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薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆蒆螂螆膈艿蚈螅芁蒅薄螅羀芈蒀螄肃蒃蝿袃膅芆蚄袂芇蒁薀袁羇芄薆袀腿薀蒂衿节莂螁衿羁薈蚇袈肃莁薃袇膆薆葿羆芈荿螈羅羈膂蚄羄肀莇蚀羃节膀薆羃羂蒆蒂羂肄芈螀羁膇蒄蚆羀艿芇薂聿罿蒂蒈肈肁芅螇肇膃蒀螃肇莆莃虿肆肅蕿薅蚂膇莂蒁蚁芀薇蝿蚁罿莀蚅螀肂薅薁蝿膄莈蒇螈莆膁袆螇肆房地产项目成本构成与成本控制唐才均2006-4-28本文阐述了上海目前上海房地产成本由土地费用、地质勘察/工程设计费、政府规费、房屋建安工程费、配套设施建设费、销售费用、财务成本、属地管理/物业开办费、独立费和不可预见费等十大部分构成;并且提出了从四个环节控制成本的具体操作要点。房地产项目成本构成的内容繁多,错综复杂,在目前房产开发已无暴利的情况下,控制房地产成本就更显重要。一、房地产项目成本的十大构成当前上海地区房地产项目成本主要有以下十部分所构成:(一)土地费用从2001年开始,国内土地获取主要是通过“招、拍、挂”形式,基本为熟地转让,即政府已完成“七通一平”。故土地费用一般是指土地出让金和相关土地契税,原则上已不包括动拆迁相关费用。具体款项主要有:土地费(含出让金,配套费320元/㎡),契税(1500元/㎡-320元/㎡)×3%,权证(土)初始,他项权利登记,资信评估,利息,合同印花税等。(二)地质勘察、工程设计费1、勘测费:含初勘和详勘费用。2、设计费:含方案设计费、土建和安装扩初及施工图设计费、景观设计费、地下民防设计费、会所、样板房装修设计费,相关设计咨询费等。第9页共9页
3、基坑开挖方案设计编制费、基坑及基坑周边变形观察费。4、房屋沉降观测费、室内有害物质检测费、室外环境检测费、水箱清洗和水质检验费。具体款项主要有:可行性研究报告编制费;招投标代理费;勘察、设计、监理、施工招投标交易费;详勘察费;规划方案,扩初、施工图、环境设计费;施工监理费(含市政、绿化);施工图审图费。(三)政府规费含市政公用基础设施配套费、教育附加费、建设垃圾费、散装水泥、专项资金预收款、防空地下室易地建设费、散装水泥与墙改发展基金(禁止和限制使用粘土砖专项基金)、土地测桩测设费、工程质量监督费、档案编制指导费、白蚁防治费、招投标管理费、综合服务费、施工图审图费、消防设施建设费(审图费)、人防设施建设咨询费、预测面积费和实测面积费、房价定费、预售许可证费、疾控卫生防疫审核费、室内有害物质检测、室外环保测试费、规划竣工测绘费、施工验收费、自来水设计前测绘费、房产交易费、房产初始登记费、入住许可证费,“二书一证费”、常年垃圾清理费、住宅门牌及小区平面图制作费、排污配套费、污水外排费、维修基金费。(四)房屋建安工程费1、地基加固、基坑维护、桩基工程费、桩基检测费、裁桩头费。2、建筑结构与安装工程可售部分的地下室与基础、主体结构、装饰装修、屋面、给排水、电气、通风、智能、电梯工程。第9页共9页
还有不可售部分的会所、配电房/箱变、水泵房、居委物业管理用房、门卫、围墙、大门等的建筑结构与安装工程与装修。3、交通标志和标识的设计、施工和验收费用。4、建设单位供应材料、成品、设备一般有外墙面砖或涂料、外墙防水和保温、屋面防水和保温、铝合金门窗、电梯、石材、地下室防水、进户防盗门、防火门、民防门等、水泵设备等。具体款项有:暗浜处理,地基加固围护措施,便道费;桩基工程费;桩基动、静测及截桩费;土建工程费;外墙保温费;安装工程费;电梯安装费(21万元/台);雨、污水排管、道路、室外车(机)泊位小区大门、围墙等。(五)配套设施建设费含道路、雨水管和污水管、供水、供电、燃气、路灯照明、景观绿化、通风、技防(智能化)、有线电视和宽带网络、消防等。第9页共9页
具体款项有:上水配套;住宅和商业用房排管接水费、上水渗漏费;表箱费;接头费;开头子费(2个);防火栓;泵房设备(套);排水,排污接管费;污水排放费;污水接入费(出门格栅费#);供电配套费;小区内电缆排管费;小区内变电站(箱);分时电表箱,控制框等;母线槽、分支电缆,24万元/单元;燃气用户站(商业);煤气配套费(调压站);天燃气排管费;街坊内排管贴费、验收;室内燃气立管排管费;电话通讯配套费(盒柜、线);有线电视工程费(预埋);技防安保智能化费(含单元门);信报箱通邮费;绿化小品费;小区路灯费(庭院灯);背景音乐;门牌号、小区平面图制作费;卫生防疫;室外环境检测和评估;水、电费差价费;小区道路;交通标牌,标志费等。(六)销售费用含售楼处设计、土建、装修、设备、办公物品购置、销售代理、楼书策划印刷、模型、展板制作与广告发布、业主联谊等和销售劳务费。房产交易手续费(产权证)(七)财务成本含借贷款费用与利息、税金(营业税、调节税、印花税等)、项目税收属地化费用等。有时甚至借贷款费用与国有银行利息不相上下,你不承担借贷费用,干吗要借贷给你。(八)属地管理与物业开办费具体有:属地化管理费,物业维修基金,物业开办费等。(九)独立费1.建设单位管理费人员工资、奖金、津贴、四金、现金、通讯、车贴、房贴、相关福利等费用,以及会议、招聘、考培、教育、房租、水电、咨询等费用。2.办公及生活用具的购置费。3.工程监理费。4.多余土方外运、建设垃圾外运及场地完工清理费5.竣工图等竣工文件编制费第9页共9页
具体款项有:临时围墙、场地初平,审价费(投资监理),竣工资料归档编制费,墙改基金,散装水泥费,抗震、防雷验收、沉降观测费,报监费(质、安),申领建筑工程规划许可证费,综合保险费,建筑面积预.实测费,室内环境检测费,购地形图,晒图费,勘丈、定界,测绘费,临水(150)临电(630kV*2台)接驳,人防费,补差(60元/㎡),法律顾问费等。跑各种证、盖所有图章的费用。(十)不可预见费不可预见费分为可预见的不可预见费和不可预见的不可预见费两大块。可预见的不可预见费项目有:物价跳高波动,两次青苗费(如果开发商不给农民就不利于和谐社会之构建),左邻右舍关系融洽费,前后日照遮挡调解补偿,社区“强行”摊派,非典、禽流感等恶性传染病的波及,受境外政要来访、国际高峰会议举行、重大事件交通管制、接待优质样板工程观摩等影响的补偿。还有不可预见的不可预见费。二、房地产项目成本的四大掌制(一)土地评估在拟获地块前,要根据批准的土地性质、容积率、建筑密度、房屋总高度、退界距离、绿化率等条件,来设定建筑面积、户室比、建筑形式等约束条件,准确测算这个地块所产生的最大净利润。净利润=周边同类楼盘销售价—地价—第9页共9页
项目除土地外的投入(上述二~十项)。这个净利润愈大愈好。(二)前期控制1、通过招标甄选方案和建筑设计单位,用足容积率,总建筑面积、总高度、建筑退界、日照间距等约束条件,采用既与众不同又省钱的立面,紧密结合房地产市场走势确定房型,主要建材设备的选用要随大流、不落伍。2、通过招标甄选合适的监理单位,尽量由开发商自己来具体操作。3、通过招标甄选质优价廉的施工单位和项目经理。4、找由头减免相关规费。(三)过程控制1、工期的合理控制特别是控制相关节点工期,如开工、±0.00、销售开盘节点、结构封顶、主体结构完成、室外总体完成、项目综合验收、交房等。要随房地产市场和房地产政策的变化适时调整某些节点进度,当快则赶,当慢则拖。上海2003年下半年~2004年初,好多楼盘采用当慢则拖的招数,本来计划只卖37000~3800的,拖到后来买了7000多,几乎翻了个跟斗,牟得了暴利。2、抓大放小控制质量第9页共9页
狠抓主体结构的钢筋、商品混凝土、顶层和屋面四大角的防裂缝配筋;地下室、屋面、外墙门窗四周的防渗漏、安全玻璃;电线线径;全装修的热水管接头等关键一定要100%保证。不要在次要的预埋铁件等细枝末节上耽误时机。通过基础、隐敝工程、结构封顶、主体结构等过程验收,杜绝大的质量问题发生,将整治、返工降低到最小和最少程度。从而赢得时间、节约成本。3、变更控制无论是设计变更,还是工程量增减都要严格控制。4、材料、成品和设备的甄选通过招标议标等形式,对甲供料(材料和设备)进行货比三家,选择“质价比”优良的产品。5、规杂费减免在有关化小钱多多找由头来省大钱,特别是社区摊派、税收属地化、属地管理费、其他有弹性的相关费用。(四)后期控制后期在工程结算、决算和审价时,严格控制工程总费用,要力争不突破项目原来的总盘子,为今后项目成本预控提供新鲜依据。房地产项目的成本控制,在项目形成过程中,是动态变化的,要根据实际情况不断适统,做到投入小于等于总盘子,以便于企业高层领导随时掌握项目的动态成本。小结房地产项目投资成本的预测,是房产企业高层领导投资决策的依据。项目成本的前期控制第9页共9页
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