Chapter 367 Danger is approaching
The area south of Xuhui, including Huajing, actually had a bit of an urban-rural fringe feel to it in the early days.
With the entry of large real estate companies such as Poly, Vanke and China Overseas, the urban construction in this area has begun to take shape in recent years.
Both Xuhui and Minhang intend to develop this intersection area.
With policy guidance and the booming real estate market, various residential communities and large-scale commercial facilities have sprung up here.
It wasn't until 13 that the real estate market hit an ice age.
As a result, many real estate and commercial projects were sold with tears in order to recover funds.
At this time, no one can predict the policy changes that will occur six or seven years later.
When the planned Line 23 was announced, passing through the Minhang Development Zone, Huajing, Shanghai Stadium and other places, the former urban-rural fringe area suddenly became a place where four tracks intersect, with the potential to become the next economic sub-center of Shanghai.
How many business opportunities are contained in this inflow and outflow?
"Is this the building you're talking about?"
The project is surrounded by fences and does not occupy a very large area.
The main building is still under construction. The climbing frame has reached more than ten floors and the construction site looks busy.
“It should be this project.”
Cong Shanshan was wearing a bank work uniform with her hair tied up, black stockings and high heels. If she wasn't holding a blueprint in her hand, how could she look like she was here to visit the construction site?
"The construction on site has not stopped, has it?"
Luo Yang shouldn't be too familiar with this line of work.
If there are funding problems for a project, Party A cannot slow down the production speed because more construction means more engineering payments.
“It’s just a superficial phenomenon.”
Cong Shanshan compared the surrounding reference objects on the drawing and decided that this was the project she wanted to bring Luo Yang to see.
"Boss Luo, it is certain that Party A is short of funds."
She said affirmatively: "The reason why we are rushing to make progress is that we intend to complete the main structure of the building as much as possible before the funds run out, so as to facilitate external financing again."
"Are you determined to delay payment for the project?"
After hearing this reason, Luo Yang immediately understood Party A's thoughts and tricks.
"Could you please introduce the project?"
"The name of this project is Huayang Plaza, covering an area of square meters. The main building is a 26-story commercial and office building with a total area of square meters. The podiums on both sides are three-story buildings with a total area of square meters."
Cong Shanshan said this while looking at the drawing in her hand, which should have recorded data on it.
She continued: "The total price of the land is 19166 million, and the unit price is about 628 million per mu. The total planned investment in the project is million, of which million is self-owned funds. The current commercial bank loan is million, and the funding gap is about million."
In other words, the developer even paid the land price in installments, skirting the bank financing.
"Don't tell me the land payment hasn't been paid yet?"
"That's not the case."
Cong Shanshan smiled and said, "If you haven't paid it off yet, the bank is not stupid. It's not that easy to get a mortgage loan."
"That is to say, after paying the land price, the developer only has about 60 million yuan left."
Luo Yang nodded: "Sales are not good?"
"Look at this area, it's almost a rural-urban fringe. The developers are too optimistic."
When Cong Shanshan said this, she glanced around the project and said, "If we build residential buildings here, we can still sell them during this market trend. I don't know why we were so impulsive as to build commercial and office buildings here in the first place."
This is not just the result of the enthusiasm of one company, but the enthusiasm of an entire industry.
A few years later, there was something even crazier.
In the last wave of carnival, many development company headquarters delegated more and more power to their expanding branches and subsidiaries, which led many professional managers to blindly invest in new projects.
For them, acquiring land means starting construction of new projects.
Once construction begins, the huge profits involved will be enough to be divided among the branches and subsidiaries.
It is conceivable that every department in the real estate industry, from investment and development in land acquisition, to finance in financing, and then to construction in engineering, can reap the rewards.
Whether the headquarters will make money is not within their consideration.
At worst, you can just change jobs after a project cycle.
You can get a salary increase by changing companies.
Luo Yang still remembers the craziest time. At that time, there was a young man in the company who had just graduated from school a year ago. He had only been working in the investment and development position for seven or eight months and was earning a monthly salary of eight or nine thousand yuan.
No one would have thought that there would be headhunting companies to recruit such people, and that just by changing jobs or changing companies, they could get a monthly salary of more than 2 yuan.
This shows how strong the demand for land investment and development personnel was in the market at that time.
It also reflects how crazy the market situation is.
Luo Yang remembered that he sighed at the time: It was too abnormal to have a problem.
This project cannot escape this law.
From top to bottom, except for the investing bosses, everyone below hopes to get land to work on projects so that they can be busy with their careers.
As for whether the project makes money or not, that’s secondary!
The butt determines the head, this is no joke.
Cong Shanshan couldn't understand it, but Luo Yang understood it immediately.
“It’s perfectly normal.”
He replied calmly.
Then he asked in doubt: "At least there doesn't seem to be a crisis yet. What do you mean by bringing me to see this project?"
“Banks have risk assessments within them.”
When Cong Shanshan talked about her professional matters, there was no more doubt.
She said: "Internal analysis shows that the risk of this project's capital chain being broken within six months is as high as more than 50%, and the risk of the capital chain being broken within one year is as high as more than 85%."
"Your bank did the mortgage?"
"It's not Ningbo Bank, it's Pufa Bank."
Cong Shanshan hooked her bangs with her index finger and smiled gently at Luo Yang.
Then he said frankly: "Mr. Luo, I still have many classmates and friends in the financial circle of Shanghai." Tsk.
A dog-licking avatar popped up in Luo Yang’s mind.
Thinking too far ahead.
"I'm not familiar with financial matters. Can you give me an estimate of what might happen to this project?"
Since you are not a professional, just listen to the analysis of professionals.
And judging from the results, Cong Shanshan called him over to look at the project, so there must be an explanation.
“Even if Party A uses some tricks to top out the building, it is highly likely that it will not be able to raise funds.”
The little woman said confidently: "Unless Modu releases major good news in the area, or the parent company of the investor is willing to guarantee the project and raise funds with high interest, this project is likely to fail."
"What's the time?"
This is what Luo Yang cares about.
“By the end of the year or the third quarter of next year.”
"If the project can be completed, it still has a certain value."
Luo Yang pondered for a moment and said, "A drowning person will not be willing to sink, and will definitely try to save himself. Even if it is high-interest funds, I am afraid that it will end up in a mess."
Cong Shanshan also agrees with this view.
"And the main debtor of this project is Pufa"
“This is what happens in the circle.”
The little woman smiled and said, "As long as the next buyer can be determined, Yongcheng Bank will definitely be willing to do debt restructuring. For Pufa, it is a huge risk to recover a loan, and it is eager for someone to take over. It's a win-win situation for all three parties, so why not do it?"
The three wins refer to Luoyang, Ningbo Bank and Pufa.
The only losers are the current investors.
"Please keep an eye on it for me."
After listening to Xu Zhenzhen’s financial report today, Luo Yang had a better idea in his mind.
The profits of Nayuki and Lemon CC will definitely exceed 600 to 700 million next year, so it won’t be difficult to take over this project by then.
As soon as these words were uttered, it meant that Luo Yang was interested.
Cong Shanshan's heartbeat immediately accelerated and her breathing became rapid.
You have to know that she is involved in such a large debt restructuring project worth hundreds of millions. As the buyer's contact person, and with a certain trust given by Luo Yang, it would be easy for her to get a few million just by lending a hand.
Could it be that Luo Yang didn't understand the trick?
So he deliberately stared at Cong Shanshan.
"Whether you can seize this opportunity depends on your performance."
When Luo Yang retracted his gaze, he said calmly: "It's not impossible to give you a chance of wealth."
"Mr. Luo~~~"
Cong Shanshan took two steps forward and came in front of him.
Ruanyu said in a soft voice: "I wanted to wait until the promotion announcement was over before inviting you to dinner. Today is a coincidence. I wonder if it's convenient for you?"
When dealing with such people, you cannot always respond to their requests.
Luo Yang glanced at her and said, "Maybe next time. I have an appointment tonight."
Jiang Wen looked at him strangely for several hours last night, and he was teased by the cat's tail for half the night.
I must prove it today.
Cong Shanshan's eyes revealed disappointment.
Watching Luo Yang turn around and get in the car to leave, she bit her lower lip, her heart full of mixed feelings.
It seems that we need to develop new tricks to attract this gentleman.
When they returned to the vicinity of the university town, it was almost six o'clock. Jiang Wen had already ordered the dishes at the small restaurant and was waiting for him to come back to dine together.
"Luo Yang, I always thought making movies was fun. Today, I was taken to the Chedun Film and Television Base for a walk and watched the filming of a movie. Suddenly, I realized that it was not interesting at all."
While eating, Jiang Wen talked about what she saw and heard today.
"The director kept yelling 'click, click, click', the set was a mess, the extras were slacking off in the corners, not professional at all, and the main character's facial expression was so stiff."
blah blah blah.
“It’s different from what you see on the big screen in real life, right?”
No wonder Jiang Wen feels this way.
For example, in a very touching emotional dialogue scene, what the public sees in the cinema is a reconstructed image under filters and light and shadow, accompanied by music, editing and other means, which can make people resonate, be moved and admire.
Even tears.
But on the set.
The dry male and female protagonists stood there and carried out the scene dialogue.
The key is that the director kept calling for a stop and we had to start over again and again.
It would be strange if I could have the experience!
"That's it, all the illusions are shattered."
Jiang Wen pouted and said, "Next time I go to a movie theater and see a scene like this, I'll immediately think of the filming scene. How can there be any atmosphere?"
"Hahaha"
Luo Yang laughed: "You still haven't seen those fantasy, fairy tale, and magic scenes. A green curtain was pulled, and the leading actors performed various actions in the air, with various sensors attached to their bodies and steel wires tied around their waists."
"Pfft."
Jiang Wen tilted her head and thought about it, and couldn't help laughing.
By the way, he put a piece of fried kidney on Luo Yang's plate with chopsticks: "This is delicious."
Luo Yang narrowed his eyes instantly.
Ha ha
The little goblin hadn't realized the danger was coming yet, and was happily talking about what he had seen and heard today.
How to deal with it?
Please support me with monthly tickets so that I can use my brainpower.
(End of this chapter)
