Rebirth Starts From 2006

Seeing that Chen Yang really wanted to be a developer, Dad Zou was obviously a little surprised, "It costs at least tens of millions to develop a community. You have so much money?"

The tens of millions he mentioned refers to the local area. If it is replaced by a big city, tens of millions is of course not enough. The land alone is worth hundreds of millions. That is about the same money to buy a house, but it is far behind for development.

And Chen Yang said two days ago that he didn't have enough money, so why does he want to be a developer now?

Chen Yang shrugged, "A project costs tens of millions, but that doesn't mean the cost is tens of millions. Normally, apart from the cost of buying land, the subsequent construction can be solved in other ways."

"Ah?" Father Zou became interested when he heard it, "I really don't know much about the real estate industry, so tell me, what's in it?"

Chen Yang glanced at him, not sure if he really didn't understand, or wanted to test himself,

But it doesn't matter, anyway, these things are basically open secrets in the industry, and you can find out after a little inquiring, but there are not many people who have the courage and ability to do it.

Then he said, "In real estate development, projects that seem to cost tens of millions or hundreds of millions of dollars are actually not very much start-up capital. To be more precise, the real estate industry is the one that uses the most financial leverage among all the industries I know. , is also the largest industry, even higher than some futures products,

The first thing is to get the land. If you buy the land, if it is listed for auction, you only need to pay a certain percentage of deposit to participate in the auction. A sum of money to pay the final payment for the land, so that the land will be in hand,

Even if it is not an auction, but a direct agreement to purchase the land, there is not much difference in the procedure.

Then there is construction,

The design is easy to talk about. If the requirements are not high, many architectural design companies have ready-made drawings. You can buy a complete set of community engineering drawings for a few hundred thousand. If you add tens or hundreds of thousands, the design company can also be responsible Help report construction,

After obtaining the approval, it can be carried out in two steps at the same time. On the one hand, it is to find a construction company for construction. In order to grab business, many construction companies will advance the initial project payment first. They only need to pay before the second or even third installment is due. If the previous payment is made up, it will not affect the progress of the follow-up project.

On the other hand, after obtaining the pre-sale permit, let the construction company build a fence to indicate that the construction of the community has started, and then you can officially start selling the house. As long as the house is sold, no matter whether it is a mortgage or full payment,

All the money goes to the account of the development company, and the development company takes part of the money from selling the house to pay for the project, so there will be no problems.

Finally, the project was completed on schedule, the project payment was settled with the construction company, the land loan mortgage was settled with the bank, and taxes and fees were paid, and the house and the house principal were handed over to the buyer, and the rest was his own profit! "

Chen Yang clapped his hands and said with a smile, "Look, isn't it very simple and doesn't require much capital!"

Think about what a cannon said that the annualized profit margin of the real estate industry is only a little over 20%, which is not even as good as many traditional industries. At that time, Chen Yang really thought that the profit margin of real estate was not that high.

But when he figured out the operating model of the real estate company, he realized how ridiculous that sentence was.

For a project of 100 million yuan, the initial capital is even less than 10 million yuan, and after deducting all taxes and loan interest, the annualized profit rate of the entire project is between 20% and 30%.

Calculated with the principal, what is the profit rate?

A full two or three times, it may even be higher! ! !

Is this called a low profit margin?

What do you have to do to be called high?

Just grab the money? !

Fortunately, the government also discovered this later, strictly censored at each level, and issued a number of regulations to force down the leverage ratio of the real estate industry.

But that's 10 years later, now,

hey-hey,……

Opposite him, Father Zou had a dull expression on his face, and it took him a long time to come back to his senses, "You can still do this? Wouldn't it be messed up?"

If it was so simple to develop a house, now that housing prices are getting higher and higher, everyone can become a developer and sell houses, so who would go into business?

Chen Yang laughed and said, "I'm talking about the feasibility process, but it doesn't mean that anyone can do it,"

He said as he snapped his fingers, "Think about it, how many joints have to be opened up here? Banks, they have to make loans, construction companies, let them be willing to advance the first and second installments, there are still five certificate,

Construction land planning permit, construction project planning permit, construction project construction permit, state-owned land use certificate and commercial housing pre-sale permit. If you want to successfully obtain these five permits, there are many joints in them, so you have to get through them.

Then there is the sale of the house, the repayment, and taxes and fees. There are too many things to consider in all aspects. Whenever something goes wrong in any link, some troubles will inevitably occur, and even the entire project will be unfinished. So, Developers are really not just anyone can do it! "

After hearing this, Father Zou let out a long breath, sat on the sofa for a long time without saying a word, and finally said, "That's amazing!"

"What's the big deal?"

Zou Rong came over dragging the suitcase, and said with a smile, "The preparations are over, we can go!"

"Okay," Chen Yang stood up, waved to Zou's father, Zou's mother, and Zou Xiaojun and his wife who had just come out of the room, and said with a smile, "Then, uncle and aunt, Brother Jun and sister-in-law, let's go first."

"Come on, I'll take you down." Without further ado, Zou Xiaojun picked up the bag in his mother's hand, and was startled, "Oh my god, didn't you put all the cured goods at home?"

Mother Zou stared, "Didn't you say yesterday that you were hurt by eating, then I must not let you hurt more!"

Zou Xiaojun's face collapsed and he almost cried,

I just spit out a few words, why do you take it seriously?

Seeing his appearance, Zou's mother was angry and funny, "There are still things that are worthless in the kitchen."

Oh, that's all right,

Zou Xiaojun instantly felt his strength return to his body, grabbed the box in the little girl's hand, and walked out the door quickly.

The Zou family hugged the two of them and sent them out.

After leaving the door, Father Zou walked beside Chen Yang and said in a low voice, "If you are really interested, I will ask you later, but if it is really possible, do you want to come back and do this?"

"Well, probably not,"

Chen Yang shook his head, met Papa Zou's meaningful eyes, and said with a smile, "foreign monks are good at chanting scriptures. If they can really do it, I will come in under the name of an outside company, so you have to keep this secret."

Father Zou couldn't help nodding when he heard this, and gave him a thumbs up, "Smart! I'm relieved if you think so, okay, I'll take care of this for you, don't worry."

In the case of Nanjiang Town, there were two anecdotes. One was in the mid-1990s, when economic development zones were established all over the country. The policies for attracting investment are not bad.

At that time, a small local boss became interested, but when he came to inquire, the development zone did not accept him. The reason was that he disliked his low-grade grain processing factory. The company was also regarded as a special book on political achievements, and it was even featured on the county's TV news at that time, and then what?

Hehe, that leather factory is not even as good as that small boss's grain processing factory. The development zone is gone!

The other one is related to the Red Star Factory. When the Red Star Factory went bankrupt, they wanted to sell the entire land of the factory area and the office building to pay off the debt. No one cared about the factory area, but there were a few people interested in the yard of the office building.

But the factory leader at that time actually made a decision to sell it to the employees of the factory for 400,000 yuan, to those in the town for 350,000 yuan, and to sell it to outsiders for only 300,000 yuan!

No one knew what they were thinking. Anyway, this incident was known to everyone in the whole Nanjiang Town, and even half of Xijiang County. class words,

The most important thing is that the land was not sold in the end, and it fell into the hands of the bank!

This is something that Chen Yang has lived for two lifetimes, experienced countless people and things, and still can't figure it out. If possible, he really wants to ask that old bookkeeper face to face, what do you think?

In the end, he could only sigh one sentence, the world is so big and full of wonders, it's all because of his ignorance!

so,

Now Chen Yang wants to use that piece of land for development. Although the property rights have already been handed over to the bank, the leaders of the town are still the same people as before. When Chen Yang takes the initiative to send it to the door, who knows what the hell will happen to them? ? !

To be on the safe side, it is better to wear a layer of leather.