Enjoy the world

479. Good uncle Ishino

(I was confused. I actually wrote brother-in-law as brother-in-law. Edit. Some people saw this mistake at a glance, while others didn’t realize it after reading it.

It suddenly occurred to me that these titles have almost passed away for two generations. From the post-80s to the pre-20s, most people did not have brothers or sisters, let alone uncles. )

. . . . . .

In fact, even if Ume Yeshi had not made such a suggestion, Hua Zhenxing would have considered this issue. But at this moment, Alliance Leader Mei gave him a complete set of ready-made solutions, which saved him a lot of worry.

Hua Zhenxing raised his hands on the cloud and said, "Thank you for your advice! I will organize people to investigate immediately."

Ume Yeshi smiled bitterly and shook his head: "Hua, don't be in a hurry to thank me!" Then he stretched out his hand and pointed to another place, "There is a newly developed community there called Hanlin Mansion."

This sentence is a bit abrupt. Hua Zhenxing asked: "Are you suggesting that I buy it and use it as a living area for employees?"

Ume Yeishi: "How much did the community you bought in Pingjing cost?"

Hua Zhenxing: "I want to acquire it as a whole, and we are discussing it. The price varies greatly depending on how we buy it. My budget is between 20 billion and 40 billion."

Ume Yeshi: "This Hanlin Mansion project has a total construction area of ​​300,000 square meters, which is similar to the third phase of Wanshu Garden you want to buy in Pingjing, but the area is twice as large.

According to its original listing price, it would cost 2 billion to buy it all. If this project under construction is purchased as a whole, it will cost about one billion, but it will also cost a sum of money for interior decoration. "

Hua Zhenxing: "How much more will it cost to complete the interior decoration?"

Ume Yeishi: "It depends on what standard you use. According to the local market, it will cost about 300 to 500 million."

At a glance, it can be seen that all the buildings in the community have been capped, and the facades of the buildings have been completed. They are basically clean water houses that have not yet been renovated. The remaining projects are mainly kitchen and bathroom facilities, cables and lamps, walls and floors, and matching cabinets.

The overall interior decoration by the developer is indeed much cheaper than the scattered self-installation by the family. The budget of 300 to 500 million is already very generous.

Hua Zhenxing: "This is much more economical than building a living area in Pingjing, but I still need to know more about the situation."

Ume Yeshi: "If Director Hua is interested, I can get you a complete set of information such as the design drawings, construction, and supervision records of this community.

There is no problem with the quality of the infrastructure project. You can check it on the spot now. As for the interior decoration project, which is the easiest to fool people, it hasn't started yet. You can take over and do it yourself. "

Huazhenxing: "Does the developer have any debt problems?"

Ume Yeishi: "I just said that this project can be acquired for about one billion, just after taking into account various possible expenses."

Manman suddenly asked: "Is there something wrong with this developer's capital chain?"

This was obvious, so Hua Zhenxing simply didn't ask. If he knew about Huazhenxing's business philosophy in Pingjing, Umenoshi could recommend a suitable community to him with just one sentence of introduction.

Umenoshi introduced it in such detail at this moment, and even provided design drawings, construction records, and supervision logs. It was obvious that he had some inside information, and no real estate agency could do this!

Mei Yeshi said with some embarrassment: "This Hanlin Mansion Community was actually developed by my brother-in-law."

I see! Hua Zhenxing had no choice but to ask, "Did Alliance Leader Mei's brother-in-law encounter any difficulties?"

The answer to Hua Zhenxing was a divine thought.

Ume Yeshi is the name on the Wucheng Mei clan's genealogy. If you look at his Dongguo ID card, his name is actually Ishiye. Shi Ye was a child picked by his adoptive parents from a crack in the rocks in the wild. He was raised as his biological son. His adoptive father's surname was Shi.

The adoptive parents were ordinary people and never told Shiye that he was not their biological child. They still don't know Shiye's identity as a monk, let alone that he has become the leader of the Kunlun Alliance.

Ishino later discovered his life experience, but he decided not to tell the truth and still treated his adoptive parents as his biological parents. The adoptive parents also have a daughter named Shi Wen, who is Ishi Ye's sister.

Shi Wen and his wife were ordinary people in the local area. Although they did not know Ume Yeshi's identity, they lived a good life under Ishiye's care and later made a fortune in business.

Ishiye's brother-in-law is named Chai Xiang. His family runs a processing factory to produce bamboo and wood flooring, which is directly related to the real estate industry. Later, he also got involved in real estate, participated in investment in several projects, and accumulated some capital.

On the surface, he was no worse than Ishino in the local area.

Hanlinfu Community is the first project developed by Chai Xiang alone. In addition to its own part, the sources of funds also include mortgage loans obtained from banks, plus pre-sales after the building is capped. A simple calculation is basically enough.

Judging from the situation at the time, the project's financial status was considered good, but he was unfortunately in a hurry. Soon after the project started, it encountered a downturn in the real estate industry. Not only did credit tighten, but the pre-sale permit policy also changed.

According to the original policy, pre-sales could begin after the main building was capped, and one building could be pre-sold after the cap was capped. However, the pre-sale permit was later cancelled.

Chai Xiang has invested all his wealth in it and completed the civil construction part of the project. However, if it cannot be pre-sold, the capital chain will be broken and he will be unable to carry out interior decoration.

In fact, even if it can be pre-sold, when the market turns cold, such a large new project will face great pressure to collect sales.

The Hanlin Mansion Community is advertised as high-end and well-decorated, with an expected average sales price of 6,800 per square meter. However, currently it is just a clean room without doors or windows. Chai Xiang was unable to raise funds through pre-sales, and he could not get a bank loan if he tried again.

The bank also did not want to incur bad debts, so it helped Chai Xiang contact the restructuring party who was willing to take over. But the third party is only willing to take over the project for 700 million, which happens to be the principal and interest of the loan that Chai Xiang currently owes the bank.

Chai Xiang's investment cost in this project has reached 1 billion, of which 700 million is the loan principal and interest owed to the bank, another 100 million is the arrears for engineering and materials, and the remaining 200 million is self-owned funds spent.

Chai Xiang came to see his uncle Ishiye a few years ago, hoping that Ishiye could help provide a guarantee. He wanted to find a bank for a loan of another 300 million to complete the interior decoration, so that it could be launched for sale.

Chai Xiang wanted to discuss with his uncle and use Laochunhuang Winery as collateral for the loan, but Ishino refused. But Ishino also told Chai Xiang that he would help think of other ways.

As for what else Umenoshi thought of, he did not go into details, because this also happened just a year ago.

After understanding the general situation, Manman asked: "When your brother-in-law initially invested in this project, didn't Leader Mei expect the current situation? Why didn't he dissuade him at that time?"

Ume Yeshi smiled bitterly and said: "Of course I persuaded him, but it's a pity that he didn't listen at all! My brother-in-law is not a bad person in nature, and his ability is actually not bad. He was in high spirits at that time.

People always believe in existing successful experiences. He has made a lot of money in real estate. He thinks he has figured out the way and has connections in all aspects. It is unlikely that he will listen to my opinions as a hotel owner and winery director.

If I force him not to do it, I don't have the power, as if I want to prevent him from getting rich. When he came up with this idea, the market was really good, and he also targeted the supporting facilities of the economic development zone.

The purpose of establishing an economic development zone in Wucheng is to attract investment. After companies move in, employees must also have a place to live! Therefore, he obtained the land adjacent to the development zone through connections and did not expect the current situation. "

Hua Zhenxing and Manman have completely understood.

With Ume Yeishi's identity, it is certainly no problem to raise hundreds of millions of funds, and there is no need to mortgage any wineries. But that's not how money is spent, not to mention that it's not real help and will only make his brother-in-law fall deeper into trouble.

Hanlin Mansion Community has a total construction area of ​​300,000 square meters and is known as luxurious and well-decorated. The listing price is 6,810 square meters, and the estimated total sales revenue of 2 billion is calculated in this way.

But now, even if the community is completed and launched, sales expectations will not be ideal. If it cannot be sold out in a short period of time, it will continue to bear various financial expenses.

If he could spend one billion now, Chai Xiang would be able to get out of the situation without losing money or making a profit. It would be like working in vain these past few years, but he could still keep his original family property. But in this part of the city, with the current situation, how can such a good thing happen?

Huazhenxing just arrived at his doorstep, and he had exactly what he needed!

Hua Zhenxing thought for a while and then looked carefully at the Hanlin Mansion community. It covers an area of ​​about 500 acres, and most of the buildings are fifteen-story small high-rises. The quality of the buildings is not bad, and an expert's spiritual sense can naturally detect it very clearly.

There are various types of apartments, and three of them are not in the conventional unit building layout, but have a central corridor with small one-bedroom apartments on both sides, which are very suitable for transformation into hotels or serviced apartments.

Hua Zhenxing asked: "What's going on with those three buildings?"

Ume Yeishi explained: “This Hanlin Mansion is only one street away from the development zone, and at that time we were focusing on supporting projects in the development zone.

It was assumed at that time that after companies moved into the development zone, many employees, especially young employees, would need to rent housing, so these three one-bedroom corridor-style buildings were specially built. "

Hua Zhenxing pondered for a moment, and then said: "If I take over this project, I mean if, I can give you a plan. We will divide this community into eight parts, and I will pay 500 million to buy five-eighths."

As for the other three-eighths, you, Leader Mei, will buy it. If you don't want your brother-in-law to know, find someone else to step in.

If you want him to pay off all the debts, then offer 300 million. My brother-in-law will not be unable to turn over his life because of this unfinished community. If he loses his own funds, he will lose it. How can he only make profits without losing money in business?

If you want him to recover his investment, you can offer 500 million; if you want him to earn some more, you can offer more.

As for how much money Leader Mei is willing to pay, that is your family matter. If you don't have much money, I can lend you as much money as you need without any guarantee or mortgage.

This community is divided into two. The larger one is the living area for the employees that I want. It will be renamed by then. The smaller piece can continue to be called Hanlin Mansion. It belongs to you, Leader Mei, and can be rebuilt and opened for sale. "

This plan is obviously different from Umenoshi's suggestion just now.

But Ume Yeishi nodded without saying a word, and even saluted: "That's very good, thank you very much! Your valuation of this project at 800 million is reasonable, but why do you still leave me a piece?"

Huazhenxing explained: "The employees' living area should not be too closed and independent, and they need to interact more with local neighbors. There is a residential area next to it and public buildings and merchants, so it is more like a living place."

If a branch of Fangguan Development moves in, it will definitely increase the popularity of this area. This is also good for Leader Mei to take over the development of Hanlin Mansion. If there is no financial pressure, you can sell it calmly.

In a few years, the Wucheng branch and this living area will become a large-scale climate, and this area will also become lively.

The properties in the living area will not be traded on the market, but there is a residential community nearby, and the market valuation can be roughly referenced. By then, branch employees will have an idea of ​​what the house prices and rents will be in this area. "

Ume Yeshi: "As expected of Director Hua! I wonder when it will be implemented?"

Hua Zhenxing: "Leader Mei needs to wait a few months. Only when the educational cooperation project between Jili Country and the Wucheng Campus of the University of Technology is negotiated can I implement this plan. But no matter what, I will definitely give it to you within half a year." A sure word."

This is true. If the education cooperation project had not been negotiated, Fangguan Development would not have set up a branch here. If there were no branches, of course there would be no living quarters.

Chai Xiang’s investment in the entire project under construction was one billion, which was the basis for Umenoshi’s initial valuation. But Huazhen Bank valued it at 800 million, which was relatively generous. The bank was only willing to offer a maximum of 700 million when looking for a third party to take over the deal.

Moreover, Huazhenxing provided another plan, which is to divide the community into two, take five-eighths based on the valuation of 800 million, invest 500 million to acquire it, and build a living area, which is enough for the time being.

As for the remaining three-eighths, let Umenoshi buy it himself. Mei Yeshi wanted his brother-in-law to decide whether to lose or gain, and Hua Zhenxing would not make the decision for him.

If Ume Yeshi wants to help his brother-in-law, then let him do it himself. If Ume Yeshi is short of money, Hua Zhenxing can lend it or even give it to him for free. This is a favor he repays Ume Yeshi and has nothing to do with other people or other things.

In fact, the value of the magic talisman that Ume Yeshi borrowed from him cannot be calculated in terms of money. But that was a favor that Huazhenxing owed to Mei Yeshi, and he did not owe a favor to a real estate developer in Wucheng.

Ume Yeishi is also an understanding person, so he had no objections and immediately expressed his agreement and thanks.

There is another reason why Huazhenxing gave this split plan into two. The situation of this Hanlin Mansion Community is completely different from that of the third phase of Wanshu Garden in Pingjing.

Wanshu Garden has the first and second phases for sale and occupancy, and its house prices and rental and sale prices have clear references.

If Fangguan Development provides housing for its employees in Pingjing, the employees will also know the equivalent benefits. When companies conduct operating cost accounting internally, they can also have clear pricing standards.

However, there is currently no pricing reference for this Hanlinfu community. If it is completely turned into a living area and allocated to employees for free, employees will not even know how much benefits they have enjoyed? If another area is designated as a residential area, then you will know it well.

At this time, Manman interjected: "You still have two questions after discussing this."

Ume Yeshi: "Oh? Little friend Manman, do you have any advice?"

Manman: "First, we have a good discussion. Does your brother-in-law agree? Second, the housing development side will have to wait half a year to implement the project, and the financial expenses for this half-year are also a lot of money."

Ume Yeshi smiled: "It doesn't matter, these two things are actually the same thing. Now he is not reconciled, otherwise he would have agreed to the bank's restructuring plan. But the longer the time drags on, the more he has to recognize the reality. In half a year, he will It’s the limit of strength.”