By 1995, the Pudong development companies had developed a total of 30.79 million square meters of land, and by 1996, the land area had fallen to a negative 100,000 square meters, and in 1997 it had developed 3.93 million square meters (data source: Shanghai Real Estate Market (96, 97, 98). Pen ~ fun ~ pavilion www.biquge.info After 1998, the land development situation was even more sluggish: in 1995 and 1996, the land development investment of real estate enterprises in the city, including Pudong, was as much as 5 or 6 billion, only 1.8 billion yuan in 1998, fell to 1.4 billion yuan in 1999, and rebounded to more than 2 billion yuan in the 21st century, until 2004. The city's investment in land development has only returned to its 1996 level (note: this is a good indication that the supply of developed land is actually "rich").

At present, there is a lot of land in the market, and some real estate companies with backgrounds and real estate companies directly under important state-owned enterprises of the municipal government have a large amount of land resources in their hands, and even when they took the land, they wanted to make a lot of money through transfer, rather than development. It is difficult to sell after development, and they have already done commercial housing and office buildings that can be sold in the market.

The sharp decline in land development investment in Shanghai is not accidental, but is a lagged effect of the sharp decline in the number of land transfers in Pudong since 1996. In 1993, the total area of "idling" land transferred in Pudong reached 5.46 million square meters, in 1994 and 1995 the area transferred was more than 6.3 million square meters, in 1996 it fell to 2.8 million square meters, and in 1997 it was 2.5 million square meters.

So far, the land transfer market is very cold, and the sudden emergence of an era of real estate is definitely a blessing for many real estate companies engaged in land development. This means that they will be able to play the idling game.

The temptation of huge profits, coupled with the government's own remote operation, makes the government boldly rest assured that more land will be put into "idling", and whether it can be transferred after "idling" is not taken care of, resulting in a huge amount of "stock land". The "stock of land" is concentrated and "stored" in the "development company" established with the approval of the powerful city government -- the land backlog is actually still in the hands of the government itself.

The government benefited from the idling operation, but the land squeeze on the "development company" made it difficult for the development company. They are all from bank loans to play idling, the emergence of the current era of real estate, completely give many development companies a hope to release the backlog of land, and the price is still so "reasonable".

In fact, the development companies later accumulated a large amount of land, and because of the pressure of bank loans, the development companies finally had to hand over a large amount of land to foreign-funded enterprises at low prices or even half sold and half given away. The subsequent surge in housing prices in Shanghai was, in a sense, caused by the Shanghai government's policy mistakes.

The large amount of idle land in Pudong was not a deliberate hoarding by developers at the beginning, but a "miscalculation" by the government. In the mid-90s of the last century, there was a huge disparity between the actual market demand for land in Pudong and the government's "planned transfer needs" for land. Land sales were carried out on a "planned" basis, but land transfers were market-oriented -- most of the investors in Pudong in the first half of the 90s came from countries and regions with developed market economies, and they were not affected by the "plan".

When the huge backlog of land is caused by the government's "idling", who will hold the government accountable? The reality is that, instead of holding the government accountable, "idling" is regarded as a proud achievement: "Pudong has attracted a total investment of more than 10 billion US dollars in ten years, of which more than 70% has been introduced by key development companies to attract investment" (Ma Shuyan, "Land Idling, Rolling Development").

Later, the development of Pudong and the soaring housing prices were also secretly promoted by foreign capital. In this life, Liu Si's Times Real Estate has completely replaced the role of foreign capital.

Shanghai Nongkou Real Estate Joint Development and Management Corporation was established in May 1988 and changed to Shanghai Nongkou Real Estate Corporation in April 1990, with a large amount of idle land in its hands. But even with a government background, it's not easy, the land transfer market is low, you can't make money, and you have to repay bank loans. Even because of the drag of bank loans, it was finally acquired and controlled by the Agricultural Bank of China and the Industrial and Commercial Bank of China in 2001.

"Mr. Lin, Times Real Estate's actions in recent days have been all generous, and Liu is extremely impressed!" Liu Xi, then the general manager of Shanghai Nongkou Real Estate Corporation, pulled Lin Yushan and poured out bitter water, "If our company can be as financially rich as Times Real Estate, I will burn incense and worship Buddha every day." Brother Lin, my brother's life is really difficult, whether he can pay my subordinates wages this year depends on Brother Lin. ”

"If Brother Liu needs anything from the younger brother, he will definitely go to the soup and go to the fire, and it is incumbent on him." Lin Yushan is very sophisticated, he understands the meaning of Liu Xi's words, in a sense, the two companies have the final say, and there is no problem in getting closer, but Lin Yushan naturally still has his own standards in his heart, the bottom line of professional managers.

"Our company has hundreds of thousands of square meters of land located in Changning District and Jing'an District, I wonder if Mr. Lin is interested?" The light in Liu Xi's eyes flashed, and he stared at Lin Yushan deadly, hoping not to let go of a detail and gain the initiative in the next negotiations.

"Yes, how not! Brother Liu, please make a bid! "The land in Changning District and Jing'an District is a good thing, and most of these areas are located in the third and fourth grades, and even if you are lucky, the second level is possible.

In terms of location, Baoshan District belongs to the garbage lot after the 6th grade lot, but about 5% of the area in Baoshan District is located in the city center. The land that Lin Yushan got from Shanghai Baochen (Group) Co., Ltd. is close to the land near Shanghai University, and this area is also a good location.

"2000/sqm, how's that?" Liu Xi said with a smile.

"Brother Liu, the little brother is just a part-time worker, so don't embarrass the little brother." If Shanghai Nongkou Real Estate Corporation took out the land in the second-level lot, Lin Yushan also recognized it, but he believed that Liu Xi was not stupid, and the second-level lot was not cheap for him to pick up, "1300/square meter, Brother Liu, this is my boss's bottom line, it can't be higher." ”

The price of 1300/square meter is indeed not low at this time, note that the unit price mentioned here is not the floor price, but the real ground price. According to the current land transfer price in the Shanghai market, this price is more than enough.

The transfer price of cooked land in Lujiazui Financial Center in one area is US$500-600/m2, and the transfer price of cooked land in other areas of Lujiazui is US$300-400/m2; The transfer price of cooked land in Jinqiao Export Processing Zone is US$118/m2 for 50 years, US$104/m2 for 30 years, and the floor price of land for living areas is US$200~250/m2; The transfer price of cooked land in Waigaoqiao Free Trade Zone is 140~160 US dollars/m2, the ground transfer price of cooked land buildings for commercial land is 180~220 US dollars/m2, and the land price of comprehensive land in Waigaoqiao area is 950 yuan/m2 RMB.

Even according to history, a few years later, from 2002 to 2004, the land area purchased by Shanghai's real estate industry was 10.10 30 million square meters, 14.69 10 million square meters, and 10.38 760 million square meters respectively. The total purchase price was 13.99 billion, 17.33 billion, and 17.21 billion respectively. The average unit price of land was 1,385 yuan/m2 in 2002, 1,180 yuan/m2 in 2003, and 1,657 yuan/m2 in 2004; According to an article published by Cao Zhengming of the Pudong New Area Provident Fund Center in the "Shanghai Real Estate Market Report (176 Issues)", the average winning bid price of land in 2002 was 705 yuan/m2, and the average winning bid price of land in 2003 was 1,581 yuan/m2; According to the data provided by the website of the Shanghai Housing and Land Resources Information Center, the average winning bid price of public bidding land in the real estate industry in 2004 was 1,358 yuan/m2, and in 2005 it was 1,234 yuan/m2.

The price of 1300 / square meter is indeed reasonable, so Liu Xi nodded secretly in his heart, but everyone in business is smart, and they all know that this business negotiation is like milking, and it needs to be grinded slowly, "Brother Lin!" Brother, I eat the country's food, we can't betray the interests of the country, no. You must know that there are some second-class lots in the land taken out this time! ”

"Brother Liu, if all the land sold by your company this time is a second-level lot, the younger brother will not say a word, the price of 2000/square meter will be directly traded regardless of bargaining." Liu Xi played the emotional card, and Lin Yushan was not to be outdone, they were all at the level of actors, who was afraid of whom, "But the younger brother is also working for others, so he is really forced to do it!" ”

"Brother Lin, take a step back as an elder brother, 1800/square meter, how about it?" This negotiation always feels that it has changed its taste, and a smell of water margin is rushing to the face.

"Brother Liu, the younger brother only paid a few hundred per square meter a few days ago to get a land reserve of millions of square meters, and there is no surplus grain in the hands of Times Real Estate!" The price of 1800 per square meter is indeed too expensive, because the land development in Changning District and Jing'an District requires a lot of capital costs, and if this price is not as good as going to Pudong to get land, then the cost of land development will be reduced by at least several hundred.

"Brother Lin thinks how much is appropriate?" Liu Xi saw that Lin Yushan was not easy to deal with, and the company was really having a hard time at present, so he lowered his mentality. The most important thing is that even the price of 1300 per square meter makes him very satisfied, which means that the company earns at least 500 yuan per square meter.

In fact, the reason why the average price of idling before 95 years ago was so low was mainly because a large amount of land after the 6th lot was pulled down by extremely low negotiated prices, which accounted for about 56% of the land. The idling price of a second-, third-, or even fourth-tier lot is still in the hundreds. Otherwise, the price in Lujiazui area would not be as high as 4,000 yuan / square meter. After all, no one is a fool, and naturally knows that land, especially for a city, is a scarce resource, how can it be possible to sell the land in the city center for less than 100 yuan.

"The price of 1,300 yuan/square meter is estimated according to the land in Changning District and Jing'an District, and the third-level and fourth-level lots are divided in half. If the proportion of land transferred by Brother Liu to Times Real Estate is better than this, the price can be negotiated; Otherwise, the price of 1300 yuan / square meter may not be negotiable! Lin Yushan thought about it, and it was better to talk to him, "Brother Liu, I'm a real person, don't mind." ”

"Brother Lin is a man of temperament, and my brother is also of a temperament. Since Brother Lin is real, you can't be too concerned about being an elder brother, 1300/square meter, it's this price, who dares to object, I'm in a hurry. Liu Xi was righteous for a while, and also knew that yesterday Shanghai Tonglian Real Estate Co., Ltd., Shanghai Pengxin Real Estate Development Co., Ltd., Shanghai Jing'an Real Estate (Group) Co., Ltd., Shanghai Golden Bund (Group) Development Co., Ltd., Shanghai New Huangpu Real Estate Co., Ltd., Shanghai Shanghai Investment Real Estate Co., Ltd. and other more than 10 development companies from the Times Real Estate obtained the approximate average price of the land, plus the current land is not very good, the second lot is basically not, and the third lot only occupies about 37%. So I don't make a fuss in my heart.

Let's be honest, why is Times Real Estate currently seeking land from many development companies, but not from the government? Because it wants to seek a land reserve of nearly 10 million square meters from the government, the government cannot give it out at once, you must know that the Asian financial crisis is gradually approaching, and the abolition of the social housing policy in 98 is also approaching. Only through the development company can the welfare housing policy be abolished in 98 without fear of legal and compliant reserves of a large amount of land. Otherwise, after the cancellation of the social housing policy, the hope of getting so much land reserve will become very slim!