Now, I am a "professional land broker", which is dedicated to communication and grafting for companies that cannot trade land development rights through formal channels.
Money and land are like these two dice in your hand. This is a gamble in pursuit of wealth, and I don't know the result after investing. I had nothing to do with that. I'm just a professional trader.
The following is my experience in the last week, not unpredictable, but absolutely exciting.
STEP 1 business visit
Time: Sunday morning, June, 2009 14 10.
Venue: Starbucks, Xujiahui New Town
Object: M Jun, from Xiamen. Started with processing Nike sports shoes, and then went to the Shanghai property market with fellow countryman * * *, focusing on high-end apartments along the Yang Lian residential area and changshou road.
I think I am a very punctual person, so Mr. M who was late for nearly half an hour gave me a bad first impression. This is a weirdo who uses fake brand names. He already owns three properties with net assets exceeding10 million. He still uses Motorola V30, and the greasy cover is as good as my kitchen. I tried my best to adapt to his communication style mixed with Mandarin, Minnan and English, and finally understood what he really wanted.
To put it simply, M Jun is the agent of a small developer. Due to the lack of qualifications (below the third-level development qualification, with a registered capital of less than 50 million yuan), it is impossible to guide the land auction like a big developer, so I hope to get relatively cheap land through various channels. As a person with certain resources in this field, I naturally became the focus of M Jun's attention.
After in-depth exchanges, some practices of M Jun really made me a professional laugh and cry. When he first accepted the commission, he had no direction at all. He even took the "Taobao" in the middle slot of various evening papers and morning papers, and then made a phone call. You know, most of the seemingly cheap land is industrial land, and there is not much development value except for transforming it into a flooded creative park. And the land his client wants to get is basically residential land (it would be better if it is a garden residential land where villas can be built). You can imagine why he didn't make any progress in the first month.
In fact, I have prepared many plots that meet his requirements for this meeting, but my intuition tells me that these materials can only be taken out when I meet his behind-the-scenes boss. Maybe M Jun is an expert in real estate speculation, but he is definitely a layman in land transactions.
Talking about going home.
Time: June 2009 16 Tuesday at 6: 30 pm.
Venue: Korea Barbecue Shop, Guyang Road, Gubei East District
Object: L Jun, from Changchun. A Korean trading company works as a translator, and my brother works in a real estate development company. As the focus of the company's business shifted from Shanghai to second-and third-tier cities in northern Jiangsu, L Jun was entrusted to deal with two plots (Minhang and Baoshan respectively) that had never been developed.
L jun feels very polite, even if he eats barbecue, he doesn't have the impression of heroism of the northerners in the Middle East. Influenced by his brother, Mr. L has a good understanding of real estate, especially the phenomenon of "land hot auction" in Shanghai some time ago.
"They are not crazy. The current situation is that there are many more people without land than those with land. " L Jun believes that the reason why developers are willing to take land at a high price is to recognize that the Shanghai property market is still bullish in the future. The state has repeatedly stressed that "controlling the excessive rise of housing prices" is not to hope that housing prices will not rise, but to hope that they will rise for a long time, similar to "boiling frogs in warm water". No matter how expensive the developer takes the land, he will eventually stand on the house price and be paid by the people.
I know he said this to raise the price of two plots of land in his hand. In fact, as we all know, in the past few years, property prices have skyrocketed and the transaction volume has been extremely high. In fact, the purchase demand in the next five years has been "overdrawn". Almost everyone who can afford a house has bought it, and those who can't afford it have no money to buy it now. Small developers who want a share, like the boss behind M Jun, actually have to take great risks.
After a meal, l jun and I basically knew the roots. The price of Minhang plot can basically go down by 5%~ 10%, and Baoshan plot is temporarily put on hold due to the influence of "high price land". He can charge the seller a platform fee of one thousandth of the transaction price, and I charge the buyer a platform fee of one thousandth of the transaction price (including M Jun's commission). All the platform fees will be credited to my own company account, and the commission of L Jun will be credited within 3 days of receipt. Now it's time to contact the people in the bank.
Bank sisters
Time: Friday, June 19, 2009 at 3: 30 pm.
Venue: Xintiandi Beili, Madang Road
Object: Sister Z, from Shanghai. I work in the credit department of a bank in Shanghai, specializing in corporate loan business, and I am expected to be promoted to the general manager of a branch next year.
As a pure man, it is difficult for me to understand the taste of Sister Z. In her thirties, she always seems to fantasize that she is an aristocratic girl living in the Rococo era in the18th century, and will be close to the post-80s or even post-90s. Maybe some people will appreciate Sister Z's self-assertion, but I really find it hard to agree with her.
Fortunately, Sister Z's professional quality is trustworthy. She gave Mr. M a very detailed mortgage description, and when I distributed the commission to Mr. L, she specially took care of me to come in and get the company account, which could save a lot of trouble.
In addition, M Jun's company also needs to provide the following loan review materials:
1.L Two sets (complete sets) of approval documents of the Development and Reform Commission established at or above the provincial level on Junminhang plot and the feasibility study report of the project.
2. The government's authorization for the company's development projects.
3. Basic information of the project company: valid business license (i.e. the annual examination is completed), legal person code certificate, national tax and local tax registration certificate, loan certificate, account opening permit and legal person ID card.
In fact, the boss behind M Jun just wants to apply to the bank for a development loan to buy Minhang Land Project Company (50% of which has been paid) through an agreement with L Jun, and then use part of the development loan as the residual cost of purchasing the land. Sister Z has told me many times that before the two sides really meet, they must charge a little consulting fee.
"Be prepared to be skipped." Sister z is right. I haven't met Mr. L's brother and Mr. M's boss behind the scenes, which is the key to the whole transaction. This is a plan that needs the perfect cooperation of all parties, and even a little mistake will ruin the overall situation. Although I have done many land transactions independently, I really need a strong foreign aid this time.
Step 4: Master comes out of the mountain.
Time: Saturday afternoon, June 20th, 2009 1 1.
Venue: AGOGO Bar, hengshan road
Object: Brother D, from Shanghai. The former development director of a well-known organization is my master after I joined the business. Once worth millions, but after last year's stock market crash, personal assets have shrunk seriously. Now the main source of income is to help intermediary companies train new people.
"Haven't you seen two people who want to sign up?" The master always goes straight to the point. "In any case, you must see one of them as soon as possible and find out his card, otherwise you will be kicked out like an idiot when they meet. After following me for so many years, how can you still make low-level mistakes? "
Although Master cursed fiercely, I knew he was thinking of me. Actually, it's not that I haven't considered the possibility of being jumped. Being a middleman is often jumped out, so I can only charge as little as possible for the platform fee, so that both sides of the transaction feel that it is unnecessary to jump. Moreover, the two sides of this transaction are so special that the possibility of being jumped is actually very small.
However, in order to receive my due money safely, I begged Master to come with me and talk to both sides (of course, I also promised to give him a share). With him, at least when there are serious differences in the negotiations between the two sides, Master can coordinate some situations beyond my control. In fact, a transaction a month ago was successfully completed with the help of Master. Although there are various factors in a failed transaction, the key is to sign the commission agreement as soon as possible without listening to the master's advice.
Now that everything is ready, the most critical moment is getting closer and closer.
The showdown between the two sides
Time: Sunday, June 2, 2009 1 Sunday afternoon1hour.
Venue: Lujiazui World Financial Center
I finally met the two protagonists of the transaction. M jun's boss behind the scenes is actually his hometown. He once made a fortune by processing Nike shoes together, and he knew little about the real estate market and almost nothing about land transactions. Before meeting, he was still looking for the plot on the website.
I'm surprised at Mr. L's brother. He doesn't have the dignity and arrogance of a real estate owner at all, and feels more like a visiting professor at a university. Of course, when the two sides formally negotiated the Minhang plot, he showed a sense of superiority consistent with his identity.
Because I promised both parties not to disclose the specific process of this transaction, I can only give a brief overview of this transaction. In the end, Mr. L's brother agreed to reduce the offer by 8%, and Mr. M's behind-the-scenes boss paid 60% of the total transfer money within 15 working days after the signing of the transfer contract, and the remaining 40% was paid in three installments within one year.
My own platform fee was transferred to my own company account within 5 working days after the contract was signed. This week's efforts were not in vain. However, Master reminded me that in doing this kind of business in the future, I must communicate with one of the clappers in advance. I'm lucky this time. Both sides abide by the rules of the game, otherwise it is really a waste of time.
Internal discussion
Time: 6: 00 pm on Sunday, June 2, 2009/KLOC-0.
Venue: Xiaoyang fried-dumpling, Wujiang Road
Object: Y Jun, from Inner Mongolia. The former case manager of a well-known villa project in Pudong is also one of my other disciples who still keep in touch after I entered the business. He is generous, but he often drinks. Now I am working in a well-known real estate consulting company, responsible for market data analysis.
"Brother, I told you so much, don't scribble!" I will give Y Jun a vaccination before he officially eats. This man is good at everything except talking too fast. If he keeps a low profile, he may have become the boss of a real estate company.
"My report can't focus on your case. After all, your business is just a special case, aimed at small developers with insufficient qualifications. I pay more attention to the dynamics of big companies, such as Changning plot in Langshina, Nanjing, and Baoshan plot in Yu Xiang real estate. These are all big moves that may trigger an earthquake. "
"Do you think that if you take land at such a high price, you will buy it again and again as you did at the beginning?"
"Say, even Li Ka-shing deluded himself! These two plots are really hard to say. "
Y jun dare not predict. In fact, most people in the industry think that the future of these two sky-high land is unpredictable, but for me, no matter whether this land is becoming more and more prosperous or sinking gradually, there is no essential difference.
If the development is good, it will stimulate more small and medium-sized developers to buy land, and more and more people will find me. If the development is poor, I will have the opportunity to introduce my friends from overseas funds to the holders of these two plots.
As a professional land broker, in my eyes, the land in Shanghai is always an opportunity.
("Oriental Real Estate" Liu Yun finishing report)