房地產(chǎn)項(xiàng)目開(kāi)發(fā)程流與運(yùn)營(yíng)管理精選課件

1、房地產(chǎn)項(xiàng)目開(kāi)發(fā)流程與運(yùn)營(yíng)管理講師：張志飛2019/07/04Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.目錄房地產(chǎn)項(xiàng)目的整體開(kāi)發(fā)流程土地獲取節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目定位決策節(jié)點(diǎn)計(jì)劃與控制產(chǎn)品設(shè)計(jì)

2、節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目報(bào)建節(jié)點(diǎn)計(jì)劃與控制施工建設(shè)節(jié)點(diǎn)計(jì)劃與控制推廣銷售節(jié)點(diǎn)計(jì)劃與控制入伙交付節(jié)點(diǎn)計(jì)劃與控制Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)項(xiàng)目開(kāi)發(fā)流程（住宅項(xiàng)目）前期土地獲取

3、策劃定位規(guī)劃設(shè)計(jì)工程施工開(kāi)盤銷售入伙交房1234567土地信息收集政策、市場(chǎng)調(diào)研可行性研究獲取土地使用權(quán)簽訂土地出讓合同獲得用地規(guī)劃許可證確權(quán)辦理土地證區(qū)域市場(chǎng)調(diào)研項(xiàng)目定位設(shè)計(jì)建議方案設(shè)計(jì)施工圖設(shè)計(jì)方案送審取得施工許可證工程招標(biāo)七通一平施工圖紙、資料、材料、設(shè)備準(zhǔn)備臨時(shí)用地或臨時(shí)占道手續(xù)辦理施工許可批文及辦理開(kāi)工手續(xù)設(shè)計(jì)、施工、監(jiān)理單位的協(xié)調(diào)申辦預(yù)售證或銷售許可證商品房銷售辦理銀行按揭竣工驗(yàn)收建設(shè)工程規(guī)劃驗(yàn)收進(jìn)行權(quán)屬登記，取得相關(guān)證書(shū)物業(yè)移交3Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile 5.2.0

4、.0.Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)項(xiàng)目的整體開(kāi)發(fā)流程企業(yè)視角與客戶視角4看樓決策簽約等待收樓收拾喬遷比較居住發(fā)展商物業(yè)管理項(xiàng)目論證企業(yè)視角的房地產(chǎn)流程客戶視角的房地產(chǎn)流程產(chǎn)品策劃營(yíng)銷策劃規(guī)劃設(shè)計(jì)施工管理產(chǎn)品交付物業(yè)服務(wù)銷售實(shí)現(xiàn)Evaluation only.Created with Aspose.Slides for .N

5、ET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.各節(jié)點(diǎn)與時(shí)間標(biāo)準(zhǔn)項(xiàng)目啟動(dòng)會(huì)（即項(xiàng)目啟動(dòng)時(shí)間，取得設(shè)計(jì)要點(diǎn)后經(jīng)集團(tuán)評(píng)審?fù)ㄟ^(guò)的時(shí)間）；國(guó)有土地使用證(指國(guó)有土地使用證的簽發(fā)時(shí)間)；建設(shè)用地規(guī)劃許可證（指建設(shè)用地規(guī)劃許可證的簽發(fā)時(shí)間）；總平圖規(guī)劃設(shè)計(jì)完成（指規(guī)劃設(shè)計(jì)完成時(shí)間，以上報(bào)規(guī)劃局的簽收時(shí)

6、間為準(zhǔn)）；方案設(shè)計(jì)完成（指方案通過(guò)集團(tuán)董事會(huì)批準(zhǔn)的時(shí)間）；方案圖報(bào)建（指取得政府相關(guān)部門批文時(shí)間，以最后部門的批文時(shí)間為準(zhǔn)）；樁基施工圖完成（指可用于招標(biāo)及施工的樁基施工圖完成時(shí)間）；主體施工圖完成（指可用于招標(biāo)及施工的施工圖完成時(shí)間）；建設(shè)工程規(guī)劃許可證（指建設(shè)工程規(guī)劃許可證的簽發(fā)時(shí)間）；精裝交樓標(biāo)準(zhǔn)施工圖及材料定板（指擬批量精裝交樓項(xiàng)目可用于招標(biāo)及施工的施工圖完成時(shí)間）；項(xiàng)目開(kāi)工（指項(xiàng)目動(dòng)土?xí)r間，以土方開(kāi)挖或樁基施工的開(kāi)始時(shí)間為準(zhǔn)）；施工許可證（指施工許可證的簽發(fā)時(shí)間）；Evaluation only.Created with Aspose.Slides for .NET 3.5 Clie

7、nt Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.各節(jié)點(diǎn)與時(shí)間標(biāo)準(zhǔn)主體開(kāi)工（指總包單位進(jìn)場(chǎng)，以地下室底板或者承臺(tái)基礎(chǔ)施工開(kāi)始時(shí)間為準(zhǔn)）；預(yù)售證（指預(yù)售許可證的簽發(fā)時(shí)間）； 開(kāi)盤（指取得預(yù)售證后，正式開(kāi)盤銷售的時(shí)間）；主體封頂（指主體屋面結(jié)構(gòu)的完成時(shí)間）； 竣工驗(yàn)收（指竣工驗(yàn)收備案證明的簽發(fā)時(shí)間）；入伙（指第一批辦

8、理集中交付的時(shí)間,不指與小業(yè)主簽訂購(gòu)房合同上的交樓時(shí)間）。Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.項(xiàng)目時(shí)間計(jì)劃管理的工具房地產(chǎn)開(kāi)發(fā)基本模式：（七階段、七專業(yè)、53個(gè)關(guān)鍵活動(dòng)/節(jié)點(diǎn)）設(shè)計(jì)

9、配合采購(gòu)策劃、總包監(jiān)理招標(biāo)地質(zhì)勘查、七通一平、施工準(zhǔn)備及樁基等工程施工項(xiàng)目取得項(xiàng)目策劃階段竣工入伙產(chǎn)品交付階段項(xiàng)目發(fā)展?fàn)I銷設(shè)計(jì)工程采購(gòu)組織項(xiàng)目論證項(xiàng)目取得市場(chǎng)調(diào)研初步項(xiàng)目定位規(guī)劃要點(diǎn)/規(guī)劃草案項(xiàng)目定位概念規(guī)劃設(shè)計(jì)項(xiàng)目營(yíng)銷招商方案策劃租售前準(zhǔn)備（含前期客戶積累）方案設(shè)計(jì)擴(kuò)初設(shè)計(jì)施工圖設(shè)計(jì)主體結(jié)構(gòu)施工至具備預(yù)售條件工程施工至竣工驗(yàn)收銷售及入伙配合工程施工配合、租售配合及入園手續(xù)配合租售事務(wù)管理成本前期成本估算測(cè)算設(shè)計(jì)階段成本控制及測(cè)算、形成控制性目標(biāo)成本確定合約框架動(dòng)態(tài)成本管理工程實(shí)施階段的成本管理結(jié)算產(chǎn)品交付管理入住事務(wù)管理客服戰(zhàn)略用地規(guī)劃許可證國(guó)有土地使用證規(guī)劃許可證 （辦理房地產(chǎn)預(yù)售施工許可

10、證（ 基礎(chǔ)提前施工報(bào)建） 許可證）產(chǎn)權(quán)初始登記工程施工配合物業(yè)方案策劃、設(shè)計(jì)配合、物業(yè)公司選聘銷售配合工程條件評(píng)估投資估算投資目標(biāo)執(zhí)行監(jiān)控項(xiàng)目計(jì)劃動(dòng)態(tài)管理項(xiàng)目后評(píng)估項(xiàng)目運(yùn)營(yíng)策劃（含項(xiàng)目計(jì)劃）景觀/專項(xiàng)二次設(shè)計(jì)、部品策劃內(nèi)部立項(xiàng)項(xiàng)目論證階段項(xiàng)目策劃會(huì) 方案評(píng)審會(huì)方案設(shè)計(jì)階段 初設(shè)-施工圖階段主體結(jié)構(gòu)開(kāi)工 開(kāi)盤銷售 程管理階段銷售管理階段Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Cr

11、eated with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.項(xiàng)目計(jì)劃管理的工具項(xiàng)目計(jì)劃管理項(xiàng)目里程碑管理項(xiàng)目節(jié)點(diǎn)管理項(xiàng)目供應(yīng)商管理招標(biāo)與合約管理風(fēng)險(xiǎn)管理Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides f

12、or .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.目錄房地產(chǎn)項(xiàng)目的整體開(kāi)發(fā)流程土地獲取節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目定位決策節(jié)點(diǎn)計(jì)劃與控制產(chǎn)品設(shè)計(jì)節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目報(bào)建節(jié)點(diǎn)計(jì)劃與控制施工建設(shè)節(jié)點(diǎn)計(jì)劃與控制推廣銷售節(jié)點(diǎn)計(jì)劃與控制入伙交付節(jié)點(diǎn)計(jì)劃與控制Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created

13、 with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)企業(yè)土地獲取主要渠道獲取土地五類渠道：政府招拍掛（招標(biāo)、拍賣、掛牌）收購(gòu)、合作招商引資，配套土地變更土地性質(zhì)劃撥Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.

14、Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.拿地及價(jià)格考慮因素市場(chǎng)未來(lái)預(yù)期項(xiàng)目或區(qū)域發(fā)展預(yù)期規(guī)劃條件的市場(chǎng)實(shí)現(xiàn)及經(jīng)濟(jì)實(shí)現(xiàn)企業(yè)發(fā)展戰(zhàn)略和機(jī)會(huì)成本競(jìng)爭(zhēng)對(duì)手狀況分析Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET

15、 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.拿地各部門職責(zé)投資開(kāi)發(fā)部：收集土地信息項(xiàng)目立項(xiàng)報(bào)告（分公司）項(xiàng)目立項(xiàng)審批（董事會(huì)）項(xiàng)目可研報(bào)告（集團(tuán)）項(xiàng)目投資決策（董事會(huì)）項(xiàng)目獲取（招牌掛、股權(quán)收購(gòu)）成交確認(rèn)書(shū)移交給項(xiàng)目公司。營(yíng)銷部：初步市場(chǎng)調(diào)研及定位草案。設(shè)計(jì)部：概念規(guī)劃設(shè)計(jì)方案。工程部：現(xiàn)場(chǎng)踏勘（確定是生地、熟地還是毛地）。財(cái)務(wù)部：可研版投資收益、初步籌資方案。成本部：控制性成本目標(biāo)（限額指標(biāo)、成本控制系統(tǒng)規(guī)范）、可研版成本（根據(jù)設(shè)計(jì)部提供的規(guī)劃要點(diǎn)進(jìn)行估算）。采購(gòu)部：制定項(xiàng)目合約計(jì)劃方案、市場(chǎng)調(diào)研合作方資源。E

16、valuation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.目錄房地產(chǎn)項(xiàng)目的整體開(kāi)發(fā)流程土地獲取節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目定位決策節(jié)點(diǎn)計(jì)劃與控制產(chǎn)品設(shè)計(jì)節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目報(bào)建節(jié)點(diǎn)計(jì)劃與控制施工建設(shè)節(jié)點(diǎn)計(jì)劃與控制推廣

17、銷售節(jié)點(diǎn)計(jì)劃與控制入伙交付節(jié)點(diǎn)計(jì)劃與控制Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)項(xiàng)目開(kāi)發(fā)四大核心要素決策資金決策項(xiàng)目決策人力決策時(shí)間地產(chǎn)項(xiàng)目開(kāi)發(fā)三大核心要素：錢、地、人、時(shí)間！E

18、valuation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)項(xiàng)目開(kāi)發(fā)決策模型項(xiàng)目常規(guī)五種投資開(kāi)發(fā)模式城市運(yùn)營(yíng)投資模式城市運(yùn)營(yíng)與大盤結(jié)合模式現(xiàn)金流項(xiàng)目開(kāi)發(fā)模式高周轉(zhuǎn)開(kāi)發(fā)模式稀缺資源開(kāi)發(fā)模式萬(wàn)科：7對(duì)眼睛

19、項(xiàng)目決策模型龍湖：城市地圖決策體系Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.項(xiàng)目定位決策各部門職責(zé)投資開(kāi)發(fā)部：建設(shè)規(guī)劃許可證國(guó)有土地使用證。營(yíng)銷部：編制項(xiàng)目經(jīng)營(yíng)策劃書(shū)（包括市場(chǎng)調(diào)研深化、

20、項(xiàng)目定位報(bào)告、定價(jià)方案、示范區(qū)方案）。設(shè)計(jì)部：概念設(shè)計(jì)任務(wù)書(shū)概念設(shè)計(jì)深化方案。工程部：編制項(xiàng)目工程節(jié)點(diǎn)計(jì)劃。財(cái)務(wù)部：概念版投資收益（三個(gè)指標(biāo)）。成本部：可研版成本（根據(jù)設(shè)計(jì)部提供的規(guī)劃要點(diǎn)進(jìn)行估算）。采購(gòu)部：營(yíng)銷合作方資源（廣告、代理公司、概念性設(shè)計(jì)單位） 。關(guān)鍵要素：項(xiàng)目經(jīng)營(yíng)策劃書(shū)、概念設(shè)計(jì)深化方案。Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspos

21、e.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.目錄房地產(chǎn)項(xiàng)目的整體開(kāi)發(fā)流程土地獲取節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目定位決策節(jié)點(diǎn)計(jì)劃與控制產(chǎn)品設(shè)計(jì)節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目報(bào)建節(jié)點(diǎn)計(jì)劃與控制施工建設(shè)節(jié)點(diǎn)計(jì)劃與控制推廣銷售節(jié)點(diǎn)計(jì)劃與控制入伙交付節(jié)點(diǎn)計(jì)劃與控制Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation on

22、ly.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.前期策劃與設(shè)計(jì)周期指標(biāo)論證階段設(shè)計(jì)管理階段概念規(guī)劃施工圖策劃階段55天(多層)70天(高層)實(shí)施方案概念規(guī)劃草案大盤至少3個(gè)月至少11.5個(gè)月概念規(guī)劃/戰(zhàn)略規(guī)劃大盤180天中小盤55天市場(chǎng)定位：15天；概念規(guī)劃：32天；成果確認(rèn)：8天；方案設(shè) 擴(kuò)初設(shè)計(jì) 計(jì)高層/復(fù)雜戶型多層90天多層70天設(shè)計(jì)前準(zhǔn)備：0天；設(shè)計(jì)過(guò)程：高層：方案50天+ 擴(kuò)初35天多層可省擴(kuò)初，方案65天；成果確認(rèn)：5天；設(shè)計(jì)前準(zhǔn)

23、備：0天；設(shè)計(jì)過(guò)程：多層55天高層70天；成果確認(rèn)：不計(jì)時(shí)間拿地與項(xiàng)目論證時(shí)間設(shè)計(jì)周期：高層215天；多層180天大盤（一期多層）305天18Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房

24、地產(chǎn)設(shè)計(jì)管理程序優(yōu)化土建擴(kuò)初建筑、規(guī)劃方案結(jié)構(gòu)、設(shè)備初步方案施工圖設(shè)計(jì)建筑、規(guī)劃方案部品設(shè)計(jì)及定板概念規(guī)劃草案概念規(guī)劃方案施工圖概念規(guī)劃草案概念規(guī)劃方案方案設(shè)計(jì)施工圖設(shè)計(jì)景觀概念方案設(shè)計(jì)景觀施工圖設(shè)計(jì)擴(kuò)初設(shè)計(jì)實(shí)施方案設(shè)計(jì)階段銷售配合資料產(chǎn)品、技術(shù)創(chuàng)新研發(fā)論證階段拿地節(jié)點(diǎn)策劃階段方案報(bào)建設(shè)計(jì)管理階段擴(kuò)初設(shè)計(jì)工程管理景觀方案設(shè)計(jì)銷售示范區(qū)設(shè)計(jì)部品材料調(diào)研部品材料清單部品材料定板封樣產(chǎn)品配置建議施工圖設(shè)計(jì)指引模型研究結(jié)構(gòu)設(shè)計(jì)設(shè)備選型建筑平面19Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .

25、Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.主要設(shè)計(jì)階段與周期概念設(shè)計(jì)：大概6周；詳規(guī)設(shè)計(jì)：大概6周；單體方案：大概12周；擴(kuò)初方案：大概6周；施工圖設(shè)計(jì)：施工標(biāo)準(zhǔn)和結(jié)構(gòu)形式大概10周；景觀設(shè)計(jì)：大概5-6周；樣板房及會(huì)所設(shè)計(jì)：大概4周常見(jiàn)的問(wèn)題：進(jìn)度問(wèn)題：進(jìn)度難以控制、專業(yè)公司難以銜接。質(zhì)量問(wèn)題：評(píng)價(jià)體系和評(píng)價(jià)經(jīng)驗(yàn)的缺失。Evaluation

26、 only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.設(shè)計(jì)控制點(diǎn)概念設(shè)計(jì)研究區(qū)域確認(rèn)概念設(shè)計(jì)研究結(jié)論規(guī)劃方案設(shè)計(jì)區(qū)域規(guī)劃設(shè)計(jì)評(píng)審會(huì)單體確認(rèn)限額設(shè)計(jì)設(shè)計(jì)差錯(cuò)率（設(shè)計(jì)錯(cuò)漏變更費(fèi)用/總變更費(fèi)用）實(shí)施方案完成基礎(chǔ)施工圖全套施工

27、圖完成景觀設(shè)計(jì)銷售包裝設(shè)計(jì)設(shè)計(jì)周期Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.項(xiàng)目重要節(jié)點(diǎn)詳規(guī)報(bào)建方案報(bào)建初步設(shè)計(jì)報(bào)建施工圖報(bào)建開(kāi)工時(shí)間開(kāi)盤時(shí)間Evaluation only.Create

28、d with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.各部門職責(zé)投資開(kāi)發(fā)部：方案設(shè)計(jì)報(bào)批批復(fù)意見(jiàn)書(shū)建設(shè)工程規(guī)劃許可證基礎(chǔ)施工許可證。營(yíng)銷部：編制營(yíng)銷總綱及評(píng)審、組建營(yíng)銷團(tuán)隊(duì)。設(shè)計(jì)部：編制方案設(shè)計(jì)任務(wù)書(shū)規(guī)劃設(shè)計(jì)方案評(píng)審（含單體設(shè)計(jì)方案）景觀方案

29、評(píng)審初步設(shè)計(jì)成果評(píng)審（含基坑支護(hù)設(shè)計(jì)圖）建筑施工圖評(píng)審（含基礎(chǔ)設(shè)計(jì)圖）正式施工圖評(píng)審。工程部：地質(zhì)初堪地質(zhì)詳堪土方開(kāi)挖及邊坡支護(hù)基礎(chǔ)施工。財(cái)務(wù)部：方案版投資收益（三個(gè)指標(biāo)）。成本部：方案版成本、施工圖預(yù)算（根據(jù)設(shè)計(jì)部提供的規(guī)劃要點(diǎn)進(jìn)行估算）。Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Pr

30、ofile .Copyright 2019-2019 Aspose Pty Ltd.各部門職責(zé)采購(gòu)部：施工圖顧問(wèn)單位景觀、室內(nèi)、方案設(shè)計(jì)單位監(jiān)理單位招標(biāo)土建總包招標(biāo)工程材料設(shè)備采購(gòu)?？头⑽飿I(yè)部：物業(yè)策劃方案。關(guān)鍵要素：各類設(shè)計(jì)方案、合作方資源、項(xiàng)目營(yíng)銷總綱、土方開(kāi)挖及邊坡支護(hù)Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slid

31、es for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.關(guān)注風(fēng)險(xiǎn)點(diǎn)工程部、投資開(kāi)發(fā)部、設(shè)計(jì)部關(guān)注設(shè)計(jì)指標(biāo)表工程部、設(shè)計(jì)部、營(yíng)銷及客服部關(guān)注交樓標(biāo)準(zhǔn)設(shè)計(jì)部、工程部、營(yíng)銷及客服部關(guān)注一戶一圖工程部、設(shè)計(jì)部、營(yíng)銷及客服部、投資開(kāi)發(fā)部關(guān)注變更和報(bào)建圖紙Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Cr

32、eated with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.目錄房地產(chǎn)項(xiàng)目的整體開(kāi)發(fā)流程土地獲取節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目定位決策節(jié)點(diǎn)計(jì)劃與控制產(chǎn)品設(shè)計(jì)節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目報(bào)建節(jié)點(diǎn)計(jì)劃與控制施工建設(shè)節(jié)點(diǎn)計(jì)劃與控制推廣銷售節(jié)點(diǎn)計(jì)劃與控制入伙交付節(jié)點(diǎn)計(jì)劃與控制Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty L

33、td.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.項(xiàng)目報(bào)批報(bào)建流程開(kāi)發(fā)辦開(kāi)發(fā)經(jīng)營(yíng)許可證項(xiàng)目手冊(cè)計(jì)委固定資產(chǎn)投資計(jì)劃項(xiàng)目立項(xiàng)規(guī)劃局建設(shè)用地規(guī)劃許可土地測(cè)量、評(píng)估國(guó)土資源局國(guó)有土地使用權(quán)證土地確認(rèn)、報(bào)批土地交易開(kāi)發(fā)辦人防辦墻改辦消防支隊(duì)環(huán)保局基礎(chǔ)設(shè)施牌套費(fèi)開(kāi)發(fā)管理費(fèi)人防異地建設(shè)費(fèi)墻改基金消防設(shè)施費(fèi)環(huán)境評(píng)估及排污費(fèi)規(guī)劃局建設(shè)工程規(guī)劃許可方案審批規(guī)劃局中標(biāo)通知書(shū)質(zhì)檢站散水辦勞保辦定額站安檢站安全許可定額鑒別勞保統(tǒng)籌散水押

34、金質(zhì)檢委托城管大隊(duì)執(zhí)法大隊(duì)規(guī)劃局開(kāi)發(fā)辦建委基建科施工許可證預(yù)售許可證放線管理Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)項(xiàng)目一般報(bào)批報(bào)建流程Evaluation only.Creat

35、ed with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.加快項(xiàng)目報(bào)批報(bào)建進(jìn)程內(nèi)部控制：設(shè)計(jì)圖紙的圖紙質(zhì)量、 出圖時(shí)間、圖紙變更（報(bào)建圖紙的變更）；現(xiàn)場(chǎng)配合：項(xiàng)目現(xiàn)場(chǎng)現(xiàn)狀、項(xiàng)目現(xiàn)場(chǎng)接待；外部協(xié)調(diào)：當(dāng)?shù)馗骷?jí)政府包括規(guī)劃局、建設(shè)局、國(guó)土局、城管、質(zhì)

36、檢站、消防等各類工作協(xié)調(diào)；合作方的協(xié)調(diào)：合作方報(bào)建資料、合作方工程配合（主要是現(xiàn)場(chǎng)）、合作方報(bào)建工作（勞保金、中標(biāo)備案、淤泥證等）、合作方的資源配合（尤其是專業(yè)部門）。Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Asp

37、ose Pty Ltd.目錄房地產(chǎn)項(xiàng)目的整體開(kāi)發(fā)流程土地獲取節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目定位決策節(jié)點(diǎn)計(jì)劃與控制產(chǎn)品設(shè)計(jì)節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目報(bào)建節(jié)點(diǎn)計(jì)劃與控制施工建設(shè)節(jié)點(diǎn)計(jì)劃與控制推廣銷售節(jié)點(diǎn)計(jì)劃與控制入伙交付節(jié)點(diǎn)計(jì)劃與控制Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Co

38、pyright 2019-2019 Aspose Pty Ltd.施工建設(shè)階段控制關(guān)鍵要點(diǎn)關(guān)鍵要點(diǎn)：質(zhì)量控制！進(jìn)度控制！成本控制！協(xié)調(diào)管理！Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.工程

39、建設(shè)的相關(guān)知識(shí)工程建設(shè)組成部分：土建、水電、安裝及設(shè)備；整體工程建設(shè)：?jiǎn)误w部分、環(huán)境部分、室外管線；建筑結(jié)構(gòu)形式：磚混、框架、框剪、鋼結(jié)構(gòu)等；項(xiàng)目施工周期（合理進(jìn)度）：多層及低密度：912個(gè)月；小高層：1年半；高層建筑：2年到2年半。施工組織次序：基礎(chǔ)部分主體工程外墻裝飾及安裝園區(qū)管線景觀施工竣工驗(yàn)收。Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspos

40、e.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.項(xiàng)目進(jìn)程設(shè)計(jì)與實(shí)施房地產(chǎn)項(xiàng)目開(kāi)發(fā)進(jìn)程計(jì)劃與實(shí)施，是為了在計(jì)劃時(shí)間內(nèi)完成房地產(chǎn)開(kāi)發(fā)任務(wù)，回收資金，達(dá)到投資收益的日標(biāo)。項(xiàng)目進(jìn)程計(jì)劃的實(shí)施受多方面因素干擾：工程施工因素房地產(chǎn)政策因素市場(chǎng)環(huán)境因素開(kāi)發(fā)商資金因素當(dāng)?shù)卣?guī)劃與關(guān)系因素外部干擾因素其它不可抗力因素Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019

41、-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)開(kāi)發(fā)前期工作的質(zhì)量管理 房地產(chǎn)開(kāi)發(fā)前期工作挑選咨詢單位重視可行性研究報(bào)告的質(zhì)量嚴(yán)格項(xiàng)目前期工作成果的質(zhì)量評(píng)審Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pt

42、y Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)開(kāi)發(fā)設(shè)計(jì)質(zhì)量（功能質(zhì)量）管理 建立了基本的工作流程，為規(guī)范設(shè)計(jì)質(zhì)量管理奠下基礎(chǔ)；但是更有效的設(shè)計(jì)質(zhì)量管理應(yīng)該發(fā)生在施工之前，根據(jù)設(shè)計(jì)管理的控制流程，從以下兩階段完成設(shè)計(jì)質(zhì)量（功能質(zhì)量）的有效管理：1、規(guī)劃設(shè)計(jì)階段質(zhì)量管理2、施工圖設(shè)計(jì)階段質(zhì)量管理Evaluation only.Created with Aspose.Slides for .NET 3.

43、5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)開(kāi)發(fā)施工質(zhì)量（工程質(zhì)量）管理 施工是開(kāi)發(fā)項(xiàng)目形成實(shí)體的過(guò)程，也是決定最終產(chǎn)品質(zhì)量的關(guān)鍵階段。工程項(xiàng)目施工涉及面廣，是一個(gè)極其復(fù)雜的過(guò)程，影響質(zhì)量的因素很多，使用材料的微小差異、操作的微小變化、環(huán)境的微小波動(dòng)、機(jī)械設(shè)備的正常磨損，都會(huì)產(chǎn)生質(zhì)量變異，

44、造成質(zhì)量事故。工程項(xiàng)目建成后，如發(fā)現(xiàn)質(zhì)量問(wèn)題又不可能像一些工業(yè)產(chǎn)品那樣拆卸、解體、更換配件，更不能實(shí)行“包換”或“退款”，因此工程項(xiàng)目施工過(guò)程中的質(zhì)量控制，就顯得極其重要。Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 A

45、spose Pty Ltd.房地產(chǎn)開(kāi)發(fā)施工質(zhì)量（工程質(zhì)量）管理 施工階段的質(zhì)量控制制定適當(dāng)?shù)馁|(zhì)量目標(biāo)，因?yàn)橘|(zhì)量目標(biāo)常與項(xiàng)目進(jìn)度控制、成本控制處于相同優(yōu)先級(jí)。因此，質(zhì)量目標(biāo)必須堅(jiān)持實(shí)事求是，因地制宜。目標(biāo)過(guò)低，會(huì)對(duì)項(xiàng)目帶來(lái)傷害，失去市場(chǎng)競(jìng)爭(zhēng)力；過(guò)高會(huì)造成投入成本加大，綜合開(kāi)發(fā)績(jī)效降低。適當(dāng)增加項(xiàng)目的一致成本，減少非一致成本；適當(dāng)增加預(yù)防成本，大力降低事故成本。強(qiáng)調(diào)施工現(xiàn)場(chǎng)的技術(shù)質(zhì)量管理，建立統(tǒng)一的標(biāo)準(zhǔn)化的質(zhì)量管理體系，編制詳盡的施工作業(yè)指導(dǎo)書(shū)和施工方案，嚴(yán)格檢驗(yàn)標(biāo)準(zhǔn)，強(qiáng)調(diào)執(zhí)行力！Evaluation only.Created with Aspose.Slides for .NET 3.5 Cli

46、ent Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.房地產(chǎn)開(kāi)發(fā)施工質(zhì)量（工程質(zhì)量）管理 現(xiàn)場(chǎng)有效質(zhì)量管理關(guān)鍵環(huán)節(jié)工程樣板先行技術(shù)方案先行施工關(guān)鍵工序控制Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Co

47、pyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.項(xiàng)目工程階段成本目標(biāo)確立與管理項(xiàng)目實(shí)施階段成本管理工程部現(xiàn)場(chǎng)簽證、技術(shù)核定的現(xiàn)場(chǎng)控制、工程質(zhì)量和進(jìn)度的管控、編制進(jìn)度計(jì)劃提供施工圖設(shè)計(jì)變更的控制、專項(xiàng)工程的優(yōu)化造價(jià)采購(gòu)部簽證變更的費(fèi)用審核、專項(xiàng)工程的成本分析、動(dòng)態(tài)成本的跟蹤和回顧、成本調(diào)整研發(fā)部計(jì)劃財(cái)務(wù)部財(cái)務(wù)指標(biāo)的動(dòng)態(tài)跟進(jìn)資金計(jì)劃審核互動(dòng)Evaluati

48、on only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.目錄房地產(chǎn)項(xiàng)目的整體開(kāi)發(fā)流程土地獲取節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目定位決策節(jié)點(diǎn)計(jì)劃與控制產(chǎn)品設(shè)計(jì)節(jié)點(diǎn)計(jì)劃與控制項(xiàng)目報(bào)建節(jié)點(diǎn)計(jì)劃與控制施工建設(shè)節(jié)點(diǎn)計(jì)劃與控制推廣銷售節(jié)點(diǎn)計(jì)劃與

49、控制入伙交付節(jié)點(diǎn)計(jì)劃與控制Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.項(xiàng)目營(yíng)銷策劃與推廣銷售三個(gè)階段售前階段售中階段售后階段市場(chǎng)、客戶、產(chǎn)品客戶、傳播、銷售服務(wù)、價(jià)格、促銷風(fēng)險(xiǎn)控制策劃咨詢

50、、代理公司銷售代理、廣告代理、媒體律師行、銀行、房管部門Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.關(guān)鍵節(jié)點(diǎn)組建銷售團(tuán)隊(duì)； （銷售總監(jiān)、銷售經(jīng)理、銷售員、策劃總監(jiān)、策劃經(jīng)理、策劃師）項(xiàng)目形

51、象定位； （主推廣語(yǔ)、主形象畫(huà)面、項(xiàng)目案名、項(xiàng)目LOGO等）項(xiàng)目銷售賣點(diǎn)提煉；（區(qū)位、地段、產(chǎn)品、環(huán)境、價(jià)格、品牌等）項(xiàng)目營(yíng)銷執(zhí)行方案；（開(kāi)盤方案、銷售手冊(cè)、銷售周期、價(jià)格、法律文件、培訓(xùn)等）項(xiàng)目營(yíng)銷推廣方案； （推廣周期、媒體組合、費(fèi)用計(jì)劃、重大營(yíng)銷活動(dòng)方案等）項(xiàng)目展示區(qū)包裝方案；（外圍導(dǎo)示、售樓處、樣板房、看樓通道、工地等）Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Evaluation only.Creat

52、ed with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.關(guān)鍵節(jié)點(diǎn)合作方資源使用；（廣告公司、代理公司、制作公司、短信公司、媒體、印刷等）項(xiàng)目第一次廣告出街；公司及項(xiàng)目品牌推廣；項(xiàng)目展示區(qū)開(kāi)放；項(xiàng)目?jī)r(jià)格聽(tīng)證會(huì)；項(xiàng)目一期開(kāi)盤；營(yíng)銷費(fèi)用預(yù)算。Evaluation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.Eva

53、luation only.Created with Aspose.Slides for .NET 3.5 Client Profile .Copyright 2019-2019 Aspose Pty Ltd.各部門職責(zé)投資開(kāi)發(fā)部：面積預(yù)測(cè)報(bào)告取得預(yù)售許可證。營(yíng)銷部：開(kāi)盤方案、價(jià)格、洗籌、開(kāi)盤實(shí)施。設(shè)計(jì)部：配合銷售的設(shè)計(jì)輸入（合同附圖、模型、交樓標(biāo)準(zhǔn)）。工程部：施工進(jìn)度達(dá)到預(yù)售條件（產(chǎn)品類型不同、城市不同，情況有異）成本部：項(xiàng)目動(dòng)態(tài)成本（成本月報(bào)）。采購(gòu)部：分包工程及材料設(shè)備采購(gòu)。關(guān)鍵要素：工程達(dá)到預(yù)售條件、取得預(yù)售許可證、開(kāi)盤Evaluation only.Created with Aspose.Sli