論房地產(chǎn)開(kāi)發(fā)中的成本控制--富強(qiáng)商業(yè)廣場(chǎng)項(xiàng)目

工程管理論文編號(hào):GC181  論文字?jǐn)?shù):21254,頁(yè)數(shù):34

目   錄

前 言 7
第一章  房地產(chǎn)項(xiàng)目概況及成本控制的重要性 7
1．1項(xiàng)目簡(jiǎn)介 7
1．2區(qū)域市場(chǎng)概況 9
1．3成本控制的重要性 11
第二章 成本的概念和特征 10
2．1．廣義的成本概念 10
2．2．狹義的成本概念 11
2．3．成本的特征 11
2．4．成本的本質(zhì)及分類 12
第三章  房地產(chǎn)成本構(gòu)成要點(diǎn)剖析 13
3.1．土地成本： 14
3．2．前期成本 15
3．3．設(shè)計(jì)階段的成本控制 17
3．3．3． 推行設(shè)計(jì)招標(biāo)，擇優(yōu)選擇設(shè)計(jì)單位 20
3．3．5. 采用合同措施，有效控制造價(jià) 21
3．4．招標(biāo)階段成本控制 19
3．4．1．按照工程量清單報(bào)價(jià)方式招標(biāo) 20
3．4．2．按照綜合單價(jià)方式招標(biāo) 21
3．4．3．按照市場(chǎng)價(jià)招標(biāo) 21
3．4．4. 做好合同的簽定工作 22
3．5、工程成本 22
3．5．1. 抓好合同管理，減少工程索賠 23
3．5．3. 從技術(shù)措施上展開(kāi)項(xiàng)目投資的有效控制 24
3．5．5．加強(qiáng)工程決算審計(jì) 24
3．6．營(yíng)銷成本 25
3．7．管理和財(cái)務(wù)費(fèi)用： 26
第四章  影響房地產(chǎn)項(xiàng)目成本增加的主要因素 26
4．1．土地供應(yīng)價(jià)格上升 29
4．2．政府行政性收費(fèi)項(xiàng)目繁多，費(fèi)用偏重 30
4．3．房地產(chǎn)開(kāi)發(fā)企業(yè)稅賦偏重 31
4．4．融資渠道相對(duì)薄弱，貸款利率居高不下 30
4．5．建材價(jià)格波動(dòng)，帶動(dòng)建安成本提高 30
第五章、如何行之有效地控制房地產(chǎn)項(xiàng)目的成本 32
5．1．強(qiáng)化土地供應(yīng)管理，控制土地供應(yīng)總量，降低地價(jià) 32
5．2．加大對(duì)房地產(chǎn)開(kāi)發(fā)和消費(fèi)環(huán)節(jié)不合理收費(fèi)的清理力度 32
5．3．完善市政配套，履行政府職責(zé)，合理分?jǐn)偝鞘泄�共設(shè)施費(fèi)用 32
5．4．適當(dāng)降低稅收負(fù)擔(dān) 32
5．5．開(kāi)拓金融業(yè)務(wù)，增強(qiáng)產(chǎn)業(yè)活力，降低利息費(fèi)用 33
5．6．充分發(fā)揮政府職能，加強(qiáng)市場(chǎng)宏觀調(diào)控力度，維持物價(jià)平穩(wěn) 33
5．7．維持合理利潤(rùn)空間，加強(qiáng)房地產(chǎn)公司內(nèi)部管理 33
結(jié)論 33
參考文獻(xiàn) 34
致謝詞 34

摘  要
 杭州市作為浙江省省會(huì)城市，是浙江省政治、經(jīng)濟(jì)、科教和文化中心，也是長(zhǎng)江三角洲經(jīng)濟(jì)中心城市之一。已連續(xù)十年保持著10%以上的經(jīng)濟(jì)發(fā)展增長(zhǎng)勢(shì)頭,其中房地產(chǎn)業(yè)在03~07年是發(fā)展最大的時(shí)間段, 杭州是全國(guó)第一個(gè)實(shí)行土地“招拍掛”的城市，土地的不飽和供應(yīng)令土地成交價(jià)格連年倍升，2003年，杭州的土地交易價(jià)格漲幅為38.1%，排在全國(guó)35個(gè)大中城市之首，高額的地價(jià)成本直接抬高了房產(chǎn)價(jià)格。加上“創(chuàng)業(yè)在杭州””住在杭州”一系列引進(jìn)人才、購(gòu)房入戶等優(yōu)惠措施，杭州城市人口不斷增長(zhǎng)，市場(chǎng)對(duì)房地產(chǎn)的需求非常旺盛，支撐著杭州房地產(chǎn)價(jià)格的不斷上升, 再加上倡導(dǎo)以人為本，天人合一的哲學(xué)觀的品牌定位，從規(guī)劃設(shè)計(jì)、建筑設(shè)計(jì)、戶型設(shè)計(jì)、建材采用，到功能和質(zhì)量等方面要求越來(lái)越高，而房地產(chǎn)企業(yè)追求的是工期短，投資效益高。針對(duì)房地產(chǎn)項(xiàng)目的這些情況，必須對(duì)項(xiàng)目投資實(shí)施全過(guò)程有效的成本控制，從組織、技術(shù)、經(jīng)濟(jì)、合同與信息等方面，挖掘潛力，降低成本，提高投資效益和社會(huì)效益。
   本文首先針對(duì)近幾年杭州房地產(chǎn)市場(chǎng)和土地拍賣價(jià)格的的發(fā)展做個(gè)簡(jiǎn)要的介紹，再著重針對(duì)影響房地產(chǎn)開(kāi)發(fā)成本比較大的土地成本、前期費(fèi)用、工程成本、營(yíng)銷成本、管理費(fèi)用和財(cái)務(wù)費(fèi)等幾個(gè)方面，發(fā)表一些成本控制的拙見(jiàn)，其次結(jié)合本人的工作經(jīng)歷和實(shí)際情況談下自己的一點(diǎn)看法。希望本文能成為結(jié)合2年網(wǎng)絡(luò)教育的畢業(yè)論文，有希望能給自己以后的工作有點(diǎn)幫助，使學(xué)習(xí)和應(yīng)用能緊密的結(jié)合起來(lái)。
  關(guān)鍵詞：
房地產(chǎn)  土地成本   成本控制

Abstracts

 Hang Zhou City is the Zhejiang provincial capital city , is Zhejiang Province political economy, science and education and cultural centre , is also one of Yangtze River delta economy central city. Already continue increasing tendency being keeping 10% the above economic growth in 10, real estate business among them is to develop for 7 years , develops maximal time section in 03 ~, Hangzhou has been that the whole nation the first puts the city that land "cause to pat a bundle " into practice , the price the land unsaturation is supplied making land close a deal has risen very in the successive years , the Hangzhou land business price has gone up in 2003, being 38.1% , cost has raised house property price row directly in the whole nation of 35 large and medium-sized cities , the great amount price of land. But "live in Hangzhou series of preferential measure , such as introducing talented person , buying a house becoming a member of a family plus starting an undertaking in Hangzhou " "" Hangzhou urban population increases by unceasingly, the marketplace need to real estate is very exuberant , ceaselessness being propping up Hangzhou real estate price rises, besides person is this for proposing that, the brand that the theory that man is an integral part of nature philosophy observes fixes position , the secondary plan designs that , architectural design , the family type design that , building material adopts, to aspect requests such as function and mass is more and more high, that real estate enterprise runs after is that the time limit for a project is short, Benefit of investment is high. Specifically for these real estate project condition, the cost must implement the entire proceeding to project investment having an effect controls, tap the talent power , cost down from aspect such as organization , technical economy , contract and information,raise benefit of investment and social benefits.
   The main body of a book is developed first specifically for Hangzhou real estate market and land sell price's by auction over the past few years making a briefing , is is burning weight again specifically for comparatively important land cost , cost the earlier stage , project cost , camp affecting real estate cost of development sell several aspect such as cost , administration cost and financial affairs fee, announce my humble opinion that a little cost controls , talking self little view down with a view of my experience working and reality secondly. Hope the main body of a book being able to become the graduation thesis that the union network for 2 years educates, the job having hope being able to give self a hereafter helps a little bit , make the rapid and intense union studying and applying an energy get up.
Keywords: Real estate , Land cost , Cost is controlled