During the Spring Festival, Chen Li did not need much entertainment in addition to the company's affairs, and when he returned to Qingquan, in addition to meeting Meng Xuede and Zhang Haoran, and participating in the Spring Festival entrepreneur tea party organized in Qingquan City, he stayed at home and enjoyed a rare holiday at other times.

On the sixth day of the first lunar month after the New Year, Zhang Xiaotian insisted on holding a high school reunion.

Chen Li didn't have time to participate in the gathering this time, he stayed at home until the fifth day of the Lunar New Year and returned to Shangdu, pulling Liu Tongjiang to negotiate with all parties about the demolition and renovation of Haimeng Building and Haimeng Garment Factory, and he knew from Zhou Bin that Tang Xiaonian also left Qingquan and returned to Pujiang to work early.

"Zhang Xiaotian's financial company, it still has a relationship with Fang Longmao and Fang Yixin, looking at the significance of Cao Lin and Fan Hongwei, it should be to quit their jobs and follow Zhang Xiaotian to engage in private lending. In Chen Li's office, Zhou Bin sat comfortably on the sofa, stilting Erlang's legs, and chatting with Chen Li and Zheng Wenyuan about his participation in Chen Li's high school class reunion last night.

In order to raise a huge amount of funds needed for the construction of Jiangwan Jialong City, Fanglong Real Estate and Jiahe Group established a joint venture to establish Jialong Investment, a private equity real estate capital, in imitation of Dashang Capital, last year to raise funds from Shangdu, Los Angeles and Qingquan.

The distinction between private capital and illegal fundraising has been clarified by the financial regulatory department of the State Council and the provincial financial office, that is, the fund-raising targets should not be too scattered and the single fund-raising amount should not be less than one million.

Whether it is Fanglong Real Estate or Golden Harvest Investment, it is impossible to touch this clear regulatory line when it develops to today's scale, but whether it is Qingquan, Shangdu or Los Angeles, the ability and willingness to take out millions or even tens of millions of funds at a time and hand them over to the individuals and enterprises operating by new investment entities is actually very limited.

Rooted in the Qingquan coal circle, Dashang Capital has developed step by step, and has successively expanded its asset scale to more than 6 billion yuan, of which nearly half is the asset appreciation part.

Jialong Investment needs to raise a huge amount of money in a short period of time, and the only way to circumvent the regulatory red line is to cooperate with financial investments like Zhang Xiaotian or, more specifically, private lending companies.

In other words, this kind of private lending or financial investment company raises scattered idle funds from the private sector in Qingquan, Los Angeles, Shangdu and other places at a certain interest, and then lends it to Jialong Investment at a higher interest.

Due to the huge investment in land acquisition and Wanbang Paradise in the early stage of Jiangwan Jialong City, a total of more than 7 billion yuan, if you want to increase the plot ratio in the future, you also need to pay the land payment, Chen Li expects that Jiangwan Jialong City will invest a total of 10 billion yuan before the official opening in September.

In addition to deducting the self-owned funds of Wanbang Real Estate, Fanglong Real Estate, and Golden Harvest Group, as well as the loans financed from financial institutions such as the Provincial Construction Bank, there is a shortfall of almost 3 billion yuan, which needs to be borrowed from the private lending market in this way.

Zhou Bin learned that Qingquan financial investment and private lending companies like Zhang Xiaotian have been registered and established nearly 100 in the past two or three years, and with the rise of the coal market and the popularity of coal mining rights transactions, more and more idle funds have gathered into these private lending companies, and then invested in real estate, coal mining rights transactions and other investment fields that can currently produce ultra-high returns.

"A few years ago, there were still many people who complained to my dad that Dashang Capital is not financing now," Zhou Bin staggered Erlang's legs and asked, "How did you get in touch with the Pagoda District Government yesterday?"

In the past four years, Qingquan housing prices continue to skyrocket, and the profit expectations of Qingquan Xinrui City are bright, at this time, there will naturally be more bank loans and borrowings, and they are more willing to flow into the capital of Dashang Capital, but it is a pity that at this time the capital that continues to run to the door, the requirements for annual income are extremely high, Chen Li, Zheng Wenyuan, they can only turn away these funds, and at present, they are more willing to absorb some funds that are willing to participate in the investment in manufacturing and new high-tech enterprises.

"I met with Ge Minghui a few years ago, the city seems to be interested in starting the demolition and reform of the old community on a large scale, we also met with Wang Baocheng, secretary of the Pagoda District Party Committee, the demolition and reform of the Haimeng garment factory was carried out according to the original plan, there is no problem, Xinchaorui Real Estate, Haimeng Group and the Pagoda District Government came up with a plan, which was put into the Standing Committee of the Pagoda District for discussion and voting in the past few days, but Wang Baocheng still proposed yesterday that we hope we can participate in the demolition and reform of the dilapidated community in the Gulou area of the Pagoda District. Chen Li said.

"With such a high cost of demolition and resettlement, is there any profit to be made?" Zhou Bin asked.

The dilapidated residential areas in the Gulou area have an unusually high residential density and policy requirements for relocation, which means that even if the price of new houses in the Gulou area reaches 4,000 yuan per square meter, half of the resettlement cost will be deducted, that is, 2,000 yuan per square meter.

In addition, the demolition of the dilapidated community, land leveling, and the relatively high construction cost of high-rise apartments, plus the costs of finance and taxation, operation management, and sales promotion, etc., can not be beaten down at 2,000 per square meter.

And even if the price of new houses in the Gulou area can rise to 5,000 yuan by next year, it is estimated that there will be only six or seven points of meager profits, which cannot be developed by loans.

Now that I have funds in my hand, where can I eat less than six or seven points of annual income, why bother to do this drudgery?

There is also a key problem, with such a dense residential population, demolition is also a problem.

In the case of Zhou Bin, at present, Qingquan and Shangdu have a large number of real estate development projects that are easier to do and more profitable, and they are naturally reluctant to do the most difficult old house demolition and renovation projects.

"I think that if we can build up the Haimeng Building project and accumulate a number of houses in the Gulou area, we can speed up the demolition of the dilapidated communities in the Gulou area and increase the construction land reserve of Xinchaorui Real Estate by exchanging cages for birds," Chen Li said, sitting behind his desk, "If the city can really make great efforts to promote the demolition and reform of old houses, and the Gulou area is also one of the best land resources in the commercial capital, we still have to make preparations with both hands." ”

Zheng Wenyuan nodded and said: "That's true, although there are dozens of developers in Shangdong New District, and the housing prices in Shangdong New District are about to catch up with the average price in the main urban area, but at present, high-priced real estate is still mainly found in Jinshui District and Pagoda District. The second-hand housing prices in Qingquan Haoting are almost 8,000, which is a situation that could not have been imagined two years ago. In addition to high-end villa projects, the property price of high-end apartments exceeds 10,000 yuan, and I estimate that it must be the first to break through in Jinshui District and Pagoda District. ”

"How did you talk to the bank?" Zhou Bin asked.

Xinchaorui Real Estate only has more than 100 million points of working capital, and it is far from enough to even use it to acquire Haimeng Building, Chen Li plans to acquire Haimeng Building from Haimeng Group in the form of 130 million cash and debt.

With the current strength and status of Xinchaorui Real Estate, the relevant creditors will not object to the debt of Haimeng Building on its own initiative, but it is necessary to lend another 200 million yuan from relevant banks to complete the replacement of the demolition and renovation plot of Haimeng Garment Factory, and it is still necessary to negotiate with relevant parties.

"This is not in a hurry, we will take over the Haimeng Building, the preparation of the new trendy Ruicheng Gulou store and the relocation of the Haimeng Garment Factory will take a certain amount of time," Chen Li said, "For such a long time, it will not be possible to raise even 200 million yuan, but the commercial company has done the preparatory work?"

"You also let me breathe a sigh of relief, this Spring Festival hasn't passed yet!" Zhou Bin said bitterly.

Chen Li naturally did not let Zhou Bin comfortably drag on the fifteenth day of the first month before officially working, and in the next few days, he pulled Zhou Bin and Liu Tongjiang to sign relevant agreements with Haimeng Group and the Baota District Government.

In the acquisition of Haimeng Building, Xinchaorui Real Estate invested 130 million yuan, which was directly carried out in the form of the acquisition of Haimeng Real Estate Project Company.

Haimeng Group took 130 million in cash, and the remaining properties, debts and related employees of Haimeng Building were all taken over by Xinchaorui Real Estate.

After Haimeng Group gets 130 million funds, it will immediately carry out the purchase of the new factory, production relocation and other work, and then the demolition and renovation of the Haimeng Garment Factory will be carried out, and after the Haimeng Group completes the relocation, Xinchaorui Real Estate will pay the land price of 200 million, and then the Baota District Government will transfer the demolition compensation to the Haimeng Group.

Xinchaorui Commercial Co., Ltd. has accumulated nearly 1,000 cooperative brand merchants in the preparation of Guanlan Commercial Street and Xinchaorui City Plaza Qingquan Jiefang Road Store and Shangdu Jinghai Road Store, and the preparation of Xinchaorui City Plaza Gulou Store has negotiated more than 70 merchants to settle in in just one month.

Haimeng Building has been fully constructed, the commercial part of the podium has completed the settlement of more than 10 clothing stores, and the commercial public area of the podium has already been renovated.

By the end of April, the Gulou store of Xinchao Rui City Plaza was officially opened to the public, and the first batch of Xinrui Hongji large-scale shopping supermarkets and more than 40 catering and clothing stores were launched, and the residential part of the tower of Haimeng Building was officially renamed Xinrui Star City and opened for sale again.

And this time, the new star city directly opened with 5,000 per square meter.

Four months ago, Haimeng Building could not be sold at all at 3,000 per square meter, and after four months, it opened again at a price of 5,000 per square meter, and the cumulative sales exceeded 100 million in the first three days.

By the end of May, with the opening of a series of well-known brand merchants such as cinemas, amusement halls, and diffuse cafes in Xinchaorui City Plaza, the cumulative sales of Xinrui Star City have exceeded 350 million, which completely covers the funds invested in the early stage of Xinchaorui Real Estate City Plaza, and also pays off all the debts and bank loans previously owed.

The preparation of the new trendy Rui City Plaza made up for the lack of commercial facilities in the new star city, and because the brand of the new sharp city and the new trendy real estate has been completely launched in the commercial city, coupled with the strong sales ability of the real estate company, the success of the new star city again is not surprising to Chen Li.

At this time, Xinchao Rui Real Estate also held a commercial part with a construction area of 30,000 square meters and a residential part with a construction area of 40,000 square meters, which could be regarded as the net profit obtained by Xinchao Rui Real Estate in the Xinrui Star City project.

Haimeng Garment Factory directly purchased the completed factory building in the Industrial Park of Baota District after the year, completed the overall relocation of Haimeng Garment Factory, and Xinchao Rui Real Estate borrowed 500 million yuan from Shangdu City Commercial Bank in the name of Xinrui Star City Project Company. After deducting the land payment of 200 million yuan, this loan also supplemented the follow-up construction fund of 300 million yuan for the Xinrui Star City Project Company, and promoted the construction of six high-rise apartments with a total construction area of 480,000 square meters as the second phase of Xinrui Star City.

Xinchaorui Real Estate finally decided to sign an agreement with the Baota District Government on the demolition and renovation of old houses and land replacement.

Xinchaorui Real Estate will take out the existing housing in Xinrui Star City and sign a resettlement agreement with the residents of the surrounding dilapidated communities to replace the land occupied by the dilapidated communities.

The residential density of the dilapidated community reaches a floor area ratio of 15, and the cost of resettlement and dismantling adds up to 5.2 million yuan for each mu of construction land replaced, and even if a high-rise apartment with a plot ratio of more than 3 can be built in the end, that is to say, 2,000 square meters of residential buildings can be built per mu of construction land, and the floor cost per square meter alone will be as high as 2,600 yuan.

This is unimaginable in the commercial capital of 05 years, and it is also the key reason why other developers are reluctant to get involved in the demolition and renovation of old houses.

The cost is too high.

At this time, within the scope of Shangdong New District, everyone can still take the construction land with a floor price of only about 1,000 per square meter, so why bother to come and take this risk?

However, Chen Li decided to grit his teeth and do it, the only requirement is that the resettlement agreement must be signed in the area, that is, the residential group of each old housing community must be signed by more than 95% of the residents, and the agreement can only officially take effect at this step, even if the remaining residents do not agree to the demolition, they can also officially enter the judicial compulsory demolition procedure, without worrying about any sequelae.

Of course, the cost of demolition and resettlement of the renovated plot is as high as 5.2 million, which is only nominal, after all, these are all converted at the price of 5,000 replacement houses per square meter in Xinrui Star City.

In fact, the first batch of 40 acres of construction land was acquired and stored with the remaining 40,000 square meters of unsold residential buildings in Xinrui Star City.

In order to speed up the replacement of the surrounding land, under the promotion of the commercial city and the Baota District government, the Xinrui Star City Project Company has added a special loan of 1.2 billion yuan to the Provincial Construction Bank, the Industrial and Commercial Bank of China and the Agricultural Bank of China, so that Xinchaorui Real Estate can acquire up to 400,000 square meters of new houses around the Gulou area on a large scale for subsequent land replacement.

In this way, Chen Lineng can reduce the cost of land replacement in the Gulou area to 3.2 million yuan per mu, and the floor cost of construction land can be reduced to about 1,600 yuan.

At present, only three real estate companies affiliated to Xinchaorui Real Estate, the Municipal Urban Construction Group and the State-owned Assets Supervision and Administration Commission of Baota District have done this work.

For the Municipal Urban Construction Group and the State-owned Assets Supervision and Administration Commission of Baota District, the demolition and reconstruction of the dilapidated community is a political task, even if it is a loss, it must be done, and there are two levels of government in the urban area to subsidize the loss.

In addition, the new tide of the real estate agent in the city of dozens of real estate sales, grasp a large number of preferential housing, can be used to sign a contract with the demolition and reform households to change the land, and the settlement of the agency housing can be delayed for a year to a year and a half, which is for the new tide of large-scale participation in the demolition and reform project, free up a great operational and profit margin.

By the end of August, before the official completion of the Qingfeng Mountain Bridge, the new tide Rui Real Estate with a special loan of 1.2 billion yuan and a debt of 800 million housing payments quickly replaced 800 acres of demolition and reconstruction construction land near the new star city, as the third phase of construction land, and merged into the new star city.