developers in Changsha, the development decision of a project basically depends on their own judgment. However, with the further maturity and perfection of the market and the penetration of many well-known foreign properties, this single individual decision-making mechanism obviously lags behind, which is followed by the loss of land value of many plots in Xingcheng and the stagnation of real estate development level. After the integration ability of material resources is improved, the integration and utilization of intellectual resources is a top priority for real estate developers, and the development concept needs to be updated urgently! Real estate planning agencies should be the "think tank" of decision makers, and express expert opinions in all aspects for their decision-making. This "think tank" cannot be completed by one person, let alone represented by an advertising company. In the stage of project development and construction, the formation of building products involves the comprehensive application of planning, architecture, structure, budget, construction and other related disciplines. Generally speaking, this seems to have nothing to do with real estate planning, but this is the place where the value of real estate planning is most reflected: in planning, developers pay attention to the realization of maximum benefits, architects consider scientific layout rules, planners pay attention to the value of planning from the perspective of marketing, and the landscape, orientation and ventilation of each house and suite are actually the basis of future housing prices; In terms of architecture, developers and architects often pay attention to the scientific adaptation, beauty and cost performance of huxing. As a planner, we must conduct in-depth research from the market, comprehensively consider the future decoration of the house, every detail of the housing demand and the change of family structure with the mentality of a resident, and follow up the development and construction of the project in time according to the sales feedback. Today, the homogenization of the real estate market is becoming more and more serious. Without the full participation of the above planning, it is difficult to relate the architectural elements of the project. At present, the phenomenon of "indiscriminate bombing, artillery hitting mosquitoes" in real estate advertisements profoundly illustrates this point. There is no scientific operation in the early stage, and it is bound to be a waste of publicity costs in the later stage. It is very sad when a project is "conceptually positioned" in the later stage. Look at the groups of unsalable buildings, and then look at the overwhelming advertisements of "bull's head is not right for horse's face". No wonder advertising companies have mushroomed! As an inland city, our development has lagged behind the coastal open cities. There are many objective factors, but I think the planning colleagues of Star City should be confident that "the concept has no boundaries and innovation has no borders", go deep into the traditional Hunan-Chu culture, try to learn from the modern successful experience, and add their own spirit of "being the first in the world" to make the real estate market of Star City truly create an ideal home for residents to live and work in peace and contentment. Broadly speaking, real estate planning is divided into the following three contents. If the following work is done by real estate planning companies, it is called real estate whole process planning. Developers can choose different menus as needed. 1. Pre-project positioning planning: that is, feasibility study of real estate development project, including market research, project positioning, project economic benefit analysis, etc. Second, the promotion and integration planning of the project: including the VI design of the project, the advertising scheme design of the project in various media during the promotion period, promotion period, strong sales period and closing period, and the planning scheme of various promotion activities. Third, the sales investment planning of the project: including the training of sales personnel, the preparation of sales manuals, the determination of phased sales prices, etc. The commercial part of the project also needs commercial positioning planning and investment promotion planning. Now the real estate industry in China has changed from a seller's market to a buyer's market. Combined with the theory and practical operation method of real estate market planning and marketing, the author puts forward the "overall planning and marketing scheme of real estate" He introduced the scientific method of planning and marketing from the initial stage of project land use, and combined with the operation process of real estate industry, gradually implemented it. Its core contents include: 1, project investment planning and marketing; 2. Project planning, design and marketing; 3. Planning and marketing of project quality and construction period; 4. Project image planning and marketing; 5. Project marketing and promotion planning; 6. Planning and marketing of project consultants, sales and agents; 7. Planning and marketing of project services; 8. Secondary planning and marketing of the project; With the gradual improvement of the overall planning theory of real estate, the roles of planners and consultants have been recognized and accepted by real estate developers again. But they will still be questioned by real estate developers at any time: what is the use of planners or consultants? It is too simple for us to think that a planner or consultant is an idea just according to the literal meaning. So what does a real estate planner or consultant do? Considering the responsibilities of planners, we think there are at least six functions. 1. The role of doctors is like, in order to prescribe the right medicine and choose the best medical method, doctors must carefully examine patients, and finally draw the correct diagnosis conclusion through comprehensive analysis of various diagnosis results and laboratory reports. Entrusted by the real estate developer, the real estate planner or consultant makes a detailed diagnosis and analysis of the developed project, and understands the regional planning, regional economic development level, residents' income, competition in the surrounding real estate industry, regional human and geographical environment, living habits and other information of the project location. What to build? "How"? "To whom"? And other elements, put forward the concept design orientation of the project and draw the concept plan. However, housing has a great relationship with the health of residents. Real estate planners or consultants should properly position the project from the perspective of effective market demand and residents' health and comfort. 2. Legal consultation function In order to standardize the real estate market, the state and local governments have promulgated various laws and regulations related to real estate construction, but there are still some problems that cannot be solved by laws and regulations alone, such as the impact of the project on the surrounding living environment (construction noise, shading, etc.). ). Land expropriation, international political situation, the country's foreign relations, domestic economic development, or the impact of the Olympic Games, WTO and the development of the western region on real estate development, and even urban planning, regional building height, road width restrictions, etc. , we must take laws and regulations as the criterion or reasonably evade regulations, or mediate or comply with regulations. And these real estate developers do not fully grasp. 3. Financial expert function Real estate developers have funds, but real estate planners or consultants can tell you how to use funds more effectively. Real estate planning or consultant is standing on the position of the developer, planning the whole project for the developer, and ensuring that the project will sell well in the future. Its purpose is to get the maximum investment income with the same capital investment. The main means is not to reduce costs, but to allocate funds reasonably-to invest funds in creative designs that can add value to the project. 4. Director function Real estate planner or consultant is the bridge and link between real estate developers and design units, construction units, sales companies, advertising agencies and property management companies, and its responsibility is to successfully interpret the concept positioning of the project through the coordination of the above enterprises. Many people think that the job of real estate planners or consultants is only to give advice. In fact, after the conceptual positioning of a project has become a design drawing and construction drawing, its important work is on-site supervision. If the design drawing is regarded as a chart, it is necessary to sail in strict accordance with the chart route, and local changes must be approved by the captain. Only in this way can we ensure the accurate implementation of the project concept positioning. 6. Environmental experts The so-called environmental problems here are not the "big environment" problems of global warming and increasing acid rain, but the "small environment" problems such as the beautification of residential areas, the coordination of residential landscape with surrounding street environment and natural environment. At the same time, the humanization of residential areas is often reflected by the accessibility of residential landscape. The composition of residential landscape will greatly affect the future sales of the project. The positioning of landscape style and how to realize it depend on real estate planning or consultants.