Chapter 192 Pre-sale Sales Model 2

Tang Yu looked at Tang Tianhao's delinquent expression, and he didn't feel good in his heart.

Because Tang Yu knows very well that the reason why Tang Tianhao is so embarrassed today is actually his own reason.

It is said that in order to support Tang Yu's VCD project, Tang Tianhao took out 10 million yuan for 10% of the shares of VCD, which has no meaning so far. Although Tang Tianhao agreed as soon as the 10 million Tang Yu proposed it, and it also said that it had no impact on green, it is obviously not like that now. Wan Jian has obviously slowed down the pace of expansion because of the lack of funds.

Tang Yu is sure that even if there is a deviation in the budget of the Taojin Building at the beginning, it will not be too much. If it is pieced together, it should be able to be maintained. However, due to the misappropriation of 10 million yuan to Tang Yu, the gold mining building project is in short supply, which may even lead to the miscarriage of the project. This is absolutely Yes, it's not alarmist. The current situation in Lvdu is the same as that of Wanjian not long ago, even worse than Wanjian, because Wanjian has redundant projects that can be used as the tail of a gecko, which can cut off one of the projects to save other projects, but after all, Lvdu is an emerging group, and its background cannot be compared with Wanjian. For example, there is no abandoned car to protect the capital at all. In addition to the project of this Gold Rush Building, there is only one remote property that has not formed the marginal effect of climate use. Now even if the property is sold, it cannot maintain the consumption of the Gold Rush Building, because if you don't know how to use the marginal effect. Gathering popularity, that property is not worth much money at all. The geographical location is remote, and it is the kind of cheap residential housing.

In addition to the Gold Rush Building, the green city has a large stall on the real estate, in order to take advantage of this Wanjian's dilemma to expand the influence of the green city. If there is 10 million yuan, the expansion of the green city will obviously be much better, and Tang Tianhao will not be as embarrassed as it is now.

The most important thing is that even if Tang Yu first returned the 10 million to Tang Tianhao, it is impossible, because the cost of Jiang Wanshi to buy the right to use MPEG technology from ISP is to use the second uncle's money. Although it only used 5.5 million yuan, the rest of the money has been spent in Jiang Wanshi's recent development of VCD. More, scientific research is the most expensive thing. Sometimes you just spend tens of millions at once, and I'm afraid you can't study anything. And it is not good to temporarily transfer funds from Fang Jianming.

Now it is unrealistic to withdraw funds from VCD to Lvdu. What is missing now Lvdu is only funds. With a large amount of funds, it can accelerate the pace of expansion. Of course, in fact, the lack of funds has no big impact on Tang Tianhao. Green will definitely not collapse, but this opportunity for expansion will be missed. Undoubtedly, neither Tang Tianhao nor Tang Yu wants Green to miss this opportunity.

Fund problems, financial problems...

Tang Yu naturally knows that Tang Tianhao must also have a way to solve some of the financial problems, but he is afraid that the cost is not small, and he has to take a lot of risks. If it was put in the past, Tang Tianhao may have done it, but now relying on Tang Tianhong and Su Muru, Tang Tianhao is also afraid of affecting Tang Tianhong. For example, illegal private placement can raise a lot of funds, but now Tang Tianhao probably doesn't want to go this way. It's not easy to get ashore, so I don't want to wet my shoes easily. Now that he has passed the original stage of capital accumulation, Tang Tianhao is probably unwilling to touch those half-ash things now. However, looking at the opportunity to expand in front of him, he wanted to let it go in vain. Tang Yu could imagine Tang Tianhao's unwillingness at this time.

Now, for Lvdu, it is estimated that how much money can help Lvdu expand its market share. It is estimated that the funds needed by Tang Tianhao are not enough to invest 10 million yuan in VCD at the beginning.

Suddenly, an idea flashed through Tang Yu's mind, which brightened Tang Yu's eyes.

"Uncle, maybe you can try the 'pre-sale' method." Tang Yu raised his head and said with a smile. I've been thinking about the issue of funds, but just now Tang Yu suddenly thought of the mode of buying real estate that has begun in Hong Kong, transferring the operating cost of funds to a large number of buyers in disguise, which is a good way to raise funds.

House pre-sale, also known as commercial housing pre-sale, real estate trading, refers to the real estate transaction between the real estate development enterprise and the buyer, where the buyer pays the deposit or advance payment, and owns the existing house at a certain date in the future. In fact, the essence is the trading of house futures, and the trading is only a futures contract of the house.

In Tang Yu's memory of his previous life, at this time in his previous life, this "pre-sale" sales model should be piloted in Guangzhou and Shenzhen at this moment. The method from Hong Kong has not been popular in the mainland for the time being. In fact, developers like this model very much, which can pass on a large part of the development cost.

However, this method is now moved to Dongling, and I'm afraid it will have to dredge many joints. After all, the pre-sale house is not just a word from the developer. It also needs to be registered with the government, which requires the approval of the government. At the same time, there is also a guarantee from the bank, which is indispensable. This model, whether it is the bank or the government, needs to get through the joints. It can't be done in three or two sentences. However, if the operation is successful, Lvdu, as the first person to eat crabs here, is strange that he doesn't make a lot of money.

In Tang Yu's previous life, the main sources of funds for China's real estate development projects were bank loans and house pre-sale. The proportion of self-financing funds of developers is limited. It is precisely because of the popularity of this model that house prices are rising. This model is equivalent to helping consumers pass on a large part of it. The development cost. When Tang Yu was reborn, some developers with a way developed a real estate, and less than 20% of their own funds could be successfully developed.

Tang Yu still remembers that when he was studying in the Academy of Social Sciences, he also did a special data collection in this area with his tutor. It seems that he took Shanghai as an example. The self-owned capital of real estate enterprises in Shanghai was 18.84% in 2001, 17.53% in 2002, and 1 in 2003. 6.94%.

Most of the other funds are bank loans and funds raised by pre-sale, as well as through other financing methods, but the proportion of other financing methods is very small, less than 10% of all funds.

Since the bank is now in a tight contract due to the Hainan real estate bubble, and there is no loan at all, it can only be used for pre-sale to raise a sufficient amount of funds at one time, and this model has no sequelae for Lvdu and can solve the capital problem well.

In fact, this model is also the mainstream way of domestic real estate development. In the end, it has to move towards this model, but for the time being, it is limited to political and other issues. It has not been circulated among real estate developers in the mainland, but it doesn't seem to be far away. Sooner or later.

"How to pre-sell?" Tang Tianhao raised his head doubtfully and looked at Tang Yu.

Because this pre-sale method has just emerged in China. In the early days, only Hong Kong was buying real estate flowers. At this time, only Shenzhen and Guangzhou have pilots, but there are almost none in the mainland. Therefore, although Tang Tianhao is a large-scale real estate developer, he is very strange to this word. I don't understand. What is the "pre-sale method" mentioned by Tang Yu?

Tang Tianhong also doesn't understand the meaning of Tang Yu's words. Tang Tianhong works in the government all day, and most of the people he comes into contact with are government officials. He doesn't know as much about things in the business as Tang Tianhao. Nowadays, business is changing rapidly. It has long been different from when he studied economics in college. His master's degree in economics can't be regarded as real.

"House pre-sale is a new sales model."

Tang Yu explained for the two, "The country has just been introduced. Now it is only piloting in Shenzhen and Guangzhou, and other places have not been popularized. I also read it in a newspaper some time ago, so I specially went to the library to check the materials." With that, he turned his head and looked at Tang Tianhao,

"Uncle, do you remember? That time when I was in the library, I asked you to drive to the library to pick me up. I went to the library to find information about this." This is absolutely nonsense. Tang Yu went to the library just to pass the time. Tang Yu said this just to dispel Tang Tianhao and Tang Tianhong's doubts about knowing this. Moreover, that kind of information may not be available in the library, but some information can be found from some internal documents. It is estimated that some newspapers will also mention that you can always find it. The key is to give a direction.

"Oh, you mean the time you met Li Xiaobing? Oh, I said, why did you go to the library when you had nothing to do? It turned out to be to investigate this matter. Then why didn't you tell me earlier? Tang Tianhao was misled by Tang Yu and finally remembered what happened that day.

"Isn't it because I didn't find anything that day? After that, I went to the library several times to find this information." Tang Yu pretended to be stupid and smiled, and his voice turned around and threw the topic aside.

"I went to the library several times before I found this information. It turned out that this pre-sale sales model had been used abroad a long time ago. The first place to implement this sales model in the mainland was Hong Kong. It was only implemented inland this year, but it has not been popularized. It is only in a few economically developed cities. The city will carry out a pilot. If you use this pre-sale sales model, it can just solve the problem of your current shortage of funds.

Tang Tianhao heard that he could solve his current difficulties. His original bitter gourd-like face immediately opened into a flower and walked to Tang Yu's side. "Qiang" asked, "Xiao Yu, tell me quickly, what's going on with this kind of pre-sale and how to implement it? If you help your second uncle through this crisis, what do you want? I'm all..."

Tang Tianhao said this and suddenly stopped, because he didn't know what Tang Yu needed. It seemed that Tang Yu didn't need anything now. He only knew that Tang Yu liked cars very much, but Tang Yu now has the BMW that Fang Jianming gave him. That's a limited edition BMW 316icoupe, all over China. There are not many, coupled with the military license plate of the same value as BMW. Tang Tianhao knew that he was afraid that he could not get a better car than Tang Yu's current BMW, so he stopped halfway through his words. Suddenly, the light flashed in his mind, his eyes lit up, and a strange smile appeared at the corners of his mouth. He approached Tang Yu's ears and whispered. He said, "As long as you help my second uncle through this difficult time, my second uncle will help you deal with your father."

If others hear this inexplicable sentence, they will certainly not understand the meaning of Tang Tianhao's words, but Tang Yu understands that Tang Yu knows what Tang Tianhao means by "getting care of Dad", which is nothing more than the relationship between Yang Hanning and Tang Yu. However, Tang Tianhao's words made a big deal. It's strange that he can deal with Tang Tianhong.

Only a few people know the relationship between himself and Yang Hanning. His second uncle Tang Tianhao knows that Song Wanru also accidentally broke through his relationship with Yang Hanning. Maybe Tao Yehua, the mayor of Fengcheng District, can more or less guess the relationship between the two because he saw Tang Yu and Yang Hanning in Bailing that time. In addition to these people, I'm afraid others don't know.

The reason why Tang Yu let Tang Tianhao know about this matter is that he knows that Tang Tianhao will not talk about this matter. Another consideration is that he hopes that Tang Tianhao can beat the side drum next to his parents and explore the style of his parents. However, even if this kind of thing is found, Tang Tianhong will not say it. At most, it is a tacit attitude. If it is accepted, it is definitely impossible.

At this time, when he heard Tang Tianhao say that he would help his father, Tang Yu naturally couldn't help but be happy, but it was just imagination. He didn't know Tang Tianhao's ability? His father can't handle it himself, and Tang Tianhao has no ability to deal with it. However, even if Tang Tianhao doesn't give Tang Yu any benefits, Tang Yu will not stand by. Anyway, Tang Tianhao is his second uncle. Anyway, Tang Tianhao has part of his responsibility for this crisis, even if Tang Tianhao does not allow any benefits. For himself, Tang Yu will also tell Tang Tianhao about this pre-sale sales model. Of course, he is not a bastard. Since the second uncle is allowed to benefit himself, Tang Yu has no reason to refuse.

"That's what you said. I didn't force you, but since you agreed, you will fulfill your promise in the future." Tang Yu smiled and said softly.

"Don't worry, you little devil, when did your second uncle lie to you? As long as you help your second uncle and I get through this difficult time, the matter of the little girl surnamed Yang is covered by your second uncle. I dare not say that your mother's side is no problem on your father's side." Tang Tianhao said confidently.

Hearing Tang Tianhao's words, Tang Yu couldn't help but be happy. As long as his parents and father and mother got one, it would be easy to do. What he was most afraid of was that they formed an alliance. However, Tang Yu didn't notice. Just when he was secretly happy, a cunning light flashed in Tang Tianhao's eyes.

"What are your uncles and nephews muttering about there? Is there anything you want to hide from me?" Tang Tianhong next to him looked at Tang Yu and Tang Tianhao's mysterious appearance and couldn't help frowning.

"No, no, the second uncle just asked about the pre-sale." Hearing Tang Tianhong's words, Tang Yu was shocked and said quickly.

"Pre-sale is not a shady thing. If you want to say it, just say it generously. I just want to hear what you said about this pre-sale?" Tang Tianhong seemed to have something to say. What is a shady thing? Tang Yu was in a cold sweat.

The so-called house pre-sale refers to the real estate transaction between the real estate development enterprise and the buyer to pay a deposit or advance payment, and to own the existing house on a certain date in the future. In fact, the essence is the futures trading of the house, and the trading is only a futures contract of the house. Tang Yu smiled and continued, "If this pre-sale model is really implemented and implemented, then the second uncle, not only the second uncle, should be said to be a great thing for all real estate developers. They can recover most of the costs in advance while the house is still under construction. If you can't sell your heart, you don't have to worry about the backlog of houses.

Tang Yu said with a smile on the surface, but sighed in his heart. I don't know whether this pre-sale model is good or bad. It is undeniable that the emergence of the pre-sale model has indeed driven the recovery of China's economy and promoted the development of society in some aspects, but Tang Yu thought of future generations. When the house price of the rocket rises fast, they can't help but sweat. Some people have struggle all their lives to own a house of their own. Some people don't even struggle for a lifetime.

The reason why house prices in future generations have risen so fast is directly related to this pre-sale model.

The "low opening and high" of the sales market price brought about by the house pre-sale system not only helps to solve the financing problems of developers, provides the financial guarantee needed for real estate development, but also brings "blow profits" in real estate development. This is because: first, "payment first, delivery later" reduces the threshold required to enter the real estate development market, reduces the demand for credit loans of real estate developers, and improves the ability to transfer funds for development; second, the pricing of house prices is generally set above the average price, and then the increase in house prices brings "extra "Profit." The continuous high price of housing prices has greatly reduced the high risk of real estate development. Housing prices continue to rise. On the one hand, it stimulates and stimulates the enthusiasm and desire of potential buyers; on the other hand, it also satisfies the "consumption psychology" or investment expectations of buyers. People who buy houses for living are gratified to see the rising prices of houses they have bought. People who buy houses for investment are secretly calculating when to sell, so as to get the maximum return on investment. Of course, the lack of other reliable investment channels is also one of the reasons for attracting housing investment funds.

In a word, Tang Yu believes that the main reason for the continuous rise in housing prices in China in later generations is the result of mutual drive of developers and buyers. From the perspective of developers, the financing mechanism fundamentally encourages developers to unite to promote high housing prices. Only in this way can their capital operations be smooth and real estate development projects can be carried out smoothly. For consumers, due to misleading or high expectations for the housing market, many people strongly believe that house prices will not "fall" or even continue to rise, which undoubtedly greatly stimulates the advanced consumption or investment desire of houses, and contributes to the continued rise of housing prices in future generations.

The financing mechanism for real estate development needs to be matched by rising house prices, that is to say, the financing mechanism is the main reason for the rise in house prices. If the house price does not rise, which owner is willing to buy a house that has not been seen before? Just imagine, if the house price remains unchanged in the process of development and construction, the vast majority of owners will hold coins to wait for purchase. After the house is completed, they will decide to buy it after shopping around. If the majority of buyers hold money to buy, they don't know how many real estate developers can have enough funds to continue to engage in real estate development, and the most important thing in this financing mechanism is the bank's loan and the pre-sale price of pre-sale housing.

The potential risks of the house pre-sale system: the risk is transferred to consumers and banks; through "real estate speculation" and other false shortages in the real estate market, take the opportunity to hoard and raise prices; gradually increase house prices and sell slowly, resulting in the illusion of low house prices. Tang Yu believes that the financing mechanism of real estate development (dependent on house pre-sale) needs to cooperate with rising house prices, that is to say, the financing mechanism is the main reason for the rise in house prices. This is because if the house price does not rise (there is no need for the house price to fall, as long as the house price does not rise), which owner is willing to buy a house in advance that has not been seen? Imagine that if the house price remains unchanged in the process of development and construction (rather than the current continuous rise), the vast majority (if not all) owners will hold money to buy, and wait until the house is completed before deciding to buy. In this way (there is no pre-sale system for houses), I think the vast majority of developers in China (if not all) will face capital turnover problems, and many will even face the risk of bankruptcy.

Therefore, Tang Yu believes that this pre-sale sales model is the fundamental and direct reason for the rising house prices in future generations.