Prepare the target cost, these five indicators need to be evaluated!

After land acquisition, it will be included as the project cost. When a mobilization meeting is held before the scheme is finalized, the overall design will provide a tentative version of the overall scheme (roughly finalized, but not fully finalized, and probably not approved).

At this time, the target cost of the mobilization meeting version will be prepared. Then, as the project cost, it is not directly compiled after obtaining the target cost, but a preliminary review of the scheme, and then the target cost is compiled after the preliminary review is no problem.

evaluating indicator

1, residential projects should be reviewed from the following indicators:

Some people may ask, the scheme is a matter for the design department, what is the relationship with the cost? Yes, and it has a lot to do with it Next, let's explain.

Floor area ratio evaluation

1. Cost management from the perspective of project income: In general, based on the principle of maximizing project profits, the plot ratio should be sufficient, but if the plot ratio of the design scheme does not reach the plot ratio set by the planning conditions, a "special explanation" is required.

If we look at cost management from the perspective of "project income", then the floor area ratio is an absolutely noteworthy indicator.

Access: the plot ratio index needs to obtain a land contract from the investment department, which contains the corresponding planning index requirements of the plot.

Review of saleable ratio

2. Before compiling the target cost, the saleable proportion of the scheme provided by the design shall be preliminarily reviewed and rechecked, and the saleable proportion index shall be better than or equal to the saleable proportion limit index required by the Group.

Because in the case of constant construction area, the lower the saleable ratio, the higher the saleable cost. The specific impact degree analysis is as follows:

Analysis of the influence of saleable ratio on the cost: Jian 'an cost is calculated according to the construction area, but different schemes will have different saleable ratios for the same construction area. If the saleable ratio is relatively low, the saleable ratio will increase under the same "single building" index.

Comparison of the influence of the change of saleable ratio on the saleable unilateral index;

From the above comparison, it can be seen that the saleable ratio decreases by 1%, and the saleable unilateral index increases by about 54 yuan /m2. Under the condition that the unilateral selling price remains unchanged, the project profit will be reduced;

If the novice has any questions about the above conversion formula, please answer here:

Normal situation: total cost = single building index * total construction area = single saleable index * total saleable area.

Therefore, it is concluded that saleable unilateral index = building unilateral index * total building area/total saleable area = building unilateral index/(total saleable area/total building area) = building unilateral index/saleable rate.

Because: utility rate = usable area/total construction area.

Main influencing factors of saleable ratio:

Normal situation: For residential projects, the saleable ratio can only meet the requirements of the Group's saleable ratio.

The following is the interpretation of the calculation of the sales ratio index of the benchmark enterprise:

Remarks: In general, the on-line index of ground parking rate is 10%, and the proportion of parking spaces required in most areas is about 0.9- 1.2/100m2, so the normal saleable ratio index is about 75%.

If the above saleable ratio index is converted into a coordinate axis, the trend is as follows:

From the above picture, we can draw the following conclusions:

Under the condition of constant parking ratio: the higher the above-ground parking ratio, the higher the saleable ratio, because the area of basement decreases with the increase of above-ground parking ratio under the condition of constant total parking ratio;

Under the condition of constant ground parking rate: the higher the parking rate requirement, the lower the saleable ratio, because under the condition of constant ground parking rate, the higher the parking rate requirement, the higher the basement area.

"Parking space ratio" and "ground parking rate" are generally clearly stipulated in the technical regulations of local planning and management, which are generally implemented in accordance with the requirements of the documents, but there is still room for breakthrough in the third, fourth and fifth tier cities.

How to break through the parking ratio of cities in the third, fourth and fifth lines (click on the link to enter)

Matters needing attention when calculating the saleable ratio:

The key points for attention in the calculation of plot ratio should grasp the core indicators: parking rate, ground parking rate, usable area and building area;

1. About parking ratio:

Parking ratio = 100* total number of vehicles/measured construction area.

2. About the ground parking fee

Ground parking rate = total number of ground parking spaces/total number of parking spaces.

3. Calculation of usable area:

Whether there is property right or not, the basement is calculated according to the unsold caliber;

4. Calculation of total construction area:

Total construction area = total construction area above ground+basement construction area

Diameter of total floor area above ground: when calculating the floor area ratio, schools, vegetable markets, supporting houses and overhead floors are not included in the total floor area;

Total construction area of basement: non-motor vehicle garages are included in the total construction area of basement, even if the basement storage room can be sold, it is also included in the non-saleable.

5. Special circumstances:

When the projected area of ten thousand square meters residential tower is between1500-2000m2, the floor area ratio index is allowed to be lowered by1.4% on the basis of the above table;

When the projected area of a 10,000-square-meter residential tower exceeds 2,000 square meters, the floor area ratio index is allowed to float down 1.8%.

Because when the projected area of the tower is large, it means the same number of parking spaces, and the total area of the basement is large, which leads to a decline in the saleable ratio.

Supporting housing area review

Before compiling the target cost, it is necessary to collect the management regulations of various supporting houses of the local government, such as property right houses, old-age service houses and community houses.

Then review the rationality of the supporting housing area, not less, because less will lead to planning failure, not more, because supporting housing can not be sold, too much configuration will erode the project profit;

The area requirement of the old-age service room in a certain area

Allocation standard of community management houses in a certain area

Parking space ratio review

4. Before compiling the target cost, whether the parking space allocation index meets the requirements of government documents should be audited and rechecked;

The proportion of parking spaces should not be less, because a small proportion will lead to the failure of planning, but not more, because a large proportion will erode the profit of the project;

The parking space ratio refers to "the number of cars to be allocated to each household" or "the number of cars to be allocated to each1100m2 construction area".

Pay attention to the following two points in the calculation of parking space ratio:

1. Are there any additional requirements for the proportion of non-motor vehicle parking spaces besides standard parking spaces?

2. What is the conversion relationship between mini-car parking spaces and standard parking spaces?

Parking efficiency index evaluation

five

Before compiling the target cost, the parking efficiency index of the project should be audited and rechecked, which must be better than the parking efficiency quota index of the group;

Parking efficiency refers to: the area index of a single parking space;

The specific calculation method is as follows: basement area/total parking space in the basement.

Usually, if the parking efficiency of a medium-sized residential project is different by 1m2, the value or cost will be different by one million, so the evaluation of parking efficiency index is extremely important.

abstract

Summary: In the scheme stage, design has a great influence on the cost. If you are a novice, try to get involved actively, and be familiar with or review the rationality of the relevant indicators (floor area ratio, utility rate, supporting housing, parking space ratio, parking efficiency, etc.). ) Through the relevant system indicators of the Group and drawing lessons from some data experiences of benchmark enterprises in the industry.

On the one hand, you can study in depth and communicate with the design department in depth; On the other hand, the relevant indicators of the scheme issued by the design department should be as reasonable as possible.

At this time, the target cost of the mobilization meeting version will be prepared. Then, as the project cost, it is not directly compiled after obtaining the target cost, but a preliminary review of the scheme, and then the target cost is compiled after the preliminary review is no problem.

evaluating indicator

1, residential projects should be reviewed from the following indicators:

Some people may ask, the scheme is a matter for the design department, what is the relationship with the cost? Yes, and it has a lot to do with it Next, let's explain.

Floor area ratio evaluation

1. Cost management from the perspective of project income: In general, based on the principle of maximizing project profits, the plot ratio should be sufficient, but if the plot ratio of the design scheme does not reach the plot ratio set by the planning conditions, a "special explanation" is required.

If we look at cost management from the perspective of "project income", then the floor area ratio is an absolutely noteworthy indicator.

Access: the plot ratio index needs to obtain a land contract from the investment department, which contains the corresponding planning index requirements of the plot.

Review of saleable ratio

2. Before compiling the target cost, the saleable proportion of the scheme provided by the design shall be preliminarily reviewed and rechecked, and the saleable proportion index shall be better than or equal to the saleable proportion limit index required by the Group.

Because in the case of constant construction area, the lower the saleable ratio, the higher the saleable cost. The specific impact degree analysis is as follows:

Analysis of the influence of saleable ratio on the cost: Jian 'an cost is calculated according to the construction area, but different schemes will have different saleable ratios for the same construction area. If the saleable ratio is relatively low, the saleable ratio will increase under the same "single building" index.

Comparison of the influence of the change of saleable ratio on the saleable unilateral index;

From the above comparison, it can be seen that the saleable ratio decreases by 1%, and the saleable unilateral index increases by about 54 yuan /m2. Under the condition that the unilateral selling price remains unchanged, the project profit will be reduced;

If the novice has any questions about the above conversion formula, please answer here:

Normal situation: total cost = single building index * total construction area = single saleable index * total saleable area.

Therefore, it is concluded that saleable unilateral index = building unilateral index * total building area/total saleable area = building unilateral index/(total saleable area/total building area) = building unilateral index/saleable rate.

Because: utility rate = usable area/total construction area.

Main influencing factors of saleable ratio:

Normal situation: For residential projects, the saleable ratio can only meet the requirements of the Group's saleable ratio.

The following is the interpretation of the calculation of the sales ratio index of the benchmark enterprise:

Remarks: In general, the on-line index of ground parking rate is 10%, and the proportion of parking spaces required in most areas is about 0.9- 1.2/100m2, so the normal saleable ratio index is about 75%.

If the above saleable ratio index is converted into a coordinate axis, the trend is as follows:

From the above picture, we can draw the following conclusions:

Under the condition of constant parking ratio: the higher the above-ground parking ratio, the higher the saleable ratio, because the area of basement decreases with the increase of above-ground parking ratio under the condition of constant total parking ratio;

Under the condition of constant ground parking rate: the higher the parking rate requirement, the lower the saleable ratio, because under the condition of constant ground parking rate, the higher the parking rate requirement, the higher the basement area.

"Parking space ratio" and "ground parking rate" are generally clearly stipulated in the technical regulations of local planning and management, which are generally implemented in accordance with the requirements of the documents, but there is still room for breakthrough in the third, fourth and fifth tier cities.

How to break through the parking ratio of cities in the third, fourth and fifth lines (click on the link to enter)

Matters needing attention when calculating the saleable ratio:

The key points for attention in the calculation of plot ratio should grasp the core indicators: parking rate, ground parking rate, usable area and building area;

1. About parking ratio:

Parking ratio = 100* total number of vehicles/measured construction area.

2. About the ground parking fee

Ground parking rate = total number of ground parking spaces/total number of parking spaces.

3. Calculation of usable area:

Whether there is property right or not, the basement is calculated according to the unsold caliber;

4. Calculation of total construction area:

Total construction area = total construction area above ground+basement construction area

Diameter of total floor area above ground: when calculating the floor area ratio, schools, vegetable markets, supporting houses and overhead floors are not included in the total floor area;

Total construction area of basement: non-motor vehicle garages are included in the total construction area of basement, even if the basement storage room can be sold, it is also included in the non-saleable.

5. Special circumstances:

When the projected area of ten thousand square meters residential tower is between1500-2000m2, the floor area ratio index is allowed to be lowered by1.4% on the basis of the above table;

When the projected area of a 10,000-square-meter residential tower exceeds 2,000 square meters, the floor area ratio index is allowed to float down 1.8%.

Because when the projected area of the tower is large, it means the same number of parking spaces, and the total area of the basement is large, which leads to a decline in the saleable ratio.

Supporting housing area review

Before compiling the target cost, it is necessary to collect the management regulations of various supporting houses of the local government, such as property right houses, old-age service houses and community houses.

Then review the rationality of the supporting housing area, not less, because less will lead to planning failure, not more, because supporting housing can not be sold, too much configuration will erode the project profit;

The area requirement of the old-age service room in a certain area

Allocation standard of community management houses in a certain area

Parking space ratio review

4. Before compiling the target cost, whether the parking space allocation index meets the requirements of government documents should be audited and rechecked;

The proportion of parking spaces should not be less, because a small proportion will lead to the failure of planning, but not more, because a large proportion will erode the profit of the project;

The parking space ratio refers to "the number of cars to be allocated to each household" or "the number of cars to be allocated to each1100m2 construction area".

Pay attention to the following two points in the calculation of parking space ratio:

1. Are there any additional requirements for the proportion of non-motor vehicle parking spaces besides standard parking spaces?

2. What is the conversion relationship between mini-car parking spaces and standard parking spaces?

Parking efficiency index evaluation

five

Before compiling the target cost, the parking efficiency index of the project should be audited and rechecked, which must be better than the parking efficiency quota index of the group;

Parking efficiency refers to: the area index of a single parking space;

The specific calculation method is as follows: basement area/total parking space in the basement.

Usually, if the parking efficiency of a medium-sized residential project is different by 1m2, the value or cost will be different by one million, so the evaluation of parking efficiency index is extremely important.

abstract

Summary: In the scheme stage, design has a great influence on the cost. If you are a novice, try to get involved actively, and be familiar with or review the rationality of the relevant indicators (floor area ratio, utility rate, supporting housing, parking space ratio, parking efficiency, etc.). ) Through the relevant system indicators of the Group and drawing lessons from some data experiences of benchmark enterprises in the industry.

On the one hand, you can study in depth and communicate with the design department in depth; On the other hand, the relevant indicators of the scheme issued by the design department should be as reasonable as possible.