| Recent years, real estate has caught a great attention of the government and the public, housing problems and real estate regulation has become a key topic of the NPC&CPPCC for many times. According to the data from the National Bureau of Statistics of China, the contribution rate of China’s real estate industry to the growth of GDP was2.5%in2003, which proved that real estate industry had become a pillar industry in the micro-economy. The development and investment scale of real estate in2005and in2006had reached1.58trillion RMB and1.94trillion RMB respectively. And the commercial housing’s average price increased23%from2008to2009. There are many problems and contradictions lurking behind the glamorous prosperity and the rapid growth of the real estate, which have a serious adverse effect to the society and economy, such as the great gap between the rich and the poor, the intensification of the social conflicts and the appearance of unhealthy market operation mechanism.All of the effects have been concerned by the government, who issued a series of unprecedented real estate control policies in2010. Under the regulation of great strength in2010, more and more real estate companies couldn’t survive any more. With the promotion of the control policies, some dramatic changes have occurred in the structure of the real estate industry. The development environments of small and medium-sized enterprises have begun to deteriorate, while Vanke makes the acquisition of a real estate company every13days in2012. Ba Shusong, the deputy director of Finance Research Institute of State Council Department Research Center, said that the real estate industry has entered the industry reshuffle and adjustment period gradually. And the way to adjust and the strategies may be as follows:lower price in the short term, differentiation and integration in the medium and long term, bankruptcy, mergers and acquisitions will always exists.Various adverse social and economic environments enhance the competition between the real estate enterprises, and some of the enterprises notices the importance of the internal management to the survival and development, in which, cost control management is regarded as the focus of the current internal management. These enterprises achieve the maximized profits by improving the competence of cost control and survive in the fierce market competition.The paper is divided into five parts, the concrete structure and the main points are as follows:The first part is the introduction. This part presents the background and the significance. Different from traditional cost control, current cost control and management emphasis on both internal controllable factors, and understand the uncontrollable external factors that affect the cost analysis, such as the behavior of government, financial institutions and suppliers, competitors, etc. Finally the paper expresses the research methods, ideas and framework with the combination of this paper’s characteristics.The second part is the theoretical basis of the cost control of the real estate project. This part firstly gives a simple description to the concept and definition of cost, cost control and projects’ cost control; secondly, this part makes a brief overview of the researches at home and abroad from the dimensions of time and cost control properties, based on the summarization of the literature and writings on cost control. Then, the main contents of the real estate project development costs are expressed. Finally, we analyze the costs in various stages of the entire project.The third part is the environment and the problems faced by AC real estate project cost control. This part makes a brief introduction of AC real estate project, and makes a deep analysis of the three tough macro-economic environments:first, the national macro-control of great strength; second, rising price of building materials and requirements of energy saving; third, changes in market supply and demand. Subsequently, this paper summarizes the cost control problems of AC real estate project in decision-making phase, design phase, construction phase, as well as making phase.The fourth part is the cost control measures. Firstly, a rational cost control division should be established. Second, carry out market research and feasibility analysis to get an accurate understanding of the market demand, customer needs and investment estimate, which will lay the foundation for subsequent stages of the cost control. Third, the cost of the design phase accounts for most part of the total cost, the paper presents the implementation of design tender, the quota design and the strict management of design changes. Also, the cost control of the construction phase can’t be overlooked, we should carry out the tender strictly according to the standard procedure, and make a strict control of design changes and on-site visa to reduce unnecessary changes, and the procurement of equipment and materials must also be in accordance with the standard process. Marketing stage is an important stage of capital return, we can build our own sales team, or entrust to a more professional sales agent. Finally, this part makes an overall evaluation of the proposed cost control measures.The fifth part is conclusions. This part summarizes the main issues in the decision-making phase and in the real estate development, and proposes to strengthen internal controls and introduce the comprehensive cost management theory and methods. Finally, the paper expresses the inadequacies in this study and the future direction.The main innovation is that the paper not only emphasizes the importance of the internal control factors, but also analyzes the impact of external uncontrollable factors caused by government, financial institutions, suppliers, and competitors. Meanwhile, the paper carries out a detailed analysis and design of the critical work processes of AC Real Estate Ⅲ project, and analyzes its cost by Earned Value to achieve effective cost control goals.However, this paper is lack of representation for only discussing one real estate development project. Also, this paper studies the whole process of real estate development project cost control, but the study is too broad to go beyond. Finally, because my limited theoretical level, there are some inevitable limitations in understanding some of the issues, I will sum up in future studies and practice work to enhance my theoretical and practical level... |
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