"Liuzi, we can't take over this project. As soon as Cao Guohua left, Wang Zhixin couldn't wait to speak:

"The land price plus the demolition fee, the cost of taking the land alone is 32 million, plus the design, construction, taxes, and operations, the messy costs are all added to a piece, and then doubling it can't be stopped, such a high cost, let alone making money, it is good if you don't lose money." ”

has operated a project, and has been exposed to it for so long, Wang Zhixin is basically clear about the operation of real estate.

Yang Kai also followed: "Yes, Brother Wang, even if the cost is high, the key is still in the suburbs, the location is too partial, the house is built, and it is not easy to sell, the risk is too great, let's better change the project." ”

Wang Liu groaned and didn't speak, of course he knew that the project was not good, the cost was too high, and the risk was too great.

To use a simple and crude estimation formula, the house price must be at least 2.5 times the floor price to recover the cost.

What is floor price?

It is the land price apportioned to the unit floor area, that is, the land acquisition price ÷ the maximum floor area.

Now the land price is 32 million, and the total construction area is: 38,000 square meters of parcel area× 1.8 plot ratio = 68,400 square meters.

Therefore, the floor price of this land is: 3200÷6.84=468.

Multiply that by 2.5 to get 1170.

In other words, if this land wants to recover its cost, the house price will be sold for at least 1170.

But this land is in the suburbs, and the highest house price is only 112, which is basically the same as the cost price.

The result is obvious, the whole project took time, lost labor, but the biggest benefit is only barely recovering the cost, the whole is a vain earnings, one is not good, and it is very likely to lose money.

If you want to make money, you can only raise the house price.

But the location is in the suburbs, so it is difficult to sell a house, and if the house price is raised, it will be even more difficult to sell.

It's a paradox.

But the question is......

"If we don't take on this project, do we have any other projects to take on?"

Wang Zhixin and Yang Kai's faces stiffened at the same time.

"When we first arrived, we have no roots or connections in the city, and the land is in demand now, even if there are other good projects, can it be our turn to pick them up?"

Wang Zhixin and Yang Kai's hearts sank at the same time.

"I just asked Cao Guohua for the project, and he gave it now, if we don't accept it, will he think that we are playing tricks on him?

Wang Zhixin and Yang Kai's faces were draped and completely collapsed.

After Wang Liu finished speaking, he raised his head and took a sip of wine, put down the wine glass, his eyes had gradually become resolute, and said in a deep voice: "So, even if this project is not good, for us, it is also the best foothold." ”

After a pause, he said: "Moreover, everything has pros and cons, and this project is the same, there are disadvantages, and naturally there are benefits." ”

Yang Kai's eyes lit up suddenly: "How do you say this?"

Wang Zhixin followed: "What benefits?"

Wang Liu said indifferently: "First, let's have a project to do first, the company was just established, just take advantage of this project, and temper the team first." ”

The two nodded, what they said made sense, now there are just three of them in the branch, if they can use this project to pull the team up, it will not be a loss.

Wang Liu continued: "Second, I can use this project to build a good relationship with the city.

The textile factory is not profitable, the pollution is serious, and the city has always wanted to be demolished, but why is it not demolished?

Obviously, the peers in the city are not stupid, and they all know in their hearts that there is no money to be made on this project, and they even have to lose money to make money, and no one is willing to take over.

So it's dragged on until now, and it's a mess.

If we can help the city solve this mess, the city will have to read us a little bit, right?

Now we have nothing to do with the city, but when this project is completed, it will be different.

"That's right. Wang Zhixin was immediately excited: "If you use this project to sell a favor in the market, if there are any good projects in the future, then we can't pick them?"

Yang Kai also had a happy expression: "In this way, even if you don't make money, you won't lose money doing this project." ”

Wang Liu glanced at the excited expressions of the two, endured it, and didn't say the third.

This project is indeed unprofitable in theory, but there is often a gap between theory and reality, and if it is properly managed, it may not be impossible to make money......

Cao Guohua is back.

Wang Liu said directly: "Section Chief Cao, I have already thought about it, and we have taken the project you mentioned." ”

"Seriously, Mr. Wang, don't joke with me. Cao Guohua was overjoyed.

The project was a real mess for the city, and if he could find someone to take care of it, it would be a political achievement for him.

"Section Chief Cao, don't worry, I'm very serious. Wang Liuzheng said, and then his voice changed: "But I have two conditions, I hope the city can agree." ”

I knew there was no such thing as cheap...... Cao Guohua suddenly had the same emotion in his heart as Wang Liu just now, and said quietly: "What conditions, you say." ”

Wang Liu said in a deep voice: "First, for this project, I hope the city can appropriately increase the floor area ratio. ”

Since it is to help the city clean up the mess, it is natural that you have to fight for as many interests as possible, so as to make some money.

The land is in the suburbs, the location cannot be changed, and the housing price cannot be increased, so the plot ratio can only be increased and the construction area can be increased, so as to expand the development income.

Cao Guohua pondered secretly, but he was not embarrassed, first, the floor area ratio of 1.8 was originally tentative, and he also said just now that it could be discussed again, Wang Liu's request was not excessive.

Second, he is in the Land Use Planning Division, and the planning plot ratio happens to be under his control.

"Yes, but how much to improve will have to wait until I go back to the bureau for a meeting to study it. ”

"No problem. "Wang Liu should go down in one bite, which can increase the floor area ratio, even if you only add one point, it will be in vain.

"Second, the cost of acquiring land for this project is too high, and the financial pressure on our company is a bit large, and I hope that the city can approve our company to issue a corporate bond to ease the financial pressure. ”

There is no way, although Wang Liu has already made a small fortune, but it is less than six million when he is full, and he spent 1.2 million to buy a car.

Now there are only 4 million left in the company's account, and the cost of taking the land is 32 million.

If you want to operate a project, you first have to raise money, but the project is too risky, and it is estimated that it is a bit difficult to borrow from a bank.

One is a ghost-like bank, and the other is an ordinary person who barely understands finance, and the difficulty of fooling is very different, as long as the interest is in place, no one will buy it.

In fact, the issuance of corporate bonds is indeed one of the channels for many companies to solve their capital problems, especially in the past few years, the issuance of bonds has been even more rampant, and Comrade Wang has never said that in order to make a loan, he blocked the bank president more than 50 times, and he was stunned that he did not lend the money, but as a result, a corporate bond was issued, which was robbed as soon as it was launched, and the capital problem was solved.

However, there are obviously not many people as capable as Lao Wang, and many companies have not been able to repay the debts, and finally become rotten debts, and the payment crisis is frequent, which eventually attracted the state to take action, raised the threshold for bond issuance, and tightened the issuance channels, and the momentum of bond issuance has been greatly weakened in recent years.

However, it also left a certain amount of discretionary quota for the local government, and although Wang Liu has not yet reached the threshold of issuing bonds, he is solving the mess for the city and applying for a quota, which should not be difficult to think about.

Cao Guohua groaned: "I don't care about the issuance of debts, but I can report your request, as for whether it can be done, I can't guarantee it." ”

"It's okay, Section Chief Cao can help pass on a word. Wang Liu said with a smile.

He didn't believe it, no one had been willing to take the mess, and now he took the initiative to take over, and the city could not agree.