Generally speaking, whether residential or commercial, there are restrictions on the floor area ratio and height of the project. Under the condition that the plot ratio does not exceed, the project can be planned in the early stage, including the proportion of apartment type, facade style, garden landscape, supporting business and so on. It all depends on the market around your project, so as to create a selling point for the project. As for what grade to build, it has something to do with your budget and what kind of image you want to use.
If it is a business, it may be more complicated. You should consider whether the surrounding environment of the project is suitable for building commercial streets or shopping malls, or building some apartments, office buildings and hotels. There are also matters such as investment promotion and post-operation, which are more difficult to operate in business. Early positioning directly leads you to become a beautiful scenery, or a dead city without vitality;
After the preliminary positioning is completed, it is necessary to start selling or attracting investment. Whether you sell yourself or find an agent, the sales department must have it. As for what grade, it depends on the size and grade of your project and the facade; Start advertising to store customers 2-3 months before opening ~ ~ ~
As for engineering construction, just find a reliable construction company directly. If you don't have much money in the early stage, you can consider cooperating with the engineering company, or directly discounting some properties to make up the project payment, depending on how the two sides talk about it ~
Very rough, hehe ~
If you are willing to communicate with me, add me QQ 19 1296765 to show that Baidu knows friends; Hmm. How interesting
What is the most important in the process of architectural design and real estate development? The most important process of real estate development is planning scheme design, and land use conditions must be issued according to the planning scheme, so real estate planning and design is very important.
What is the specific cost of each link of real estate development, and how to calculate the real estate construction cost (calculated by building square meters)
1, pile foundation engineering (if any): 70~ 100 yuan/m2;
2. Steel bar: 40~75KG/ m2 (low multi-layer content and high high-layer content), which is 160~300 yuan/m2;
3. Concrete: 0.3~0.5 m3/m2 (low multi-layer content and high high-layer content), totaling 100 ~ 165 yuan/m2;
4. Masonry works: 60~ 120 yuan /m2 (high multi-storey content and low high-rise content);
5. Plastering works: 25~40 yuan/m2;
6. Exterior wall engineering (including thermal insulation): 50~ 100 yuan/square meter (based on general paint, if it is stone or curtain wall, it may be as high as 300~ 1000 yuan/square meter;
7. Indoor water and electricity installation project (including fire protection): 60~ 120 yuan /m2 (according to the grade of the residential area, the multi-storey is slightly lower);
8. Roofing works: 15~30 yuan /m2 (high multi-layer content and low high-rise content);
9. Doors and windows engineering (excluding entrance doors): The building area is about 0.25~0.5 square meters per square meter (closely related to design and whether it is high-grade, with a large proportion of high-grade), and the cost is 90~300 yuan/square meter, generally 90~ 150 yuan/square meter. If you use high-grade aluminum alloy doors and windows, it may reach 300 yuan/square meter;
10, earthwork, porch, flue and public * * * decoration works: 30~ 150 yuan/square meter (this has a lot to do with the grade of the community, the higher the grade, the higher the cost);
1 1. Basement (if any): the cost is increased by 40~ 100 yuan /m2 (multi-storey content is higher and high-rise content is lower);
12. Elevator project (if any): 40~200 yuan /m2, which is closely related to elevator grade, elevator number and floor number. General project is about 100 yuan/m2;
13, labor cost: 130~200 yuan/m2;
14, outdoor supporting works: 30~300 yuan /m2, generally about 70~ 100 yuan /m2;
15, formwork, support and scaffolding works (cost): 70~ 150 yuan/m2;
16, tower cranes, people and goods elevators, lifts and other construction machinery (about 5~8% of the total cost: about 60~90 yuan/m2;
17. Temporary facilities (site temporary facilities such as living quarters, office areas, warehouses and roads (production rooms such as water, electricity, sewage, video and production sheds): 30~50 yuan/m2;
18, inspection, test, formalities, transportation, communication and other expenses: 10~30 yuan/m2;
19, contractor's management fee, data, labor insurance, profit and other expenses (about 10%) * 10%=90~ 180 yuan/m2;
20. Pay various national taxes and fees (3.3 ~ 3.5% of the total cost): 33 ~ 70 yuan/square meter, and high-grade products may be as high as 100 yuan/square meter.
Not counting fine decoration, the general cost is about1000 ~ 2,000 yuan/square meter, and the high-grade residential area can reach more than 3,500 yuan. The above does not include the cost of corruption brought about by the development of some state-owned enterprises. Fine decoration costs are generally 500~ 1500 yuan/square meter, depending on the level. There is also a simple decoration in 300 yuan/square meter, or even an ultra-high-grade decoration (carrying a bag) of 3000~ 10000 yuan/square meter.
2 1. Design fee (including the fee for the preliminary design concept period): 15~ 100 Yuan/m2;
22. Supervision fee: 3~30 yuan/m2;
23. Agency fees for advertising, planning and sales: generally 30~200 yuan /m2, and the highest can reach more than 500 yuan /m2;
24. Land cost: generally, the urban area of second-tier cities (old suburbs) is 70- 1 10,000/mu, and the plot ratio is generally 1.0-2.0, so the converted house price is: 525- 1500 yuan/square meter, and the urban area is generally 2 million yuan/mu. The converted house price is: The unilateral cost of land in third-tier cities and counties is relatively low, generally 100~500 yuan/square meter, and some are as high as 2000 yuan/square meter or more;
25. Land taxes and upfront fees are generally about 15% of land costs, while in second-tier cities, they are generally 100 ~ 500 yuan /m2, and the standards vary from place to place.
Conclusion: The capital construction cost is fixed. Even if the relocation house is built according to the national minimum standard, the cost is hardly lower than 1 1,000 yuan/square meter. In fact, the construction and installation cost of multi-storey ordinary commercial housing is about 1200 yuan/m2, and that of small and high-rise ordinary commercial housing is about 1500~ 1800 yuan/m2. The higher the grade, the higher the cost. The main income includes: the grade of the community, land fees and local taxes paid to * * *, advertising planning and sales expenses, decoration expenses, etc. In addition, the developer's development quality also has a certain relationship. If the price is kept down, the quality will be worse. The cost of private developers is indeed lower than that of state-owned developers. There are two main reasons. First, most private enterprises focus on efficiency, and their costs are generally well controlled. Second, the corruption cost of private enterprises is relatively low. Whatever the reason, the cost of the same quality community will not exceed 100~200 yuan /m2.
This paper introduces in detail the real estate development process in Fangzi District of Weifang City, including the process and relevant departments. The first part, before the preparatory work of a real estate development company is reported to the administrative organ for approval, the real estate development company should divide the content and scope of related majors according to its responsibilities.
Who can provide me with a detailed real estate development process? Can you give me a good website by the way? Thank you very much The first part, the preparation of real estate development company.
Before reporting to the administrative organ for examination and approval, the real estate development company shall go through the formalities of land transfer, entrust a qualified survey and design institute to study the proposed project and make a report, which shall be accompanied by detailed planning and design parameters and renderings, and ensure sufficient development funds.
The second part, the administrative examination and approval part
According to China's current laws, regulations and rules, the administrative licensing procedures for real estate construction projects are generally divided into six stages: 1) site selection, site selection; 2) Review the general plan and determine the planning and design conditions; 3) Preliminary design and construction drawing review; 4) Planning and construction drawing review; 5) application for construction; 6) Comprehensive acceptance of construction project completion for the record.
First, the site selection stage. At this stage, the following matters are generally handled:
1. The Planning Commission reviews the feasibility study report and establishes the project.
2, the Bureau of land and resources to review the overall land use planning and land supply.
3. The Project Construction Committee handles the construction conditions of investment and development projects.
4. Environmental protection opinions of productive projects handled by the Environmental Protection Bureau (table).
5. The Culture Bureau, Seismological Bureau, Landscape Bureau and Water Conservancy Bureau will review the contents and scope of disciplines related to construction projects.
6, the planning department for the project site submissions.
In the second stage, review the general plan and determine the planning and design conditions, and deal with the following general matters:
1, the civil air defense office reviews the construction layout of civil air defense projects.
2. The Bureau of Land and Resources conducts land pre-examination.
3. The public security fire brigade, the public security traffic police detachment, the Education Bureau, the Water Conservancy Bureau, the Urban Management Bureau, the Environmental Protection Bureau, the Gardens Bureau and the Cultural Bureau review the content and scope of the construction project.
4, the planning department to review the general plan, issued the "construction land planning permit".
5, the planning department to determine the construction project planning and design conditions.
Three, preliminary design and construction drawing design review, this stage for the following general matters:
1. The planning department reviews the planning requirements of the preliminary design.
2, the public security fire brigade to review the preliminary design of fire protection design.
3. The traffic police detachment of the Public Security Bureau reviews the preliminary design of traffic conditions.
4, the civil air defense office to review the preliminary design of civil air defense design.
5. The Bureau of Land and Resources conducts land pre-examination.
6, municipal departments, environmental protection bureau, health bureau, seismological bureau and other relevant departments to review the preliminary design of the relevant professional content.
7. The Project Construction Committee issues the preliminary design approval document and examines the requirements for implementing the preliminary design approval document.
8. The Project Construction Committee conducts a policy review of the construction drawing design documents, and issues a notice of entrustment for technical review according to the opinions of the owner.
9. The Project Construction Committee shall issue a construction drawing design document review report according to the construction drawing design document review institution, and issue a construction drawing design document review approval letter.
Four, planning and construction drawing review stage, this stage for the following general matters:
1, the public security fire brigade conducts fire protection design audit.
2, the civil air defense office to review the civil air defense facilities.
3. The Project Construction Committee, the municipal department, the Bureau of Landscape Architecture, the Environmental Protection Bureau and the Health Bureau shall review the contents and scope of relevant majors according to their responsibilities.
4. The planning department will supplement the planning and design conditions for the changed part, and the construction unit will issue the construction project planning permit (copy) after paying the relevant fees.
Five, the construction stage, this stage to deal with the following general matters:
1, the construction unit carries out construction registration.
2. The project owner contracts the project and determines the construction team. The construction team is determined by bidding for the bidding project, and the non-bidding project is directly contracted.
3. The Project Construction Committee organizes functional departments to review the project commencement conditions and issue construction permits.
Six, commercial housing pre-sale permit stage, this stage generally need to handle the following matters:
The real estate management department shall handle the pre-sale registration and issue the Pre-sale Permit for Commercial Housing.
When applying for the pre-sale permit of commercial housing, a development enterprise shall submit the following documents (photocopies) and materials:
1, the following files:
(1) The land use right transfer fee has been paid in full, and the land use right certificate has been obtained;
(2) Holding a construction project planning permit and a construction permit;
(3) According to the pre-sale of commercial housing, the investment in development and construction has reached more than 25% of the total investment in engineering construction, and the construction progress and completion delivery date have been determined.
2. Business License and qualification certificate of the development enterprise;
3. Engineering construction contract;
4. Pre-sale plan for commercial housing. The pre-sale plan should explain the location, decoration standard, completion and delivery date, total pre-sale area and property management after delivery. In case of pre-sale of commercial housing, the general plan and layered plan of pre-sale of commercial housing shall be attached.
Seven, the construction project completion comprehensive acceptance for the record stage, this stage for the following general matters:
1, the construction engineering quality supervision station (institution) records and reviews the completion acceptance report provided by the construction unit.
2, the financial department of the construction project should pay the administrative fees and funds for verification and acceptance.
3. Planning department, municipal department, water conservancy bureau, environmental protection bureau, cultural bureau, health bureau, public security fire brigade, garden bureau and other departments that need to participate in the acceptance shall, in accordance with the relevant provisions of laws, regulations and rules, accept the relevant professional content and scope. The planning department shall issue the construction project planning permit (original) according to the acceptance of the above departments.
4. The Project Construction Committee comprehensively accepts the opinions of all departments, and if it meets the audit standards and requirements, it shall issue a comprehensive acceptance certificate for the completion of the construction project; Do not meet the standards or requirements, be returned and require rectification within a time limit.
The third part is the initial registration stage of real estate project ownership.
1. The Housing Authority approved the initial (title certificate) registration of newly-built commercial housing.
2. The Employer shall submit the following materials:
(1) application;
(2) Business license of the enterprise;
(3) Land use certificate or land use right certificate;
(4) Construction land planning permit;
(five) the construction project planning permit;
(6) Construction permit;
(7) Housing completion acceptance data
(eight) housing surveying and mapping results;
(nine) other documents that should be submitted in accordance with the relevant provisions.
At the above stage, the relevant matters and time limits that need to be increased or decreased will vary from place to place according to the actual situation. The processing time of each program is mostly within 15 days, generally within 7 days. Because a considerable part of the required fees belong to local fees, there is no detailed list, not to mention the administrative examination and approval fees can be ignored relative to the profits obtained from real estate development.
How to do real estate development, from land grant to sales, thank you. Real estate development is a very complicated process, which requires the participation of professionals from all walks of life, not just a few words.
What is the minimum standard of commercial housing scale for real estate development projects? If the real estate development and construction base does not reach the following minimum area, it shall not be used as a real estate development project alone:
(a) the low-rise residential building is 300 square meters;
(two) multi-storey residential buildings and multi-storey public buildings are 800 square meters;
(3) The high-rise residential building is 2,000 square meters (the building height is 9 floors to 15 floors);
3,000 square meters of high-rise residence (building height 16 floors or above);
(four) high-rise building 3000 square meters (building height is greater than or equal to 24 meters and less than 50 meters); High-rise public building 4000 square meters (building height is more than or equal to 50 meters);
What do you mean by approval and resumption of work in the process of real estate development? Can you give me a detailed answer? I'll make up the points later. Thank you. I really haven't heard of what is called back-building. . .
However, the application for construction mainly refers to the five certificates in the early stage of real estate development, commonly known as land certificate, land use certificate, planning certificate, construction certificate and pre-sale certificate. And civil air defense, lightning protection, roads, gardens and environmental protection in the medium term. All kinds of acceptance in the later period, and finally apply for real estate license.
Can anyone help to send out a set of work flow charts at all stages of real estate development? Thank you, thank you, kind man. The whole process of real estate development includes the following links: developers put forward development ideas; At the above stage, the relevant matters and time limits that need to be increased or decreased will vary from place to place according to the actual situation.
Fees to be paid for the application process and related processes of real estate development and construction in Changsha County. Thank you. How to apply for construction in real estate development?
I. Project Approval (NDRC)
Second, the site selection opinions (CMC)
Three. Land Certificate (Land Bureau)
Four. Declaration of Place Names (Civil Affairs Bureau)
Five, the construction land planning permit (Planning Bureau)
Report on EIA of intransitive verbs (entrusted by Environmental Protection Bureau and EIA Company)
7. Information required for the design of soil and water conservation scheme (Tax Bureau)
Eight, the construction project planning permit (Planning Bureau)
Nine, fire declaration audit (fire brigade)
Ten, city air defense basement construction approval (civil air defense office)
Eleven, planning review must be submitted documents (Urban and Rural Planning Commission)
Twelve, planning and design declaration (Planning Bureau)
Thirteen. Construction drawing review (drawing review organization)
Fourteen, architectural design declaration (Planning Bureau)
Fifteen, supervision of bidding and contract filing materials (Construction Bureau)
Sixteen, construction bidding and contract filing materials (Construction Bureau)
Seventeen, design contract review and filing materials (Construction Bureau)
Eighteen, engineering safety and civilized construction record materials (Construction Bureau)
Nineteen. Materials required for entrusting quality supervision (Bureau of Quality and Technical Supervision)
Twenty, the construction permit (construction bureau)
Twenty-one, construction water application (water company)
Twenty-two, construction electricity application (power company)
Twenty-three, for temporary occupation, opening (Urban Management Bureau)
Twenty-four, the required materials price approval (Construction Bureau)
Twenty-five, property management for the record (Construction Bureau)
Twenty-six, the initial registration (Construction Bureau)
Twenty-seven, commercial housing pre-sale permit (Construction Bureau)