标签： 武汉品茶论坛

　　On the morning of May 22nd, Guilin Meteorological Observatory of Guangxi Zhuang Autonomous Region released the first rainstorm red warning signal this year. Storm accompanied by thunderous thunder swept through the urban area of Guilin, and waterlogging occurred in many places. Cars driving on the road were like sailing.

　　Meteorological monitoring data show that the local three-hour precipitation in Xiufeng District of Guilin City is 300.1 mm, and the hourly rainfall intensity is 160.6 mm, which is comparable to the "July 20" torrential rain in Zhengzhou in 2021.

　　So, how strong is the rain in Guilin? What caused this extremely heavy precipitation? What impact has it brought to the local area? Tang Qiaoyi, director of Guilin Meteorological Observatory, made an interpretation.

　　1. How strong is the rain in Guilin?

　　A: The characteristics of short-term heavy precipitation in this process are obvious, the precipitation period is particularly concentrated, and the hourly rain intensity is particularly strong. From the early morning of the 22nd to the morning, there were heavy rains and torrential rains in Guilin, and local heavy rains and torrential rains. Lingchuan, Lingui, downtown Guilin, Yongfu and Gongcheng successively issued rainstorm red warning signal.

　　According to statistics, from 5: 00 to 8: 00 on May 22, the precipitation in three hours reached 300.1 mm, and the hourly rainfall intensity reached 160.6 mm, breaking the historical record of hourly rainfall intensity in downtown Guilin.

　　Compared with the "July 20" torrential rain in Zhengzhou in 2021, a rare continuous heavy precipitation weather process occurred in Zhengzhou from 18: 00 on July 18 to 0: 00 on July 21, 2021. The maximum hourly rainfall intensity exceeded 200 mm, and the cumulative average precipitation was 449 mm. It rained for nearly a whole year in previous years in three days (the average annual precipitation in Zhengzhou was about 600 mm).

　　The average annual precipitation in Guilin is between 1800 mm and 1900 mm. As far as the extreme precipitation process in Guilin is concerned, although the daily precipitation at individual stations reached the magnitude of torrential rain and broke the record of hourly rainfall intensity, the rain can flow away quickly because of the criss-crossing rivers and ditches in Guilin, and the precipitation process was mainly concentrated in the early morning to 10: 00, and then the rainfall intensity began to weaken and the urban waterlogging quickly receded, so the harm of this extreme precipitation process to Guilin was far less serious than that in Zhengzhou.

　　2. What caused this extremely heavy precipitation?

　　A: From the early morning of the 22nd to the morning, the extremely heavy precipitation weather in the north-central part of Guilin was mainly affected by the shear line, the low-level southwest jet and the weak cold air.

　　The shear line convergence is relatively strong, which provides dynamic conditions for heavy precipitation; The southwest jet in the lower level is strong, which provides unstable energy and sufficient water vapor source for heavy precipitation.

　　What is important is that during this process, the cold air in the north and the warm and humid jet in the southwest confronted each other in northern Guangxi, and the two sides were "unable to win or lose" for a while, which led to the slow movement of the weather system and the long stay of convective clouds in northern Guangxi, thus bringing about continuous heavy precipitation.

　　3. What is the impact of this extremely heavy precipitation?

　　A: This rain has a great impact on the urban area of Guilin. There has never been such a big extremely short-term heavy precipitation process in the urban area before. Affected by heavy precipitation, Guilin city was seriously waterlogged, traffic on some sections was interrupted, and local schools were suspended.

　　In response to this heavy precipitation process, the Guilin Meteorological Observatory released meteorological service information the day before, that is, on the morning of May 21st, to remind you to guard against this weather process. In the early morning of the 22nd, the duty room of Guilin Meteorological Observatory was busy, with the leaders in charge leading the way, and all business personnel on duty, paying close attention to the weather evolution trend. At 2: 05, a yellow warning signal for lightning was issued, a blue warning signal for gale was issued at 4: 17, an orange warning signal for rainstorm was issued at 4: 45, and the first rainstorm red warning signal this year was updated at 5: 32.

　　At 5: 55, according to the meteorological early warning and flood development trend of Guilin Meteorological Observatory, Guilin Flood Control and Drought Relief Headquarters launched Class IV emergency response to flood disaster. We made a phone call to the local party and government leaders’ mobile phones, to the duty room of the emergency bureau, and to every street office affected … … The latest forecast and early warning information is sent to the city, county, township and village levels through multiple channels at the first time, which provides support for flood control emergency command and dispatch, mass transfer organization and leadership decision-making.

　　Municipal Water Conservancy Bureau, Hydrological Center, Natural Resources Bureau, Urban Management Committee, Education Bureau, etc. all perform their duties and cooperate with each other. The local authorities strictly implemented the requirement of "everything must stop" and organized schools to suspend classes in time to avoid risks. According to the Guilin Evening News, as of 10: 00 on the 22nd, a total of 371 schools in downtown Guilin were closed, involving 139,813 students.

　　4. What will the local precipitation be like in the future?

　　A: At noon on the 22nd, the heavy precipitation clouds were far away from Guilin, and the impact on the urban area tended to end. Guilin Meteorological Observatory cancelled the orange rainstorm warning signal at 12: 51 on the 22nd and the yellow lightning warning signal at 14: 45.

　　It is expected that the weather in Guilin will be mainly cloudy on the 23 rd; There was a shower on the 24th; There will be showers on the 25th, and there may be some heavy rain, but the precipitation intensity will not be as strong as this precipitation process on the 22nd.

　　Influenced by the underlying surface, the precipitation in Guilin is obviously localized, so it is necessary to pay attention to the floods in small and medium-sized rivers and urban waterlogging caused by local heavy precipitation in flood season. It is particularly important to note that there are many karst landforms in Guilin, and if precipitation is superimposed in the later period, there is a greater risk of disasters such as flash floods, mudslides and landslides.

　　The public should pay attention to prevent short-term heavy rainfall, thunderstorms, hail and other strong convective weather, and the power, transportation, tourism and other industries should guard against its adverse effects.

The brand was put on July 3, 2021, and the production date of the car was a new car in May 2021.

I bought it and put it home for a month before riding it. Because there is no time to ride! When the new car is bought back, the speed has never exceeded 70 during the running-in period according to reasonable requirements, and it is gentle running-in! Change the oil for the first time at 600 km! Change the oil for the second time in 1300 kilometers! Change the oil for the third time in 1800 kilometers! All engine oils are original engine oils!

But it’s about 2500 kilometers away! I found that the car sometimes just roared! No matter how big the throttle speed is, it will always be 80 kilometers per hour! I have been to 4S shop many times! Can’t give a result! And then it just goes away!

I bought the car for more than a month! The logo began to melt in the sun.

In the third month, the screw of shock absorption began to rust, and the pump began to rebound when braking! (The 4S shop sprayed me with some rust remover and left it alone.) The brake line of the brake light began not to rebound! At first, I thought the brake switch was broken! Another one! Later, it was discovered that it was the brake line! It’s covered with rust!

The shock absorber began to leak oil four months ago, and it was found in the GZ group at that time! Basically, many riders have oil leakage.

After driving 11 thousand kilometers, the line of the odometer broke and the frame rusted.

I drove thirteen thousand kilometers! The big and small dental discs are all sharpened! The chain is completely scrapped! . The rear tire has been worn slippery! The road is a little slippery! I dare not drive! You have to change your tires before you dare to ride.

It’s also 13 thousand kilometers! Because the speed is always unable to get up! I went to the 4S shop and changed the original clutch plate! It cost hundreds of dollars. Still no use! Still fast and slow! In this regard! I gave up, too!

Some time ago! The brake pump is completely scrapped! Open it. It’s rusted inside. At 21,000 kilometers, there was an abnormal noise in the exhaust pipe! It feels like there are several screws in it! Bang bang! It costs more than 900 to go to the 4S shop! I haven’t changed Nepal yet!

Want to wash the car tonight! Found the decorative cover under the fuel tank! The position of the screw mouth! I don’t know why it is broken! It looks like it was shattered! I took this car! It is really rubbish!

There are still many photos that have not been saved! ! ! Hey! Look at it and get angry! !

◎ Author/Shandong Zhongyang Real Estate Development Group Co., Ltd. Wang Xihao; Copyright belongs to the author.

Expertise: apartment design and optimization, cost control optimization, film.

01order

At present, the real estate industry has entered the era of small profits. Real estate regulation and control policies such as "three red lines" and "centralized land reform" have deleveraged real estate and removed its financial attributes, resulting in increased costs, difficult financing, low fault tolerance rate and reduced profit rate to less than 6%.

By benchmarking Country Garden, Vanke and other head real estate companies, this paper makes a detailed and systematic data calculation, analysis and comparison and careful study from four aspects: cost control ideas, cost measurement indicators, specific measures and control conclusions. The specific research and application analysis are as follows:

02The purpose and thinking of cost control

First, the purpose and necessity of cost control:

Through the measures of increasing efficiency, reducing cost and marketing and packaging, the differentiated competition of products can be realized, so as to generate premium benefits, enhance the value and quality of products, further improve the core competitiveness of enterprises, and shape the recognition and brand image of enterprises.

Real estate benefit settlement is dynamic, lagging and long-term. Is a project profitable and how much is it? Only after the development and sales are completed will you know. Therefore, according to the existing project situation, learn the experience of cost control of other real estate to prevent the cost from being wasted or exceeding the standard.

Second, the idea of cost control:

Increase efficiency, reduce cost and enhance product value;

(1) Optimize and reduce structural and functional costs.

(2) Reduce invalid costs.

(3) Increase reasonable and effective costs in sensitive areas that customers pay attention to.

Third, the impact of cost control at each time stage on the overall cost:

1. The stage of land acquisition, planning and design planning affects 70% of the total cost, which belongs to prior control.

2. During the recruitment and construction stage, it affects 25% of the total cost, which belongs to the matter control.

3. The carry-over and settlement stage of completion data affects 5% of the total cost, which belongs to post-event control.

03Cost measurement index

A, the development of total cost index and proportion:

1. Land cost: According to the current 4 million/mu, the plot ratio is 2.0, and the floor cost is about 3090 yuan/m2 (4 million *1.03 (deed tax) /666.67/2), accounting for 40% of the total cost.

For every 1 million mu of land, the cost will increase by about 770 yuan/㎡.

2. Jian ‘an cost: 2,000 yuan/㎡ for high-rise buildings, accounting for 26% of the total cost.

3. Supporting fee: 400 yuan/㎡, accounting for 5% of the total cost.

4. Administrative expenses: 500 yuan/㎡, accounting for 6% of the total cost.

5. Land use tax: 9 yuan/m2 * 50 years /2.0=220 yuan/m2, accounting for 3% of the total cost.

6. Tax: the sales price (8,000 yuan temporarily) *11%=880 yuan/㎡, accounting for 12% of the total cost.

7. Marketing expenses: the sales price (temporarily 8,000 yuan) *2.5%=200 yuan/㎡, accounting for 3% of the total cost.

8. Financial expenses: (2-5, 6, 8) *10%=320 yuan/㎡, accounting for 4% of the total cost.

9. Unforeseen expenses: 100 yuan/㎡, accounting for 1% of the total cost.

10、The above total cost: about 7600 yuan/㎡. Among them, the cost of land and construction and installation accounts for 66%. If the land price is 3 million/mu, the total cost of development is 6,800 yuan/m2.

Second, the construction cost (1-5 controllable) cost index and proportion:

1. Reinforcement: The cost per square meter is about 300 yuan/㎡, accounting for 15% of the construction and installation cost.

2. Commercial concrete: the cost per square meter is about 280 yuan/㎡, accounting for 14% of the construction and installation cost.

3. Exterior wall decoration and thermal insulation: the cost per square meter is about 150 yuan/㎡, accounting for 8% of the construction and installation cost.

4. External window: The cost per square meter is about 100 yuan/㎡, accounting for 5% of the construction and installation cost.

5. Elevator: The cost per square meter is about 45 yuan/㎡, accounting for 2% of the construction and installation cost.

6. Measures cost (including scaffolding, tower crane, formwork, vertical transportation, etc.): The cost per square meter is about 300 yuan/㎡, accounting for 15% of the construction and installation cost.

7. Others: earthwork, fire protection, electricity, water supply and drainage, heating and ventilation, etc.

Third, the height and other cost indicators, the impact on the calculation of Jian ‘an cost

1, the height of the impact on the cost:

(1) For a 17F residential building, for every 0.1m increase in the storey height, the corresponding installation and installation cost will increase by about 2-3% (the steel content will increase by about 1kg/㎡; The concrete content is increased by about 0.01m3/㎡ m2, etc.).

(2) For every 0.1m increase in story height, the construction and installation cost will increase by about 30~50 yuan/㎡ (the higher the material price, the greater the impact).

2. Influence of steel content on cost：

(1), steel cost index:

(1) the average high-rise residential 17F steel content is about 40-58kg/㎡; The steel content of underground garage is about 120-160kg/㎡.

(2) if the purchase price of steel bars is 5000 yuan/ton, it will be about 6000 yuan/ton after charging.

③ The cost index of steel content per square meter of residence is 240-330 yuan/square meter (accounting for 12-17% of Jian ‘an cost).

④ The cost index of the steel content per square meter of the garage is 720-960 yuan/square meter (accounting for 28-37% of the garage construction and installation cost).

(2) Influence of steel content on Jian ‘an cost:

① When the steel content increases by 1kg per square meter, the construction and installation cost will increase by about 6 yuan/㎡ (the higher the steel bar price, the greater the cost will be).

(2) The purchase price of steel bars increases by 1000 yuan/ton, and the construction and installation cost increases by 50 yuan/㎡.

3, including commercial concrete:

(1), including commercial concrete quantity cost index:

(1) the general high-rise residential 17F concrete content is about 0.4-0.5 cubic meters/㎡, and the underground garage concrete content is about 1.5-2.0 cubic meters/㎡.

(2) If the supply price of commercial concrete is 500 yuan/Fang, it will be about 600 yuan/Fang after the fixed fee.

③ Cost index of concrete content per square meter of residence: 240-300 yuan/square meter (accounting for 12-15% of construction and installation cost).

④ The cost index of concrete content per square meter of the garage is: 900-1,200 yuan/square meter (accounting for 35-46% of the garage construction and installation cost).

(2) Influence of commercial concrete content on Jian ‘an cost:

(1) the content of commercial concrete increases by 0.01 cubic meters per square meter, and the construction and installation cost increases by about 6 yuan/㎡ (the higher the material price, the greater the impact on the increased cost). (2) The purchase price of commercial concrete increases by 100 yuan/㎡, and the construction and installation cost increases by 50 yuan/㎡.

4, window to ground ratio:

(1) For general 17F high-rise residential buildings, the window-to-floor ratio is about 0.16-0.31. Based on the calculation of 600 yuan/㎡ of aluminum alloy window with three glasses and two cavities, the floor cost index of external window is about 96-180 yuan/㎡ (accounting for 5-9% of Jian ‘an cost).

(2) For every 0.01 increase in the window-to-ground ratio, the construction and installation cost will increase by about 6 yuan/㎡.

5. Garage and soil covering

(1) For every 0.1m height increase in the underground garage, the reinforcement will be increased by 3-5kg/㎡ and the concrete will be increased by 0.02-0.03m3/㎡； ㎡; Jian ‘an costs about 30-50 yuan/m2.

(2) For every 0.1m increase in the covering soil on the garage roof, the steel content will increase by 1.5-2kg/㎡, and the concrete will increase by 0.015m/㎡ accordingly; Jian ‘an cost increases by about 18-20 yuan/㎡.

6, saleable ratio ()

(1) saleable area: including residential buildings (including bottom businesses) and other saleable areas.

(2) Non-saleable area: parking space, property room, basement, mezzanine, overhead floor, garbage room, police room, kindergarten, equipment room and other supporting areas and gift areas.

(3) Calculated value of head housing enterprises: For every 1% increase in the saleable ratio, the construction cost of Jian ‘an will be saved by about 50 yuan/㎡.

04

Specific measures of cost control

First, reduce invalid costs

1, the concept of invalid cost

Invalid cost is an unstructured and unnecessary cost that does not play an effective role in enhancing product value and promoting marketing, and cannot gain customer recognition and attention. Ineffective cost accounts for about 1-2% of Jian ‘an cost, and the cost per square meter affects 20-30 yuan/㎡.

2. Case measures to reduce invalid costs:

(1) Decorative treatment of air conditioning grille.

The enclosed area inside the air-conditioning grille is the customer’s non-sensitive area, and it is enclosed by the air-conditioning grille, and residents rarely enter it. The practice of real stone paint can be changed to ordinary paint (the current practice of Country Garden).

Taking the project under review as an example, the interior decoration of air-conditioning grille can save the cost: 800 square meters *40 yuan/m2 (price difference) = 32,000 yuan/building.

(2) The garage ceiling is not treated or painted.

The ceiling of the underground garage is a customer’s non-sensitive area, which can’t display well. Moreover, it is blocked by fire fighting, smoke exhaust pipes, bridges and other facilities. Secondly, latex paint or paint is easy to peel off when it is wet for a long time. If the cost of using mildew-proof coating is higher, the surface putty and coating are cancelled, or spray painting treatment is adopted, which will not affect its structural use function.

Take the current project under review as an example, the top of the garage is sprayed with latex paint of 15-18 yuan/㎡, and the area of the garage (including the beam side) is about 25,000 square meters. If it is not treated, the cost will be saved by about 375,000-450,000 yuan; If spray painting treatment is adopted, the cost will be saved by about 120,000-200,000 yuan/phase I garage.

Second, optimize and reduce structural and functional costs

With the soaring land price, the cost of land and construction and installation accounts for more than 66% of the total cost. The product positioning and design scheme in the early stage largely determines the direct profit and loss of the project. Optimize the product line, so that the positioning of the designed products can match the needs of customers. The highest goal is that customers take the initiative to buy products, rather than taking products to find customers.

1. Optimization and cost reduction measures in the planning and design stage (affecting the overall cost by more than 70%):

The main principles are: optimization, benchmarking, quota, adaptation and refinement.

(1) In the planning stage, the most profitable planning layout and product line (the products of high-rise buildings and villas have the highest profitability) are issued through the benefit comparison of various schemes.

(2) Optimize the building shape coefficient: The more complex the building shape, the more concavities and convexities, the larger the external area of the facade, the more complex the structure, and the higher the corresponding cost. Huxing design should be symmetrical and reduce too many concave and convex levels.

(3) Optimizing structural selection and shear wall layout: The structural layout with more short-leg shear walls has a higher impact on the cost.

(4) For the cost index limits such as steel content and commercial concrete content: design internal horizontal comparison, and externally benchmark the head real estate data such as Vanke and Country Garden (the steel content cost index of the same type of drawings in the market can be different to 5-10kg/m2).

(5) Optimize and reduce the window-to-wall ratio: reduce the window area in the north direction and increase the height of the window sill in the south direction (meet the vertical fire-proof spacing and avoid using fire-proof windows). Reducing the window-to-floor ratio is beneficial to energy saving and cost reduction. Door and window frame optimization (reducing the number of window frames).

(6) Reasonably control the type and proportion of the donated area (because the donated area is not saleable, but it is included in the construction and installation cost at the time of settlement), and try to avoid:

1, the proportion of the plane is too high.

2. Large-area nonfunctional overhead floor or negative equipment floor design.

3, a large area of internal transformation, especially a large area of empty patch.

4. Design the stolen area by transforming the facade.

5. Try to use equipment platforms, balconies, bay windows, etc. to give away the area, and control the proportion.

(7) Improve parking efficiency of underground garage: strictly control the pool area of underground parking spaces, and save 30 yuan/㎡ for every unit of parking efficiency.

(8) Increase the saleable ratio:

First, increase the saleable area on the ground and reduce the area of supporting houses and low-profit projects.

The second is to reduce the area of underground storage room and garage. For every 1% increase in the saleable ratio, the cost will be reduced by about 30 yuan/㎡.

(9) Elevation optimization:

(1) Reduce the complex shape of the facade: the building facade should not have too many levels and lines, which is difficult to construct and expensive. Secondly, there are too many lines (especially at the window sill). If too many polystyrene boards are used, it will become a hidden danger of water leakage in the outer window if it expands when heated and contracts when cooled for a long time.

(2) The shape of the roof should be simple: if the sloping roof is adopted, the slope of the sloping roof should be reduced, and the flower pattern and complex lines of the roof should be reduced. The cost sharing of roof modeling of multi-storey residential buildings is large.

(3) lines with a thickness of more than 150 should be poured with concrete, because the heavy rain invades and expands with heat and contracts with cold, which has the potential of falling off.

(9) Control the materials and use parts of the facade: strictly control the use of materials with high cost,

Non-sensitive and minor parts of the owner, such as the second floor above the facade, decorative lines, roof flower racks, equipment floors, etc., shall be made of lower specifications.

(10) garage optimization:

① Control the thickness of the garage cover soil, reduce the thickness of the whole cover soil layer and reduce the cost through local piling slope, and use piling slope to plant larger trees, which has a sense of hierarchy in landscape vision.

② Garage pipeline balance: increase the clear height of the garage lane to prevent cross-operation fighting and pipeline waste.

(3) Set up control centers such as water pump room and fire fighting reasonably, and reduce the length of equipment pipes, wires and cables in the most reasonable and economical position.

4 When the garage fire hydrant is arranged, it should not be arranged at the driver’s door, but should be arranged on the back of the car or on the inside of the post adjacent to the driveway.

(11) Building lobby decoration:

According to different grades of projects, the ceiling on the wall and ground in public areas such as lobby adopts different standard decoration materials to distinguish high and middle grades. Make the just-needed real estate appropriately reduce the cost.

2, material procurement stage optimization, cost reduction measures:

(1) Centralized procurement, with quantity for price.

(2) In exchange for lower material prices through strategic cooperation, based on the future estimated quantity and construction demand.

(3) Guide and cultivate long-term, stable and honest suppliers of materials.

(4) Elevator accounts for about 2% of the construction and installation cost. Customers are more concerned about the safety and quality of elevators. Reducing redundant functions and unnecessary configuration are the main measures to reduce elevator prices.

3. Optimization and cost reduction measures in the construction stage:

(1) Control the quantity and standardization of visas, reduce site changes, and construct in strict accordance with design drawings.

(2) Changes or visas required by the construction unit shall be approved for implementation after repeated confirmation and comparison.

(3) Building construction practices and techniques should be adapted and matched with the current development level of construction technology and the routine practices of engineering construction.

(4) Reduce the construction period reasonably. After the completion and warranty period are up to standard, all costs and expenses will be settled in batches according to the time nodes, and the turnover cycle of funds will be ensured by time span.

4. Optimization and cost reduction measures of garden facilities:

(1) Reduce the proportion of water features. Because of the high cost and maintenance of waterscape, it is easy to become a hidden part of water leakage, and it is not well maintained in the later stage, and deciduous dirt and mosquitoes become a sub-item.

(2) Reduce the number of nonfunctional and expensive landscape sketches such as sculptures.

(3) The proportion of hard scenes shall not exceed 30%. In the landscape cost, the hard landscape area is small, but the cost is high. According to the project quality, control the proportion of hard scene paving and increase the proportion of soft scene. Use real stone paint, tiles or other iterations to replace marble.

(4) The wall of the community is hollowed out, which makes the landscape inside and outside the community coherent and transparent, and reduces the cost.

5. Financial optimization and cost reduction measures:

(1) Accelerate the sales rhythm, quickly turn the funds, reduce the pressure of funds and increase the gross profit.

(2) Tax financial planning, and broaden financing channels.

6. Measures for optimization and cost reduction in the settlement stage:

(1) Combining with the construction technology and practice of the project site, reasonably apply relevant quotas.

(2) Strictly review and check the project visas and contracts, and review and reduce those that are inconsistent with the site or conflict with the quota.

(3) Fine calculation, combined with the construction site, to ensure the authenticity, accuracy and practicality of the calculation.

7. Optimization measures in the marketing stage:

(1) Differentiated pricing of underground parking spaces to improve overall efficiency.

According to the actual scene of the garage, respectively, for the parking spaces with advantages and disadvantages, the price of the dominant parking spaces should be increased, and the price of a few unfavorable parking spaces should be reasonably reduced, which fully reflects the difference of parking spaces’ values, promotes the balanced sales of parking spaces, and is conducive to the elimination of parking spaces and the overall premium.

1. Conditions for price increase of parking spaces:

A. Parking spaces near the elevator or the entrance of the unit.

B, independent parking spaces

C, the distance around the parking space is relatively large.

2. For a few parking spaces in unfavorable positions, appropriately reduce the selling price.

A, mini-car parking spaces, corners or locations where equipment and facilities are extremely obstructed.

B, lane end inconvenient parking spaces.

(2) Add some middle and high-end parking spaces, which will improve the overall benefit of premium.

According to the project grade, on the basis of standard parking spaces (2.4*5.3), a reasonable proportion of medium and large parking spaces (2.6-2.7 in width and 5.3-5.5 in length) will be added.

(3) By giving away a reasonable area or space, we can enhance the higher sales added value, bring more premium, and get rid of chemicals faster, so as to enhance the overall benefit.

1. Optimization of negative first floor space:

The whole negative floor or the south area is presented to the first floor (some lighting windows are added to the negative floor).

Reasons: First, it can bring the first-tier premium and raise the first-tier price; Second: when the underground garage is 3.6 meters, two-story basements must be built below the main building (high-rise), which will design a large number of underground storage rooms, which is not conducive to decontamination. Turn the storage room on the negative floor into a gift space on the negative floor, break it into whole parts and quickly remove it. Third, the storage area of the remaining negative second floor can be designed to be smaller and the total price is lower.

Benefit calculation of two schemes:

A. If the standard floor costs 8000 yuan and the first floor (without yard) costs 7800 yuan, the whole negative floor or the space on the south side will be given as an additional gift to the first floor, and the price of the first floor will be 10800 yuan, and the benefit difference will be 3000 yuan/㎡. The relative selling price of storage room is 2000 yuan/m2, which brings more benefits.

B, if the standard floor costs 8,000 yuan and the first floor (with courtyard) costs 9,800 yuan, the whole negative floor or the space on the south side will be given as an additional gift to the first floor, and the price of the first floor will be 11,800 yuan, and the benefit difference will be 0 yuan/㎡. Basically, it is almost the same as selling the storage room at a price of 2000 yuan/m 2. Double added value can’t bring more profit growth, but it will solve the problem of slow storage room.

2. Optimization of negative two-story space:

The south area of the negative second floor (which has a large space facing the living room and bedroom) is used as a parking garage to increase the price. The premium capacity of the parking garage is much higher than that of the parking space, and it is fast and limited, so customers have priority to buy it.

Third, increase reasonable and effective costs in sensitive areas that customers are concerned about.

In the sensitive parts or areas that customers pay attention to, increase reasonable effective costs, improve quality, and let customers get the best value for money, thus generating a premium and increasing benefits. In the period of high housing prices and high costs, it is not suitable for price wars. By improving quality, selling price and profit, the brand effect can be expanded, and brand promotion and secondary premium can be given by word-of-mouth effect.

1. Sensitive areas of customer concern:

(1) According to the streamline of returning home: waiting hall, lobby, garage lobby and garage entrance.

(2) According to the architectural visual concerns: community gate, unit door bucket, first floor and facade.

(3) According to the landscape visual concerns: main entrance, core landscape axis and nodes, unit entrance, group landscape nodes, and residential fence.

2, in the home streamline, increase the reasonable and effective cost:

(1) The waiting hall, the lobby on the first floor and the garage are connected to the indoor lobby, and sensitive parts are paid attention to at the first level for customers. According to the grade of the project, simple and refined decoration is adopted to improve the quality of entering the home and create a sense of belonging at home.

(2) The fire hydrant and other equipment and facilities in the waiting hall are constructed with concealed fittings to avoid inconvenient access for customers.

(3) The lines at the entrance of the garage and the gate of the community are more thick, and the ceiling should not be made of glass. The slope at the entrance should be raised appropriately, and the entrance should be illuminated by lights.

3, building facade, increase the reasonable and effective cost:

(1) Lines and shapes are added to the 1-2 floor base and unit door bucket area of the building, which enriches the details and makes it more heavy.

(2) The color matching of the facade adopts color matching to replace the division of lines or shapes (high cost). Multi-storey horizontal different color surfaces make the building more thick; High-rise buildings adopt different vertical colors, which makes the building stand tall and straight.

4, landscape, increase the effective cost.

Excellent core landscape brings high-quality on-site experience to customers and directly raises the house price.

(1) First-class landscape areas such as main entrance, core landscape axis and nodes, unit entrance, and group landscape nodes should be built with emphasis.

(2) The children’s playground is set in an open space, and the surrounding vision is wide.

(3) A fitness track is added in the secondary landscape zone (semi-private) of the community, and cultural tips are added around the track to distinguish areas, which increases the identification and interest of the space and improves the humanistic quality of the project.

(4) The right corner of the road shall be rounded to prevent trampling.

4. In terms of intelligence, increase the effective cost.

A fully intelligent identification system for the owner is composed of face recognition of the gate, face recognition of the unit door, fingerprint lock of the entrance password, license plate number recognition system of the basement and automatic induction gate, which is convenient for the owner to enter and exit without keys and Bluetooth cards.

5, garage and other supporting aspects, increase the effective cost

(1) The garage driveway is the customer’s concern area, and it is made of toughened or grinded stone floor, while others are made of solidified wear-resistant floor (epoxy floor is not recommended, because the garage is wet and not wear-resistant, and after 1-3 years, there will be problems of sanding and falling off in different degrees, which will reduce the quality).

(2) Lane lighting design, lane lights and lane guide arrows are aligned up and down, which broadens the vision of two-way lanes, makes driving light feel more comfortable and ensures driving safety.

(3) The large-scale garage is divided into zones and colors, which is easy to identify and provides a simple sense of orientation.

(4) The garage is equipped with a zebra crossing on the sidewalk to distinguish the traffic flow and pedestrian line in the underground garage, which not only guides the owner to cross the driveway safely, but also plays a role in warning the vehicles driving in the basement to speed limit.

(4) Establish a model first and a quantity exhibition area, and stimulate customers’ purchasing desire and transaction rate through case experience.

(5) Set some smart WIFI, hidden trash cans, and some direct drinking water in the outdoor public activity area, so that customers can experience differentiated services and excellent living experience with less cost and attention to details, and improve quality.

Item 4: The conclusion of cost control:

All departments and stages refine the cost control, so as to prevent in advance, control in the process and analyze afterwards, forming a closed-loop and virtuous circle of the whole process.

First, improve the cost consciousness of all staff, establish the overall situation consciousness, and fully realize the close relationship between cost and income: reducing cost means increasing efficiency.

Second, all relevant departments should cooperate with each other, strengthen cooperation, establish a whole-process and full-staff cost control system, and dig deep into cost optimization and reduction measures:

1. Plan, design, optimize and innovate iterative products.

2, construction management to ensure quality.

3. Centralized strategic procurement of materials.

4. Marketing packaging: explore the core value and increase the premium rate.

5, financial control system control.

7. The Legal Department should guard against risks.

8, the completion of the settlement strictly according to the facts.

6. The feedback data of property customer service complaints are used as experience books to form a closed loop.

The real estate competition has entered the stage of high-quality and high-value differentiated competition. At present, real estate developers should seize the challenges and opportunities, enhance the concept of value promotion and cost control, take effective management and control measures, and do fine cost management with the craftsman mentality of "wringing the last drop of water on the towel" to enhance product value and create value for customers, so as to enhance the value of products and the core competitiveness of enterprises, so as to achieve sustainable and healthy development.

Source: Pang Dong has something to say. This article has been authorized by the author. Thank you for this.

　 　 Special feature of 1905 film network In fact, the concept is not new, not to mention the amazing short film. In 2012, the animated film invited the protagonists of the game and turned it upside down. Up to now, Sony’s "Pixel Wars" has taken the road of combining real people with CG. Comedy stars such as adam sandler, kevin james and Josh Gad are invited. Obviously, the film didn’t want to be normalized from the beginning, and it was played in the guise of "war" and alien invasion, but it was still a shit and Loser transformation. It was not interesting or harmful.

　 　 At the beginning of the film, the film played a card of feelings and memories. Several strange-looking little boys, one of whom lost how to play the game, and the other, although brave, was defeated by others in the final championship battle. The other likes to chat with the girl in the game machine, full of small and medium-sized Xuan Xuan. Obviously, the film is paving the way, and it is also a common routine of Hollywood movies. Everyone’s adult life is greatly influenced by his childhood, so-called psychological trauma. So, the runner-up of the game, carrying the shadow of the second place, grew up to be an ordinary employee of a home appliance company, while the little fat man with no ambition and only catching dolls became the president of the United States. Yes, you are not mistaken. What is the screenwriter’s brain wide open for irony? Another "little devil" got into the panic, and the geek who is infatuated with beautiful women, as always, started a technical otaku.

　 　 When the scene jumps to the present, when adam sandler comes out, the whole style of painting is wrong, not to mention that kevin james has become the boss of the United States. From this time on, the tone of the film is slightly ironic and teasing. After watching such low-cost comedies in the United States, you will be quite familiar with and benefit from all kinds of jokes and techniques, such as ridiculing the American president to pieces and not knowing the "disaster". Isn’t it obvious that the president has no education? In addition, all kinds of important people in the White House have also become the object of ridicule, portrayed as a group of straw bags, officials are not like officials, and the general seems to be half buried in the ground. Of course, Americans haven’t forgotten to give a black hand to their good brother Britain again. The female prime minister has become thin and toothless, and looks like a menopausal woman with hormonal instability. She is not only pale but also very neurotic, which makes people think of her naked contempt for the Queen of England. Behind these satire and ridicule, what we can actually see is the characteristics of the film Pixel Wars, or the serious hooliganism as mentioned above.

　 　 Therefore, after adam sandler saw the heroine’s swaying posture, the first sentence she blurted out was "Wow", a heartfelt surprise brought out by hormones, and then the heroine happened to be in the emotional loss stage of life. Two people flirted and secretly fell in love, but they did not expect to start bickering because of a misunderstanding of a kiss, and they began to stage the plot of tell it to the judge. This way of communication between men and women is obviously the favorite of this kind of comedy, and they don’t like each other. Of course, adam sandler is not the only serious hooligan. Otaku still thinks about the dream girl in his game, and even draws many cartoons full of psychosexuality. One of the conditions for the little devil to join the team against alien aggression is to have dinner with tennis superstar Serena and spend the night together.

　 　 The more the film goes to the back, the stronger the desire of these men for women, and the creator has generously satisfied all their wishes. After becoming a salvation star, adam sandler won the beauty home, and the cartoon goddess of the otaku was regarded as a reward for the victory of the game, and became a real person, and Serena was waiting for the sandwich night that the little devil was thinking about … … It can be seen that these women were rewarded as trophies to these geeks, so when the beautiful game goddess in the movie dropped her double swords and leaned over to kiss the fat and filing otaku, the boys in the audience couldn’t help but make a sound with multiple meanings of regret, envy and jealousy.

　 　 It can be seen that "Pixel Wars" is like a beautiful world that a bunch of game geeks fantasize about themselves. In this world, not only can they become superheroes, but the opponents they beat are actually BOSS, who often can’t get through customs in the game, and then save the world. By the way, they also saved the setting that they have been a loser for the first half of their lives, and finally they can even win the beauty. Therefore, it is not surprising that the film is full of all kinds of imagination about beauty, hero and strength. After all, for the game otaku, the imagination of the external world is always better than the reality, otherwise Serena, a world champion who is strong and independent both physically and mentally, can’t throw herself at a cheating game champion.

　 　 It is precisely because of this that the audience of this "Pixel Wars" is estimated to be very limited. After all, the value position of such male chauvinism and taking all women as trophies is really out of line with the prevailing trend of feminism, not to mention that all the women in the movie are beautiful and amazing, while all the men seem to be a little diabetic.

"Pixel Wars" is such a typical American brainless comedy. The concept of pixels in the old-fashioned game of the film to create alien attacks is somewhat interesting in itself, but it is only limited to this. Wasted the setting and nostalgia that this attack method is electronic and gamified. On the one hand, the game characters in Pixel are much richer, and the story in the movie is still from a human perspective. On the other hand, they are all set as villains who will only destroy or even show their faces and break into slag, destroying their childhood and feelings in the game hall with steel.

　

　　CCTV News:The annual year-end consumption peak season has arrived. In the consumption peak season of 2023, the reporter saw that consumer demand is more subdivided and vertical, consumption is more decentralized and personalized, and intelligent, experiential and high-quality products are exploding. From the industrial point of view, the diversity of consumer demand also promotes the trend of personalized production and flexible customization on the supply side.

　　Under the increasingly diversified consumer demand, refined home appliances are more sought after by consumers. The data of the e-commerce platform shows that the sales of smart home products that can enhance the sense of home life experience have increased significantly. Among them, the turnover of intelligent sensing faucets, intelligent door locks, intelligent lifting tables and other products all increased by more than 100% compared with the same period in 2022.

　　Healthy consumption has also become a kind of consumer goods with high willingness of consumers. According to the data of the platform, in the "Double Eleven" in 2023, the outdoor sports industry showed explosive growth, and the sales of cycling, skiing and out shoes clothing products increased by 300% year-on-year.

　　On the major e-commerce platforms, the reporter noticed that domestic brands are highly sought after by consumers. According to the data of China International Electronic Commerce Center Research Institute, in this peak consumption season, among the top 20 brands in online retail sales, domestic brands occupy 11 seats.

　　While the consumption trend changes, it is also promoting the transformation of the industry. Li Mingtao said that relying on the support of online big data, enterprises can more clearly understand the needs of consumers, and thus rely on personalized production and flexible customization to accurately match related needs.

　　Promote featured products and adopt various operation methods to cope with the sales peak.

　　The annual year-end consumption season is also an important node for enterprises to sprint annual sales. At present, local enterprises are actively enriching their means of operation and vigorously promoting local specialty products.

　　In Hanzhong, Shaanxi Province, the local digital economy industrial park jointly settled in enterprises, and launched online live broadcast and other activities for the first time to introduce local agricultural special products to consumers.

　　This company, located in Jiangmen, Guangdong Province, has developed a series of snack foods and organic foods based on local specialties such as Xinhui dried tangerine peel and Taishan rice. The person in charge of the company predicts that the sales volume of the company’s products will rise sharply this consumption season. In order to cope with the sales peak, the company made sufficient preparations in advance.

　　The new express delivery mode allows goods to reach consumers faster.

　　During the peak consumption season every year, the express delivery volume will explode. The growth of express delivery reflects the vigorous vitality of China’s consumer market. At the same time, how can consumers get the goods they ordered faster?

　　At a courier service outlet in Mianzhu City, Sichuan Province, the staff are busy scanning the code for express parcels, putting them on the shelves, and three shelves are filled with parcels stored on behalf of others.

　　It is understood that during the end-of-year consumption peak season in 2023, major express delivery companies in Mianzhu have increased their investment, and tried their best to reduce the phenomenon of express delivery squeeze and delay by increasing operating venues, adding automation equipment, expanding transportation capacity and increasing manpower.

　　In Jinhua, Zhejiang Province, relying on the mode of "integration of passenger and freight", express delivery can take the bus to the village, so that more rural people can enjoy the same timely delivery service as in the city, which greatly improves the timeliness of express delivery. Wu Chengrong, a villager in Shenfan Township, Jinhua City, just got his first package of this year’s "Double Eleven" a few days ago.

　　In addition, the local area also adopts the new logistics mode of "regional co-distribution", relying on the postal network, integrating the first-class distribution resources of each express brand village and town, and realizing the automatic sorting of all express brands in the same line. Postal couriers can complete the express transportation and delivery work of different express delivery companies, which greatly relieves the logistics pressure of the "last mile" in remote areas.

　　According to the monitoring data of the State Post Bureau, November 1 — On November 4th, the whole network collected 2.027 billion pieces of express delivery, up 16.1% year-on-year and 31.0% quarter-on-quarter, reaching a record high.

　　China Securities Network News (Wang Luo) started from the printing industry. Lingyun Guang has been deeply involved in the industrial machine vision industry for 20 years, and has expanded its applications to consumer electronics, new displays, new energy and other fields. Head enterprises in industries such as Apple, Huawei, Xiaomi, Foxconn, BOE and () are all important customers of Lingyun Guang.

　　On June 15th, Ling Yunguang (stock code: 688400) officially launched the inquiry offering, and will soon land in science and technology innovation board. The science and technology innovation board listing, Lingyun Guang plans to raise 1.5 billion yuan, and the fundraising direction is centered on the company’s vision planning. From industrial manufacturing to industrial intelligent manufacturing, machine vision is promising. The company will increase investment in technology research and development, continuously improve its platform-based capabilities, empower intelligent manufacturing, and help more industries achieve automation and intelligent development. The company’s development vision is to implant "eyes" and "brains" into machines and become a global leader in the fields of visual artificial intelligence and photoelectric information.

　　From agency to self-research, mastering the underlying core technology

　　According to the prospectus, Ling Yunguang was established in 2002, and started from the banknote printing industry, and carried out independent research and development through projects such as online detection of RMB gravure printing and large sheet detection; On the other hand, the agency business of foreign high-end visual devices is carried out. Since 2006, the company has successively entered the fields of printing and packaging, new display and consumer electronics, and further improved its independent research and development capabilities. At present, it has the research and development capabilities of advanced imaging, intelligent algorithms, intelligent software and automatic precision control, and independently developed core devices such as industrial cameras and light sources, which are applied to many industries.

　　The domestic machine vision started in the late 1990s. When Ling Yunguang entered this field 20 years ago, the domestic development and application were basically blank. The company started from scratch and gradually embarked on the road of independent research and development in the field of machine vision.

　　Ling Yunguang attached great importance to self-research of core technologies at the early stage of business development. During the period from 2002 to 2006, the company initially built a 100-person team with independent research and development capabilities of optical, mechanical, electrical, computing and software technologies, and started the research and development of independent software algorithms of VisionWARE. The technical accumulation in this period has created an insurmountable moat for the company’s competitors in a short period of time. Now the machine VisionWARE algorithm platform independently developed by the company has been iterated to version 5.0. Ling Yunguang is the first machine vision manufacturer in China to launch a purely independent bottom-level core algorithm library. The investment cycle of the bottom-level algorithm is quite long. It takes a lot of time and experience to optimize the core algorithm from the bottom, which makes it ahead of competitors in the same industry for about three to five years.

　　In addition, Ling Yunguang’s AI algorithm development based on deep learning, machine learning and knowledge map has also been at the forefront of the industry, forming an independent F.Brain intelligent algorithm platform, supporting factory-side and edge intelligence through edge computing, and supporting factory cloud intelligence through big data cloud computing technology. From the application point of view, the machine vision +AI technology is deeply combined to support industrial scenes.

　　It is understood that the algorithm library of the machine vision industry consists of open source vision algorithm libraries such as OpenCV, and third-party commercial payment algorithm libraries such as Vision Pro (cognex, USA), Halcon (German MVTec) and VisionWare (Ling Yunguang). Due to the long development cycle and large investment of algorithm library, companies in the industry usually develop their own application algorithms based on open source algorithm library, or independently develop and integrate with third parties, and few companies develop the underlying algorithms completely independently.

　　In addition to algorithms, Lingyun Guang has always been at the forefront of optical imaging technology, and has independently developed a series of visual core devices such as smart cameras and high-brightness special light sources. It has more than 70 patents in the optical field, and many solutions are the first to benchmark international and domestic machine vision friends, creating a brighter industrial "eye" competitiveness. At the same time, by investing in domestic CMOS sensor design company Changguang Chenxin and industrial lens professional company Hunan Changdao Optoelectronics, we will optimize the allocation of core resources and lay out the localization and autonomy of core technologies.

　　Form platform capability from system to equipment

　　After all, the banknote printing industry belongs to a special industry. After 2006, Ling Yunguang gradually expanded its business to printing and packaging, display screens, consumer electronics and other industries, and further integrated its research and development capabilities into platform-based capabilities of products and technologies, thus effectively supporting the company to achieve cross-industry development. In addition, the company began to expand its automation capability in 2016, and it took three years to gradually build automatic control technologies such as automatic assembly line and multi-axis precision manipulator.

　　Up to now, Lingyun Guang has four technical platforms, including advanced imaging, intelligent algorithm, intelligent software and intelligent automation, and comprehensive overall scheme design capability. It has 418 domestic patents and 208 software copyrights, which supports the company’s rapid expansion of downstream industries from printing to other fields, such as consumer electronics and new energy, and is also a technical base to support the company’s continuous leap-forward development in the future.

　　According to Ling Yunguang’s prospectus, up to now, the company has developed diversified intelligent visual equipment and innovative process solutions based on independent research and development of visual algorithms and AI algorithms for new display, consumer electronics, printing and packaging, new energy and other fields. Specific to the display field, the new display intelligent vision equipment products provided by Ling Yunguang can realize automatic and semi-automatic optical detection of small screen defects in TFT-LCD/OLED, covering the Cell process section and module process section, and support lighting detection when the screen is powered on and appearance detection when it is not powered on. The detection efficiency of the LCD lighting quality detector provided by it is more than 3 times that of manual work, which solves the problem of 2% low contrast stain defect detection, approaches the limit of human eyes, realizes high dynamic range detection, and has been popularized and applied in hundreds of sets in the industry.

　　Entering Apple’s industrial chain is a key milestone for Ling Yunguang, and it is also the inevitable result of technical capacity building. Five years ago, the company broke the situation that the high-end market of consumer electronic vision inspection was monopolized by foreign manufacturers such as cognex and Kearns for a long time, and became the Preferred Supplier in the field of machine vision certified by Apple, and began to provide configurable vision systems in batches.

　　"Hand", "Eye" and "Brain" cooperate to empower intelligent industrial production.

　　If configurable vision system products, such as machine vision algorithm platform developed by Ling Yunguang, can equip industrial machines with eyes and brains, then intelligent vision equipment is to implant muscles and limbs controlled by brains into the machines, thus realizing the precise control and execution of detection and production technology, and finally forming an intelligent production robot with the cooperation of hands, eyes and brains.

　　As the largest manufacturing country in the world, the penetration rate of domestic machine vision application is low, and there is still much room for growth, especially the aging population and the increase in labor costs, which also bring great demand to the machine vision industry.

　　From the demand of downstream customers, the epidemic situation in COVID-19 is complicated in recent years. Instead of reducing the budget for technology investment, downstream manufacturers have been further forced by the epidemic to strengthen their investment in industrial automation, digitalization and intelligence, and the cost reduction effect is very remarkable. In the future, the demand of downstream manufacturers for automation and intelligence is rigid and inevitable.

　　China market has become one of the fastest growing markets in the global machine vision market. According to the statistics of China Machine Vision Industry Alliance, the sales of machine vision industry in China increased from 10.18 billion yuan in 2018 to 14.42 billion yuan in 2020, with a compound growth rate of 19.02%. Thanks to the promotion of manufacturing automation and other factors, it is estimated that the sales of machine vision industry in China will increase at a compound growth rate of 27.15% from 2020 to 2023, and the sales will reach 29.6 billion yuan by 2023.

　　Under such opportunities, Lingyun Guang will continue to promote technological innovation in advanced optical imaging, software and algorithms, automation and other fields, and actively explore new application fields of industrial machine vision. At present, Ling Yunguang’s machine vision +AI products and services have achieved a high market share in consumer electronics, display panels, printing and packaging applications. According to the statistics of China Machine Vision Industry Alliance, in 2020, among the enterprises participating in the statistics (enterprises within the alliance), Lingyun Guang ranked first in the sales of machine vision industry in China.

　　According to the disclosure in the prospectus, the company is expanding its business to the field of new energy battery diaphragm detection, and has cooperated with customers such as Contemporary Amperex Technology Co., Limited. Focusing on the field of industrial manufacturing for 20 years, Lingyun Guang is expected to become the leader of industrial artificial intelligence, truly helping factories to improve quality, increase efficiency, reduce costs and reduce storage.