The reserve price of local auction is 13000. How much do developers have to sell to break even? How is it calculated?

Let's calculate a reasonable selling price, assuming that the developer's expected profit is 10%! Floor price 13000 should be in second-tier and above cities!

1, land fee 13000, transaction fee and deed tax, stamp duty 4.55%, around 600 yuan.

2. Urban supporting fee: 150

3. Planning and design fees, survey fees and construction drawing design fees 50

4. Various fees, bidding fees, construction drawing review fees, supervision fees, fire control and civil air defense review fees, etc. , 100.

5, temporary facilities (water and electricity road drainage) three links and one leveling. 50

6, Jian 'an project cost, the floor price is so high, it must be a high-rise, generally 30-32 floors, 2000-2500, heating and external wall insulation in the northern region, 8 degrees earthquake resistance in some areas, increasing 200 yuan! Press 2500 in unison.

7. The supporting fees of the residential area include tap water, rainwater, sewage, power supply system, heating system, natural gas, residential roads, green landscape, fence doors, street lamps, fire protection, intelligent systems, Internet TV, etc., which is about 300 yuan.

8. Supporting public buildings cannot be sold, including kindergartens, schools, public toilets, property houses, power distribution rooms, fire control rooms, police stations, neighborhood committees and civil air defense facilities. , accounting for about 2%, accounting for 400.

Total direct costs above 17 150 yuan.

10, management fee (salary, travel expenses, utilities, office expenses, stamp duty, business expenses) 2%, 400.

1 1, marketing fee 3%, 600.

12, interest, according to the loan interest 1 year,14000 *10%+4000 * 5% =1600.

13, value-added tax, 10%, according to 300 yuan, urban construction tax, education surcharge, land use tax, etc. , 100 yuan.

14, land value-added tax, at least 2% 400.

The above totals 205.5 million,

The above is the breakeven sales price.

15. Suppose the sales price is 23,000 yuan, the sales gross profit is 2,450 yuan, the enterprise income tax is 25%, 6 12 yuan, the enterprise net profit is 1838 yuan, and the net interest rate is 8%.

Therefore, the guaranteed sales price of the company is not less than 20,000 yuan, the reasonable sales price is 23,000 yuan, and the normal sales price is 25,000 yuan.

It is a very interesting game to predict the guaranteed price of developers according to the floor price of the bidding land, relevant tax regulations and market profits. At the same time, it is also a basic skill that professional tenants must practice. Next, let's play and show a little "secret".

The price of new commercial housing usually consists of five parts: 1. Land-related costs.

Suppose the floor price of the land is 13000 yuan. Then, the land plus deed tax is:13000 * (1+4%) =13520 yuan. Because the deed tax rate stipulated in China is 3%-5%, the median is taken here.

In addition, according to different local policies and regulations, the approved construction fee is basically 100-300 yuan/m2, and the median is 150 yuan. The cost rose to 13670 yuan.

Second, the construction cost

Since it is a high land price, it is estimated that it is most likely a high-rise building. Generally speaking, the construction cost of the Yangtze River Delta is 2000-3000 yuan per square meter, calculated at an average of 2500 yuan. The cost rose to 16 170 yuan.

Three, management fees, financial expenses and sales expenses,

According to the conservative calculation of 3%, 5% and 3% of the floor price,13000 * (3%+5%+3%) =1430 yuan. The cost rose to 17600 yuan.

Fourth, the tax burden

In addition to the value-added tax that is not considered here, real estate development enterprises also need to bear the tax burden of land value-added tax, enterprise income tax, stamp duty, urban construction tax and surcharges. Because the tax burden is usually calculated on the basis of sales revenue and is directly proportional to J, it is calculated on the basis of land value-added tax 10%, enterprise income tax 8%, other taxes and additional 2%, which is13000 * (10%+8%+2%) = 2600 yuan. The cost rose to 20200 yuan.

Verb (abbreviation of verb) reasonable profit

The fourth step, in fact, the developer's guaranteed price has come out, which is 20200 yuan. Almost 20 thousand yuan a square meter

However, no real estate development enterprise is charitable, and it is always necessary to make some profits. Therefore, the final house price must not stop at 20,000 yuan.

Suppose you earn 3000 yuan per square meter, which is almost 15% profit, and the final selling price becomes 23000 yuan. I think this is a reasonable market pricing based on the floor price.

Of course, due to factors such as price restriction, some properties have adopted the way of selling renovated houses and signing renovation contract separately in order to avoid restrictions. In this way, it is possible to further push up the price, which may eventually be fixed at around 25,000 yuan per square meter.

Land cost 13000, and other costs are related to product positioning and form. There will be roughly the following expenses:

1, mainly the cost of construction and installation, generally around 2000-2500;

2. Expenses: mainly capital expenses, management expenses and sales expenses;

3. Other expenses: the expenses of supporting facilities such as gardens.

Under normal circumstances, the house must be sold at least 16000 to break even. If the cost is not well controlled, it is estimated that it will take about 17000 to break even.

Description:

1) I think many people question this data, so I will reply briefly. In mid-September this year, I went to several housing enterprises in Hunan to investigate and communicate with several cost directors. Taking the local ordinary-grade (non-refined decoration) houses in Hunan as an example, the construction and installation cost is about 2 100 yuan/flat, and the required financial cost is about 3%~5%. Together with management expenses and marketing expenses, the cost can be controlled within 365,438+000 yuan/ping.

Therefore, in the case of land cost (13000), the overall cost can be controlled at around 16000 yuan/flat.

Of course, in most cities in China, the cost is generally close. There are also some different cities, and some costs will be somewhat different. For example, there is no doubt that the labor cost in Shenzhen will be more expensive than that in ordinary cities.

If you meet a giant real estate company with fast turnover like Country Garden, it will be even worse. I went to Country Garden for investigation and research many years ago, so based on the negotiation ability and professional cost control ability of Country Garden's entire industrial chain, the cost control is even more powerful, and the specific data will not be mentioned.

2) Is the real cost 16000? The final cost is actually related to the selling price. This involves the relationship between value-added tax and land value-added tax; If the selling price is too high, it will lead to higher land value-added tax, so generally, some adjustments will be made to the cost data and financial expenses, and some costs may be manually adjusted and increased to avoid excessive land value-added tax.

3) As for the specific selling price, I won't say it, because it is related to the operation mode of the enterprise, the local market price, tax planning (value-added tax and land value-added tax) and sales cycle.

I read a lot of replies, including scolding and supporting. Read a lot of real cost calculation forms and share them with you. What needs to be emphasized here is that 16000- 17000' s cost of ordinary housing blank does not take into account the differences between the first line, the second line and the 345 line, the hardcover room and the general situation of whether the boss has borrowed private usury. This is just a general reference data. Moreover, this is only a cost reference. The real selling price is definitely not this figure, and factors such as value-added tax, land value-added tax and local market selling price should also be considered.

Of course, every city, every real estate enterprise and every plot is different. If anyone still believes in high cost, just keep this innocence.

Of course, if you have samples, you can comment and give feedback. The above data and opinions are for your reference.

Hello, the evaluation cost is closely related to the architectural form, project positioning and products.

Morphologically speaking, the higher the number of buildings, the greater the requirements for building strength and the higher the cost. In terms of project positioning, the higher the end, the higher the cost. In terms of product construction, the height and gift area will affect the project cost.

Therefore, the project cost needs very detailed and professional accounting, generally including land, taxes, construction and installation costs, management costs and capital costs. The real estate company has a special cost part for actuarial calculation, so it is definitely impossible to fully explain it to you in a few words.

Based on the most basic needs, we estimate that the project cost is around 3500 to 5000, which is the bottom line of the project's capital preservation. In addition, if the project is delayed, the annual capital cost should be 10 to 15% of the loan. Therefore, if you take the land at the price of 13000, the cost should be around 18000, in order to create a decent quality demand. Then, calculate the annual capital cost, which should be between 20000 and 2 1000, and the rest can be called profit.

Of course, there are also developers like the flesh and blood of chariots. They turn around at a high speed and seriously reduce other costs, which can reduce some costs and improve profits to a certain extent, but the overall cost is basically difficult to be below 17000.

Let's make a simple estimate:

1. Land price: floor price of earth auction 13000 yuan per square meter.

2. Urban supporting fee: per square meter 150 yuan.

Three, survey and design supervision fee, * * * 46 yuan.

1. Geological survey fee: 5 yuan (hereinafter calculated in square meters).

2. Preliminary design fee: 8 yuan.

3. Construction drawing design fee 12 yuan.

4. Review and evaluation fee 6 yuan

5. Supervision fee 15 yuan.

IV. Undertaking the project and supporting fees, * * * 2650 yuan.

1, Jian' an cost 1600 yuan.

2. The installation fee for basement and civil air defense garage is 900 yuan (converted from underground area to aboveground area).

3. Garden landscape and supporting facilities of residential roads are 65,438+050 yuan (converted into floor price for garden landscape).

Five, water and electricity heating supporting fees, * * * 230 yuan.

1, central heating fee 40 yuan

2. Municipal gas supply to 40 yuan

3. Municipal Power Supply 150 yuan

6. Sales, financial financing and management expenses, 300 yuan.

1, management fee 30 yuan

2. Financial expenses 90 yuan

3. The promotion fee is 180 yuan.

Seven. Tax, 65438 yuan +0.300 yuan is reserved.

1, various taxes and fees 1200 yuan

2. Reserve fund 100 yuan.

The total of the above items is 17676 yuan, which means that the developer can only break even if it sells 18000 yuan, and does not calculate unforeseen expenses. This is probably in my current coordinates-Shijiazhuang, a second-tier city. Different cities may have different fees.

Finally, the developer's profit is 3000 yuan. The total amount is 20676 yuan.

In other words, it is reasonable to set the house price above 2 1000 yuan.

First of all, the floor price of 13000 is fixed. Actually, this algorithm is not accurate. Generally, there is a commercial-residential ratio, and it is unreasonable for the commercial floor price to be apportioned according to the residential price.

Give a simple chestnut:

Let's simply estimate the cost of a square meter house:

Land+deed tax:13000 * (1+4%) =13520 yuan;

Fees for approval and construction: 100-300 yuan /m2, median 150 yuan;

Construction and installation costs (including civil engineering, installation, equipment and facilities, water, electricity, gas, landscaping, etc.). ) It is estimated to be 3,200 yuan/square meter;

Management fee (2% of sales and 5% of managers' salary) is10%:13000 *10% =1300 yuan/m2;

In addition, the financial cost is estimated to be low. The annual interest rate of the land is expected to be 65,438+00%, the development cost is expected to be 50% of the investment cost and the interest rate is 5%. The financial cost of land is13520 *10% =1352 yuan, and the financial cost of development is (152 yuan).

Then the business tax is 10%. Suppose I only sell the cost price: (13520+150+3200+1300+16) */kloc-0.

Then the total is:18286 *1.1= 20114.6 yuan/square meter.

Well, it's not that I don't know, it's shock!

Later, let's test everyone. The house price is 30,000 yuan/square meter. According to the above costs, what is the comprehensive cost (including tax) of this real estate development? Pay attention to land value-added tax! How much can developers earn?

I have invested in land acquisition, and I am familiar with this. Developers will do two calculations before taking land, one is static calculation and the other is dynamic calculation.

Static calculation is relatively simple, that is, preliminary calculation and screening of plots, product type planning according to the floor area ratio, determination of allocation and garage proportion according to the land transfer announcement, and future listing prediction according to the current market sales price.

The cost consists of three parts. The first part of the land transfer fee is about15,000 yuan/ping, the second part is about 2% for 400 yuan, and the management fee is about 1% for 200 yuan. The construction and installation costs (including roads, greening and pipe network) are about 2,500-3,500 yuan/ping (about 3,500 yuan/ping for first-and second-tier cities, and third-and fourth-tier lines). 13000 floor land price should be a first-and second-tier city), government taxes and fees account for about 16%- 18% of the total value of goods, about 3200-3600 yuan/flat, and the last item is financial expenses, which are generally 2% of the total value according to different financing costs.

Of course, the static calculation is not very accurate, just for the needs of preliminary screening projects. If the initial profit margin requirements of the developer company are met, dynamic calculation is carried out. Dynamic measurement is to gather the investment, planning, finance, marketing, cost procurement and other departments of developers to carry out detailed product planning and financial measurement, and constantly make dynamic adjustments with market changes.

I come from Chongqing. In most parts of Chongqing, I sell according to the indoor area. The land acquisition price is RMB 0.3 million per square meter/kloc, which is the construction area. According to the average 33-story high-rise building, the construction cost is 3,000 square meters, the garden cost is 400 yuan 1 square meter, the capital cost is 1.500 square meter, the later marketing cost is 1%, and the developer's red line profit is 65. These are still a cost when developers don't make money. The final cost price is 20406 square meters. In Chongqing, it is sold according to the interior area, and the interior unit price is 25,507 square meters. The developer's profit is calculated according to 15%, and the actual indoor unit price is about 30,000.

How can I tell you that it depends on sales? If the development company trades quickly, it will open in six months, and the sales can be refunded to the land transfer fee, and there is enough remaining real estate construction to meet the fund supervision of the Housing Authority. The floor price 13000, the financial cost is about 800, and then the construction cost is not much. For multi-storey buildings, the civil construction cost is between 1300- 1500, including water and electricity, doors and windows, elevators, fire protection, landscape, high-voltage electricity, water supply, gas and unforeseen expenses, including sales agents, which is about 3,500. If you say the quality is good, you can count it as 4000. If the sales are very hot, it is instant. I believe that no development company will pay this part of the funds to the general contractor in advance, which is also an important profit part of the development company. We can continue to take the land or lend it out for interest. In short, the cost will not exceed 18000, which is very rough. This should be a delicate job, and I think it has made a profit. If I trade, I will press 220 thousand if the NDRC allows and the sales progress is guaranteed.