房地产开发项目投资收益管理研究

发布时间：2018-03-13 18:01

本文选题：房地产开发　切入点：成本管理　出处：《大连理工大学》2013年硕士论文　论文类型：学位论文

【摘要】：房地产开发是一项复杂的经营活动,其投资额度大、建设周期长、涉及面广泛、资金周转慢、且严格受国家法规政策约束和调控,因此,也是一项高风险的投资项目。在项目建设期间,随着时间的推移,容易受到诸多内外部因素的影响,从而影响项目的开发周期、投资成本、资金流动、销售计划等,最终影响项目的投资收益。如何在复杂的经营活动中控制成本,排布合理开发周期及营销方案,保证公司现金流安全,且进行过程监督、动态跟踪,成为广大房地产开发企业经营管理者越来越重视的问题——不但要在规划阶段,对项目的投资与成本费用进行估算,做出可靠的经济效益评价和投资决策；也要在开发过程中,动态的跟踪项目各方面条件的变化,测算投资收益情况,从而指导经营策略。文章从一般的房地产项目经营管理入手,联系房地产开发实际,分析在现今形势下,房地产企业投资收益管理的现状及投资收益跟踪管理的重要性,提出房地产收益管理模型,对模型中各模块进行逐一分析,科学获取投资收益指标值：并进一步分析项目开发过程中,进行投资收益跟踪的管理方法。项目开发成本和项目税收是项目投入和重要组成部分,因此也是项目利润影响的关键因素。文章重点对以上两部分进行了研究。房地产开发成本的测算中,分析成本八类组成内容：土地费用、前期开发、主体建筑、主体安装、社区管网、园林环境、配套设施、开发间接费,在此基础上对成本分摊进行研究,说明产品单方成本的核算。然后分析产品的开发及销售周期的排布,销售开发计划,它们直接关系着项目的资金流量。房地产税收费用分析中,对营业税、增值税、所得税的相关法律规定及税额计算做了透彻的分析。使得项目投资收益模型的应用具有切实的可实时性,进行动态的投资收益分析,为企业经营者监控项目收益动态、项目现金流动态、项目运营决策提供依据,同时也提升企业的运营管理水平。将文章所建立的模型应用于大连市某房地产项目,为项目经营提供动态测算工具,有效的测算项目的利润,为项目全生命周期开发过程中的投资收益管理,提供有效的管理工具。
[Abstract]:Real estate development is a complex business activity, its investment quota is large, the construction period is long, involves a wide range, the capital turnover is slow, and is strictly restricted and controlled by the national laws and regulations and policies, therefore, It is also a high-risk investment project. During the construction of the project, with the passage of time, it is easy to be influenced by many internal and external factors, thus affecting the development cycle of the project, the investment cost, the capital flow, the sales plan, and so on. The final impact on the project's investment returns. How to control the cost, arrange the reasonable development cycle and marketing plan in the complex business activities, ensure the cash flow safety of the company, and carry on the process supervision and dynamic tracking, It has become a more and more important problem for the managers of real estate development enterprises not only to estimate the investment and cost of the project in the planning stage, but also to make reliable economic evaluation and investment decisions in the process of development. Track the change of project conditions dynamically, calculate the investment income, and guide the management strategy. Starting with the general management of real estate projects, this paper analyzes the current situation of investment income management and the importance of investment income tracking management in real estate enterprises under the current situation. Put forward the real estate income management model, analyze each module one by one in the model, obtain the investment income index value scientifically; and further analyze the project development process, Management methods for tracking investment returns. Project development costs and project taxes are important components of project inputs, Therefore, it is also the key factor to influence the profit of the project. This paper focuses on the above two parts. In the calculation of the cost of real estate development, the paper analyzes the eight kinds of components of the cost: land cost, pre-development, main building, main installation, and so on. Community pipe network, garden environment, supporting facilities, development overhead, on the basis of the cost allocation research, explain the product unilateral cost accounting. Then analyze the product development and distribution of the sales cycle, sales development plan, They are directly related to the capital flow of the project. The relevant laws and regulations of income tax and the calculation of tax amount are thoroughly analyzed, which makes the application of project investment income model practical and real-time, and carries out dynamic investment income analysis to monitor the project income dynamics for enterprise operators. Project cash flow dynamic, project operation decision-making basis, but also improve the level of business operation and management. The model established in this paper is applied to a real estate project in Dalian, which provides a dynamic measuring tool for the project management, effectively calculates the profit of the project, and manages the investment income in the whole life cycle of the project. Provide effective management tools.
【学位授予单位】：大连理工大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：F299.233.4

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