FWF Chapter 130 Field Inspection
Chapter 130 Field Inspection
Chapter 130 Field Inspection
Yan Qianyu saw that he was used to the practice of "walking in and out".
Without needing to be reminded, the "Highlander" was deftly driven around the real estate in front of me, to the back, and parked in an inaccessible place.
Open the door and get out.
The real estate has not yet officially opened for sale, and even the "sales department" has not been built yet, and there are really few people in this area in broad daylight.
It is hard to imagine that such a street, which can be called a "dead corner" in the city, will transform into a commercial pedestrian street in the city in two or three years.
That's an out-and-out commercial street in a prime location.
The reason is that if the two "broken roads" behind this real estate are not opened up, then this real estate belongs to the end of the forked road.
If those two sections are opened, it is the intersection of the three roads.
Liang Teng looked at the site selection of such a real estate and secretly guessed: Is that Yu Weidong so scheming and discerning that he could immediately see the potential for future development of this area?
Or maybe that guy Yu Weidong was just greedy for cheap, so he chose to buy this piece of land.Then he built two buildings on it.Plan to sell slowly.
Carefully reviewing Yu Weidong's level of business over the years, it is estimated that most of the people who buy this place to build real estate are still greedy for cheap.
It's just that the guy's luck is weird, and it has always been "bitter before sweet".People often think that he is going to die, but who knows that he has another big reversal, and his luck explodes.
Such a future golden location is probably the result of his "blind cat encountering a dead mouse".
Since Yu Weidong was not optimistic about the development potential of this place, his expected selling price of these two buildings may not be as high as Liang Teng imagined.
Liang Teng evaluated the packaged transfer price of "Dexin Famous Gate" based on the fact that the surrounding properties of "Dexin Famous Gate" have reached a price of 1 yuan per square meter.
According to Liang Teng's experience in buying houses in later generations, real estate properties in the same area may not necessarily have the same "average price".
Don't ask Liang Teng's future generations are not engaged in the real estate industry, where does his experience come from?
It's very simple. Liang Teng has been longing to own his own house all his life. After collecting enough "down payment" in later generations, he spent a full year investigating and researching various real estate projects.
In that process, the accumulated experience can be described as extremely rich.
He has seen two real estates separated by dozens of meters, one sold for nearly 6 yuan per square meter, and the other only sold for 4 yuan.
After careful research, I found that the properties sold for 6 yuan were developed by large real estate companies and were sold with their own fine decoration.The one selling for 4 yuan is a small real estate, a rough house, and can only attract customers at a low price.
In addition, there is another problem that affects the willingness of buyers, that is, the convenience of transportation.
Liang Teng once saw two adjacent real estate projects, one next to the street (in fact, a 20-meter-wide small street), but it was "shrunk" behind it, and the price per square meter was It is 1000 yuan more expensive.
There is also the type of house.The layout of the apartments kept up with the times, such as the bedrooms, bathrooms, and kitchens, which were arranged on one side, while the living room and dining room were arranged on the other side. This design has become the standard format for "commercial housing" in later generations.Not so in the beginning.
In this era, in order to make more effective use of land, some designs of small real estates like to design the living room and dining room in the middle, and the rooms are on the left and right sides, sandwiching two halls - this design style does not consider " "Living room" and "bedroom" are separated, "dynamic" and "quiet" are separated.
In later generations, it became an outdated house type.
This in turn leads to the fact that the latter is priced from a few hundred to 1000 yuan lower than the former.
In short, Liang Teng has a lot of experience. After going to the scene to check on the spot, he found at least three places where he could "lower the price" to Weidong.
Thinking of this, Liang Teng said to Wu Xia: "Wu Xia, in a few days I will ask you to come forward to negotiate the 'transfer' with the boss of 'Dexin Famous Family'. The other party will most likely propose to refer to the housing prices of surrounding properties. Let’s conduct house price valuation. We are not afraid to discuss this. I have now discovered several reasons for 'lowering the price'. I will analyze it and you can see if it is suitable."
Wu Xia suddenly became interested.
She hurriedly said: "I'm all ears."
Liang Teng began to talk eloquently.
First, the traffic is really inconvenient.Actually shrunk to a "dead corner" to build a house (anyway, it looks like this now. Who would dare to guarantee the future like Liang Teng? So it's not unconscionable to be so "picky".)
This "disadvantage" can lower the price by 2 yuan compared with the surrounding real estate.
Wu Xia nodded frequently.
Looking at the location of the "real estate" in front of me, isn't that just a "dead corner"?
Wu Xia didn't have time at all, so she did her homework and studied the traffic and geographical location around "Dexin Famous Family".
Based on what I saw and heard, I arbitrarily gave this property a big negative review.
She really felt that 10000 yuan could be deducted from the surrounding housing prices of 2000 yuan as a discount for "too bad location".
Liang Teng continued to analyze.
"Dexin Mingmen" is a small real estate developed by a little-known owner. The after-sales service, that is, the service of the "property company", is definitely far behind the big real estate companies.
If a small property wants to sell well, the price must be cheaper than that of a large property in the same location.Otherwise, ghosts know to choose a house from a big real estate company.
This is the same as buying a car.If small cars of the same level, joint venture cars and domestically produced cars are sold at the same price and have the same configurations, people's first thought is to choose the joint venture.
Wu Xia nodded and said: "That's the reason. It's a real estate developed by a small real estate company. Sometimes I don't even know if I can get a 'property certificate' for you. Big real estate companies don't have such concerns at all. .So in the same geographical location, small real estate companies are at least 1000 yuan cheaper. There is no other reason, just because it is small.”
The price of "Dexin Mingmen" is 1000 yuan lower than the surrounding ones.That means that Liang Teng's offer can only be 7000 per square meter at most.
Liang Teng also mentioned the issue of the apartment type of "Dexin Famous Family".
Liang Teng said that he had learned before that the apartment layout of this small building was not in line with the public trend.It is impossible to separate the movement and stillness of "living room" and "bedroom"...
Wu Xia has never seen the apartment layout of "Dexin Famous Family" with her own eyes, but she is sure of what Liang Teng said with certainty.He has his own sources of information.
……
Actually summed up the many shortcomings of this real estate, not to mention the general "just-needed" customers who really want to buy a house for self-occupation, even Wu Xia, an irrelevant person, felt that buying this real estate was for Liang Teng. To discount.
Wu Xia couldn't help but remind Liang Teng: "Liang Teng, you don't know if you don't tell me, but you will be shocked when you tell me. Such a real estate is full of problems. You also know the problems, are you still optimistic about it? I am worried to the end. , let alone making 100 billion from it, I don’t even know if I can get back the capital I invested?!”
Liang Teng had no worries about this at all.
As I said before, the problem of "traffic dead ends" is only temporary.Two or three years later, the two roads behind the real estate will be opened, and that will be the Golden Commercial Street. It is hard to find a shop, and the rent can be so expensive that the tenants doubt their lives.
In addition, a small real estate is indeed a small real estate.
But in the days to come, two "subway" entrances and exits will be directly opened in this area.The "branch campuses" of three famous schools were built.A super prosperous "commercial pedestrian street" is taking shape.This real estate and the surrounding real estate have risen to sky-high prices...
With so many factors coming together, who cares that it is a small building?
Can’t make 100 billion?
It's a joke!
The five floors of elevated shops underneath the building alone are almost worth that amount.
As for the house type, the "living room" and "bedroom" cannot be separated, and the movement and stillness are separated?
In the eyes of other people, it is a major shortcoming!
But with Liang Teng, it's not a problem at all.
Not only was it not a problem, it was even an important reason why he took a fancy to this real estate.
After all, under the pressure of "purchase restrictions" and "70% small apartments", Yu Weidong's original "large apartment" design has become difficult to sell.
Liang Teng plans to transform all the large units into small three-bedroom units within 90 square meters for sale.
Like "Dexin Mingmen", there is a bedroom on the left, another bedroom on the right, and a living room in the middle, which is good for Liang Teng to transform it into two suites.
If the bedrooms are all concentrated on one side, Liang Teng really can't think of a way to transform it into two sets.
Not only is it difficult for him to operate, but it is also difficult for professional designers to design.
In the end, if you insist on reforming, you can only directly tear down the wall by force.
In this way, the cost of consumption is an embarrassing figure.
A large apartment like the current one can be divided into two houses "according to local conditions", and there are few walls that need to be demolished.Instead, some partition walls need to be built to divide the two houses.
In any case, it is so convenient to renovate such a large apartment!The cost is minimal.
Liang Teng didn't tell Wu Xia about these things.
If she had to tell her too much about the advantages of "Dexin's Famous Family", she would not go to negotiate with Yu Weidong with a contemptuous mentality.
According to psychological cases, often when negotiating business, the party with a sense of superiority can perform at a higher level in the negotiation.
Excellent performance, of course, the final results may be even more surprising.
Subconsciously, Liang Teng hoped that Wu Xia would feel that the property in front of him was worthless.This will be more conducive to her negotiation with Yu Weidong.
Of course, Liang Teng never deliberately belittled the "Dexin Famous Family" from beginning to end.
Everything he stated is true.He didn't suspect that Wu Xia was misled on purpose.
But Wu Xia felt more and more that the "raw real estate" in front of him was not worth buying.But Liang Teng didn't know why, so he insisted on buying it, and told her the base price of 3 million yuan.
She couldn't overturn the decision of the big boss, so she could only find ways to lower the purchase cost for Liang Teng.
Regarding the fact that the house type of "Dexin Famous Family" is not ideal, she also solemnly noted it down.
When negotiating with Yu Weidong, this unfavorable factor will eventually suppress the other party's estimated house price of 800 yuan.
Liang Teng successively raised three major issues that restrict housing prices.Wu Xia was secretly determined, at least with this, to lower the valuation of "Dexin Famous Family" to 6000 per square meter.
In addition, Liang Teng bought this real estate in a package.This is equivalent to "group buying", at least you can ask the developer to give you a [-]% discount.
The price per square meter should theoretically be reduced to 4800 to 5000 yuan per square meter.
Calculated at RMB 3 per square meter, the total sales area of the property is 1 square meters, which means the total transfer price is RMB 5 million.
According to the limit value, Liang Tengliang's boss is finally willing to spend 3 million yuan to buy "Dexin Famous Family".From the side of Yu Weidong, the boss, with 1 million, he may sell the real estate.
Don’t think that the gap between the data is so big? !
Yu Weidong invested in the "Dexin Famous Gate" real estate, and the total investment was less than 5 million.To be precise, it was 4 million or less.
What Yu Weidong put more into here should be "time cost".
But for people like Weidong, the cost of time is the least valuable.He has been saving money for nearly 20 years, but he has not yet built a new house in his hometown.How much do you think his time is worth?
From 1 million to 5 million, the price difference in between is the space that Wu Xia can fight for as the No. 3 negotiator.
Often the origin of trade secrets and the value of trade secrets are formed in this way.
If Wu Xia, a core member of the company, is sold by the other party, and the other party promises her hundreds of millions of benefits, what is the "reserve price" for her to reveal Liang Teng?Based on this, it was successfully sold at a price of 3 million yuan.Then she sells a piece of "information" worth more than 1 million.
In the same way, if someone close to Yu Weidong, such as his wife or someone in the know, knows that Yu Weidong's real base price is 1 million, they are willing to sell "Dexin Famous Family" (this is a hypothesis, not that Yu Weidong The "reserve price" is really this), then tens of millions of quotations can be saved in the end.This "commercial secret" is worth tens of millions.
Of course, given Wu Xia's background and character, it is impossible for her to become a "commercial spy."
On Weidong's side, it was impossible for any "commercial espionage" to appear so dramatically.
The kind of plots that are common in TV dramas are not so easy to stage in reality.
Yu Weidong didn't have any amazing business acumen or talent.His greatest reliance is his own "luck".
Wu Xia became more and more confident in defeating such a negotiating opponent.
Yan Qianyu is not a guy who can sit still.
Don't look at her usually taciturn, but after coming to this real estate surrounded by high walls, it's not easy.She directly suggested to Wu Xia: Go over the wall and go directly to the inside of the real estate to check it out.Perhaps more useful information can be collected.
Liang Teng thought that Wu Xia's image and face would be hindered, so he was not willing to accept such a suggestion.
Unexpectedly, Wu Xia looked eager to try.
He agreed with almost no thought.
No wonder some philosophers have concluded that the more "ladylike" a woman looks on the outside, the more "boring and coquettish" she may be on the inside!Liang Teng used to think that this was too exaggerated.Now it makes sense.No, there are two living examples right in front of us.
Liang Teng watched helplessly as the two daughters put their ideas into action without asking for his opinion.
Yan Qianyu is proficient in kung fu, the wall of the real estate in front of him must be at most two meters.This height is an ordinary training program for a slightly trained veteran who wants to jump over it; it is even easier for her, she can jump over the wall directly without stepping on the wall for strength .
But this time she wanted to help Wu Xia.
Yan Qianyu jumped onto the wall, then hooked the brick with his left hand, bent down, and reached down with his right hand.
As long as Wu Xia can get her hands, Yan Qianyu can use all his strength to drag the eldest lady up to the wall.
Wu Xia obviously also received guidance from a famous martial arts master at home and practiced martial arts hard.Although his actual combat ability is limited, his agility is far better than that of ordinary people.At least not as weak as Liang Teng thought.
Liang Teng just watched Wu Xia step back a few meters, then ran quickly to form momentum, and when he was about to hit the wall, he stepped on the wall with his foot, and his slender body jumped high.
Yan Qianyu stretched out his hand quickly and grabbed Wu Xia's right wrist.
Wu Xia took advantage of the situation and stretched out his left hand, grabbing Yan Qianyu's hand.
Yan Qianyu easily lifted Wu Xia to the wall.
The fence is 18 walls, and it is enough for the two women to stand on the top of the wall.It's just that Wu Xia was not used to standing in such a narrow position, so it was a little difficult for Wu Xia to stand firmly.
Yan Qianyu took advantage of the situation to support her and jumped off the inside of the wall.
After bringing Wu Xia inside the wall, Yan Qianyu jumped up to the top of the wall lightly from inside, and asked Liang Teng to also jump up and hold her hand.
Liang Teng was a little worried that such a petite and light woman would be able to drag a 140-pound man against the wall?
If she was dragged halfway and she didn't have enough strength and was dragged by herself and fell to the ground, that would be a big joke.
But under Yan Qianyu's slightly impatient urging, Liang Teng could only give her the greatest trust.
According to the method of brewing Wu Xia according to the law, after trying twice in a row, Yan Qianyu succeeded in getting him inside the fence.
Liang Teng was a little ashamed.
Could it be that his motor nerves are not as developed as Wu Xia?Or not as well-trained as her?
Entering the wall, what you see is a 50-story high-rise rough building on the left and right.The two buildings are in a symmetrical layout.There is about two acres of open space in the middle, which is used as greening, passage, and public land for leisure and other purposes.
Not only the "framework" of the two buildings has been built, but also the "hollow bricks" have been shipped in, and the outer walls of each floor have been built.
In addition, the outer wall has been dusted, so that the "hollow brick" wall will not be exposed.
The water resistance of those hollow bricks is actually very poor.After every heavy rain, the hollow bricks will absorb the rainwater.So first, the outer wall was dusted, and Yu Weidong, the developer, was very conscientious.
As for him, if he has a conscience, why not use better fire bricks that are more waterproof?This is the saying of "carrying fine".
The high-rise elevators built with a "frame-shear structure" are made of "hollow bricks" for both the exterior and interior walls.
Firstly, this kind of high-rise elevator building is stressed by beams and columns made of high-density steel bars, as well as shear walls, and there is no force-bearing requirements and design for fire bricks.
Using "hollow bricks" as walls is also beneficial to reduce the stress on the entire building.
Liang Teng, Wu Xia, and Yan Qianyu couldn't see the low places from outside the fence, they could only see the tall buildings "pointing straight to the sky".
Now seeing the scene at the lower part of the building, the three of them were in a daze at the same time.Feeling very surprised.
Some time ago, the south was hit by heavy rain.
It's been two days since the rain stopped.
Unexpectedly, the real estate "Dexin Famous Gate" now catches the eyes of Liang Teng and the three of them, but it is a scene of "water flooding the golden mountain".
Don't be surprised!The rain has stopped for two days, why the "logged water" in this real estate has not subsided!
Don't forget a very important fact: "Dexin Mingmen" has a large underground parking lot from the initial design to the completion of rough construction.
The two buildings on the left and right have dug a full 5-meter-deep underground parking lot below.
If the underground layer does not have a thorough waterproofing and drainage system, when heavy rains flood the two large underground parking lots, they will suddenly turn into huge reservoirs.
Rainwater has accumulated in two entire basements, and I don't know how much time it will take to slowly dry it out on my own.
Even with continuous water pumping, it would probably take a day and a night to drain so much water in the basement.
During the construction of this real estate, it is estimated that it was not less soaked in water like it is now.But Yu Weidong has never done a good job in the waterproof and drainage system of the basement. One reason is of course that the overall project has not been completed and it is difficult to get it right.
Now that the real estate is finally finished, but Yu Weidong has an empty wallet and is still in debt of more than 400 million. He really can't afford the extra money to fix the waterproof and drainage system of the basement of the real estate.
Seeing this situation, Wu Xia felt no sympathy at all.
She couldn't help saying excitedly: "It's God helping us. A heavy rain has exposed the strength of the developer of this real estate. The boss named Yu Weidong must be in short supply. Otherwise, he wouldn't be here. As for the drainage in the basement of the real estate without the money... There are two things that are most afraid of such a reinforced concrete basement. One is the bite of white ants; the other is long-term soaking in the flood! , don’t let it soak in such a big water all the time, no matter what!”
After discovering this problem, Wu Xia became more confident.
A developer who is short of money will definitely not have as much confidence in negotiating as someone with strong financial resources.
Liang Teng also highly recognized Wu Xia's point of view.
The sorrow of the opponent is the joy of one's own camp.
To be too compassionate and loving towards the "enemy" is to be cruel to oneself!In any case, most of the sorrows in the world are not the same!
With a relaxed mood, Liang Teng, Wu Xia and the other three carefully bypassed the relatively muddy yellow mud road and entered the building on the left from the side.
Wu Xia wants to take a look on the spot. How many types of units are there in this building?
Are those house types as bad as Liang Teng said?
There are no elevators in the 50-story rough real estate.
Wu Xia and Yan Qianyu took advantage of the fact that it was still dark and the sky was still shining, and walked the entire length of a building.
Since the two buildings on the left and right are "symmetrical", it is enough to examine one of the buildings.
Wu Xia chose to look at the building on the left.
Of course, the two of them didn't have a close look at every floor of this building.
After all, the layout of these floors is the same from the 1st floor to the 49th floor.
(End of this chapter)