Those years when I raised bosses

In 2003, the country had just established real estate as a pillar industry, and this matter had not yet begun to ferment on such a large scale at the public level.Moreover, due to the impact of the S virus incident, the international situation and other issues, the housing prices in the imperial capital have dropped a bit compared to last year.Outside the scope of the imperial capital, the house is even more worthless.

In other words, in the nearby county town, you can buy the best house on the main street in the early one thousand per square meter. The surrounding area is the county government, post office, bank, hospital and department store, and the supporting facilities are very complete.It is possible to buy a three-bedroom apartment that has just been built, but few people care about it. Without him, who doesn’t have a few acres of land, and builds a large yard and lives on the second floor of a small building. Isn’t it more comfortable than those pigeon cages in the city?

Educational resources in Hebei Province are scarce. Even if people have moved to the cities to buy houses for their children to attend a good school recently, they must rush to those cities with well-known good schools and live around the schools.A house over there costs over [-] yuan, and you have to wait in line. It is not something that anyone with money can buy.And the nearby county town has nothing, and the school grades are mediocre. It is not like the mountains, rivers and grasslands in the north of Hebei Province. There is a flat river guarding a dry river, and tourism resources are also very scarce.

The only advantage is that it borders on the southernmost border of the imperial capital, and it claims to be able to enter the second ring road within an hour's drive.

The Uncle Wang who retired from the provincial office seemed not to be optimistic about this side, and said in a deep thought: "Mr. Duan, if you really want to invest in real estate, it is more cost-effective to make a quick turnaround in housing. Choose the three counties in the east of the imperial capital, which are closer to the CBD. And the living atmosphere is strong. Many well-known developers in the province have gone to acquire land. I also have some connections there..."

Boss Duan said: "Mr. Wang has a deep foundation in the province, and he said that there is a way to get rich everywhere. But my wife is from a nearby village. Now that I am successful, I have to pay back to the elders in my hometown. Besides, Bei San The land price in the county has already risen, if I kill it now, I am afraid that the profit margin will be limited."

Although Mr. Liu and Mr. Li are both from nearby projects and engineering backgrounds, their overall outlook is definitely not as far-reaching as those who have worked in the z government department all the year round.The reason why they can come today is that they had a relationship with the Duan family in the past, and they can do projects wherever they are. If this land is really not easy to acquire, as long as they have money, they can change it to other places.Of course, the nearby land has a good infrastructure, and the construction of municipal facilities can keep up. It also borrows the east wind leading to the imperial capital. In recent years, the newly built roads extend in all directions. To be honest, it is very convenient to do the project.The conditions are much better than those in the mountainous areas in the north of the province, where the roads, landslides, and snow piled up at every turn are much better.

Lin Anyue and Tong Tong were watching from the sidelines, and did not participate in the discussion of these elders.

When it was time for dinner, everyone went downstairs together and had a hastily high-standard table meal. Wang, Liu, Li and others all left one after another.In fact, Boss Duan still decides whether to do it or not.If this film is really made, this team is already strong enough.

After the meal, Boss Duan suddenly asked: "Why didn't Mr. He say a word just now? Is he not optimistic about this project?"

Tong Tong had been thinking about how to participate more deeply, but she was very careful not to say anything strange in front of those three people.After all, those three are all staff members invited by Boss Duan, and it is possible that they will go their separate ways if the project is not won.The secret must not be leaked. If fewer people know about it, there will be more chances of success.

"It's true that I have some ideas. There were too many people just now, and I was afraid that I would be immature and make people laugh." Tong Tong said modestly.

Lin Anyue nodded and said, "Uncle Duan, Big Brother He has always thought ahead. It might be more confidential if he didn't say it in front of outsiders just now."

Although Boss Duan didn't think that a young man could have any real merit, but due to Lin Anyue's affection, he invited everyone back to the suite he opened in the hotel.

This is the layout of the inner and outer rooms, the inside is the bedroom, and the outside has a sofa, tables and chairs, a TV, a minibar, and even a computer that looks very advanced.

"I've been living here this month, and I've seen the surroundings several times. I've also talked with some local developers and entrepreneurs. Compared with the imperial capital, this place is indeed far behind. It's not even as good as the three counties in the north. At least there are still There are a group of young white-collar workers who go to work in the CBD during the day and return to live in cheap houses in Yanjiao at night. Their spending power is very strong. It’s too far away from the CBD. If you only rely on the people around you, your purchasing power is really limited. To be a hotel, except for this hotel Going the same way and attracting people from the imperial capital to spend, what other tricks can you play?

What's more, the people who gave the land here are not fools. The county is looking forward to building industries and raising taxes. Hotels are good projects, but they need developers to cooperate with them in other constructions, such as factories, residences, and even large shopping malls. Bring in.The land is cheap or big, and the responsibility is not small. "Boss Duan frowned, looking a little hesitant.

After closing the door, Tong Tong spread the circled map on the coffee table, and said seriously: "Uncle Duan, I am very optimistic about this project, but the scope of the enclosure may need to be fine-tuned. map……"

Tong Tong drew another piece of the red circle to the north, and pasted it directly on the border with the imperial capital.There is a highway toll station here, which is built in the territory of Hebei Province. The toll station is nearly a mile north of the junction of Hebei Province and the imperial capital.

"It's so far away from the county seat, there are no villages, no shops, and no landscape resources. There is also a distance from the nearby town, so what's the use of such a large map?" Boss Duan didn't understand what he meant.

Lin Anyue was also a little strange, but she had an inexplicable trust in He Liantian, knowing that he must have a good opinion and would not talk nonsense.

"Take the highway from the city, and to this tollbooth, an ordinary car needs to pay 5 yuan. However, if you open the lower road before and go to the nearby village in Hebei Province, you can save this toll. At present The hotel we are staying at basically comes from the imperial capital, and they all take the expressway. After passing the toll booth, we drive for a while and then turn into the village road. It takes a long bumpy ride to get there. Although it is already in the town , but there is nothing to see in the town, except for farmers’ houses and farmland, and there are no decent tourist attractions. Everyone just uses the facilities in this hotel because this hotel is cheaper than in the imperial capital. Right?” Tong Tong inspired a little.

"That's right." Lin Anyue also had a similar thought when she came over, if it wasn't for Uncle Duan looking for a place like this to make an appointment, she wouldn't have come.If you don't live in the beautiful leisure resort in the north of the imperial capital, who has nothing to do, drive all the way to eat dirt, and go to this ugly house in the town to spend cheaply?

"It is closer to the border of the imperial capital, next to the side of the highway, which is more convenient and more displayable. There is also a large riverbed next to it. Although the flow is cut off, crops are still planted at the bottom of the river, but there are waters around it , more convenient for landscaping. I think it is easier to realize the concept of so-called high-end leisure vacation than the farmhouse in the town. If it is really a hotel, I think that place is more suitable.”

Tong Tong deliberately paused here, to give the other two people a time to think and understand, and then continue to instill more ideas, "The same hotel is just the beginning, and it is impossible to wait for such a large area of ​​land. Appreciation. The hotel should be done, and the residences that can pay back quickly should not be let go."

Boss Duan seemed to agree with what He Liantian said earlier, but he was still a little confused about the development of residential buildings because he had never done it before: "I heard from Xiao Lin that the floor area ratio of the residential land is only 1.0, and there seems to be a height limit or something. No high-rise buildings. I think the south side of the imperial capital is to build some small villas, which can’t be sold at a high price. It is far worse than the international airport. Teacher Wang also meant the same thing just now. If you want to learn from Beisan County to attract young white-collar workers Come on, it’s more cost-effective to build small-sized high-rise residential buildings quickly. After all, there are still very few people who can buy small villas.

"How much is the cheapest villa in the imperial capital?" Tong Tong asked suddenly.

Lin Anyue replied: "If there's no two million yuan, it's not called a villa."

"Then have you thought about how much a decent villa will sell for in two or three years?" Tong Tong continued to ask.

"According to the market conditions in the past few years, after two or three years, the villa can be sold for hundreds of thousands more at most? And it may fall. After all, there are still very few rich people. The villas of two to three million yuan can't go up or down. Ordinary people can’t afford it, and even the really rich don’t like it.” Boss Duan’s research on real estate is not very in-depth, and he came from the era of welfare housing distribution. He always feels that housing prices are already very expensive now. When there is no major change in land prices, the ups and downs of construction products are in line with market laws.

"So if in the future, the z policy does not allow residential buildings below 1.0, the floor area ratio within the imperial capital is raised, more high-rise buildings are encouraged to meet the rigid living needs of the people, and villa products become more and more scarce? Fiscal finances have brought about significant growth, capital has caught wind of the hype, and real estate has driven up and down the industrial chain...Land prices will never be as cheap as they are today. Even with changes in the international situation, such as raw materials such as steel rising, the previously unremarkable building materials have also followed suit. With the explosive growth of construction projects, the supply exceeds demand and prices continue to rise. Your low-cost and low-volume land will become different and more livable and sought-after.”

Tong Tong casually brought out the promotional rhetoric of XX City in the later generations of Huandidu, the concept is novel and shocking enough, "The key point is whether the starting area can detonate the market. It is obvious that a holding hotel alone cannot leverage the entire market , and will not bring about a stronger increase in land prices. The leaders of the county and even the province will not be willing to only develop a hotel, a residential building or a factory building. Downstream industries, fiscal revenue can enter a virtuous circle."

For a moment, Boss Duan felt that He Liantian was very similar to that Mr. Wang, standing at a high point that ordinary people could not think of, full of forward-looking, not just developing a hotel residential area in real estate, but hoping to really Import industries and use real estate as a pillar or driving force to create more job opportunities.

"I don't really understand. Mr. He, can you make it simpler? Do you want to work in a hotel after you get the land?" In fact, Boss Duan didn't really understand, but was more concerned about how to deal with this matter. Take the first step.No matter how wonderful the future is, right now this is an endless wasteland.Without two or three years, without tens of millions or even hundreds of millions of initial cost investment, there will be no results at all.Besides, the developer is not doing charity, and it must be profitable to make money.

"The country will not define pillar industries casually, and real estate should be the next economic growth point." Lin Anyue has already figured it out, and the people who deal with C University and the Lin family are elites from all walks of life, so it is easier to understand those who make z policies For so many years, the Lin family has been following the Z strategy, doing things that are in line with the general trend of the country's economic development, and has never failed, "I also think this land must be taken. Then Brother He, what do you suggest to do with this project next?" ?”

"My suggestion is to invite well-known planning companies at home and abroad to make industrial plans for this land and surrounding towns. Even if the research conclusions take more than ten or twenty years to develop, there must be evidence. It looks like that. Then Choose a well-known overseas architectural design firm to make a large-scale plan for the plot. Compare the pattern of satellite cities in the United States or Europe to build a themed town. The hotel is just a small project in the initial starting area of ​​the town. The supporting facilities are as follows: Hospitals, schools, and residential areas are all places where the pilot areas of large-scale industrial planning accommodate the influx of population.

The sales office in the residential area is not a temporary building, but a permanent clubhouse and community business. It is not only a supporting service facility for the residents, but also a display place for the industrial planning of the entire region. "

Tong Tong talked about his experience of visiting the XX City project and some of the marketing tactics of later generations, "If it's just a sleepy city like Beisan County, where land is sold to build high-rises, and consumption is only available at night and weekends, the local government is only selling land. With that one-off sale, the future taxation and industry will not be able to develop at all. If we are well prepared at the beginning, have a lot of ammunition in hand, draw a pie that is novel and scientific, have industrial planning and the introduction of high-end people, we will give the local Z government a certain amount of money. With confidence and anticipation, we can take the initiative in the follow-up development process.”

"However, if you want to introduce the concept of high-end living in themed towns and develop villas, the plot ratio of the real villas is below 0.5, and the price is high and the payment is slow..." Lin Anyue analyzed it from a professional point of view, "and The real high-end villas are comparable to those at the Imperial Capital International Airport, and the cost of each building is not cheap. There is no airport here, and it’s a bit far from the CBD, so I won’t buy it anyway.”

Boss Duan also hesitated and said: "Yes, I have been hesitant before. Even if we build villas in such a remote place, the ones that are too expensive will sell slowly. How much better is a slab building with a floor area ratio of 1.0 than a county town? It’s not convenient, who will buy it?”

Tong Tong smiled slightly: "If it was so easy to think of a way to solve the problem, wouldn't this large area have been circled by others long ago? Mr. Duan, Miss Lin, do you really want to hear what I have to say? You will be charged for the next idea oh."

Lin Anyue said bluntly: "Don't be foolish, tell me quickly, are you afraid that we won't be able to pay for the lectures?"