Chen's restaurant is largely intended to mimic the route of a Japanese Michelin-starred restaurant, so they only offer customers a few set menus to choose from, and choose one of them, so that all the dishes and the order must follow the content set in the menu.

Li Mu was not very interested in Japanese food, so he asked Wei Lan to choose it for him, and Wei Lan did not hesitate to choose a set meal with bluefin tuna.

When the dishes began to be served, Wei Lan said to Li Mu: "You are right, Sanlitun is indeed a good place for the development of commerce, catering and entertainment, from the beginning of the construction of Wanying Plaza to the present, the catering and entertainment enterprises here have increased by nearly half, the flow of people is also increasing, and the reputation and popularity are also improving, and after the completion of our main project next year, the land price here will at least increase by more than 50% compared with when we took the land." ”

Li Mu nodded and said: "The place where the embassy district is clustered is relatively fashionable, and the consumption level will also increase, followed by the rapid development of the catering, entertainment and retail industry." ”

Wei Lan smiled and asked: "Mr. Li, do you have any tricks for selecting real estate sites? I see that you have a very good set of residential and commercial land selections. ”

Li Mu laughed and said: "When I do real estate investment, where can I compare to your professionalism, I won't do anything about it." ”

Wei Lan hurriedly said: "Don't, to be honest, my set of analysis methods, all those who do real estate will, but who does it more meticulously and better, I want to know through you whether there is a better analysis method that is not the established routine in the industry, so that it can also be two-pronged in the future." ”

Li Mu smiled: "Then I'll talk about it casually." ”

Wei Lan hurriedly sat up straight and said seriously: "Listen up." ”

Li Mudao: "First of all, set a big tone, in the next ten years, the country's housing prices will rise steadily or even rapidly is the fundamental premise. ”

Wei Lan nodded: "I agree." ”

Li Mu also said: "Under this general tone, in fact, no matter where we buy land or what land we buy, even if it is a fifth-tier city, as long as we buy it in the urban area, as long as the price of the land we take is not higher than the market price, it is basically a matter of making a profit and not losing money." ”

Wei Lan said seriously: "I also agree with this 100%, now is indeed a bonus period, at least a little brain, basically how to do it is to earn." ”

Li Mudao: "With this background judgment, we can relax a lot when we do real estate investment, and we can also let go of our hands and feet. ”

"And then?" Wei Lan held his 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 screening conditions are generally just a few, for example, look at where there are more foreigners, generally speaking, where Westerners, Japanese and South Koreans gather, the consumption level will indeed be higher than other places, so if you find that where foreigners begin to converge to form a community, hurry up and get land there, and the growth rate in the future will be faster than that of ordinary places." ”

Wei Lan nodded lightly and said, "For example, Sanlitun." ”

"That's right. Li Mu said with a smile: "The embassy area, there are many foreigners, the consumption level will naturally be high, nightclubs, bars, high-end restaurants, to put it bluntly, are all things from overseas after the opening of the economy, the first batch of seed users in the country are foreigners, so they will give priority to running to Sanlitun, foreigners will more and more like to get together here, it will not be long before a cluster effect will be formed, more and more entertainment and leisure catering will gather here, and then build this place into a fashion frontier." ”

Speaking, Li Mu said: "There are more Koreans in Wudaokou and Wangjing, and combined with the current Kazakh and 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." ”

"Well, that makes sense. Wei Lan said seriously: "I remember, I will pay more attention to these two places in the future, as well as other places that conform to your law." ”

Li Mu nodded, and then said: "For example, if you want to use commercial real estate, pay more attention to the places where universities are gathered, because young people will become the main force of consumption in the future;"

"Pay more attention to the places where high-tech industries are gathered, such as Zhongguancun, because the development speed of this industry far exceeds that of other industries, so the per capita salary of this industry, as well as the proportion of the middle class, will be higher, they have a stronger sense of time, and the demand for time is more urgent, so in the place where the industry is gathered, the nearby housing prices will be higher than the surrounding areas. ”

Wei Lan listened to Li Mu's analysis, looked thoughtful, and did not speak for the time being.

Li Mu is not weak at all, because although he does not understand real estate, these experiences are summarized based on what later generations have seen with their own eyes.

Especially the last point, Li Mu has a deep experience.

The housing prices and rents outside the same Fifth Ring Road and the North Fifth Ring Road are more expensive than those in the three directions of southeast and west, and they are much more expensive.

When the average price of houses outside the East Fifth Ring Road was 20,000 or 30,000 yuan, the North Fifth Ring Road, close to Zhongguancun Software Park, had already exceeded 50,000 yuan, and when the East Fifth Ring Road exceeded 50,000 yuan, the houses of 100,000 yuan in the North Fifth Ring Road came out.

The reason why there is such a big gap is because the Internet industry is clustered in this area, so that the demand for housing in this area, whether it is renting or buying, is very high.

Although there are many silk code farmers, designs, and products in the Internet industry, the average salary level in this industry is higher than that of most industries, and a company goes public in the United States and creates hundreds of millionaires at every turn.

At this stage, Zhongguancun has not really developed outside the Fifth Ring Road, and if you go to Xierqi and Shangdi to get a few pieces of land now, you will really have to make money in the future.

Back then, Li Mu rented a self-built house in Tangjialing for three or four hundred yuan a month, and a few years later, Tangjialing's most relocated community was also sold for sixty or seventy thousand square meters.

What kind of place is Tangjialing? It is a shantytown outside the North Fifth Ring Road, where birds did not poop earlier, and it is several kilometers away from the nearest subway station, but its real advantage does not rely on the subway at all, but the Zhongguancun Software Park is close at hand.

Wei Lan asked Li Mu at this time: "Mr. Li, what scale do you think Zhongguancun can develop to in the future?"

Li Mu shrugged his shoulders and said, "No. 1 in the country and No. 2 in the world, it's not a big problem. ”

Wei Lan asked in surprise, "Second only to Silicon Valley?"

"That's right. Li Mu nodded and said, "It shouldn't take too long to achieve this step." ”

Weilan said: "The whole country is currently developing high-tech, especially in first-tier cities, which basically have new areas and high-tech parks, can Zhongguancun's advantages be maintained?"

Li Mu said with a smile: "Don't worry, you must be able to, in any country and region, the industrial agglomeration effect is inevitable, the United States has Hollywood, Silicon Valley, Detroit, these are typical examples, Zhongguancun has many advantages, the first is located in the capital, unique; the second is the top universities gathered, Tsinghua University, Yan University, National People's Congress, aerospace, post and telecommunications...... Countless universities are in this vicinity, providing enough talent supply for Zhongguancun; third, there is already a scale dividend, the largest in the country, entrepreneurs give priority to starting a business here, even if large and medium-sized enterprises do not move over, they will set up branches here, and send more people, so it is impossible for any high-tech park in the country to surpass Zhongguancun. ”

Speaking of this, Li Mu paused and said: "Since we believe that Zhongguancun is likely to become a gathering place for high-tech enterprises second only to Silicon Valley, then let's analyze the expansion scope of high-tech enterprises in Zhongguancun in the future. ”

"The shackles of the three directions of the southeast and west have made the high-tech industry form a situation of trapped beasts in the area from the North Third Ring Road to the North Fourth Ring Road, but the surrounding of this trapped beast is not other animals, but a cage built of reinforced concrete, and the only remaining breakthrough direction of this trapped beast is all the way to the north. ”

"In the future, the direction of the spread of high-tech parks and enterprises must be from the North Third Ring Road as a starting point, to the northern region, the northwest region to spread 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 less populated, the cost of relocation is small, is the first choice for high-tech development, and almost the only choice, so having said that, the next stage of Wanying, you can find a way to get more land in the north. ”

Wei Lan sighed: "Wanying's current funds are also very tight, almost running at full power, and in the next stage, I am afraid that we will have to wait for our first batch of real estate sales to accumulate enough energy." ”

Li Mu said: "Do you remember the first point we talked about just now?"

Wei Lan asked, "Are you talking about the general trend of steady growth in house prices over the next decade?"

Li Mu nodded, said: "Combined with this general trend, real estate companies must be bold if they want to become bigger, as long as the market is here, they will never be afraid of high debt ratios, rest assured and bold to take the maximum leverage you can get, the general trend is here, coupled with a certain ability to operate and control, there is absolutely no possibility of losing money." ”

Wei Lan nodded in realization.

Li Mu said at this time: "Weilan, to be honest, sometimes, with too professional eyes to analyze the industry, it is easy to focus too much, macro control is insufficient, this is only because of the truth in this mountain, if you jump out of the industry's fixed mode of thinking, maybe there will be unexpected gains." ”

"For example, now we analyze the real estate development of Zhongguancun, don't look at how the subway is repaired, don't go to how to divide the school district, the municipal government, the district government has any favorable policies, 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 The volume is getting bigger and bigger, and it is inevitable to break through to the north, you can rest assured that you can do it boldly, because once the industry breaks through to the north, the government will definitely repair the subway and build the school in order to encourage the development of enterprises. Give the policy to the past, and then enter at that time, the cost of entry will be too high. ”