Great Military Division

In fact, Liu Bian originally thought that engaging in real estate in ancient times would be fatal, and it was almost impossible to succeed. After all, the inherent advantages were insufficient, and it was difficult to compare with modern society.

But
After the guidance of the experts of the military division alliance.

The imperial city is a very good selling point, and it will definitely be the political and economic center of the Han Dynasty in the future. Under such unique conditions, it is absolutely possible to do it.

Although this model cannot be replicated, it can completely solve the problem of funds needed to build the imperial city. In the final analysis, it is just an overdraft of the residential area of ​​the imperial city and its appreciation potential in the next ten years.

This situation is the same as all kinds of luxury houses in modern society. The price is set very high, but within five to ten years after the opening, there is almost no chance of appreciation.

Although after several years of development in Dahan, the common people have basically solved the problem of eating, but it is almost impossible to achieve food and clothing. It is almost impossible to make money from the common people.

no way.

Liu Bian could only put his ideas on the rich and aristocratic families. They had too much money in their hands. It was absolutely right to use some money to support the construction of the imperial city.

Moreover, according to the current development opportunities of the imperial court, even if the appreciation potential in the next few years is overdrawn, it will soon make up for it. It will still be a good asset in the future, but it will only earn less.

Looking at Lu Su's leaving back, Liu Bian heaved a sigh of relief. He couldn't help feeling suspicious, and asked tentatively, "Teacher, can this real estate project really succeed?"

"Of course!"

The Military Division Alliance is very confident and said with certainty: "From the data collected recently, the development of Wancheng in the past two years can be said to be very rapid, especially the rent and selling price of houses are rising day by day."

"Wancheng is just a temporary resting place for you, Master Bian. It can be so high. If the capital is moved to Luoyang in the future, the housing price will naturally be higher. This is for sure, and it can be compared."

"According to expert calculations."

Next, the Military Division Alliance added again: "Even if it is sold at the current price of Wancheng, according to the size of our new Luoyang City, there is no problem with maintaining capital and building security expenses."

"And if it is built in stages and sold in stages, the price will rise and the price will rise. Maybe even the money for buying the golden monkey can be transferred out. At that time, if we continue to roll the money, we will definitely make a lot of money."

"And don't forget, Mr. Bian, that real estate development is a comprehensive subject that involves a lot of industries and materials. This way, we can take the opportunity to recruit a group of construction teams to prepare for the future construction of roads and bridges."

"Even if they can't repair roads and bridges, after the palace is built in the future, these construction teams can completely undertake housing renovation projects in various counties and counties to improve people's livelihood."

"."

Barbara.

Experts from the Military Division Alliance talked about many advantages in one breath.

From various angles, the feasibility and superiority of this project are demonstrated.

Liu Bian listened very carefully. Although he still had a little understanding, he still believed in the strength of the experts of the Military Division Alliance. As long as it was done properly, this real estate pre-sale could solve many problems at once.

*****
Let’s say that after Lu Su left Wende Hall, he went straight back to Shangshutai, sorted out today’s notes, recorded them in the book, and familiarized himself with the rest of the affairs before opening the materials given by the emperor and preparing to study them.

Today's Lu Su already has a certain amount of economics knowledge, far away from the Xiaobai model, and after being brainwashed by the emperor's information, he has a three-point understanding of real estate pre-sales at once.

hiss-!
Lu Su was astonished, and couldn't help gasping: "That's right, the value of the house is not only the wood, stone, and labor, but also the value of the land below it, and the value of the surrounding facilities."

"kindness."

Lu Su nodded and nodded slightly: "Your Majesty's cognition is still in place. Only by taking all these values ​​into account can we truly estimate the value of Luoyang's house."

With strong interest, Lu Su continued to read down, and the step-by-step knowledge points came into his mind little by little, which gave him a better understanding of the concept of real estate.

"That's right!"

Lu Su read the point of interest, and nodded again: "The reconstruction of Luoyang City is a huge project. With the continuous use of materials, the price will inevitably increase. It must not be estimated at the current price."

"Not only the price of materials, but even the price of labor will also rise in the future, which will lead to an increase in the cost of the house, which will continue to rise, which in turn will lead to an increase in the price of the house."

"Yes."

After reading this, Lu Su pinched a strand of beard under his chin: "This is the importance of installment sales. All costs must be taken into account. The price of the second phase will most likely exceed the price of the first phase."

"These houses are obviously prepared for the rich, aristocratic families, and officials. If you really want to buy a house, it is naturally best to buy the first phase, so that the price will be cheaper."

"and!"

Lu Su's thoughts diverged, and his mind became clearer: "Although the development of later projects will increase the price, it will passively increase the value of the houses developed in the early stage."

"Haha."

Lu Su only felt that he had mastered the way to make money: "That's right, it must be like this!"

At this moment, a familiar voice sounded from the side: "Zijing, what are you doing here alone?"

It's Xun Yu.

Lu Su judged it all at once.

He raised his eyes to look at Xun Yu, with a smile on his face, waved his hand excitedly to signal Xun Yu, and sat down opposite him: "Wen Ruolai, please sit down, I found a good opportunity to make money."

The corners of Xun Yu's lips curled up slightly, and a faint smile appeared: "Zijing, I'm not interested in money, you should make money yourself, and try to earn money for rebuilding Luoyang City."

"Then do you want to have your own yard in Luoyang City?"

Lu Su changed his method and asked Xun Yu, he knew the situation of Xun Yu now.

Although His Majesty the Emperor had already solved the accommodation problem for Lu Su, Xun Yu and others, due to the rapid development of Nanyang Hanting, many members of the Xun family passed the exam and became members of Nanyang Hanting.

Many Xun's children dragged their families and came to Wancheng to find a place to live. It was too expensive to buy a house, so they had to rent it, but the rent was not cheap either.

no way.

Many of the Xun family's descendants lived in Xun Yu's residence.

Although Xun Yu was very clear about this matter, he had nothing to do about it, after all, they were all his clan relatives.

Xun Yu naturally knew that the court would return to Luoyang in the future, so when Lu Su mentioned Luoyang's courtyard, how could he not be interested?

Immediately, he sat opposite Lu Su, poked his head, and asked tentatively, "Zijing, what do you mean by that? Could it be that the imperial court decided to sell the Luoyang house?"

"Yes."

Lu Su nodded affirmatively, and said softly: "You should be clear that rebuilding Luoyang City will cost a lot of money, and the manpower, material and financial resources invested in the early stage are unimaginable."

"Hence, His Majesty has decided to build a part of the residential area, and withdraw part of the funds through pre-sales, so as to provide the greatest guarantee for the financial resources of the project."

"Pre-sale?"

Xun Yu was stunned for a moment, and at the same time his curiosity arose: "Zijing, tell me, what is going on? You should know the situation of my family. You can deal with these problems in Nanyang, but when you arrive in Luoyang, you will have to deal with them." Play can't happen again."

"It's simple."

The corners of Lu Su's lips curled up slightly, and a slight smile appeared: "The so-called pre-sale means advance sales. Wen Ruo should be clear that Luoyang City has a plan. What will Luoyang City look like in the future? What functions are shown on the planning map."

"For example, where is the imperial city, where is the horse market, where is the gold market, as well as residential areas, commercial areas, all have plans, and all these will be handed over to the construction team, and the court will pay for it."

"The pre-sale is to endorse the reputation of the imperial court to ensure that the house will be built, and then sell it in advance, and use the money of the buyer to turn over the construction and material funds."

Xun Yu frowned: "So, don't you use the money from the house buyers to build the Luoyang Imperial City?"

Lu Su nodded and nodded: "In a sense, it is true!"

"what?"

Xun Yu found it hard to accept for a while.

After all, this mode will make him feel that he is being taken advantage of: "Is that so?"

Naturally, Lu Su knew what Xun Yu was thinking, so he didn't bother to explain. He just asked, "I just want to ask you, if the imperial court builds a residential area, would you buy a courtyard?"

"This"

After struggling for a while, Xun Yu finally nodded: "You can't rent a house, you have to buy one after all."

Lu Su smiled lightly, raised his head and said, "That's right! Luoyang is the base of the capital. Under the feet of the real emperor, it will be a place where every inch of land and every inch of gold will be in the future. As it is in Nanyang at this moment, it can be said that it is hard to find a house."

"If I were you, I would definitely spend all my savings and buy two more houses. I will live in one house and rent the rest to those who will make a living later."

Xun Yu glanced at Lu Su: "Is this how you make money?"

Lu Su smiled lightly: "Rent is just one of the benefits."

"Oh?"

Xun Yu was curious: "Apart from this, is there anything else?"

Lu Su said softly: "Wen Ruo, you were the first batch to come to Nanyang. How high was the housing price in Nanyang at that time?"

Xun Yu frowned, he didn't care much about these issues: "This... I really don't know much about it."

Lu Su is not the case. He has been in charge of business issues, especially since he mastered merchants, he is extremely sensitive to prices, not only materials and labor, but also house rental prices, buying and selling prices, and so on.

At that moment, Lu Su leaned forward and lowered his voice: "Other times, I don't quite understand, but in the past two years, the price of houses in Nanyang Wancheng has skyrocketed by four times, and the rent price has skyrocketed by ten times!"

"Wen Ruo."

Lu Su looked at Xun Yu with great interest: "With your salary and bonus, how many years will it take to earn enough for a house in Nanyang? Have you calculated it carefully?"

"This"

Xun Yu shook his head: "I really haven't counted."

Lu Su said softly: "I did the calculation."

"Oh?"

Xun Yu was stunned: "Have you counted?"

Lu Su nodded: "Well, just now, I calculated Sangong's salary."

Say it.

Lu Su took out the draft book from the side, opened it, and handed it to Xun Yu: "Wen Ruo, although the salary of Shangshutai is not high, your Majesty's bonus for Shangshutai is very large, especially you, the sum is more than two." It's three men."

The salary of the Han Dynasty was calculated according to grain, but because there is no shortage of grain now, the price of grain plummeted and remained at a relatively low area.

It is precisely because of this that the salaries of court officials have been reduced in disguise. In order not to affect the enthusiasm of officials, Liu Bian changed to cash distribution and settled by bank notes.

In addition, the imperial court will also give certain cash rewards to officials who have successfully completed the exams. For example, in the past two years, Nanyang told the development that Xun Yu has almost single-handedly handled internal affairs, so his bonuses are also very high.

"this."

Xun Yu did not deny it.

After all, this is a fact. I already contributed a lot, so it is normal to get more bonuses: "Zijing, tell me, with my current situation, how long will it take to buy a house in Nanyang?"

Lu Su nodded, and immediately said: "The houses in Nanyang are divided according to the geographical location, and the prices are different. The price inside the city is much higher than outside the city, and the price near the palace is much higher than the edge of the city."

"Based on the three-entry courtyard you currently live in, it is located in the city and is relatively close to the emperor's palace. The price has already exceeded [-] gold per mu."

"Based on your current salary and bonus, if you don't have 20 years, you won't be able to get it. And this is a conservative estimate. The real transaction price must be more than [-] gold!"

Xun Yu was stunned: "How much? Twenty thousand gold?"

"of course."

Lu Su nodded without hesitation: "You have to know that the housing prices in Wancheng are calculated according to square feet. Any house in the city can cost more than a few hundred gold, and the prices of shops along the street have already exceeded ten thousand gold. gone."

"The house you live in now is quite close to the emperor's palace. It's less than a moment away, and the entrance is the Royal Post House. Across the street, you will find the Post House of the Junior Class. Here, every inch of land is worth every penny."

"Is twenty thousand gold expensive?"

Lu Su asked rhetorically, and then added: "Believe it or not, if you open your mouth and say you want to sell the yard, there will be a lot of wealthy merchants and rich merchants rushing forward. Let's not talk about it, Donghai Mi's family will definitely spend a lot of money. "

"Oh?"

Xun Yu was amazed: "Really?"

Lu Su nodded: "Of course! Don't look at him as rich, but he can't buy a yard like yours. After all, it's close to His Majesty. This is the core of the house's expensive price."

"Similarly, when Luoyang arrives, the price of residential areas will also show explosive growth. If it is not expected, once the imperial court opens, the first to rush up must be those wealthy businessmen and rich merchants. They are too aware of the importance of Luoyang real estate. sex."

hiss-!
Xun Yu suddenly realized, and gasped.

If you don’t listen, you don’t know. You will be shocked when you hear it!
He couldn't believe that Wancheng would undergo such earth-shaking changes because it had an emperor and became a temporary imperial capital. Some things even overturned Xun Yu's cognition.

"According to you"

Xun Yu squeezed a goatee under his jaw, and said softly, "The house in Luoyang Imperial City is really a good opportunity to make money, and you don't need to worry too much."

"hey-hey."

Lu Su heheed, and said with great interest: "Of course! We are colleagues, and you usually take care of me, so I will let you know about this."

"but."

As soon as the subject changed, Lu Su warned in a low voice: "This matter is confidential, remember not to let outsiders know, otherwise, whether you can buy such a property is another matter."

Xun Yu let out a sigh of relief: "I'm actually not here to make money, but I just don't want my clansmen to rent a house all the time. Zijing, you should understand me. I'm not interested in money."

"exactly."

Lu Su nodded quickly: "If you, Xun Wen, are not interested in money, I know it."

Xun Yu suddenly had a strange feeling, and frowned: "Well, you can say whatever you want, anyway, I am like this, I am going to raise money now, and then I will wait for your news."

"Wait a minute."

Just as Xun Yu was about to get up and leave, Lu Su interrupted with a wave of his hand: "Zijing, what else do you need?"

Lu Su said softly: "A warm reminder, prepare a little more money. Your Majesty is well aware of the value of Luoyang real estate, so even if it is the first payment, I am afraid it will not be too cheap."

Xun Yu understood the emperor's temper very well. Now that the pre-sale system has been proposed, if His Majesty is going to pay a penny to build the palace, the price will naturally not be cheap.

After all, the cost of building the imperial palace will definitely be shared equally among the residential areas or commercial areas for sale, and even the various official offices of the imperial court will be equally shared among them.

"Do not worry."

Xun Yu showed a faint smile: "I am mentally prepared."

Lu Su nodded and nodded: "As expected of Wen Ruo."

*****
Yizhou, Shu County.

State Shepherd House.

In the corridor, Liu Yan stood with his hands behind his back, looking at the continuous drizzle outside, and said softly: "Yuan Shao was wiped out so quickly, I thought he could hold on for a while longer, it seems that the world will eventually belong to Liu Bian."

"how?"

Lu Yue beside him smiled lightly and said, "Could it be that Jun Lang once thought that the world was about to change dynasties?"

Liu Yan sighed and glanced at Lu Yue: "To be honest, I did have this kind of thought at the time. That idiot Liu Hong is not worthy of being an emperor at all. He is the one who made the great Han world weaker and weaker."

"I still remember that back then, Liu Bian was still a prince who behaved frivolously. Not to mention that the ministers didn't want to see him, even his father, the emperor Liu Hong, didn't want to see him."

"Of course!"

Liu Yan said softly: "At that time, I didn't wait to see him. I felt that if he became the emperor, he would definitely be inferior to Liu Hong. Such a world would collapse sooner or later."

"It is precisely because of this that I petitioned to come to Yizhou, ready to operate for ten years, to wait for changes in time, and finally follow the example of Gaozu, go north to Guanzhong, and then aspire to the world."

"However, who would have thought that Liu Bian's whole person would undergo earth-shaking changes after the coup d'état and Dong Zhuo's incident, and he would be able to sweep the world in such a short period of time."

"I admire it!"

"admire!"

Liu Yan sighed from the bottom of his heart.

He seldom convinced others in his life, but for Liu Bian, he was convinced: "Although I can't be the emperor, no matter what, this world is still my Han family's world."

"And we are doing very well at the moment, coexisting harmoniously with Nanyang without interfering with each other. As long as I don't have the heart to rebel, I can enjoy ten thousand years in this land of abundance."

Lu Yue definitely hopes that Liu Yan can stay in Yizhou for a long time. After all, his Five Dou Rice Religion is blessed by Liu Yan, the shepherd of Yizhou, so that it can develop and grow for a long time.

but
As Nanyang develops more smoothly, Lu Yue is worried: "Jun Lang, do you really think that His Majesty the Emperor of Nanyang will abide by the agreement between you? If he has evil intentions one day, I'm afraid."

Before the words finished, Liu Yan interrupted: "Yue'er, did you discover something? Otherwise, why would you say such a thing suddenly? His Majesty the Emperor of Nanyang has always been the most faithful in his promises."

"No."

Lu Yue shook his head, and Emei frowned slightly: "However, the hero will never be disturbed by these things. I am afraid that even if His Majesty the Emperor of Nanyang is willing to abide by his promise and is unwilling to break his promise, the ministers under his command will probably stare at Yi. State."

"Jun Lang."

Lu Yue was worried, and said softly: "We have to guard against it!"

Liu Yan was naturally aware of Lu Yue's worries. In fact, even his own mind was beating drums.

According to the logic, at this time, Liu Bian should have launched a large army to attack Yizhou, and it should be land and water, one attacking from the north and one attacking from the south, which is the safest way.

but
Since Nanyang's navy and water army took the Yangtze River, they have not shown any signs of marching towards Zigui, as if they have no intention of attacking Yizhou at all.

Even the soldiers and horses who were supposed to march from Guanzhong to Hanzhong did not move at all. The combination of the two made it difficult to convince Liu Yan that Nanyang had no intention of annexing itself.

Is he waiting?
Liu Yan had doubted such an idea before, but was quickly denied by Liu Yan.

After all, with the strength of Nanyang Hanting, even if they opened up a second battlefield, there would be no pressure at all.

If Nanyang Hanting really wants to attack Yizhou, there is no need to wait at all. He can send troops directly, use fire and thunder to clear the way, and directly crush them.

Although the Shu Road is relatively southward, if you take the Yangtze River waterway, you can reach Shu County very quickly, and your own navy is not even as good as Jingxiang, so how can it be Nanyang's opponent.

It was precisely because of careful consideration that Liu Yan was sure and affirmed that Nanyang Hanting had no intention of marching into Yizhou, and he could spend his old age here peacefully.

Liu Yan let out a long breath, stared at Lu Yue with piercing eyes, and said softly: "Yue'er, you said we should defend Nanyang Hanting, but you tell me how we should defend?"

"Fuhuo and thunderbolts can open mountains and crack rocks, and the Nanyang navy can even ride the wind and waves, and cross the river as if walking on flat ground. How can our Yizhou army be an opponent of such an army?"

"If Nanyang Hanting wants to eliminate us, it's useless to defend. It's better not to defend. If we move arbitrarily, it will give Nanyang Hanting an excuse to send troops."

"Isn't it?"

"This"

Lu Yue had to admit that Liu Yan's analysis was very reasonable: "Since that's the case, let's go on as usual. I heard that His Majesty the Emperor of Nanyang likes golden silk monkeys very much, and he has started purchasing them recently. Let's give some help."

Liu Yan smiled indifferently, and the corners of his lips slightly raised: "Don't worry, I have already ordered you to go down, and the people sent by Nanyang Hanting to buy, don't make things difficult, and let them all go."