Real estate-annual comprehensive budget

On the basis of comprehensive budget, we should get through the investment and financing, operation, marketing, cost and finance, get through the matching relationship between production and operation plan and cash flow, make clear the family property, plan the future production and capital rhythm, and realize the goals, plans and directions.

1. It is difficult to get the budget in one round. According to the size of the company, it usually takes two or three rounds, and it is carried out by combining up and down, such as up and down (first reported by the regional company, then reviewed by the group, and proposed amendments according to the overall situation of the group); 2. Up and down (the regional companies will make amendments according to the first round of evaluation opinions and fill them in again, and the group will make comments after reviewing and summarizing them again); Complete the third round of negotiations; Organize the examination and approval, and finally sign the annual budget responsibility letter.

2, organizational division of labor

Usually, the financial lines take the lead and cooperate with each other to operate and arrange the production plan (important nodes such as commencement, supply and delivery), the marketing plan and marketing expenses, the cost arrangement project payment plan, the investment arrangement land expense payment, the personnel administration arrangement management fee, the financial arrangement financing plan and the tax payment plan, and finally generate the cash flow statement and the income statement (settlement income statement, management income statement, etc.). ).

Arrange the budget of both stock and incremental projects. Incremental projects are virtual projects, so it is difficult to arrange them accurately. The eight characters are always changing, and the lines are also changing, which is time-consuming and laborious.

(1) Operation and marketing should be fully crossed and closely linked, and production and sales should be matched. When sales are fast, production should keep up with marketing demand; when sales are slow, production depends on sales. When the sales are fast, arrange the supply of goods first, and supply the goods as soon as possible. If sales are slow, reverse supply should be made according to marketing objectives. Refer to the recent project management meeting objectives. Supply should be reduced, concentrated in the fourth quarter, and the supply ratio in the fourth quarter should not be higher than a certain proportion. The saleable area and saleable value of each form should be consistent with the marketing pull.

(2) How to arrange the contract is reasonable, how to evaluate it, and the common reference or evaluation criteria:

Post-project: Generally, 65,438+000% of the inventory is required to be cleared within a certain period of time, and the tail goods should be cleared quickly, even giving certain losses. It is not suitable to fight, and a special inventory removal plan should be formulated.

New land acquisition project: the new land acquisition project has not been opened for the first time or has just been opened. Generally, you can directly refer to the latest business meeting, because the business meeting is that all lines have been fully judged and decided, and there are no special circumstances. It is more reasonable to quote directly.

Items for sale: refer to the historical monthly average speed.

Organization as a whole: rate value control refers to historical rate values, such as comprehensive rate, last year's inventory rate and new supply comprehensive rate (including initial rate, push rate and rate completed within several months). Target proportion in the first half of the year, target proportion in the second half of the year and target proportion in the fourth quarter. The purpose is to tighten the front and loosen the back, and put the risk ahead. Don't bet on the end.

(2) How to arrange the payment is reasonable, how to evaluate it, and the commonly used reference or evaluation criteria:

Collection of accounts receivable: refers to the amount that accounts receivable of the previous year need to be returned in this year, and a certain rate value is set, for example, more than 90% of the collection is required.

Add sales refund: refer to the historical rate value and set a certain proportion.

Organization as a whole: comprehensive payment rate. The more attention is paid to cash flow, the more it is necessary to increase the payment rate.

Supply and marketing is the foundation and the key. Subsequent expenditures are arranged around income, which can effectively control cash flow. Only when each organization strives to achieve self-balance of revenue and expenditure, and then contributes more cash flow to the group, can the group become stronger and stronger and have more resource allocation.

(1) project payment arrangement:

Matching node: arrange the project payment arrangement of each project according to the production schedule of the project and the payment terms agreed in the contract. The main production nodes include opening, capping, outer frame demolition, municipal engineering, equipment completion, delivery, delivery for one year, delivery for two years, etc. The arrangement of production nodes is reflected in the output value and finally implemented in the cash flow of project funds.

Total control refers to the latest full-cycle target cost.

Organization as a whole: rate control, which refers to the historical payment situation and sets the proportion of project payment and return. Consider diversified payment, control the proportion of cash payment, and strive to use more commercial paper and work credit to hedge cash flow.

(2) Management fee: The overall control of a single project refers to the management meeting, which is divided into several years according to certain rules as the annual control target of the project. The rate of the whole organization refers to a certain standard rate value or historical rate value (management rate, per capita efficiency, per capita cost efficiency, etc.). ). According to the overall control objectives, combined with specific business needs, comprehensively consider the development of decomposition management fee subjects and use plans.

(3) Marketing expenses: divided into contract caliber and payment caliber. The overall control of a single project refers to the recent business meeting, and the overall organization is controlled according to the rate value.

(4) Taxation: Pay attention to the tax rate and consider tax refund and tax extension.

Financing deposit/repayment: various financing methods, such as front-end financing, development loans, non-standard financing, stock financing, bond financing, commercial paper issuance/redemption, letter of guarantee, etc.

Interest expenses: including loan interest and financing business expenses.

4. Non-operating income and expenditure: such as non-operating income, litigation expenses, donation expenses, compensation, etc.

5. Capital flow

(1) Opening balance

(2) Net cash flow of current operation = sales revenue-operating expenses (land payment, project payment, taxes and fees)

(3) Current financing net cash flow = financing income-financing repayment-financing interest and expenses.

(4) Net current

Transactions with the group: net flow = group allocation-group transfer.

Transfer and distribution can be divided into operation and financing. When there is a surplus in net cash flow from operation or financing, it can be transferred to the Group. When the net cash flow from operation or financing is negative, and the opening balance still cannot meet the capital demand, the group needs to make distribution. We need to find ways to occupy as little cash flow as possible, contribute more cash flow, and strive for self-balance within the organization at the lowest level. The best cash flow is smooth every month, and the risk of ups and downs is great.

Contact with partners:

Partner investment: Generally, when there are large expenditures (such as land payment, large financing repayment, etc.). In the project, if the partners need to invest, they should make investment at the same time according to the cooperative equity.

Cooperation between partners: Generally, when the project account has sufficient funds and a large amount of income, it will be returned according to the proportion of equity, such as financing, lending, etc. After the cash flow is normalized, the account balance will be returned according to equity.

(5) Ending balance = opening balance+current net cash flow from operation+current net cash flow from financing+current net cash flow.

(6) Supervision funds: Pre-sale funds need to enter the supervision households, and the funds include government supervision (generally 0.30% of the cost list of 65438+), financial institution supervision (especially there are many projects to be dismantled and they are worried about repayment when the repayment period is approaching) and partner supervision (the partners of cooperative projects are also worried that they will not be able to invest in time when additional investment is needed in the future, so it is better to be more strict in supervision and use the money in their accounts to support project development and repayment). Excessive supervision funds are not conducive to the company's revitalization of cash flow. With reference to the historical average level and the proportion of regulatory revenue and expenditure, we will rationally arrange the transfer of regulatory funds, repayment of loans, project costs and daily expenses to revitalize funds.

6. Income statement

(1) Settlement income statement: the income that can be carried forward in the current year of the delivered project, the settlement cost (land cost+Jian 'an cost+financing interest+shareholders' current interest), taxes and surcharges, and the current two fees (management fee and marketing fee). Except for the projects carried forward in the current year, the period expenses (management fee+marketing fee) of the current year are included in the current profit and loss, and some of the delivered old projects have not been sold, and there is sales carry-forward income in the current year. Existing home inventory sales can be quickly converted into settlement profits, carry-over profits can be tracked, and existing home inventory can be counted in time. When the carry-over profit is insufficient, the existing home sales can be accelerated. When the carry-over profit reaches the target, if it is expected that there will be a higher price in the later period of existing houses, the carry-over profit can be appropriately slowed down, which is quite critical for the annual report of listed companies.

(2) Management income statement: usually based on the signing of the contract in the current year, the signing cost is multiplied by the single saleable development cost (land cost+Jian 'an+financial expenses) according to the signing area, and then the current year's tax and two fees are deducted as the current year's profit.

Incremental project budget arrangement is relatively illusory, generally speaking, there are several aspects to consider:

1, roughly frame a total according to the growth rate of development scale.

Assuming that the sales in the previous year was 65.438+0 billion, it is estimated that the sales in the next year will increase by 65.438+00%, that is, 65.438+06.5438+0 billion, and the sales in the next year will only be 9 billion, so the gap of 2 billion needs to be supplemented by increments. Referring to the historical investment conversion rate (assuming 25%), it is calculated that the land worth 8 billion goods needs to be paid. According to the ratio of goods to land is 2, the land payment needs 4 billion yuan, assuming the equity ratio is 60%, it needs its own funds of 2.4 billion yuan.

2. Arrange incremental projects according to the cash flow of existing projects, and arrange incremental total amount according to the cash flow surplus.

3. Balance the proportion of stock and increment. For example, if the proportion is controlled at 70% to 30%, 70% of the contracted indicators will be based on stocks and 30% will be based on increments, and the degree of achievement of the indicators will be higher. Once the incremental index is not reached, there is an opportunity to make up for it by sprinting the stock. If the increment ratio is too large, it seems that the index is very high, but it is bound to occupy a lot of resources of the group. Only considering its own development, regardless of whether the group can provide sustainable resources, the realization may be discounted. If the incremental ratio is too small, the scale in the next few years cannot be guaranteed.

4. After the total value range of land acquisition is determined, it is necessary to adjust the equity ratio according to the cash flow to minimize the occupation of its own funds. Equity 100%, equity 50%. The capital demand for land payment is huge, and the equity ratio is an important consideration index.

5. How to refine the land distribution when the annual land acquisition value range is fixed? On the one hand, it combines the tracked target land with the soil storage situation of subordinate units to avoid too much land being concentrated in one unit, resulting in centralized operation of resources. It is considered that areas with too few soil reserves will face no follow-up projects, market share, strategic land acquisition (whether it is necessary to intentionally transfer or transfer some areas), whether the soil storage structure in each area is reasonable, and the cash flow of subordinate units.

6, the new land budget index arrangement:

(1) Supply: project name, land acquisition time, land area, building area, saleable area, saleable value, commencement time, delivery time, initial opening period (depending on location and historical project development period), initial supply/second supply/third supply/fourth supply, etc. (time, area, value). Overall control the conversion rate of land acquisition and supply.

(2) Contract signing: According to the supply situation, combined with the first chemical removal rate and the push chemical removal rate, arrange the overall comprehensive chemical removal rate. Fully control the investment conversion rate.

(3) Repayment: According to the signing situation, arrange according to the down payment ratio, comprehensive repayment ratio and other empirical values.

(4) Others: the project payment is combined with the node, and the management fee and marketing fee are combined with the whole plate and the year.

1, according to the stock and incremental indicators, combined into the total budget indicators.

2. Key indicators

(1) Value of goods: the value of goods stored in soil at the beginning of the year (inventory at the beginning of the year+value of goods not supplied at the beginning of the year), the value of goods supplied in that year, the saleable value of goods stored in soil at the end of the year and the value of goods (inventory at the end of the year+value of goods not supplied at the end of the year); Sales contract signing (last year's inventory contract signing+new supply contract signing), accounts receivable at the beginning of the year, comprehensive payment (accounts receivable payment+contract payment this year), and accounts receivable at the end of the year.

(2) Profit: settlement income, settlement cost and settlement profit.

(3) Cash flow: project payment, net financing, fund transfer, fund allocation, group capital contribution, balance of supervision funds at the beginning of the period and balance of supervision funds at the end of the period.

(4) Rate-value comparison: supply conversion rate, signing rate, receivable payment rate, this year's signing payment rate, comprehensive payment rate, resale rate, marketing rate (contract caliber, payment caliber, referring to signing ratio), management rate (referring to signing ratio), project payment ratio, non-cash payment ratio in project payment, average financing cost ratio, gross profit margin, net profit rate, etc.

The budget itself is to sort out the various resources of the organization, clarify the future goals and directions, and unify the ideas and directions. In the process of implementation, it will be difficult to keep consistent with the current budget. The annual general goal is more like a phased end point, guiding the direction of progress. There may be thousands of ways forward, but the overall goal needs to be anchored unless it is properly adjusted in the event of major changes in the internal and external environment. Generally speaking, the overall goal is the assessment goal of each organization and will not be adjusted at will.

The final conclusion

Finally, I want to introduce myself. I am the second treasure mother in the workplace. I am a graduate student in Hangzhou, majoring in real estate. I usually like to keep a diary, and I have published thousands of diaries. In 2022, I set up a Japanese progressive group, witnessed the growth of 2022 with a group of friends, and met a better self! If you find it helpful, thank you for your praise and collection support. Thank you.