Essentials And Benefit Analysis On Design Management Of A Real Estate Project

In recent years, with the rapid development of China’s market economy, the real estate industry has a rapid increase which impacts social production and living seriously. In the whole process of developing a real estate project, the effect of design phase of the project to the projects ‘comprehensive benefits accounts more than 70%. Therefore, a growing number of real estate companies strengthen researching on design management. The traditional real estate design management mainly focus on the design of timing, quality of design drawings, design and construction coordination management. A real estate company S Enterprise in Guangzhou put forward a more innovative design concept of management based on the common characteristics of traditional design management, which starts from the enterprise strategy research, standardization research and value engineering research. The contents include as follows: Using the SWOT analysis method to carry on the overall management from the enterprise strategic angle. The main point is analyzing the nature differences and requirements of residential real estate and commercial real estate, and finding out that residential real estate projects have less development links, low difficulty, less construction cost, short payback period, convenient recovery method, and low requirement for the operating strength of the developer is not high, Strong anti-risk ability to the macro and industry risk. Thus S Enterprise develops a new development strategy which contains focusing on the residential real estate development of Pearl River Delta region, adopting standardized design and duplication of development ideas for the company to develop a standardized product line according to the development strategy which lead to the emerging of three product lines, that is the growth standard library, the mature standard library and the success standard library, and experimenting the method of value engineering in the whole process of design and developing, proposing the value of the project as function and cost ratio, dividing the value of the house into 4 levels and 20 factors, establishing the value evaluation index system of houses, and using the index system to quantify assessment of multiple units.This paper takes one property for sale in Whampoa District of Guangzhou City of S Enterprise as a case for analysis. The project is a residential land in Guangzhou City with less restrictions on the planning and design conditions, the project geological situation has a certain value of research, and the characteristics match the S Enterprise’s requirements on the region, the residential nature, the standardization condition, and the application of value engineering. By studying the advantages and disadvantages of the project itself and the surrounding properties, the project determines to design and develop as the growth standard product using of the apartments of 70 ㎡ to 115 ㎡ library, and setting the estimated price at 16,000 RMB/m2. The outdoor drainage design of the project use value engineering to analyze benefit of pipeline foundation practice. The method experiments as below: Selecting the maximum factors affecting cost of foundation, analyzing the function coefficient and cost coefficient of the four functions of the factor, division respectively, to calculate the value coefficient of the four functions to find out the most optimized potential function as Control Uplift, whose value coefficient is 0.404 and much less than 1, which indicates that the increased costs to achieve this function greatly exceed the cost of adapting their functions. A new replacement scheme is adapted to enhance its value, that is reducing the replacement thickness from 0.5m to 0.4m, meanwhile change the replacement material into mountain leather soil, and finally calculating out that the new replacement scheme can meet the requirements of the project quality, save about 300 thousand yuan cost, and shorten the construction period about two months.