Chapter 149 Speed! speed! Still speed!

Chapter 149 Speed, Speed ​​or Speed

"I personally have no grudges with Xiao Sun. I still feel that if we grasp the rhythm well, Cunchi can become a very good company.

Sun Hongbing can also become a great entrepreneur.

So in 2001, I reminded him to control risks.

But Xiao Sun didn’t listen. Now he has to pay the price for the miracle created by blind expansion."

The TV screen cut to another group of reporters, and Wan Tong's Feng Lun was also being interviewed.

"Shunchi and Wanke are not the same at all. This dark horse is actually a black sheep that undermines the rules of competition in the industry." Just today, Changshan, the largest local real estate developer, launched a letter of condolence. Industry book.

The proposal believes that Chunchi has disrupted Changshan’s land order, caused chaos, and affected Changshan’s economic development. It calls on the entire industry to join forces to kill Chunchi.

Then, reporters’ interviews with major real estate companies were also exposed one by one.

Leaders of various companies have expressed concerns about Senchi under the leadership of Sun Hongbing, and unanimously believe that Senchi's rough management is not conducive to the normal and orderly development of the entire industry.

The data of one after another of Quicken acquiring land at high prices across the country was shown on TV.

Master Wang had a sad look on his face, "I did the calculations for Xiao Sun. Xunchi used the high-land price bidding strategy to seize the city. As of June this year, Xunchi's prepaid land price funds have already reached 7 billion. Above.

According to the rules, he will need to prepay another 8 billion in the first quarter of next year.

In terms of capital flow, unless there is a strong consortium

It can only be backed by the consortium, otherwise it's impossible for him to pay the land price on time.

So, without the support of the consortium, Xiao Sun can only compete with the local government on the payment deadline.

This will undoubtedly have a huge impact on the market rules of the entire industry and local credibility. "

"This station believes that due to the continuous heating up of the national real estate market this year, especially the real estate market in major eastern coastal cities, housing prices have continued to rise, resulting in a large number of ordinary residents unable to afford houses. .

It has a direct impact on the improvement of the housing conditions of urban residents, and also affects financial security and social stability.

The excessively rising housing prices have become a common criticism, and the overheating of real estate has directly affected it. This has led to a sharp rise in the prices of means of production, and the macroeconomy is facing a new round of overheating.

There is no doubt that Chunchi Real Estate, known as the maker of sky-high prices, is one of the important contributors to this round of rapid rise in housing prices. "One"

The voice coming from the TV made Sun Hongbing clenched his fists in anger.

This is openly exposing strangulation.

At this time, Master Wang, after forbearing for a few days, suddenly saw the dagger and clickedThe name is in trouble.

Several plots of land were shot at the same time, and the rhythm was manipulated to win the bid at the same time, leaving him no time to react at all.

But this is not unbreakable.

What supports the capital flow?

Sun Hongbing knows very well that the sales funds will be withdrawn.

The current problem is that the funds collected from the sales of Jinmen real estate projects are not enough to support the land payment that needs to be paid.

He originally planned to take a risky gamble.

Bet on the local government’s attitude when it comes to collecting land payments.

Paying a part and then delaying the payment for a year. Although the local government complained, the final payment was collected and it was easy to account.

As for the billing period, the worst case scenario is that you have to pay some interest.

But Master Wang’s speech in the interview directly hit his Achilles’ heel, exposing all of this to the public’s view.

Now, who dares to give him a due date

It is kind enough not to push him to death.

At this time, Qin Tianchuan opened his eyes, asked someone to turn off the TV, and then said slowly, "Xiao Sun, it is unwise for you to touch the Porcelain King Master."

Sun Hongbing could only smile bitterly when he heard this, "I thought he and I were consistent in terms of non-market forces."

At this time, he no longer understood that it was Zhiliu who stabbed him. , is simply an idiot.

But he didn’t have anything to say. Who told him to talk dirty after drinking?

Qin Tianchuan chuckled, "Unless he gets divorced."

Sun Hongbing wanted to laugh when he heard this, but after taking a look at Qing Yun next to him, he couldn't laugh. .

He had done enough homework before coming. He knew Qing Yun’s identity, and he also knew that the reason why Qin Tianchuan appeared in Huating was because he was playing a nurturing game with his precious son-in-law.

If only he had married Zhiliu's niece

Sun Hongbing shook his head, his face returned to normal, and he said sincerely,

"Director Qin. , I need your help, about 3 billion, you can control the shareholding ratio.

Give me a year, I can pass this level. ”

Qin Tianchuan. He was a little surprised when he heard this, "in one year"

Although he is not involved in the real estate industry, the second and third sons of his family are all involved in this business.

He knew very well that it usually takes at least one year of development cycle from land acquisition to planning and design to opening for sale, and it will take about half a year to complete the sale.

Facing Qin Tianchuan’s question, Sun Hongbing seemed to have regained his previous confidence,

“Director Qin, in fact, real estate is not a high-end industry.”

He suddenly laughed and pointed at Qing Yun beside him,

"If your son-in-law wants to be in this industry, he will definitely become the leader of this industry."

He directed Qing Yun, who was showing a modest expression, nodded, and Sun Hongbing sighed,

"Actually, in this industry, onlyis a math game.

Director Qin, Xiaoqing, its essence is very simple, it is a formula. "

Going to the waiter to get a pen and paper, Sun Hongbing began to draw, "The net cash flow of a real estate depends on the three major modules of land purchase, construction cycle, and project sales.

The net cash flow of a real estate company depends on the sum of the net cash flow of each property on hand.

In other words, the speed at which the net cash flows of each property are brought together within a specified period is a decisive factor in the annual profit of a real estate company.

In fact, the profitability of a real estate company is equivalent to the speed of the three major modules of land purchase, construction cycle, and project sales. "

Seeing that Sun Hongbing had taken the lead just now, Qing Yun also asked her doubts,

"In other words, Mr. Sun, do you think the variable speed in the formula is The decisive factor that determines the profit of this industry"

Sun Hongbing smiled and nodded, "Yes, I know, many people say it is the utilization rate of leverage.

But leverage is the same in the entire industry, and there are only so many ways to obtain loans.

Speed ​​is the only answer in this industry. ”

At this time, Sun Hongbing was actually very grateful to Qing Yun for asking such a question.

Sun Hongbing himself was considered a big boss, and he knew very well how precious the boss’s time was. Qing Yun’s question , buying him time.

He knew very well that Qin Tianchuan valued this son-in-law, so he explained his doubts in detail to Qin Tianchuan.

“The most important strategic basis of Chunchi is to strictly control cash flow and maximize the use efficiency of limited funds. ”

He pointed to the three major sectors he listed, “When purchasing land, I never negotiate with local governments to obtain land. All my land is obtained through bidding.

And I only take raw land, which is on the edge of the city or in the planned new center.

Raw land is often not favored by local developers who focus on short-term benefits. The competition is relatively less fierce, and it has the potential for future appreciation. There are basically no legacy issues from demolition.

This ensured that the land I obtained did not need to go through the land preparation stage, which saved me half a year.

Because it is raw land, I have the confidence to compete with the local people later. If I delay in developing it, they will be anxious too. "

Taking the smoke scattered by Qin Tianchuan, Sun Hongbing smiled inwardly.

He won this small game.

Qin Tianchuan really did I am very nurturing to this son-in-law.

“The second is the speed of the construction cycle. On this, I shortened the opening cycle that generally takes 12 years to 6 months. "

He smiled softly at this point, "Last September, Shunchi acquired a 400,000-square-meter plot of land in Tanggu District, Jinmen City.It only took me two months from construction to opening for sale. "

Qin Tianchuan was stunned when he heard this, and asked with a surprised look, "Xiao Sun, how did you do it?

According to the pre-sale method, the funds invested in development and construction To obtain a pre-sale permit, the total investment in project construction must reach more than 25%. ”

He didn’t even count the time for obtaining the construction project planning permit and construction permit. Sun Hongbing’s operation in obtaining the pre-sale permit in the past two months was such an extreme operation.

Sun Hongbing said slowly, "Director Qin, the gross profit margin of general construction companies is rated at 820 according to the building regulations. In fact, it is basically around 8.

I promised to give them 20, but asked them to bring full capital into the market. They advance the money and the capital cost is theirs, so they are the ones who care most about the initial construction period. ”

Qing Yun laughed in surprise when he heard this.

He suddenly remembered the youth idol drama called Struggle a few years later.

Leaking Xiaomianjiaomi This is how Lai helped Lu Tao and asked her father, a builder, to bring money into the project.

Sun Hongbing smiled and said, "Of course, the Jinmen project is somewhat accidental.

This land itself has a certain mission nature, so with the right time, place and people, I did it for two months.

However, the latest launch deadline for Chunchi’s projects in various places is 6 months.

The planning and construction time is shortened, which greatly increases the profitability of Chunchi.

Especially in the so-called third-tier cities, such as Jingzhou and Yuci, I only need to invest tens of millions to purchase land.

I collect money from the opening in 46 months. Generally, I recover all the costs on the opening day, and the rest is profit, and the liquidation will be completed within 3 months. "

Having said this, he explained to Qing Yun more patiently,

"Chunchi's business model is to shorten the cycle from cash to cash.

Cash flow reflects a developer's actual combat capabilities. In order to comply with Chunchi's national strategy, my budget adjustment has been shortened from every six months to every month, and now it has been shortened to every week.

In terms of fund management, I even managed it in days.

The start-up time, payment collection, and cash dispatch of each project are all measured in days, and there must be no excuses for delays at any time point.

All business operations are carried out around cash flow, and the entire company allocates funds uniformly.

This is internal control. Externally, when I decide to choose a piece of land, I consider the low price and the merits of the payment method.

After purchasing the land, I will try my best to negotiate with the local government to reduce the down payment ratio and extend the settlement cycle. If there is flexibility in this regard, I would rather increase the purchase price of the land.

This is not a waste of money, but my long-term optimism about the entire real estate industry, and I trade immediate benefits for time.

Because no matter how I buy it,During the subsequent rapid rise in land prices, I bought them at cheap times.

At the same time, because of my presence, the place will be very welcoming, because I also indirectly raised the starting price of the next land parcel in the surrounding area. "

After saying that, he smiled and said, "Of course, I also admit that this is because my stall is too big and I am too short of money. "

Then he winked at Qing Yun and pointed at the formula, "But I believe you will understand. ”

Qing Yun couldn’t help but nodded, “Mr. Sun, you are really doing math problems, constantly seeking the limit. ”

Sun Hongbing is also an academic master. At the age of 15, he was admitted to the Wuhan Institute of Water Conservancy and Electric Power, majoring in water conservancy at Wuhan University. At the age of 21, when many people had not graduated from college, he obtained a master’s degree in engineering from Huaqing University. .

The reason why he did not continue reading was simply because he was dissatisfied with the results of a certain Century Project vote and thought that academia was too useless.

“Yes, it’s constant. To find the limit, the formula is here.

The essence of real estate is speed, the speed of cash flow, a numbers game about speed, constantly challenging the safety boundary.

It’s just that I didn’t grasp this balance well, so I’m in today’s predicament. "

Sun Hongbing answered very frankly and did not avoid the reasons for his predicament.

Qing Yun understood the words in his heart.

If In terms of strategy itself, Sun Hongbing is undoubtedly a genius.

He saw through the skyrocketing characteristics of the real estate industry at a glance, and then achieved the greatest success with the fastest speed and the most scientific and compact strategy.

p>

In 2001, Senchi's annual sales were only 800 million, while the industry leader Vanke's annual sales were 4.5 billion.

In 2003, Senchi's annual sales were 4.5 billion, and the industry leader Vanke's annual sales were 4.5 billion. 6.3 billion.

In 2004, Chunchi’s annual sales reached 10 billion, which was the sum of Wanke and Fuli.

But Master Wang was not panic at all at that time. /p>

In this year, the crisis of Chunchi broke out completely.

Because this is a failure that can be seen by a discerning person at a glance.

With the superposition of negative numbers, With rapid turnover, the capital pool will soon dry up.

Shunchi's industry first is a tragic climb to the top.

Qing Yun picked up the pen and started writing on paper. Let’s do the math.

It’s not complicated at all. Under the parameters given by Sun Hongbing, the required funds soon came out.

“29.6 billion. "

Sun Hongbing nodded, "Not bad, I think it will take about 3 billion for Shunchi to get through this level. ”

Qin Tianchuan understood, that is to saySun Hongbing believes that at this moment, Chunchi has terminated all land acquisition plans. With the support of sufficient funds, he is confident that all the properties in his hands will be developed and sold within one year.

In an instant, you will naturally come back to life.

Qin Tianchuan shook his head, "But it doesn't make any sense to me.

In this way, once you return my money after one year, you There are only a few hundred million in cash on hand.

Of course, compared with less than 100 million in cash in 2000, it has grown very fast.

With only cash, it is equivalent to liquidating the company and starting over.

I will. Not to mention the development time you have wasted, the hundreds of millions in cash you just calculated are not something you can afford in first-tier cities."

Sun Hongbing shrugged, "So I do. I suggest you increase your capital and become a shareholder. As long as Director Qin doesn’t withdraw your funds, I will have the money to continue to acquire the land in one year." Qing Yun smiled and said, "Mr. Sun, you can do it now. That's not very kind. In fact, if Hopu's funds are not withdrawn, you don't need to stop acquiring land."

He knocked on the paper on the table, "As soon as my father's funds came in, from now on. There are still 9 months left until the end of the first quarter of next year.

You only need to continue to acquire land for development in third-tier cities. At your speed, you can roll it over twice and it will be enough to pay for the land.

I have calculated that it is completely enough, 3 billion is enough to prevent you from being affected by this crisis."

Sun Hongbing felt a little regretful about writing out the formula. .

The most annoying thing is this kind of scholar who doesn’t use scratch paper to calculate directly in his head.

He sighed and argued for himself, "But Director Qin doesn't suffer. It's equity. He can also enjoy the profits made by Shunchi in proportion."

After the equity penetration of this company The company under your actual control has the same business scope as Chunchi, and the same subsidiary structure

Wherever Chunchi has projects, Rongchuang also has projects. The existence of the project company and the property management company.

Mr. Sun, your actions are somewhat intriguing."

Sun Hongbing was stunned when he heard this.

This is the spare tire company he established. It is very secretive. Even most of his subordinates in the company don't know about it. How come Qin Tianchuan's son-in-law, who is far away in Jincheng, knows about it.

There must be a traitor

There must be a traitor

Thinking of this, Sun Hongbing suddenly felt frightened. Could it be that these two sons-in-law have already taken a liking to me? You are a piece of fat, right?

"Director Qin, Mr. Xiaoqing, listen to my explanation, this is a huge misunderstanding"

Qing Yun laughed secretly when she heard Sun Hongbing start calling him Mr. Xiaoqing.

I am afraid that this is the first person in the business world to call himself this.

I really want to take a photo with you.

“I established Rongchuang solely because I am now planning to go public.

The sponsor believed that I had been in prison, which constituted a substantial obstacle to the listing, and asked me to withdraw from Cunchi The shareholding ratio of the management will also be reduced.

So, I must leave a way out for myself, after all, holding on behalf of others is risky."

Qin Tianchuan nodded. Express understanding.

Sometimes, the listing process is so fucked up.

It is such a stupid idea to require the founder of the company to step down from the management of the company in order to go public.

However, this is what the guide requires.

People who have served a prison sentence are not allowed to serve as management of listed companies. Please remember to collect it. The website is the latest and fastest without anti-theft. To find books and add books for free, you can join the qq group 952868558