&”;Commercial property&”; generally refers to buildings that are directly used for commercial purposes, such as shopping centers, office buildings, hotels (serviced apartments), exhibition halls, sports grounds and so on, in addition to residential properties. Among many commercial property management, the management and operation of shopping centers are the most difficult. This also leads to the uncertainty of shopping center management cost and the difficulty in drawing up management fee standards. What are the rules for the pricing of commercial property fees in Tianjin? Let&;s take a look. I. Factors Affecting the Pricing of Shopping Center Management Fee The determination of shopping center management fee standard is not only influenced by the above factors, but also restricted by its geographical location, location, market positioning, supporting facilities, public area, service standard, human resource cost (as well as construction scale, architectural characteristics and building materials). It directly leads to the differences in management costs (depreciation of fixed assets, equipment operation, maintenance of equipment and facilities, consumables, human resources, administrative expenses, etc.), which leads to great differences in the pricing standards of management fees in shopping centers. By analyzing the above factors and conditions, we can clearly understand their different weight ratios in management costs and pricing standards. 1. Geographical location Due to the uneven economic base and development level of various regions, there is a big gap between the recognition level and affordability of property management fees in various regions. The economically developed areas can recognize and accept a higher level; The economically backward or post-developed areas have lower bearing capacity. For example, there is a great difference in the recognition level and affordability of management fees between shopping centers in Guangzhou downtown and shopping centers around the Pearl River Delta, and the absolute value often reach——. In addition to social and economic problems, objective factors such as climate (cold region and subtropical region) and basic facilities can not be ignored. Add the property manager to your favorites! 2. Because people&;s mobility in the region is still limited, and the radiation distance of the shopping center is insufficient, although in the same city or region, the quality and structure of the group are different (disturbing consumption consciousness and consumption concept), the environmental conditions are different, and the business atmosphere is strong and weak, which will directly affect the economic value and social value of the store, thus leading to the inconsistency of the management fee standard. For example, in Tianhe, Dongshan, Yuexiu and other districts of Guangzhou, there is a price difference with Haizhu and Baiyun District, which is nearly a quarter. 3. Market positioning and equipment matching This is related to the level of software and hardware matching of shopping centers. Usually, the market positioning of shopping centers located in low-end consumer groups will be lower, because the consumption concept of the target group is very real, the purpose of going to the shopping center is very direct, there will be no too many extravagant demands, and even if individuals think that they are not satisfied, they can easily get forgiveness, so their management costs can be controlled at a low level. However, the market positioning of shopping centers (such as Lipper, Friendship and Times Square in Guangzhou) in commercial centers and high-consumption groups (such as office buildings, hotels and serviced apartments, playgrounds and high-end residential areas) is general.Both are slightly higher. In order to meet the needs of the target consumer groups, the software and hardware facilities of this kind of shopping center should be perfect, complete, modern and diverse, and the scene should create an environment that matches the product grade. Since it is a high position, it is necessary to set up and manage the air conditioning, elevator, decoration, cleaning, greening, security, transportation, shopping guide, functional support and so on, and the operation of each link must meet the consumption standards of high-end groups. All these will inevitably increase the consumption of manpower, material resources and financial resources, which will greatly increase the management cost. Therefore, it is necessary for property management enterprises to calculate and coordinate the marginal cost and marginal income of shopping center operation reasonably and accurately, and the pricing standard of management fees will be improved accordingly according to the actual needs of the site. 4. One of the main ways to digest the management fee of public area shopping centers lies in the supporting management of public facilities and public areas. The management requirements and standards for public areas will have a direct impact on the occupation of property management fees. As far as the same shopping center is concerned, the management fee consumption per unit public area is unchanged under the conditions determined by the standard, but its total amount increases with the increase of the area. The increase of public area will make the marginal cost and management fee standards of shopping centers more flexible. General rule: shopping centers with lower market positioning will have less public area; Shopping centers with higher market positioning will have more public areas, so the management fees will be set higher. 5. Service standards The service standards of the shopping center management industry have not been formulated at present. Therefore, the service standards of shopping centers have not been uniformly customized at present, and they only stay at the level that each shopping center property management enterprise (or owner) has its own rules and is very personalized. This is also one of the important reasons for the widening difference in management fee standards. For example, in order to achieve commercial purposes, some shopping centers improve the level of characteristic services, strengthen commercial competitiveness, expand social visibility, and spare no effort to develop various selling point services, such as opening canteens for tenant employees; Public toilets provide free toilet paper, hand dryers and hand sanitizers; Provide customers with free drinking water; Special smoking area; Set up free children&;s parks and nurseries; Provide leisure reading room, Tofu room, etc., and there are countless surprises. All these, whether it is market demand, regional standards or personalization and humanization, will directly reflect the management cost of shopping centers, which will have a great impact on the marginal cost of enterprises and cause serious deviation and sharp fluctuation of management fee standards. 6. Human resource cost Because shopping center management belongs to the property management industry and belongs to labor-intensive enterprises, human resource cost also has a great weight on the management fee pricing standard. In view of the imbalance of per capita income in different parts of China, there are differences in the consumption, labor efficiency, salary standard and management efficiency of shopping centers, so the inconsistency of management fee standard forms a reasonable space. Second, the pricing method of shopping center management fee Although it is necessary to take into account various factors and conditions to accurately determine the management fee standard of shopping centers, this series of basis needs to be carefully evaluated and analyzed, and it must be truly done.It&;s not easy to get out, but it&;s more risky not to make an evaluation and price. On the one hand, it may easily lead to insufficient management fees in the future due to inaccurate (too low) pricing, which may lead to a crisis of difficult operation; On the other hand, if the pricing is not accurate (too high), it will lead to the departure from the market, which will reduce the commercial competitiveness and make the investment promotion fail. The following method is a common operation in the industry at present: first, select a reference object (the conditions of the selected object are slightly higher than the pricing target), According to the current management fee standard of the reference object and the past historical profit level (which can be calculated by tax data), the upper limit of the proposed standard is determined: (current management fee standard)-(average annual profit) (planned profit) = (upper limit of the proposed management fee interval). Then, the geographical location, location, market positioning, facilities, public area, service standard, human resource cost, construction scale and building of the reference object and the shopping center with the proposed standard are compared. Although the above operation is simple, it may introduce systematic errors in the link for various reasons, which will affect the accuracy of the calculation results to varying degrees. In order to customize the results more accurately and reasonably, scientific means and methods can be used to make the comparison results into tables, and the relevant data (data can be time series data: time series data is composed of observation data of each variable that affects the cost in a specific market; Or cross-sectional data: information from many markets at the same time. The data can come from surveys, market experiments or various ready-made sources, such as the historical records of enterprises or publications. The data can be analyzed and evaluated (the least square regression estimation technique can be used), and then the adjustment coefficient can be estimated according to different weights, and finally the implementation standard of management fees can be determined.