[摘要] 对于房地产泡沫问题,各路专家学者已经争论良久,有的认为房地产早已存在泡沫,这个得到了最多的认同,尤其是针对一二线城市楼市泡沫。有的则认为楼市无泡沫,例如任志强,始终强调房地产市场没有泡沫。
2013年土地大热,地王频出,土地和房价两者之间面粉和面包的关系,让很多开发商高呼:土地涨价了房价当然要涨!
从潍坊2013年前11月的土地成交数据来看,土地成交价格并不高,仅这样看来,潍坊楼市好像真的存在泡沫。那么事实真是如此吗?
RDER-: windowtext 0.5pt solid;HEIGHT: 13.5pt;BORDER-RIGHT: black 0.5pt solid;WIDTH: 388pt;BORDER-BOTTOM: windowtext 0.5pt solid;BORDER-LEFT: windowtext 0.5pt solid;BACKGROUND-COLOR: #da9694" height="18" width="517" colspan="7">2013年1-11月潍坊土地市场成交一览 | ||||||
RDER-: windowtext;HEIGHT: 36pt;BORDER-RIGHT: windowtext 0.5pt solid;BORDER-BOTTOM: windowtext 0.5pt solid;BORDER-LEFT: windowtext 0.5pt solid;BACKGROUND-COLOR: transparent" height="48">月份 | RDER-: windowtext;BORDER-RIGHT: windowtext 0.5pt solid;BORDER-BOTTOM: windowtext 0.5pt solid;BORDER-LEFT: windowtext;BACKGROUND-COLOR: transparent">土地宗数 (块) | RDER-: windowtext;BORDER-RIGHT: windowtext 0.5pt solid;BORDER-BOTTOM: windowtext 0.5pt solid;BORDER-LEFT: windowtext;BACKGROUND-COLOR: transparent">建设用地面积(平米) | RDER-: windowtext;BORDER-RIGHT: windowtext 0.5pt solid;BORDER-BOTTOM: windowtext 0.5pt solid;BORDER-LEFT: windowtext;BACKGROUND-COLOR: transparent">规划建筑面积(平米) | RDER-: windowtext;BORDER-RIGHT: windowtext 0.5pt solid;BORDER-BOTTOM: windowtext 0.5pt solid;BORDER-LEFT: windowtext;BACKGROUND-COLOR: transparent">成交土地均价(元/平米) | RDER-: windowtext;BORDER-RIGHT: windowtext 0.5pt solid;BORDER-BOTTOM: windowtext 0.5pt solid;BORDER-LEFT: windowtext;BACKGROUND-COLOR: transparent">成交楼面均价(元/平米) | RDER-: windowtext;BORDER-RIGHT: windowtext 0.5pt solid;BORDER-BOTTOM: windowtext 0.5pt solid;BORDER-LEFT: windowtext;BACKGROUND-COLOR: transparent">土地出让金(万元) |
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现在开发商建楼预算中,土地仅是一部分,房天下简单罗列了开发商主要的开发成本组成:
1、土地征用及拆迁补偿费:指因开发房地产而征用土地所发生的各项费用,包括征地费、安置费以及原有建筑物的拆迁补偿费,或采用批租方式取得土地的批租地价。
2、前期工程费:指土地、房屋开发前发生的规划、设计、可行性研究以及水文地质勘察、测绘、场地平整等费用。
3、基础设施费:指土地、房屋开发过程中发生的供水、供电、供气、排污、排洪、通讯、照明、绿化、环卫设施以及道路等基础设施费用。
4、建筑安装工程费:指土地房屋开发项目在开发过程中按建筑安装工程施工图施工所发生的各项建筑安装工程费和设备费。
5、配套设施费:指在开发小区内发生,可计入土地、房屋开发成本的不能有偿转让的公共配套设施费用,如钢炉房、水塔、居委会、派出所、幼托、消防、自行车棚、公厕等设施支出。
6、开发间接费用:是指房地产开发企业内部独立核算单位在开发现场组织管理开发产品而发生的各项费用。这些费用虽也属于直接为房地产开发而发生的费用,但它不能确定其为某项开发产品所应负担,因而无法将它直接记入各项开发产品成本。为了简化核算手续,将它先记入“开发间接费用”帐户,然后按照适当分配标准,将它分配记入各项开发产品成本。
开发间接费用应分设如下明细项目进行核算:
l、工资:指开发企业内部独立核算单位现场管理机构行政、技术、经济、服务等人员的工资、奖金和津贴。
2、福利费:指按上项人员工资总额的一定比例(目前为14%)提取的职工福利费。
3、折旧费:指开发企业内部独立核算单位使用属干固定资产的房屋、设备、仪器等提取的折旧费。
4、修理费:指开发企业内部独立核算单位使用属于固定资产的房屋、设备、仪器等发生的修理费。
5、办公费:指开发企业内部独立核算单位各管理部门办公用的文具、纸张、印刷、邮电、书报、会议、差旅交通、烧水和集体取暖用煤等费用。
6、水电费:指开发企业内部独立核算单位各管理部门耗用的水电费。
7、劳动保护费:指用于开发企业内部独立核算单位职工的劳动保护用品的购置、摊销和修理费,供职工保健用营养品、防暑饮料、洗涤肥皂等物品的购置费或补助费,以及工地上职工洗澡、饮水的燃料等。
8、周转房摊销:指不能确定为某项开发项目安置拆迁居民周转使用的房屋计提的摊销费。
9、利息支出:指开发企业为开发房地产借入资金所发生而不能直接记入某项开发成本的利息支出及相关的手续费,但应冲减使用前暂存银行而发生的利息收入。开发产品完工以后的借款利息,应作为财务费用,记入当期损益。
10、其他费用:指上列各项费用以外的其他开发间接费用支出。
所有成本都加上,潍坊4500元左右的均价就真的不高了,怪不得潍坊的开发商一再抱怨潍坊房价低,楼盘定价几近成本价。
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