On August 7, Zheng Wentong accompanied Mr. Zheng and the county. Changtian Wenjun visited the Tongji Yangtze River Bridge, Tongji North High-speed Railway Station and Fat Donglai Life Square, which are key projects in the county.

Wang Zhongxun, chairman of Zhongxun Construction, reported to the leaders the construction progress of Fat Donglai Life Plaza, which is expected to complete the project before the Spring Festival and is expected to be open to the public during the Spring Festival next year.

Zheng Wentong also reported to Mr. Zheng and Tian Wenjun on the overall investment situation of the square, CGV Cinema will settle in the square, and more than 30 catering brands such as Haidilao, Little Sheep, KFC, Starbucks, Hey Tea, Nai Xue's Tea, Mr. Haoniu, Huang Jihuang and so on will settle in.

In addition to catering brands and apparel brands, there are also early education brands such as Baby King, Early Education Center, and VIPkid.

In addition to CGV Cinema, there is also a Xingmin YOUNG billiards club, Yulan Women's Beauty Club and Fat Donglai Children's Park.

After visiting the construction of the square, Mr. Zheng and his entourage visited Yushan Garden, a supporting residential community of Fat Donglai Life Supermarket.

Mr. Zheng inquired about the construction of Yushan Garden, the first phase of the community is expected to build 2,000 households, the construction period is 2 years, and it is expected that all the houses can be delivered before May 1, 2018.

"The city will use your Yushan Garden as a pilot this time, one is to sell the existing house, the project is not capped and not sold to the outside world, and the other is to take the area inside the suite for external sales, but it is said to have created a precedent in the province." Old man Zheng said.

Zheng Wentong explained: "The area pricing in the suite is not our first initiative, Yudu City has long implemented the pricing and sales of the area in the suite, so when the province intends to pilot the area pricing and sales in the suite, we Yushan Garden Community will take the initiative to declare it as a project pilot." ”

"Now the high-level requirements for the property market are to insist on housing and not speculation, and to ensure the housing needs of the masses. Ordinary people use their hard-earned savings as a down payment to buy a house, but developers often divert pre-sale funds for other purposes, such as acquiring land, building cars or investing in other projects. ”

"There is no problem in the stage of rapid development of real estate, but this kind of high debt ratio of real estate companies, if the property market declines, consumers wait and see aggravated, if they can not achieve a high turnover rate, then there will be a large number of unfinished buildings, and eventually the owners have to pay."

"Because the Yushan Garden Community is not large, it is built as a living facility for Fat Donglai Life Plaza, and the financial pressure on our project party is not very large, so there is no need to recoup funds through the sale of off-plan houses." Zheng Wentong said.

"It's okay to operate a small real estate like Yushan Garden, but what if it's a leading real estate company like Hyundai Real Estate or Yongfang Real Estate?" Old Man Zheng asked.

Zheng Wentong felt strange, he didn't plan to work deeply in the real estate industry, how could Mr. Zheng ask about the situation of Hyundai Real Estate and Yongfang Real Estate for no reason?

Zheng Wentong thought for a while, "Although modern real estate and Jinyuan Group have not yet divided the winners and losers in the stock market, Yan Jiachao of Yongfang Real Estate entered the market yesterday and became the third largest shareholder of modern real estate. ”

"In comparison, Hyundai Real Estate actively controls the new scale, does not take popular plots, except for a few state-owned enterprises, Hyundai Real Estate's debt ratio has been well controlled, and my girlfriend's parents are buying Hyundai Real Estate houses." Zheng Wentong said.

"I heard you're engaged here? When is the wine done? At that time, I may not have time to go over and let Ah Jun come back for a glass of wine. Old man Zheng said.

"Uncle Jun has just been promoted to general manager here, and he must be very busy, I will hold a few tables in Yanjing, and when the time comes, you can enjoy your face and have a drink." Zheng Wentong said.

Zheng Wentong is ready to get the certificate on May 20 next year, after receiving the certificate, he will definitely have a wine in Yanjing at that time, and invite the old man Zheng, his uncle Shang Weimin, the general manager of Sihai Life Insurance Zheng Jun, and the chairman of the pony galloping Zhong Lifang These relatives and friends, as for the wedding, you can put it back, because Zheng Wentong is concerned, the wedding is held there, and whoever is invited to attend is particular, which is also an integration of business resources.

"If it's a private banquet in Yanjing, it's convenient for me to show up. Let's not mention the matter of drinking, the implication is that you are not very optimistic about Yongfang Real Estate? Old Man Zheng looked serious.

"Grandpa Zheng, the following views only represent personal opinions, and have nothing to do with the overall development direction of slope investment. If there is a similarity, you will treat me as nonsense. Zheng Wentong said.

"The real estate industry is a highly policy-dependent industry, in fact, the demand for housing has been tapped, according to the data of the power grid, in fact, the proportion of vacant houses in the country is not low. Since the beginning of this year, many second-tier cities have relaxed the purchase restriction policy and reduced the proportion of down payment for second homes. ”

"Our Chinese people buying a house is the same as speculating in stocks, chasing the rise but not the fall, the more it rises, the more you have to buy. In the current marriage market, if a man does not have a house, it is difficult to find a partner. So now some economists advocate six wallets to make a down payment for a house, feeling that if you don't buy it now, you won't be able to afford it in the future. Zheng Wentong said.

"Six wallets?" Old Man Zheng felt that this statement was fresh.

"Three generations of parents, grandparents, and grandparents have to empty their six wallets to barely buy a house." Zheng Wentong.

"Joke, the savings of three generations have been emptied, who will be responsible for the pension of grandparents, grandparents, and parents at that time? Young people should buy a house according to their means, if the financial resources allow, then buy a house, if the financial resources do not support it, then don't force it to get in the car, and rent a house honestly. Old man Zheng said.

"Grandpa Zheng, you are right, real estate is a very cyclical project, and it takes several years for large-scale real estate to acquire land, establish projects, construct, deliver, and move in. There is no such thing as a house price that goes up and down, just like there is no stock market that goes up and doesn't go down. There are still six wallets to help in these two years, and what about another two years? ”

"Our company's employees, except for managers and supervisors, ordinary employees can't afford to buy houses in Yanjing, Puhai, and Hangzhou. As for young people complaining about high housing prices, I think so, after all, a house is a commodity, and its price is determined by the market. ”

"Young people can't be ambitious, don't set the goal of buying a house in first-tier cities such as Yanjing, Puhai and Pengcheng at the beginning, you can consider going back to the provincial capital where your household registration is located or buying a house in your hometown." Zheng Wentong said.

"After the rise in housing prices this time, will Yongfang Real Estate, these leading private real estate companies, think about building the projects in hand first? I don't think necessarily, they will only take more land and build more real estate, as long as the speed of payment is not high, as long as they still adhere to the diversified business route, there may be a shortage of billions of working capital, which will make hundreds of billions of working capital turnover difficult. Zheng Wentong said.

At this time, a middle-aged man with glasses beside Mr. Zheng couldn't help but ask: "Mr. Zheng, do you think Yongfang Real Estate will have liquidity risks in the next two or three years?" ”

Zheng Wentong looked at Old Man Zheng, Zheng Wentong had already noticed this middle-aged man, but Old Man Zheng didn't introduce him, so he didn't ask in detail.

Old man Zheng snorted, "What is the name of Mr. Zheng, so Shengfen, Wen Tong, this is Shang Ming, my nephew and son-in-law, you can call him Uncle Shang, I was working in auditing before, and I will be transferred to the insurance side in the second half of the year." ”

Zheng Wentong's heart tightened, and he felt that he was a bit Meng Lang, and he shouldn't point fingers at the development of Yongfang Real Estate.

Shang Zhongyuan seemed to know Zheng Wentong's concerns, he used to work in the school and was more elegant, so he changed the subject, "I'm not in charge of real estate work, so let's just chat." By the way, why do you insist on selling the house in Yushan Garden at the price of the suite? ”

Zheng Wentong's expression was relieved, "In order to make a profit, developers want to increase the area and proportion of the pool as much as possible, but the residents want to reduce the share as much as possible, which is a contradiction in itself. ”

"Of course, the lower the share, the better, if the price is calculated according to the area of the suite, there may be developers who will reduce the width of the corridor, reduce the number of elevators, reduce the green area of the community and fitness equipment, to reduce the cost of investment."

"Therefore, we in Yushan Garden Community stipulate that the advertising revenue and parking lot income of the corridor, elevator room, exterior wall, courtyard wall of the community, and outside the gate belong to the developer. In this way, when the property tax is implemented in the future, the conflict between the owners and the developers can be reduced. ”

"After all, if the owner pays for the shared area, but the advertising revenue and parking lot income in the community are owned by the developer or the property, this undoubtedly infringes on the common property ownership of the owner, so we are also exploring the mode of getting along with the owner and the property." Zheng Wentong replied.

Shang Zhongyuan and Zheng Wentong shook hands, "I can only be regarded as half of Tongji, the old man has praised you several times, I have also read Professor Feng Qingsong's article a few times, last time I had a meeting in Yanjing, the two of us also talked about you, this time to Tongji is worth the trip, next time you come to Yanjing, remember to contact me, I invite you to eat at home, your aunt's cooking skills are quite good." ”

Zheng Wentong shook hands warmly, "Uncle Shang, I will definitely visit you when you have time." "When the bancassurance system merges, Shang Zhongyuan is at least a deputy position, whether it is insurance business or financial business, Zheng Wentong and Shang Zhongyuan will have no less opportunities to deal with.

Zheng Wentong and Shang Zhongyuan briefly talked about the way to reduce the debt of real estate enterprises, you can refer to the setting of red, yellow, orange and green four lines, if to the "three red lines" scale, it is necessary to strictly control the scale of new real estate projects of enterprises, the so-called "three red lines", that is, the asset-liability ratio after excluding advance receipts is greater than 70%; Net gearing ratio greater than 100%; The cash short-term debt ratio is less than 1 times.