How to calculate the project cost in the early stage of real estate development

Pre-development expenses of real estate (details)

Land requisition and demolition stage:

Topographic survey fee

Land expropriation compensation

Attachment compensation fee (demolition compensation fee)

Forest land compensation fee

Forest vegetation restoration fee

Forest land agrees to use cutting fees.

Forest land use assessment fee

Cultivated land use tax

Land reclamation fee

New vegetable fields and fish ponds development and construction fund

Village social security fund

Land acquisition management fee

Land requisition investigation fee

Demolition management fee

Temporary relocation allowance

Urban capacity increase fee

Real estate development stage:

Land formalities stage

Pre-examination drawing fee for land use

Land survey fee

Delisting transaction service fee

Transfer fee for land use right (land price)

Deed tax of land use right transfer contract

Land idle fee

Geological hazard assessment fee

Cost of purchasing topographic maps

Map matching cost

Master planning stage:

Traffic assessment fee

Feasibility study fee for regulation adjustment

notarization fees

Public sign production fee

Professional architectural application

Environmental assessment consulting fee

Civil air defense ex situ construction fee

Planning and construction

Pay-off survey fee

Publicity fee (including notarization fee and publicity card making fee)

Municipal facilities supporting fee

Design, Construction and supervision bidding

Bid evaluation fee

Site use fee

Transaction service fee

Preliminary design review

Review fee

Expert fee

Meeting expenses

Builder's license

Construction drawing examination fee

Engineering quota preparation fee

Quality supervision fee

Safety supervision fee

Labor insurance fund

Bulk cement fund

stamp tax

New wall materials fund

Social industrial and commercial insurance for migrant workers

Pre-sale certificate

House number making fee

Mailbox production fee

Registration fee for real estate name and road name

Road sign production fee

Regional surveying and mapping fee

Planning acceptance stage

Line inspection fee

Publicity fee (including notarization fee and publicity card making fee)

Publicity fee (including notarization fee and publicity card making fee)

Violation fine

Daqingquan

Housing surveying and mapping fee

Confirm search fee

Pay the transfer fee

Real estate sales transaction stage

stamp tax

Pay taxes and fees

Real estate transaction fee

other charges

Industrial and commercial registration fee

Annual inspection fee for industry and commerce

Supplement: Composition of cost of real estate development projects

For general real estate development projects, investment and cost consist of two parts: development cost and development expense.

cost of development

* * * There are eight projects:

1. Land use right transfer fee.

As the land owner, the state transfers the land use right to the land users within a certain period of time. The estimation of land transfer fee paid by land users can refer to the transfer fee amount of similar plots sold by the government in the early stage, and be obtained after correcting factors such as time, location, use, street situation, building floor area ratio, land transfer period, surrounding environment and land status. It can also be revised according to the urban benchmark land price or average calibrated land price promulgated by the people's government of the city where the project is located, according to factors such as grade, use, floor area ratio and service life.

2. Compensation for land acquisition and demolition.

(1) Land expropriation fee. The expenses incurred in requisitioning rural land for national construction mainly include land compensation fees, labor resettlement subsidies, water conservancy facilities maintenance and apportionment fees, young crops compensation fees, farmland occupation tax, farmland reclamation fees, land acquisition management fees, etc. The estimation of rural land expropriation fee can refer to the relevant provisions of the state and local governments.

(2) Compensation and resettlement for demolition. In urban areas, the state and local governments can allocate state-owned land reserves or land that has been used by enterprises, institutions or individuals to real estate development projects or other construction projects in accordance with legal procedures. Due to the transfer of land, causing economic losses to the original land units or individuals, the new land units should be compensated according to the regulations. In fact, it includes two parts of expenses, namely relocation expenses and relocation compensation fees.

3. Pre-project cost.

Pre-project expenses mainly include:

(1) Planning, design and feasibility study expenses of the project. Generally, it can be estimated as a certain proportion of the total project investment. Usually, the planning and design fee is about 3% of the project cost, and the hydrogeological exploration fee can be estimated according to the required workload and related charging standards.

(2) Land development expenses such as "three links and one leveling". It mainly includes the cost of dismantling the original buildings and structures on the ground, the cost of site leveling and the cost of water supply, power supply and access. These expenses can be estimated according to the actual workload and with reference to relevant charging standards.

4. Jian 'an project fee.

Refers to the total cost directly used for the construction of Jian 'an Project. It mainly includes construction engineering costs (construction and special decoration engineering costs), equipment and installation engineering costs (water supply and drainage, electrical lighting, elevators, air conditioning, gas pipelines, fire protection, lightning protection, weak current and other equipment and installation) and interior decoration engineering costs. In the feasibility study stage, the cost of Jian 'an project can be estimated by unit estimation method, unit index estimation method, approximate quantification algorithm of engineering quantity, estimation index estimation method and similar engineering experience estimation method.

5. Infrastructure fees.

Also known as the red line engineering costs, including water supply, power supply, gas supply, roads, greening, sewage discharge, flood discharge, telecommunications, sanitation and other engineering costs, usually calculated by unit index estimation method.

6. Public facilities fee.

It mainly includes the expenses incurred in developing public facilities in residential areas that cannot be transferred with compensation. Its estimation can refer to the estimation method of "Jian 'an Project Cost".

7. Unforeseen expenses.

Including basic reserve funds and reserve funds for price increases. According to the complexity of the project and the accuracy of the above-mentioned cost estimation, the sum of the above-mentioned items 1 ~ 6 is taken as the base and calculated at 3%-5%.

8. Taxes and fees in the development process.

The investment estimation of development projects should consider various taxes and fees levied by local governments or relevant departments during the development process. In some large and medium-sized cities, this part of the cost accounts for a large proportion in the investment composition of development and construction projects. Estimates shall be made according to relevant local laws and regulations.

(2) Development cost

Development expenses refer to management expenses, sales expenses and financial expenses related to real estate development projects.

1. Management fee.

It can be calculated as about 3% of the sum of the first 1-6 items in the project development cost composition.

2. Sales expenses.

Refers to the expenses incurred in the process of selling products in development and construction projects, as well as the expenses incurred in setting up sales agencies or entrusting sales agencies. Mainly includes the following three items:

(1) advertising fee. About 2% to 3% of sales revenue;

(2) Sales agency fee. About 65438+ 0.5%-2% of sales revenue;

(3) Other sales expenses. About 0.5%- 1% of sales revenue.

The total sales expenses account for about 4%-6% of the sales revenue.

3. Financial expenses.

Refers to various expenses incurred for raising funds, mainly including loan interest and other financial expenses (such as exchange losses).

(3) Summary of investment and cost estimation results

In order to analyze and compare the expenditures of real estate construction projects, the estimated results are often listed in the form of summary tables.