In fact, even if Mei 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 clear solutions, which would save 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 was a bit abrupt, so Hua Zhenxing asked: "Are you suggesting that I buy it and use it as a living area for employees?"
Umenoshi: "It's okay to set aside a part for office use, but there are free office buildings in the economic development zone, so you don't have to occupy the living area you bought for office... The community you bought in Pingjing will cost How much?"
Huazhenxing: "The housing prices there are very high. So I want to acquire the entire project and buy the project directly. We are currently negotiating. The price varies greatly as to how to 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.
If it is based on its estimated sales price, it will cost 2 billion to buy it all. If this project under construction is acquired as a whole, all the expenses are calculated, and it will be almost 1 billion, but there will also be a subsequent interior decoration fee. .”
Huazhenxing: "How much more will it cost to complete the interior decoration?"
Ume Yeishi: "It depends on what standard you use. The overall interior decoration of the project team is much cheaper than the self-renovation of ordinary families. According to the local market, even if the standard is higher, it will cost about 300 to 500 million."
At a glance, it can be seen that almost 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.
If Huazhenxing buys it, the remaining projects will mainly include kitchen and bathroom facilities, cables and lighting fixtures, walls and floors, and matching cabinets.
The overall interior decoration by the project team is indeed much cheaper than scattered self-installation at home, and it is used as staff dormitories and apartments. The construction area is 300,000 square meters, and the budget of 300 to 500 million is already very generous.
Hua Zhenxing: "This saves a lot of money compared to building a living area in Pingjing, but I still need to know more about the situation."
Ume Yeishi: "If Mr. 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, and 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, so you can take over and do it yourself."
Huazhenxing: "Does the developer have any debt problems?"
Umenoshi: "I just said that this project can be acquired for about one billion, just because I have considered the possible expenses in various situations."
Manman suddenly asked: "Is there something wrong with this developer's capital chain?"
This was obvious, so Huazhenxing simply didn’t ask, and just waited for Alliance Leader Mei to say it himself. If he knew Huazhenxing’s business philosophy in Pingjing, Mei Yeshi could recommend a suitable community to him and just give him an introduction. .
Umenoshi introduced it in such detail at this moment, and even said that he could even provide design drawings, construction records, and supervision logs. It was obvious that he had ulterior motives, and no real estate agency could do this!
Manman asked directly, and Mei Yeshi said with some embarrassment: "This Hanlin Mansion Community was actually developed by my brother-in-law."
So that was the case, so Hua Zhenxing had no choice but to ask, "Has Alliance Leader Mei's brother-in-law encountered any difficulties now?"
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.
Mei Yeshi grew up in Shizhu Village at the foot of Zhaoting Mountain. He was a child picked by his adoptive parents from the cracks in rocks in the wild and was raised as his own son. His adoptive father's surname was Shi, so his surname was also Shi.
His adoptive parents were ordinary people and never told Mei Yeshi that he was not his biological child. To this day, they still don’t know Mei Yeshi’s identity as a monk, let alone that he actually became the leader of the Kunlun Alliance.
Ume Yeishi 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 had a daughter named Shi Wen, who was Mei Yeshi's sister. Shi Wen and his wife were ordinary people in the local area. Although they did not know Mei Yeshi's identity, they lived a good life under Mei Yeshi's care. Later,
He also made a fortune by doing business.
Ume Yeishi's brother-in-law, named Chai Xiang, opened a processing factory to produce bamboo and wood flooring, which was directly related to the real estate industry. Then he also got involved in real estate, participated in investment in several projects, and accumulated some capital.
On the surface, he is doing as well as Ishino in the local area.
Hanlinfu Community is the first project developed by Chai Xiang alone. In addition to its own part, the funding sources also include pledged loans obtained from banks, plus the pre-sale part after the project is capped. A simple calculation is basically enough.
Judging from the situation at the time, the project's financial situation was considered good, but he was unlucky to be in a hurry. Shortly after the project started, the real estate industry encountered a downturn. 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 once the cap was capped. However, the policy was later changed and the pre-sale permit was 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, the sales pressure of such a large new project will be extremely high.
The Hanlin Mansion Community is advertised as high-end and well-decorated, with an expected average sales price of RMB 6,800 per square meter. However, it is currently just a clean house. Chai Xiang cannot raise funds through pre-sales, and he cannot get a bank loan if he wants to.
The bank did not want to incur bad debts, so it helped Chai Xiang contact a restructuring party that was willing to take over. However, the third party was only willing to take over the project for 700 million yuan, which happened to be the principal and interest of the loan that Chai Xiang currently owed 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 brother-in-law 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 actually wanted to discuss with his brother-in-law and use Laochunhuang Winery as collateral for the loan, but Ishino refused. However, Ishino also told Chai Xiang that he would help find other ways.
As for what other solutions Umenoshi had thought of, he did not go into details, because this also happened just now.
After understanding the general inside story, 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 tried to persuade him, but it's a pity that he didn't listen at all! I won't say more about my brother-in-law. His nature is not bad, 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 the opinions of me, a hotel owner and winery director.
If I forcibly prevent him from doing it, I don’t have the power, as if I am trying to prevent him from getting rich, and instead I will become enemies. When he came up with this idea, the market was really good, and he also targeted the supporting facilities of the economic development zone.
Wucheng established an economic development zone to attract investment. After the companies settled in, their employees also had to have a place to live! So he got the land next to the development zone through connections, and he did not expect the current situation." Gu Qiang
With Umenoshi's status, it is certainly no problem to raise 300 million yuan, and there is no need to mortgage any wineries, but that is not how the money is spent, not to mention that this is not real help, and will only make his brother-in-law fall deeper into trouble.
The total construction area of Hanlin Mansion Community is about 300,000 square meters. It is known as luxurious and well-decorated. The listing price is 6,810 square meters. The estimated total sales revenue of 2 billion is calculated in this way.
Even if Ume Yeishi gives Chai Xiang another 300 million to complete and open the community, the sales forecast will not be satisfactory, and he will continue to bear various financial expenses.
The money you owe your brother-in-law is money! By then, Chai Xiang's investment will have become 1.3 billion. In addition to his own capital of 200 million, he will also owe 1.1 billion in debt, and the interest added every year will be close to 100 million.
If you want to speed up the repayment, you have to lower the opening price. However, if the opening price drops below 5,000, it will be unprofitable, and it may not be able to be sold out quickly.
Hua Zhenxing suddenly understood why Ume Yeshi said that this project could be sold for one billion yuan.
If he could sell one billion now, Chai Xiang would be able to solve his problem without losing money or making a profit. It would be like working in vain for the 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 it be possible?
Is there such a good thing?
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 construction quality is not bad, and an expert's spiritual sense can naturally detect it.
Very clear.
There are various types of units, and three of them are not in the conventional unit building layout, but have a central corridor with small one-bedroom units 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 we specially built these three one-bedroom corridor-style buildings."
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 buy five-eighths for 500 million."
As for the other three-eighths, you, Leader Mei, will buy it. If you don't want your brother-in-law to know, you can find another person to come forward.
If you want him to pay off all the debts, then give him 300 million. So that your brother-in-law will not be unable to turn around because of this unfinished community for the rest of his life. If you lose your own funds, just lose it. How can you only make a profit in business?
pay?
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 to buy the three-eighths, that's your family business. If you don't have enough 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 at that time. The smaller one 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 bowed and said: "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 employee living area should not be too closed and independent. It needs 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 will also be 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 become lively.
The properties in the living area will not be traded on the market, but there is a residential area nearby, and the market valuation can be roughly referenced. By then, the branch employees will have an idea of what the house prices and rents will be in this area.
The situation of this project is different from that of the third phase of Wanshu Garden in Pingjing, so this arrangement was made.”
Ume Yeishi: "As expected of Director Hua! I wonder when it will be implemented?"
Hua Zhenxing: "Leader Mei needs to wait for me for a few months. Only when the educational cooperation project between Jili Country and 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."
You have a sure letter."
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 initial valuation basis for Ume Yeshi. However, Huazhenxing valued it at eight hundred million, based on the fact that the project was obtained cleanly.
Leave any debt and property rights disputes behind.
This is relatively generous. The bank is only willing to offer a maximum of 700 million to take over the restructuring when it comes to a third party.
Moreover, Huazhenxing provided another plan, which is to divide the community into two, take five-eighths based on the valuation of 800 million, and invest 500 million to acquire it. The space for building a living area is enough for the time being.
As for the remaining three-eighths, let Ume Yeshi buy it on his own. Ume Yeshi wants his brother-in-law to make a loss or gain, and it is up to him, and Hua Zhenxing will make the decision for him.
If Ume Yeshi wants to help his brother-in-law, 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 matters.
In fact, the value of the magic talisman that he borrowed from Ume Yeshi cannot be calculated in terms of money. But it was a favor that Huazhenxing owed Ume Yeshi, and he did not owe a favor to a real estate developer in Wucheng.
Umenoshi is also a sensible person, so he had no objections and immediately expressed his approval and thanks.
In fact, Ume Yeishi doesn't need to borrow money from anyone. There are times when he wants to ask for help. There is no need to deliberately ask Huazhenxing. It just happened to happen and it can meet the needs of both parties.
There is another reason why Huazhenxing gave such a plan. 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 reference.
If Fangguan Development provides housing for employees in Pingjing, the employees will know in their minds the equivalent benefits. When the company conducts internal operating cost accounting, it can also have clear pricing standards.
However, there is currently no pricing reference for this Hanlin Mansion community. If it were completely turned into a living area and allocated to employees for free, the employees would not even know how much benefits they had enjoyed? If another area was set aside as a residential community, then they would know better.
At this time, Manman interjected: "You still have two questions after discussing this."
Ume Yeshi: "Oh? Little Manman, do you have any advice?"
Manman: "First, we have had a good discussion. Does your brother-in-law agree? Second, the housing development side has 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 willing to give in, otherwise he would have agreed to the bank's restructuring plan. But the longer the time goes on, the more he has to recognize the reality. In half a year, he will