Chen Jingjing's restaurant is largely intended to imitate the Japanese Michelin restaurant route, so they only provide customers with several set meal packages to choose from. If you choose one of them, all dishes and order must follow the menu order. Good content.
Li Mu was not very interested in Japanese food, so he asked Wei Lan to choose for him. Wei Lan chose the set meal with bluefin tuna without hesitation.
As the dishes began to be served, Wei Lan said to Li Mu: "You were right at the time. Sanlitun is indeed a good place for the development of business, catering and entertainment. From the time we started building Wanying Plaza to now, the catering and entertainment here has The number of businesses has increased by nearly half, the flow of people is also increasing, and the reputation and popularity are also improving. When our main project is completed next year, the land price here will be at least 50% higher than when we acquired the land."
Li Mu nodded and said: "The places where the embassy district is clustered are relatively fashionable, and the consumption level will also increase accordingly, followed by the rapid development of the catering, entertainment and retail industry."
Wei Lan asked with a smile: "Mr. Li, do you have any tips for selecting real estate sites? I see that you are very good at selecting residential land and commercial land. You are always on target."
Li Mu laughed and said: "In real estate investment, I am not as professional as you, so I won't do the same thing."
Wei Lan said hurriedly: "No, to be honest, my set of analysis methods can be used by all real estate developers. It's just who does it more carefully and better. I want to know through you whether there is a better one." , an analysis method that is not an established routine in the industry, so that we can have a two-pronged approach in the future.”
Li Mu smiled and said, "Then I'll just talk about it casually."
Wei Lan quickly sat up straight and said seriously: "I am all ears."
Li Muchao: "First of all, set a general tone. In the next ten years, it is the fundamental prerequisite for national housing prices to rise steadily or even rapidly."
Wei Lan nodded: "I agree."
Li Mu added: "Under this general tone, in fact, no matter where or what land we buy, even in the fifth-tier cities, as long as we buy it within the urban area and as long as the price we get the land is not higher than the market price, then basically The above are all things that guarantee a profit without losing any money.”
Wei Lan said seriously: "I 100% agree with this. Now is indeed a bonus period. At least if you have a little brain, you can basically make money no matter what you do."
Li Mu said: “With this background judgment, we can relax a lot and have a free hand when doing real estate investment.”
"Then what?" Wei Lan held her chin, looked at Li Mu, and said, "You still haven't said how you judge whether a piece of land or an area is good or bad."
Li Mu said: “In my eyes, the best filtering conditions are generally just a few. For example, look at where there are more foreigners. Generally speaking, the consumption level in places where Westerners, Japanese and Koreans gather together will indeed be higher than in other places. It’s higher, so if you find that foreigners are starting to gather and form communities somewhere, hurry up and get land there, and the growth rate in the future will definitely be faster than in other places.”
Wei Lan nodded slightly and said, "For example, Sanlitun."
"That's right." Li Mu said with a smile: "In the embassy area, there are many foreigners, so the consumption level will naturally be high. Nightclubs, bars, and high-end restaurants, to put it bluntly, are all things that came from overseas after the opening up of the economy. They are the first in the country. The first batch of seed users are foreigners, so they will first choose to go to Sanlitun. Foreigners will increasingly like to gather here. It won’t take long before a cluster effect will be formed, and more and more entertainment, leisure and dining venues will gather here. Here, and then turn this place into a fashion forward position.”
After that, Li Mu added: "There are more Koreans in places like Wudaokou and Wangjing. Combined with the current Kazakh-Korean culture, these two places will probably become more prominent areas in the future, so these two places can also be focused on in the future. Pay attention.”
"Well, it makes sense." Wei Lan said seriously: "I remember it. I will pay more attention to these two places in the future, as well as other places that comply with your law."
Li Mu nodded and continued: "For example, in terms of commercial real estate, pay more attention to places where universities are concentrated, because young people will become the main force of consumption in the future;"
"Pay more attention to places where high-tech industries are concentrated, such as Zhongguancun. Because the development speed of this industry is much faster than other industries, the per capita salary and the proportion of the middle class in this industry will be higher. They have a stronger sense of time and are interested in The demand for time is also more urgent, so in this place where industries are concentrated, housing prices nearby will definitely be higher than those in the surrounding areas."
After listening to Li Mu's analysis, Wei Lan looked thoughtful and remained silent for the time being.
Li Mu didn't feel guilty at all, because although he didn't understand real estate, these experiences were based on what he saw with his own eyes.
Especially the last point, Li Mu understands it deeply.
Also outside the Fifth Ring Road, housing prices and rents outside the North Fifth Ring Road are more expensive than those in the southeast and west directions, and much more expensive.
When the average price of a house outside the East Fifth Ring Road is 20,000 to 30,000 yuan, the price in the North Fifth Ring Road near Zhongguancun Software Park has already exceeded 50,000 yuan. By the time the price of a house outside the East Fifth Ring Road exceeds 50,000 yuan, the price of 100,000 yuan house in the North Fifth Ring Road has become available. .
The reason why there is such a big gap is because the Internet industry is concentrated in this area, so that the demand for housing in this area, whether for renting or buying, is very high.
Although there are many coders, designers, and products in the Internet industry, the average salary level in this industry is higher than that in most industries. Moreover, if a company goes public in the United States, it can easily create hundreds of millionaires. , the first thing these people do after their income reaches the middle class is to buy a house near Zhongguancun.
At this stage, Zhongguancun has not really developed outside the Fifth Ring Road. If we go to Xierqi and Shangdi to get a few pieces of land now, we will really make money in the future.
Back then, Li Mu rented a self-built house in Tangjialing for 300 to 400 yuan a month. A few years later, the last resettlement community in Tangjialing was sold for 60,000 to 70,000 yuan per square meter.
Where is Tangjialing? It was a barren shantytown outside the North Fifth Ring Road. It was several kilometers away from the nearest subway station. But its real advantage did not rely on the subway at all, but the Zhongguancun Software Park, which was just around the corner. Subway? What doesn't exist is that its potential customers are those who want to live here and can walk or drive to and from get off work in ten minutes.
Wei Lan asked Li Mu at this time: "Mr. Li, what scale do you think Zhongguancun can develop in the future?"
Li Mu shrugged his shoulders and said, "Being first in the country and second in the world is not a big problem."
Weilan asked in surprise: "Second only to Silicon Valley?"
"That's right." Li Mu nodded and said, "It shouldn't take long to achieve this step."
Wei Lan said: "The whole country is currently developing high and new technologies, especially first-tier cities, which basically have new districts and high-tech parks. Can Zhongguancun's advantages be maintained?"
Li Mu smiled and said: "Don't worry, it will definitely work. In any country and region, the industrial cluster effect is inevitable. The United States has Hollywood, Silicon Valley, and Detroit. These are typical examples. Zhongguancun has many advantages. First, it is uniquely located in the capital; second, top universities are clustered together, such as Tsinghua University, Yanda, Renmin University, Aeronautics and Astronautics, Posts and Telecommunications... Countless universities are nearby, providing sufficient talent supply for Zhongguancun; third, it has already With the scale dividend, it is the largest in the country. Entrepreneurs will give priority to starting their own businesses here. Even if medium and large enterprises do not move here, they will set up branches here and station more people. Therefore, it is impossible to have any high-tech parks in the country. More than Zhongguancun.”
Having said this, Li Mu paused and said: "Since we believe that Zhongguancun has the potential to become a high-tech enterprise gathering place second only to Silicon Valley, let's analyze the future expansion scope of Zhongguancun's high-tech enterprises. Zhongguancun starts from the North Third Ring Road. , outside the North Fourth Ring Road, it is not practical to develop westward. Going south into the Third Ring Road or eastward are all densely populated areas. I have heard of companies giving way to densely populated areas, but I have never heard of densely populated areas becoming Enterprises have to give way, so it is even more unrealistic.”
"The shackles in the three directions of southeast and west have caused the high-tech industry to form a trapped beast in the area from the North Third Ring Road to the North Fourth Ring Road. However, this trapped beast is not surrounded by other animals, but by buildings of steel bars. The cage made of concrete, the only remaining direction for this trapped beast to break out is to go all the way north."
"In the future, the direction of the spread of high-tech parks and enterprises will definitely start from the North Third Ring Road, and spread to the northern and northwest regions, outside the North Fifth Ring Road, the Fifth Ring Road, and even the Sixth Ring Road to be built in the future. These places are now more populated. The cost of relocation is small, so it is the first and almost the only choice for high-tech development, so in the next stage, Wanying can find ways to acquire more land in the north."
Wei Lan sighed: "Wanying's funds are also very tight right now, and it is operating at almost full power. For the next stage, we may have to wait for our first batch of properties to go on sale before we can accumulate enough energy."
Li Mu said: "Do you remember the first point we just talked about?"
Wei Lan asked: "Are you talking about the general trend of steady growth in housing prices in the next ten years?"
Li Mu nodded and said: "Based on this general trend, real estate companies must be bolder if they want to grow bigger. As long as the market is here, never be afraid of high debt ratios and boldly use the maximum leverage you can get." , the general trend is here, and coupled with certain operation and control capabilities, there is absolutely no possibility of losing money.”
Wei Lan nodded in sudden realization.
Li Mu added at this time: "Weilan, to be honest, sometimes, when analyzing the industry with a too professional eye, it is easy to be too focused and not have enough macro control. This is just because of being in this mountain. If you jump out The fixed mindset of the industry may lead to unexpected gains.”
"For example, when we analyze the real estate development of Zhongguancun, we don't look at how to build the subway, how to divide the school districts, and whether the municipal and district governments have any favorable policies. We just look at the future development trend of the entire high-tech industry. You see It is a giant beast, trapped in a cage on three sides and getting bigger and bigger. It is inevitable to break out to the north. You can do it with confidence and boldness, because once the industry breaks out to the north, in order to encourage the development of enterprises, the government must We will build the subway, build the school, and pass the policies. By then, the cost of entry will be too high."
(End of chapter)