I Won a Prize of 100 Million at the Beginning, and I Became a Capital Boss

Chapter 199 Yushan Garden Pilot!

On August [-]th, Zheng Wentong accompanied Mr. Zheng and County Chief Tian Wenjun to visit the Tongji Yangtze River Bridge, the Tongji North High-speed Railway Station and the Pangdonglai Life Plaza, which are key projects in the county.

Wang Zhongxun, chairman of Zhongxun Construction, reported to the leaders the construction progress of the Pangdonglai Life Plaza. The square is expected to be completed before the Spring Festival, and it is expected to open to the public next Spring Festival.

Zheng Wentong also reported to Mr. Zheng and Tian Wenjun about the overall investment promotion situation of the square. CGV cinema will be stationed in the square, and more than 30 restaurant brands such as Haidilao, Little Sheep, KFC, Starbucks, Hey Tea, Naixue’s Tea, Mr. Hao Niu, and Huang Jihuang will enter the square. A catering brand settled in.

Clothing brands Heilan House, Rimba Men’s Wear, Lilang, Youngor, Bosideng, Anta, Li-Ning, Nike, Adidas, Peak and other clothing and accessories merchants, in addition to catering brands and clothing brands, there are also early education brands such as Baby King, Early Education Center, VIPkid, etc. settle in.

In addition to the CGV movie theater, there is also a Xingmin YOUNG style billiards club, Yulan Women's Beauty Club and Pangdonglai Children's Paradise.

After visiting the construction of the square, Mr. Zheng and his party visited Yushan Garden, a supporting residential area of ​​Fat Donglai Life Supermarket.

Mr. Zheng asked about the construction of Yushan Garden. The first phase of the community is expected to build 2000 households, and the construction period is 2 years. It is expected that all houses will be handed over before May 2018, 5.

"The city is using your Yushan Garden as a pilot project this time. One is to sell the existing houses, and the project will not be sold to the outside world until the project is capped.

Zheng Wentong explained: "We are not the first to measure the area of ​​the apartment. Yudu City has long implemented the sales of the apartment area. Therefore, when the province intends to pilot the sale of the apartment area, our Yushan Garden Community will take the initiative to apply for it as a pilot project. "

"Now the high-level requirements for the property market are to insist on housing and not to speculate, and to ensure the housing needs of the masses. People use their hard-earned savings as a down payment to buy houses, but developers often use pre-sale funds for other purposes to acquire land. , building cars or investing in other projects.”

"There is no problem in the stage of rapid real estate development, but for such high-debt real estate companies, if the property market goes down and consumers become more wait-and-see, if they cannot achieve a high turnover rate, then there will be a large number of unfinished buildings, and eventually they will have to pay for it." The owner pays the bill."

"Because the Yushan Garden community is not large in size, it is built as a living facility for the Pangdonglai Life Plaza. The financial pressure of our project party is not very high, so there is no need to withdraw funds through the sale of off-plan properties." Zheng Wentong said.

"Small real estate like Yushan Garden can be operated like this. What if it is a leading company in the real estate industry like Modern Real Estate or Yongfang Real Estate?" Mr. Zheng asked.

Zheng Wentong felt strange, and he didn't plan to further cultivate the real estate industry, so why would Mr. Zheng ask about the situation of Modern Real Estate and Yongfang Real Estate for no reason?

Zheng Wentong thought about it for a while, "Although there is no winner between Modern Real Estate and Jinyuan Group in the stock market, Yan Jiachao of Yongfang Real Estate entered the market yesterday and became the third largest shareholder of Modern Real Estate. The funds were used to buy less than five points of shares in Modern Real Estate, and Boss Yan was playing football and speculating in stocks, but he didn’t want to focus on building a house.”

"In comparison, Modern Real Estate actively controls the scale of new additions and does not take popular land. Except for a few state-owned enterprises, Modern Real Estate's debt ratio has always been well controlled. My girlfriend's parents bought a house in Modern Real Estate." Zheng Wentong said.

"I heard that you're already engaged? When will the banquet be held? I may not have time to go there by then. Let Ah Jun come back for a wedding drink." Mr. Zheng said.

"Uncle Jun here has just been promoted to the general manager, and he must be busy with a lot of things. I will hold a few tables in Yanjing. When the time comes, old man, just come over and have a drink." Zheng Wentong said.

Zheng Wentong plans to receive the certificate on May 5 next year. After receiving the certificate, he will definitely hold a banquet at Yanjing to have a banquet with Mr. Zheng, uncle Shang Weimin, Zheng Jun, general manager of Cosmopolitan Life Insurance, and Zhong Lifang, chairman of Galloping Horse. For these relatives and friends, as for the wedding, it can be postponed, because Zheng Wentong said that the wedding is held there, and who is invited to attend is very particular, which is also a kind of integration of business resources.

"If it's a private banquet in Yanjing, it's convenient for me to show up. Let's not mention the drinking. The implication is that you don't think much about Yongfang Real Estate?" Mr. Zheng looked serious.

"Grandpa Zheng, the following views are just personal opinions, and have nothing to do with the overall development direction of Slope Investment. I am joking, so you should listen to it. If there are any similarities, you should treat me as nonsense." Zheng Wentong said.

"The real estate industry is a highly policy-dependent industry. In fact, the demand for home purchases has almost been tapped. According to the data of the power grid, the proportion of vacant houses in China is not low. This year, many second-tier cities have loosened their purchase restrictions and reduced down payments for second homes. Proportion."

"Buying a house in our country is the same as speculating in stocks. Chasing the rise and not the fall, the more the rise, the more you want to buy. Now in the marriage and love market, if a man does not have a house, it is difficult to find a partner. So now some economists advocate six wallets for the down payment. For buying a house, I feel that if I don’t buy it now, I won’t be able to afford it in the future.” Zheng Wentong said.

"Six purses?" Mr. Zheng found this statement new.

"The parents, grandparents, and grandparents of the husband and wife have to spend six wallets of savings to barely buy a house." Zheng Wentong.

"It's a joke. The savings of the three generations have been emptied. Who will be responsible for the pension issues of grandparents, grandparents, and parents? Young people should do what they can to buy a house. If financial resources allow, then buy a house. If financial resources do not support it, then Don't force yourself to get in the car, just rent a house honestly." Mr. Zheng said.

"Grandpa Zheng, you are right. Real estate is a very cyclical project. It takes several years for a large-scale real estate to acquire land, project approval, construction, delivery, and occupancy. There is no such thing as a house price that only goes up but not down. It’s the same as the falling stock market. In the past two years, there are still six wallets that can help, and in another two years?”

"Our company's employees, except for managers and supervisors, ordinary employees can't afford houses in Yanjing, Puhai, and Hangzhou. I think so about young people complaining about high housing prices. Houses are a commodity after all. His price is determined by the market."

"Young people can't be so ambitious. Don't set the goal of buying a house in first-tier cities like Yanjing, Puhai, and Pengcheng at the beginning. You can consider returning to the provincial capital where your household registration is located or buying a house in your hometown." Zheng Wentong said.

"After the housing price rises this time, will leading private real estate companies such as Yongfang Real Estate think about building the projects they are working on first? I don't think so. They will only take more land and build more real estate, as long as the payment speed Not to mention, as long as they continue to maintain a diversified business line, there may be a shortage of billions of dollars in liquidity, which will make it difficult to turn over hundreds of billions of dollars in liquidity." Zheng Wentong said.

At this time, an unattractive middle-aged man wearing glasses beside Mr. Zheng couldn't help asking: "Mr. Zheng, do you think Yongfang Real Estate will have capital liquidity risks in the next two to three years?"

Zheng Wentong looked at Mr. Zheng. Zheng Wentong had noticed this middle-aged man long ago, but he didn't ask carefully without Mr. Zheng introducing him.

Mr. Zheng laughed aloud, "What is your name, Mr. Zheng, so you are born, Wen Tong, this is Shang Ming, my nephew and son-in-law, you can just call him Uncle Shang. He was working in auditing before, and he will be transferred in the second half of the year." Come to the insurance."

Zheng Wentong's heart tightened, and he felt that he was a bit menglang. He shouldn't point fingers at the development of Yongfang real estate.

Shang Zhongyuan seemed to know Zheng Wentong's concerns. He had worked in a school before, and he was more refined. He changed the subject, "I'm not in charge of real estate work, so let's just pretend we're chatting. By the way, why do you insist on following the set price? Selling the house in Yushan Garden?"

Zheng Wentong looked relieved, "Developers want to increase the shared area and proportion as much as possible in order to make a profit, but the residents want to reduce the shared area as much as possible, which is contradictory in itself."

"Of course, the lower the better, the lower the better. If the price is calculated according to the area of ​​the apartment, some developers may reduce the width of the corridors, reduce the number of elevators, reduce the green area of ​​the community and fitness equipment, so as to reduce the cost of investment."

"So, our Yushan Garden community stipulates that the corridors, elevator rooms, exterior walls, community courtyard walls, advertising revenue outside the gate, and parking lot income are owned by the developer. This way, when the property tax is implemented in the future, it can reduce property owners and developers. business conflict."

"After all, if the owner pays for the shared area, the advertising revenue and parking lot revenue in the community will be owned by the developer or the property. The way we get along." Zheng Wentong replied.

Shang Zhongyuan and Zheng Wentong shook hands, "I can only be considered half a Tongji person. The old man has praised you several times, and I have read Professor Feng Qingsong's articles several times. The last time we had a meeting in Yanjing, we still chatted. It's your turn, this trip to Tongji is worthwhile, next time you come to Yanjing, remember to contact me, I will invite you to dinner at home, your aunt's cooking skills are pretty good."

Zheng Wentong shook hands enthusiastically, "Uncle Shang, I will definitely visit you when you have time." When the bank insurance system is merged, Shang Zhongyuan will be at least a deputy. Whether it is insurance business or financial business, Zheng Wentong will have many opportunities to deal with Shang Zhongyuan.

Zheng Wentong and Shang Zhongyuan briefly talked about ways to reduce the debt of real estate companies. You can refer to the setting of four lines of red, yellow, orange and green. If you reach the scale of "three red lines", you must strictly control the scale of new real estate projects. ", that is, the asset-liability ratio after excluding advance receipts is greater than 70%; the net debt ratio is greater than 100%; the cash short-term debt ratio is less than 1 times.

(End of this chapter)