Chapter 1621

Chen Jing's restaurant, to a large extent, is intended to imitate the route of Japanese Michelin restaurant, so they only provide customers with several optional set meals, and choose one of them, so all dishes and order should follow the menu.

Li Mu is not very interested in Japanese materials, so she lets Wei Lan choose instead. Wei Lan does not hesitate to choose the set meal with bluefin tuna.

When dishes began to be served, Wei Lan said to Li Mu, "you were right at that time. Sanlitun is really a good place for the development of Commerce, catering and entertainment. Since we started to build WANYING square, the number of catering and entertainment enterprises here has increased by nearly half, the flow of people is also increasing, and the reputation and popularity are also improving. Next year, our main project will be completed After that, the land price here is at least 50% higher than when we took the land. "

Li Mu nodded and said, "the places where the embassy area is clustered are relatively fashionable, and the consumption level will also be improved, followed by the rapid development of the catering and entertainment retail industry."

Wei Lan asked with a smile, "Mr. Li, do you have any tips for real estate location? I think you have a good choice of residential land and commercial land

Li Mu laughs and says, "if I can compete with you in real estate investment, I will not teach you how to make an axe."

Wei Lan hurriedly said: "don't, to be honest, all the real estate developers in my set of analysis methods are just those who do it more carefully and better. I want to know if there are better analysis methods that are not the established routines in the industry, so that we can work together in the future."

Li Mu said with a smile, "then I'll talk about it casually."

Wei Lan hurriedly sat up straight and said earnestly, "I'm all ears."

"First of all, set a big tone. In the next decade, a steady or even rapid rise in house prices across the country is the fundamental premise," Li said

Wei Lan nodded: "I agree."

Li Mu added: "under this general tone, in fact, no matter where we buy land or where we buy land, even in the fifth tier cities, as long as we buy land in the urban area and as long as the price of the land we take is not higher than the market price, it is basically a matter of steady income and no compensation."

Wei Lan seriously said: "I also agree with this 100%. Now it's really a bonus period, at least a little bit of brain, basically how to do it is to earn."

"With this background judgment, we can relax a lot when we do real estate investment, and we can also open our hands and feet," said Li

"And then?" Wei Lan holds her chin, looks at Li Mu and says, "you still don't say 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 a few. For example, look where there are many foreigners. Generally speaking, the consumption level of places where Westerners and Japanese and Korean people gather is indeed higher than that of other places. So if you find that there is a trend that foreigners gather to form a community at the beginning, hurry to get the land there, and the growth rate will be one in the future It must be faster than normal. "

Wei Lan nodded softly and said, "for example, Sanlitun."

"Yes." Li Mu said with a smile: "in the embassy area, there are many foreigners, so the consumption level will naturally be high. Nightclubs, bars and high-end restaurants are all things that come from overseas after the economic opening up. The first batch of seed users in China are foreigners, so they will choose to run to Sanlitun first, and foreigners will increasingly like to pile up here. In a short time, a group will be formed Gather effect, more and more entertainment, leisure and catering will gather here, and then make it a fashion front. "

Said Li Mu: "Wudaokou, Wangjing and other places have a lot of Koreans. Combined with the current Kazak and Korean culture, these two places may become more prominent areas in the future, so they can also be focused on in the future."

"Well, it makes sense." "I remember, I will pay more attention to these two places and other places that conform to your law," Wei Lan said seriously

Li Mu nodded, and then said, "for example, in the case of commercial real estate, pay more attention to the places where universities are clustered, because young people will become the main force of consumption in the future;" br >

"pay more attention to the places where high-tech industries are clustered, such as Zhongguancun, because the development speed of this industry is far faster than other industries, so the per capita salary of this industry, as well as the average salary of Zhongguancun The proportion of the bourgeoisie will be higher, they have a stronger sense of time, and their demand for time is more urgent. Therefore, in the place where the industry is clustered, the house prices in the neighborhood will be higher than those in the neighborhood. "

After listening to Li Mu's analysis, Wei Lan looked thoughtful and didn't speak for the time being.

Li Mu is not guilty at all, because although he doesn't know real estate, these experiences are summed up according to what he sees with his own eyes.

Especially on the last point, Li has a deep understanding.

The prices and rents outside the Fifth Ring Road and the North Fifth Ring Road are also much more expensive than those in the three directions of southeast and West.

When the average price of houses outside the Fifth Ring Road is 230000, the price of houses in the Fifth Ring Road near Zhongguancun Software Park has exceeded 50000. When the price of houses in the Fifth Ring Road exceeds 50000, all the houses in the Fifth Ring Road come out.The reason why there is such a big gap is that the Internet industry is piling up in this area, so that the housing demand in this area, whether rent or buy, is very high.

Although there are many industries in the Internet industry, such as agriculture, design and products, the average salary level of this industry is higher than that of most industries. Moreover, when a company goes to the U.S. for listing, it is easy to create hundreds of millionaires. The first thing for these people after their income reaches the middle class is to buy a house near Zhongguancun.

At this stage, Zhongguancun has not really developed beyond the Fifth Ring Road. If we go to Xierqi and Shangdi to take some of its land, we will really make money in the future.

In that year, Li Mu rented a self built house in Tangjialing, which cost 340 yuan a month. Several years later, the most relocated community in Tangjialing was sold to 671 million yuan.

What is Tangjialing? It's a shantytown in the early bird shit outside the North Fifth Ring Road. It's several kilometers away from the nearest subway station. But its real advantage doesn't depend on the subway at all, but on the nearby Zhongguancun Software Park, the subway? No, its potential customers are those who want to live here and can walk or drive for more than ten minutes to work.

At this time, Wei Lan asked Li Mu, "President Li, what scale do you think Zhongguancun will develop to in the future?"

Li Mu shrugged his shoulders and said, "the first problem in China and the second problem in the world are not big."

"Next to Silicon Valley?" Wei Lan asked in surprise

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

"High and new technologies are being developed all over the country, especially in the first tier cities. There are basically new areas and high-tech parks. Can the advantages of Zhongguancun be maintained all the time?" said Wei Lan

Li Mu said with a smile: "don't worry, we can. In any country or region, the effect of industrial agglomeration is inevitable. There are Hollywood, Silicon Valley and Detroit in the United States. These are typical examples. ZhongGuanCun has many advantages. The first one is its unique position in the capital city. The second one is the cluster of top universities, Tsinghua, Yanda, NPC, aerospace, post and Telecommunications ... Countless universities have provided sufficient talent supply for Zhongguancun in the vicinity; thirdly, there is already a scale dividend, which is the largest in China. Entrepreneurs give priority to starting businesses here. Even if medium and large enterprises do not move here, they will set up branches here and send more staff. Therefore, no new high-tech Park in China can surpass Zhongguancun. "

Speaking of this, Li Multon said: "since we think ZhongGuanCun is likely to become a high-tech enterprise gathering place next to Silicon Valley, let's analyze the expansion scope of Zhongguancun's high-tech enterprises in the future. From the Third Ring Road in the north to the Fourth Ring Road in the north, it's not realistic to develop to the West. It's a densely populated area to move south into the third ring road or East. I've heard that Enterprises give way to densely populated areas, and have never heard of densely populated areas giving way to enterprises, so it is even more unrealistic. "

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

"In the future, the direction of the spread of high-tech parks and enterprises must be from the North Third Ring Road to the north, the northwest, and even the six ring road that will be built in the future. These places now have a small population and small relocation cost, which is the primary choice and almost the only choice for the development of high-tech, so in a word, the next one is WANYING At these stages, we can try to get more land in the north. "

"Wan Ying's capital is also very tight now, almost running at full power. In the next stage, I'm afraid we will have to wait for the first batch of real estate to be put on sale to save enough energy," Wei Lan sighed

Li Mu said, "do you remember the first thing we talked about just now?"

Wei Lan asked, "do you mean the general trend of steady growth of house prices in the next decade?"

Li Mu nodded and said: "in combination with this general trend, real estate companies must be bold if they want to be bigger. As long as the market is here, they should never be afraid of the high debt ratio. They should be assured to take the maximum leverage you can get. With the general trend here and certain operation and control capabilities, there is absolutely no possibility of losing money."

Wei Lan nods suddenly.

At this time, Li Mu said: "Wei Lan, to tell the truth, sometimes it's easy to focus too much on analyzing the industry with too professional eyes, and the macro control is not enough. This is just because of the reason in the mountain. If you jump out of the fixed thinking mode of the industry, you may have an intentional harvest."

"For example, when we analyze the real estate development of Zhongguancun, we should not look at how to repair the subway, how to divide the school district, whether the municipal government and the district government have any good policies, but look at the development trend of the whole high-tech industry in the future. You can see that it is a giant beast, trapped in three cages, growing in size, and it is inevitable to break through the siege to the north We can do it safely and boldly, because once the industry breaks through to the north, in order to encourage the development of enterprises, the government will certainly repair the subway, build the school and give the policy to the past, and then enter again, the admission cost will be too high. "