What are the difficulties in the management of commercial complex and how to control the cost in the later operation?

There are two important development trends of modern urban commercial complexes. The first is functional diversity, and the close combination of business, entertainment, cultural experience and tourism functions. Second, pay attention to environmental protection and energy conservation, reduce development and operation costs, and incorporate complex construction into the overall urban planning.

Doing a good job in cost control and budget management of urban complex is an extremely important basic management content. The author not only analyzes the cost characteristics of the complex, but also puts forward his own ideas on the dynamic budget management of the complex.

First, the cost composition of urban commercial complex

Cost Table of Property Portfolio of Typical Provincial Capital City Complex

Taking an area of 60,000 square meters as an example, the plot ratio is 6.0, the height is 100 meter, and the building area is 360,000 square meters. The underground construction area is 60,000 square meters.

Life cycle cost analysis: taking 420,000 square meters complex as an example.

Life cycle cost and its enlightenment to the development of complex

1. According to the life cycle theory, all the expenses of the whole project should be considered in the early planning and design stage, and balanced consideration should be made.

2. Use the sustainable development strategy to guide the work at all stages of the project and make contributions to the environment-friendly society.

Second, the static strategy of urban complex cost control

Pre-planning cost

Design cost: Take 360,000 square meters complex as an example.

The project cost covers an area of 60,000 square meters and 360,000 square meters, and the underground two floors are 6,543,800+2,000 square meters.

renovation fee

Thirdly, the dynamic strategy of cost control of urban complex.

The phased construction strategy of urban complex is extremely important. For the complex of the old district, it can be done in one go. For the urban commercial complex in the new urban area, the strategy of phased construction is generally adopted to control the risks that cannot be judged in the future.

Dynamic cost control strategy 1: the integration of business planning and architectural design

Taking the hub business of Changchun West Railway Station transfer center as an example, the design is out of line with the business planning. When commercial property is about to attract investment, it is found that the design of water supply and oil fume exhaust pipes does not take into account the needs of catering industry, and the design must be changed again to meet the requirements of actual operation.

Through the cost analysis and investment investigation of the scheme, the accurate cost of different property types can be predicted in advance.

Make use of first-class planning and design, combined with good publicity, to create the best brand image before the project starts, and encourage the construction unit to actively participate at the lowest cost through a strong position.

Dynamic control strategy 2: Tailor-made to the maximum extent and accurately grasp the actual demand of commercial customers for property are effective ways to reduce costs and avoid unnecessary cost expenditure caused by building function transformation.

Through the accurate judgment of the market, we can find out the building needs of the main merchants and leading merchants before the design, summarize the needs into the architectural design task book through conceptual design scheme and investment invitation, and participate in the joint evaluation and optimization scheme of commercial management and construction management experts and architects through the economic analysis of architectural design scheme, which is the main measure to control the cost.

Fourthly, the output economic benefit of urban complex and its promotion strategy.

The best match between business planning and architectural design

The Best Combination of VMD and Decoration

Format optimization and optimal operation performance

Do a good job in budget management of commercial real estate

Fifth, the budget concept of urban commercial complex.

The budget of commercial real estate needs to be led by the financial department entrusted by the general manager, and the principle of key participation of all departments is to form a budget preparation team. First of all, the pre-planning and design department should make a good cost budget. After the conceptual design scheme is completed, please ask the engineering department to make a preliminary estimate. After the investment invitation and detailed design scheme are completed, the project budget will be formally compiled.

1. The upfront cost budget is sufficient to ensure the high quality of the project scheme, with special emphasis on the combination of investment promotion and design scheme optimization, giving priority to ensuring the expenses of the expert group's business management, construction management experts and architectural design experts; Planning and design costs generally account for 2% of the total cost of complex projects, which generally affects the cost fluctuation by more than 20%. Therefore, while giving priority to ensuring the planning and design costs, it should account for 3-4% as far as possible, and the budget for energy-saving design and economic optimization analysis in the architectural design scheme is more than 6,543,800 yuan.

2. Material budget should generally ensure the cost and quality of materials. Steel, cement, sanitation and low-voltage electrical equipment are purchased by the developer in a unified way, and long-term relations are established with large material suppliers, and the budget is strictly implemented.

3. The construction budget of commercial real estate gives priority to the wages of front-line workers. Even if you choose a construction unit with advanced funds, you should also choose a construction unit with strong funds. Concerned about the physical and mental health of construction workers, including ordinary migrant workers, in addition to wages, each person draws 1000 yuan for workers' cultural and sports activities every year, and arranges supervision companies to supervise the implementation.

The main contents of urban commercial complex budget:

Cash budget is the focus of enterprise budget management. Generally speaking, the cash of the complex mainly comes from property sales and reserved property management. For hotel properties, shopping centers, office buildings and other leased properties, it is necessary to combine specific cash flows. Generally, some cash flows into the enterprise before the opening of the business, and the rent deposit flowing into the shop can generally require a deposit of about two months in advance.

Generally, cash budget should be adjusted according to the actual situation. When major policy changes occur, major cash flow adjustments need to be made and reported to the board of directors for approval. Others are routine cash flow adjustments and reported to the management team for approval. According to the characteristics of cash flow budget, a cash flow risk early warning system is established to maintain the sustainability of complex project development in enterprises.

Ways to follow up the budget:

The general manager arranges the finance department to take the lead, keep abreast of the project progress, keep abreast of the part of the budget that is inconsistent with the actual project, and make changes and adjustments in a timely manner by stages;

Follow the changes of the bank's real estate credit policy, adopt the loan portfolio strategy in time and optimize the financial budget.

Monitor the progress of the project and the implementation of the contract, ensure that the pre-project planning, design and engineering costs are paid on time, and avoid the increased claim costs due to unreasonable breach of contract.

4. The combination of budget management and quality management

For construction quality, different levels of national awards will be set up, and different amounts of awards will be considered in the budget to encourage construction units to pay attention to quality.

Encourage close technical exchanges between design units and construction units, encourage supervision units to share the best quality cases with construction units, and incorporate advanced technical exchanges into the labor budget.

Social benefits of intransitive verbs urban complex

1. Ecological benefit urban complex should become the benchmark of ecological environment protection.

2. Social welfare is an important channel to solve urban employment.

3. Educational benefit: 65,438+00% of the operating profit of the urban complex is used as the education fund for poor families, and supporting the development of education is the social responsibility of the urban complex developer.

refer to

1. By Mori Minoru, The Overall Design of the Future City of Hilly Vertical Garden City, Wuzhou Communication Press, June, 201/.

2. Yuan Jiajun, editor-in-chief, shenzhou spaceship System Engineering Management, Machinery Industry Press, June 5438 +2006 10.

3. Walking with Liu Daxiang, my heart flies ―― Memoirs of Academician Liu Daxiang, an aviation power expert, Aviation Industry Press, 20 1 1.