Chapter 505 Xun Yu: Can I make money by buying a house?
In fact, Liu Bian originally thought that engaging in real estate in ancient times was fatal and almost impossible to succeed. After all, the inherent advantages were insufficient and it was difficult to compare with modern society.
but......
After the guidance of experts from the Military Advisor Alliance.
The imperial capital is a very good selling point, and it will definitely be the political and economic center of the Han Dynasty in the future. Under such unique conditions, it is absolutely possible to develop it.
Although this model cannot be copied, it can completely solve the problem of funds needed to build the Imperial City. In the final analysis, it is just an overdraft of the appreciation potential of the Imperial City residential area in the next ten years or so.
This situation is similar to that of various luxury homes in modern society. The prices are set very high, but within five to ten years after the listing, there is almost no chance of appreciation.
Although after several years of development in the Han Dynasty, the common people have basically solved the problem of food, but it is still somewhat difficult to achieve food and clothing. It is almost impossible to make money from the common people.
no way.
Liu Bian could only target the rich and aristocratic families. They had too much money, so it was absolutely appropriate to use some of it to support the construction of the imperial city.
Moreover, according to the current development opportunities of the imperial court, even if the appreciation potential in the next few years is overdrawn, it will be quickly made up for it. It will still be a good asset in the future, but it will only earn less.
Looking at Lu Su's leaving figure, Liu Bian let out a long breath and couldn't help but feel suspicious in his heart. He asked tentatively: "Teacher, can this real estate project really be successful?"
"certainly!"
The Military Advisor Alliance was very confident and said with absolute certainty: "From the data collected recently, Wancheng's development in the past two years can be said to be very rapid, especially the rent and sales price of houses, which are rising day by day."
"Wancheng is just a temporary resting place for you, Mr. Bian. It can be as high as this. If the capital is moved to Luoyang in the future, housing prices will naturally be higher. This is for sure, and the analogy can be made completely."
"Based on expert calculations."
Next, the Military Advisor Alliance added again: "Even if it is sold at the current price of Wancheng, based on the size of our new Luoyang City, there is no problem in maintaining the capital construction and installation costs."
"And if it is built in stages and sold in stages, the price will go up. Maybe even the money to buy the golden monkey can be transferred. When the time comes, we will continue to make money, and we will definitely make a lot of money."
"And don't forget, Mr. Ben, that real estate development is a comprehensive subject, involving industries and materials. This will also take the opportunity to recruit a group of construction teams to prepare for the future construction of roads and bridges."
"Even if they can't build roads or bridges, after the palace is built in the future, these construction teams can definitely take over the housing renovation projects in various counties and counties to improve people's livelihood."
"..."
Barabara.
Experts from the Military Advisor Alliance talked about many advantages in one go.
The feasibility and superiority of this project were demonstrated from various angles.
Liu Bian listened very carefully. Although he still had a little knowledge, he still believed in the strength of the experts of the Military Advisor Alliance. As long as it was done properly, this real estate pre-sale could solve many problems at once.
*****
It is said that after Lu Su left the Wende Palace, he went straight back to the Chancellor's Desk, sorted out today's notes, recorded them in a book, and then familiarized himself with other matters before opening the materials given by the emperor and preparing to study them.
Nowadays, Lu Su already has a certain knowledge of economics and is far away from the novice mode. After being brainwashed by the emperor's information, he suddenly understood three-thirds of the matter of real estate pre-sales.
hiss-!
Lu Su was so surprised that he couldn't help but gasped: "Yes, the value of a house is not only the wood, stone, and labor, but also the value of the land underneath it and the value of the surrounding supporting facilities."
"kindness."
Lu Su nodded and nodded slightly: "His Majesty's understanding is correct. Only by taking all these values into account can we truly estimate the value of the house in Luoyang."
With strong interest, Lu Su continued to read on. The step-by-step knowledge points entered his mind little by little, giving him a better understanding of the concept of real estate.
"That's right!"
Lu Su read with interest and nodded again: "Rebuilding Luoyang City is a huge project. With the continuous use of materials, the price will inevitably rise. It must not be estimated based on the current price."
"Not only the price of materials, but also the price of labor will rise in the future, which will cause the cost of houses to rise and continue to rise, which will in turn cause the selling prices of houses to rise."
"yes."
After reading this, Lu Su pinched a wisp of beard under his chin: "This is the importance of installment sales. All costs must be taken into account. The price of the second phase will most likely be higher than the first phase."
"These houses are obviously prepared for rich people, aristocratic families, and officials. If you really want to buy a house, it is naturally best to buy a house in the first phase, so that the price will be cheaper."
"and!"
Lu Su spread his thoughts and became more and more clear: "Although the price of subsequent project development will rise, it will passively increase the value of the houses developed in the early stage."
"Ha ha."
Lu Su only felt that he had mastered the method of making money: "Yes, it must be like this!"
At this moment, a familiar voice sounded from the side: "Zijing, why are you having fun here alone?"
It's Xun or.
Lu Su judged it all at once.
He raised his eyes and looked at Xun You with a smile on his face. He excitedly waved his hand to Xun You and sat down opposite him: "If Wen comes, please sit down. I've found a good opportunity to make money."
Xun You raised the corners of his lips slightly and broke out into a faint smile: "Zijing, I'm not interested in money. You should make your own money and try to earn the money to rebuild Luoyang City."
"Then do you want to have your own yard in Luoyang City?"
Lu Su changed his approach and asked Xun You if he knew Xun You's current situation.
Although His Majesty the Emperor had already solved the accommodation problem for Lu Su, Xun or others, due to the rapid development of Nanyang Hanting, many people from the Xun family passed the exam and became members of Nanyang Hanting.
Many descendants of the Xun family came to Wancheng with their families, looking for a place to live. It was too expensive to buy a house, so they had to rent it, but the rent was not cheap either.
no way.
Many of Xun's descendants lived in Xun's house.
Although Xun You was very aware of this matter, he had no choice but to do so. After all, they were all members of his clan.
Xun You naturally knew that the imperial court would return to Luoyang in the future, so when Lu Su mentioned the courtyard in Luoyang, how could he not be interested?
Immediately, he sat opposite Lu Su, stuck his head and asked tentatively: "Zijing, what do you mean by this? Could it be that the imperial court decided to sell the house in Luoyang?"
"That's right."
Lu Su nodded affirmatively and said softly: "You should know that rebuilding Luoyang City costs a lot, and the early investment in manpower, material resources, and financial resources is unimaginable."
"Therefore, His Majesty decided to build a part of the residential area and collect part of the funds through pre-sale to maximize the financial resources for the project construction."
"Pre-sale?"
Xun You was stunned for a moment, and at the same time his curiosity increased: "Zijing, tell me, what is going on? You should know about my family's situation. These problems were just a problem in Nanyang, but when we arrived in Luoyang,
Playing can’t happen again.”
"It's very simple."
The corners of Lu Su's lips raised slightly and he smiled faintly: "The so-called pre-sale means advance sales. Wen Ruo should know that Luoyang City has a plan. What will Luoyang City look like in the future?
What functions it has are shown on the planning map.”
"For example, where is the imperial city, where is the horse market, where is the gold market, as well as residential areas and commercial areas, all have plans. All these will be handed over to the construction team, and the court will pay for them."
"Pre-sale is to endorse the credibility of the court to ensure that the house will be built, and then sell it in advance, using the money from the buyers to repay the project and materials."
Xun You frowned: "So, doesn't it mean that the money from house buyers is used to build Luoyang Imperial City?"
Lu Su nodded: "In a sense, it is indeed like this!"
"ah?"
Xun may find it difficult to accept it for a while.
After all, this pattern will make him feel like he is being taken advantage of: "Is that so?"
Lu Su naturally knew what Xun Yu was thinking, but he didn't bother to explain. He just asked: "I just ask you, if the imperial court builds a residential area, will you buy a courtyard?"
"this......"
After struggling for a moment, Xun You finally nodded: "You can't rent a house, you have to buy one after all."
Lu Su smiled faintly, raised his head and said: "That's right! Luoyang is the capital city. Under the feet of the real emperor, there will be a place where every inch of land is very valuable. It is true that it is hard to find a house in Nanyang at the moment."
"If I were you, I would definitely spend all my savings on buying two more apartments, one to live in, and the rest to rent to those who later make a living."
Xun You glanced at Lu Su and said, "Is this how you make money?"
Lu Su smiled faintly: "Rent is just one of the benefits."
"oh?"
Xun You was curious: "Apart from this, is there anything else?"
Lu Su said softly: "Wen Ruo, you were one of the first people to come to Nanyang. How high were the housing prices in Nanyang at that time?"
Xun You frowned. He didn't care much about these issues: "This... I'm really not sure."
Lu Su is not the case. He has always been responsible for business issues. Especially since he took charge of merchants, he has been extremely sensitive to prices, not only materials and labor, but also house rental prices, buying and selling prices, etc.
At that moment, Lu Su came forward and lowered his voice: "Other times, I don't quite understand, but in the past two years, the price of houses in Wancheng, Nanyang, has increased fourfold, and the rental price has increased tenfold!"
"Wen Ruo."
Lu Su looked at Xun Yu with great interest: "With your salary and bonus, how many years will it take to earn enough for a house in Nanyang? Have you calculated it carefully?"
"this......"
Xun You shook his head: "I really haven't thought about it."
Lu Su said softly: "I have calculated it."
"oh?"
Xun or was stunned: "Have you calculated it?"
Lu Su nodded: "Well, just now, I calculated the salary of the third prince."
Say it.
Lu Su took out the draft book from the side, opened it, and handed it to Xun Or: "Wen Ruo, although the salary of Shangshutai is not high, your Majesty's bonus for Shangshutai is very large, especially for you. The total amount is more than two thousand yuan."
He’s a third man.”
Salaries in the Han Dynasty were calculated based on grain, but because there is no shortage of grain now, grain prices have plummeted and remain in a relatively low area.
It is precisely because of this that the salary of court officials was reduced in disguise. In order not to affect the enthusiasm of officials in their work, Liu Bian changed the payment to cash and settled in the form of banknotes.
In addition, the court will also give certain cash rewards to officials who have completed the exams well. For example, in the past two years, Nanyang told the development that Xun or Xun was almost single-handedly responsible for internal affairs, so his bonus was also very high.
"this......"
Xun Ye did not deny it.
After all, this is a fact. You have contributed a lot, so it is normal to get more bonuses: "Zijing, you should tell me, given my current situation, how long will it take to buy a house in Nanyang?"
Lu Su nodded and immediately said: "Houses in Nanyang are divided according to geographical location, and the prices are different. The prices inside the city are much higher than outside the city, and those close to the palace are much higher than those on the edge of the city."
"Based on the Sanjin Courtyard where you currently live, it is located in the city and is relatively close to the emperor's palace. The price has exceeded 20,000 gold per acre."
"Based on your current salary and bonus, you won't be able to get it in less than twenty years. And this is a conservative estimate. The real transaction price must be more than 20,000 gold!"
Xun You was stunned: "How much? Twenty thousand gold?"
"certainly."
Lu Su nodded without hesitation: "You have to know that today's housing prices in Wancheng are calculated based on square feet. A house in the city costs more than a few hundred gold, and the prices of shops along the street have long exceeded ten thousand gold."
Already."
"The house you live in now is quite close to the emperor's palace, no less than a moment away. Moreover, the entrance is the royal post house, and across the street is the youth class post house. Every inch of land here is truly precious."
"Is twenty thousand gold expensive?"
Lu Su asked back, and then added: "Believe it or not, if you say you want to sell the yard, a large group of wealthy businessmen will pounce on you. Let's not talk about it, the Donghai Mi family will definitely spend a lot of money.
"
"oh?"
Xun You was surprised: "Seriously?"
Lu Su nodded: "Of course! Don't think he is rich, but he can't buy a house like yours even if he has money. After all, it is close to His Majesty. This is the core of the price of this house."
"Similarly, by the time Luoyang arrives, prices in residential areas will also show explosive growth. As expected, once the court opens the market, the first to rush in will be those wealthy businessmen. They are very aware of the importance of real estate in Luoyang.
Sex."
hiss-!
Xun You suddenly realized this and took a deep breath.
You don’t know if you don’t hear it, but you will be shocked when you hear it!
He simply couldn't believe that because of the emperor, Wancheng became a temporary imperial capital and would undergo such earth-shaking changes. Some things even overturned Xun Yu's cognition.
"As you say..."
Xun You pinched a strand of goatee under his chin and said softly: "The house in Luoyang Imperial City is really a good opportunity to make money, and you don't need to worry too much."
"hey-hey."
Lu Su chuckled and said with great interest: "That must be of course! We are colleagues, and you usually take care of me, so I naturally want to inform you of this matter."
"but......"
When the conversation changed, Lu Su whispered: "This matter is confidential. Remember not to let outsiders know. Otherwise, whether you can buy such a property is another matter."
Xun You breathed a sigh of relief: "I'm not actually doing it to make money, I just don't want my tribe to rent a house all the time. Zijing, you should understand me. I'm not interested in money."
"Yeah."
Lu Sufei nodded quickly: "Xun Wenruo is not interested in money, I know it."
Xun You suddenly felt a strange feeling and frowned: "Well, whatever you say, that's how I am anyway. I'm going to raise money first and then wait for news from you."
"Wait a minute."
Just as Xun You was about to stand up and leave, Lu Su waved his hand and interrupted: "Zijing, do you have anything else to do?"
Lu Su said softly: "Warm reminder, prepare a little more money. Your Majesty is well aware of the value of real estate in Luoyang, so even the down payment may not be too cheap."
Xun You knew the emperor's temperament very well. Now that the pre-sale system has been proposed, it seems that the emperor is not going to spend a penny to build the palace. Naturally, the price will not be cheap.
After all, the cost of building the palace will definitely be shared equally among the residential areas where it is sold, or the commercial areas, and even the various official offices of the imperial court.
"Do not worry."
Xun You smiled faintly: "I'm mentally prepared."
Lu Su nodded: "As expected of Wen Ruo."
*****
Yizhou, Shu County.
State Shepherd's Office.
In the corridor, Liu Yan stood with his hands behind his hands, looking at the drizzle outside, and said softly: "Yuan Shao was destroyed so quickly. I thought he could hold on for a little longer. It seems that the world belongs to Liu Bian after all."
"how?"
Lu Yue beside her said with a smile: "Could it be that Mr. Jun once thought that the world was about to change its dynasty?"
Liu Yan breathed out and glanced at Lu Yue: "To be honest, I did have this idea at the time. That fool Liu Hong is not worthy of being the emperor at all. It was he who made the Han Dynasty become weaker and weaker."
"I still remember that back then, Liu Bian was still a prince who behaved frivolously. Not to mention that the ministers didn't want to see him, even his father, Emperor Liu Hong, didn't want to see him."
"certainly!"
Liu Yan said softly: "At that time, I didn't want to see him. I felt that if he became the emperor, he would definitely be inferior to Liu Hong. Such a world would collapse sooner or later."
"It is precisely because of this that I petitioned to come to Yizhou and prepare for ten years of business to wait for the times to change. Finally, I will follow the example of Emperor Gaozu, go north to Guanzhong, and then aspire to dominate the world."
"But who would have thought that after the coup and Dong Zhuo's incident, Liu Bian's whole person had undergone earth-shaking changes, and he could actually sweep the world in such a short period of time."
"I admire you!"
"admire!"
Liu Yan sighed from the bottom of his heart.
He rarely convinced others in his life, but for Liu Bian, he was convinced: "Although I can't be the emperor, no matter what, the world is still the world of my Han family."
"And we are doing very well at the moment. We coexist harmoniously with Nanyang and do not interfere with each other. As long as I don't have any rebellious intentions, I can live in peace in this land of abundance for thousands of years."
Lu Yue must have hoped that Liu Yan could stay in Yizhou for a long time. After all, his Five Pecks of Rice religion was blessed by Liu Yan, the pastor of Yizhou, so that it could develop and grow for a long time.
but......
As Nanyang develops more and more smoothly, Lu Yue is worried: "Jun Lang, do you really think that His Majesty the Emperor of Nanyang will abide by the agreement between you? If one day he has evil intentions, I'm afraid..."
Before he finished speaking, he was interrupted by Liu Yan: "Yue'er, have you discovered something? Otherwise, why would you suddenly say such words? His Majesty, the Emperor of Nanyang, has always been the one who keeps his promises."
"No."
Lu Yue shook his head, Emei frowned slightly: "However, heroes have never been disturbed by these things. I am afraid that even if His Majesty the Nanyang Emperor is determined to abide by his promise and is unwilling to break his promise, the ministers under his command will probably keep an eye on Yi.
state."
"Junlang."
Lu Yue was worried and said softly: "We have to guard against it!"
Liu Yan was naturally aware of Lu Yue's worries. In fact, even his own mind was constantly beating the drum.
Logically speaking, Liu Bian should have mobilized a large army to attack Yizhou at this time, and it should be both land and water, with one attacking from the north and the other from the south. This is the safest way.
But......
Since Nanyang's navy took over the Yangtze River, they have not shown any signs of marching to Zigui, as if they have no intention of attacking Yizhou.
Even the troops and horses that were supposed to march from Guanzhong to Hanzhong showed no movement at all. The combination of the two made it difficult for Liu Yan to believe that Nanyang had no intention of annexing him.
Is he waiting?
Liu Yan had doubted this idea before, but it was quickly rejected by Liu Yan.
After all, with the strength of Nanyang Hanting, even if they open a second battlefield, there will be no pressure at all.
If Nanyang Hanting really wants to attack Yizhou, there is no need to wait. He can directly send troops, use fire and thunder to clear the way, and crush them directly.
Although the Shu Road is relatively southbound, if you take the Yangtze River waterway, you can reach Shu County quickly. Our own navy is not even as good as Jingxiang, so how can we be Nanyang's opponent.
It was precisely because of careful consideration that Liu Yan was certain and certain that Nanyang Hanting had no idea of entering Yizhou and that he could spend his remaining years here.
Liu Yan took a long breath, stared at Lu Yue with bright eyes, and said softly: "Yue'er, you said that we should guard against Nanyang Hanting, but you can tell us how we should guard against it?"
"Fire and thunder can split mountains and rocks. Nanyang navy can even ride the wind and waves and cross rivers as if they were walking on flat ground. How can our Yizhou army be the opponent of such an army?"
"If Nanyang Hanting wants to eliminate us, defense is useless. It is better not to defend. If we act without permission, it will give Nanyang Hanting an excuse to send troops."
"Isn't it?"
"this......"
Lu Yue had to admit that Liu Yan's analysis was very reasonable: "In that case, let's continue as usual. I heard that His Majesty the Emperor of Nanyang likes golden monkeys very much and has recently started purchasing them. Let's give him some help."
Liu Yan smiled calmly and raised the corners of his lips: "Don't worry, I have already given the order. Those sent by Nanyang Hanting to purchase will not be embarrassed and will be allowed to go."