1, commercial real estate
Commercial real estate is including shopping centers, hypermarkets, commercial streets, shopping malls, theme malls, professional markets, wholesale markets, discount stores, factory outlets, entertainment commercial real estate, residential and office buildings, such as ground floor stores and other real estate products with a big difference from the residential class. In real life, we have the most contact with the community business, hypermarkets and now the emerging shoppingmall three types of business.
2, business circle
Business circle is a retail term, now commercial property development also borrowed the word, meaning the business circle or business circle, refers to a certain time to achieve a certain shopping or consumption frequency of customer groups, the farthest distance from where they are located as a radius, a series of circular or square area, in short, that is, the priority to a store or business gathering center to consume the distribution of the customer area. Scope. Business district is generally divided into levels of core business district (closest to the consumer, absorbing the total amount of 50-80% of the range of customers), sub-business district (absorbing 15-25% of the range of customers), the edge or radial business district (absorbing 5-25% of the range of customers).
Business circle is the store to its location as the center, along a certain direction and distance expansion, those who prefer to the store to consume the distribution of customers in the area range, in other words, the store where the customer's geographic range.
3, what is the CBD
CBD is the full name of the Central Business District, China's existing three translations: Central Business District, Business Center District or Central Business District. Its concept first arose in the United States in 1923, when it was defined as "a place where business meets". Subsequently, the content of CBD has been continuously developed and enriched to become the economic development hub of a city, a region or even a country. Generally speaking, CBD should have the following characteristics: it is the functional core of the city, the city's economy, science and technology, culture, business and other highly concentrated; it is convenient transportation, people, traffic, logistics is huge; it is the highest population density during the daytime, the greatest change in the number of people during the day and night; it is located in the city's prime, the highest land prices; it is a high-rise building, the highest land utilization rate.
4, shopping centers
The World Association of Shopping Centers defines a shopping center as "an assemblage of retail and other commercial facilities designed, developed, owned, and managed as a single property." This includes regional shopping centers, mid-sized shopping centers, retail parks, specialty shopping centers, and many other forms.
Often said Shopping Mall, pronounced "Moore" or "pin trade", meaning large shopping centers, belonging to a new type of composite business format. Moore (shopping center) refers to the huge scale, shopping, leisure, entertainment, food and drink is equal to one, including department stores, hypermarkets and many professional retail chains, including the super commercial center.
Strictly speaking, less than 100,000 square meters, called the shopping center; greater than this number and the industry composite degree of high parties can be called Moore MALL; and greater than 200,000 square meters, can be called super Moore shopping center SUPER MALL.
5, hypermarket
Generally, the hypermarket (hyper-market) definition.
Generally speaking, the definition of hypermarket (hypermarket) is: the area of the store is at least 2500 square meters or more, selling a wide variety of food and non-edible products. Hyper-market is a medium-sized supermarket that sells fresh food and daily necessities, supplemented by department stores. Comprehensive in the goods inferior to large integrated department stores, inferior to the price of storage supermarkets, but fresh food and daily necessities is the most personalized and characteristic of the supermarket.
6, commercial streets
Commercial streets can be divided into three kinds of urban commercial streets, themed commercial streets and small streets with special characteristics.
Urban commercial street - such as Beijing Wangfujing Pedestrian Street, Shanghai Nanjing Street and so on. The first consideration of urban commercial street is its function and positioning in the city.
Theme commercial street--such as Beijing Sanlitun Bar Street, Shilihe Building Materials Street, etc. Its main form of expression is the collection of the same kind of business, mostly distributed on both sides of the road, with the same kind of business is very rich.
Small streets with special characteristics - such as some community businesses, office buildings, due to the operation of the more distinctive, so in addition to meet the community's consumer needs, but also radiated to a certain range of surrounding areas, over time, the atmosphere of the neighborhood will be naturally formed.
7, the theme of the mall
In fact, what is the theme of the mall, the industry has not yet been finalized. Xiamen University School of Management, Professor Ren Meng Liming believes that, theoretically, the theme of the mall has no clear concept; but the theme of the mall should have at least three basic elements, one is the occurrence of commodity trading behavior; the second is the gathering of a class of the main commodities, other types of complementary to allow consumers to choose from a wide range; third is different from the specialty stores, shopping malls must be by a similar theme, different features, different services, different brands of goods gathered Thirdly, unlike specialty stores, shopping malls must consist of goods with similar themes, different characteristics, different services and different brands. At the same time, some experts believe that the biggest difference between theme malls and traditional department stores is that it is characterized by professional management. The merchandise of the whole mall only highlights one theme. Theme mall is a new concept, not only to provide consumers with goods, but also strive to create a good shopping atmosphere. In the business concept, then change the previous full sales model, reflecting the unique theme.
8, "sales control"
Sales control, that is, real estate developers to retain the housing stock, the general project more or less a certain percentage, stay until the end of the project and then sell. Some real estate developers claim to have sold out of the building sales control room, the year off quietly low price into the market, and prices below the market price, the eye of the quick. In a property product, due to location, house type and other factors, naturally, there are advantages and disadvantages of good and bad points, "sales control" prevails is to prioritize the sale of house type or location and other conditions are not very good products, and good location, good house type products to stay until the price may reach a higher level of time for sale. Thus avoiding the risk that these types of households can not be sold, but also conducive to good products at a later stage to sell at a higher price.
9, vacancy rate
International vacancy rate refers to the number of existing unsold houses on the market (including the development company and the owner of the two parts of the unsold), compared with the number of all the stock of housing in the community. The vacancy rate we now use is calculated as the ratio of the number of unsold commercial properties by developers to the number of commercial properties completed in the previous three years. Among the commercial real estate includes explicit vacancy rate and implicit vacancy rate. The so-called explicit vacancy rate refers to the stores from the developer of this step, has not been leased or sold; implicit vacancy rate refers to the hands of the developer has been leased or sold, but the back did not realize the commercial value of commercial real estate business operations, including had to be converted to residential or business office use.
10, depth
In architecture depth refers to the actual length of an individual house or residential building from the front siding to the back wall. Common sense says, the wider the store front the better, however, and can not therefore ignore the importance of the depth of the store, the depth refers to the depth of the store business perpendicular to the store front. Generally speaking, the same depth of the store, the wider the width of the frontage, the higher the commercial value, however, if the depth of the store does not meet the minimum requirements required for business, the frontage and then wider, but also unable to play the store's economic utility. Usually, the depth of the store shall not be less than 4 meters of an open width of the frontage, and shall not be deeper than the depth of 20 meters, otherwise, will make the store's operation affected.
11, storey height
Storey height refers to the height of residential units measured in "layers", the height of each layer of the state in the design requirements, this height is called the height of the storey. It usually includes the distance between the lower floor surface or floor surface to the upper floor surface.
12, property rights type store
Property rights type store is a new investment concept, with "cash return + independent property rights + service gift" mode, property rights type store is a new investment product. The property right type store is characterized by decentralized property rights, unified management, unified investment and unified lease, and even for the investment of home buyers chartered. Of course, it also allows investment buyers to rent their own stores, but the business project is not too far from the overall layout of the mall. Investors can get rental returns from the operator, the operator to a unified image of the external business, risk-resistant ability to greatly improve, to achieve a win-win situation for owners and developers.
13, investment
Investment is actually investment. Merchants are today's economic integration trend is increasingly strengthened under the situation of a wide range of economic interaction, the need for interdisciplinary, cross-specialty expertise. Investment planning is to use the knowledge and wisdom of investment promotion personnel, planning a series of activities to attract foreign capital project settlement activities.
14, rent back to sell store
Rent back to sell store is just a real estate marketing techniques, in the mid-1990s from Hong Kong, the rise of Guangzhou, Shenzhen and other developed coastal cities, and then spread throughout the country. In essence, it is the first sale after the lease, while giving a fixed percentage of the rental return. In order to lower the investment threshold, property rights are often divided into very small. Due to the many speculators crazy speculation at the time, many real estate developers in the building before the completion of the money and fled, resulting in many rotten buildings in the country. As a result, this marketing method was explicitly banned by the Ministry of Construction soon after its introduction.
15, virtual property rights type store
In the store sales market, we often see some very attractive rent sales and return on investment comparison ads, such as "10 years back to rent", "return on investment up to 15%" and so on. These advertisements are often used in actual sales, and often receive very good results. This with the help of large merchants to lease shopping malls, developers long-term lease sales model, referred to as "virtual property rights type store" sales.
16, after-sales charter
After-sales charter, refers to the real estate development and management enterprises or housing units, in its investment in the construction of commercial real estate for sale with the buyer agreed to sell a certain number of years after the sale of the sale of the seller by way of agency rental charter to charter part of the rent during the period of advance offset part of the price of the sale of real estate, or to pay a certain rate of return each year. After-sale charter generally appear in stores, office buildings, commercial residential (such as serviced apartments, commercial and residential buildings), etc. in the sales process, after-sale charter has a variety of forms, including rent return, with lease sales, profit *** enjoy, guaranteed dividends, etc., but its *** the same point is to promise a certain percentage of rental returns to attract buyers to enter the market, and its specific forms are bound to include the sale and lease of two housing The link, only in the investor income method and other details of the arrangement is different.
17, frame shear structure
Frame - shear wall structure, known as the frame shear structure, it is a combination of frame and shear wall structure of two systems, drawing on their respective strengths, not only for the building layout to provide a larger use of space, but also has a good resistance to lateral force performance. The shear wall in the frame shear structure can be set up separately, or it can make use of the walls of elevator shafts, stairwells, pipe shafts and so on. Therefore, this structure has been widely used in various types of housing construction. The deformation of frame shear structure is shear-bending type. It is well known that the deformation of frame structure is shear type, with small relative deformation between upper floors and large relative deformation between lower floors. The deformation of shear wall structure is bending type, with large relative deformation between upper floors and small relative deformation between lower floors. For the frame shear structure, the bending shear deformation is formed due to the coordination of the deformation of the two structures working in concert, which reduces the inter-story relative displacement ratio and vertex displacement ratio of the knot chop, so that the lateral stiffness of the structure is improved.
18, shear wall structure
Shear wall structure is reinforced concrete wall panels to replace the beams and columns in the frame structure, can bear all kinds of loads caused by the internal force, and can effectively control the horizontal force of the structure, this reinforced concrete wall panels to withstand the vertical and horizontal force of the structure is called shear wall structure. This structure in the high-rise housing is used in large quantities, so home buyers do not have to be blinded by its terminology.
19, property management
Broadly speaking, property management refers to all the services related to real estate development, leasing, sales and after-sale services. Narrow meaning refers to the maintenance of buildings and related mechanical and electrical equipment and public **** facilities care, security, cleaning and sanitation, greening and other content. Theoretically can be summarized as follows: by specialized business organizations, the use of modern management tools and advanced repair and maintenance technology, for the property after the entire process of using the house and its equipment, infrastructure and the surrounding environment to provide professional management. It is an economic method for housing, living environment, property maintenance and other aspects of the provision of efficient quality and economic services.
(1) The object of property management is a complete property, which refers to the property that has been built, accepted, and has been or will be put into use.
(2) The object of property management services is people, i.e., the owners and users of the property, including co-occupants, tenants and others who actually use the property.
(3) The inputs of property management services can realize the enhancement of the property's use function, prolong its service life, improve the property environment, make its normal use, and strive for the preservation and appreciation of its value.
(4) Property management is an entrepreneurial, socialized, professional, market-oriented services.
(5) property management is closely related to community building. Property management can be combined with the creation of "civilized district", "safe district", "health district" construction, to create "clean, civilized, Safe, convenient" excellent property area, to achieve the unity of material civilization and spiritual civilization.
20, node
Node is a planning term, refers to the observer walking in and out, through the focus of the concentration, generally refers to intersections, transportation transitions, intersections, architectural changes, etc., they are from a certain function or architectural features of the concentration, concentration of the importance of obtaining. Commercial lots (pedestrian streets) often take leisure plazas, restaurants and food cities, movie theaters, traffic plazas, and famous landmark buildings as nodes.
21, landmarks
Landmarks and nodes constitute another type of reference point of urban space or commercial centers, observers generally can not enter the interior, only with the external subjective, upward, outlook visual necessity, such as super-high-rise public **** building, clock tower, tower tops, advertising signboards, hilltops.
22, location
Comprehensive planning term, refers to a certain economic, political and social activities occupied by the place, in a city (region) in the spatial location.
23, plate
Panel residential real estate development, marketing commonly used words, generally refers to the relative concentration of residential development of urban areas, along the transportation arteries, such as the South China plate, Luoxi plate, Guangyuan East plate, Industrial Avenue plate.
24, design before development
Development of commercial real estate to determine the business model, service objects and commodity positioning, and then according to the business needs of architectural planning and design. If the idea and mode of residential development, commercial real estate is difficult to succeed.
25, scientific and rational operation
Yield property focuses on the subsequent operation. Developers should strengthen the sense of operation, and business to do with the **** win. The operation of the business has its own rules, must be specialized according to the rules of operation. If the real estate developers will be commercial real estate as real estate to rent and sell, greedy for short-term interests, it violates the law of commercial real estate development, and can not guarantee the long-term operation of the project and sustainable operation. In this regard, it is very important for developers to establish a scientific concept of commercial operation and learn to respect the laws of commercial operation.
26, the ground floor
The ground floor refers to the first and second floors of the residence. General residential, especially high-rise residential first and second floor sales are more difficult, and its price is lower than other levels. Developers by turning to do the ground floor, the price can be sold better, while the neighborhood's commercial support can also be solved. Currently in the market, large communities because there are many and stable residents, stores have a relatively high chance of success, the investment risk is relatively small, and its retailers are the first to be favored by investors. Typical representatives, such as the world of the city and Xinyuan Mingjia community of the bottom of the business, because the future have a total area of nearly a million square meters of residential, thousands of households to do, investors on the bottom of the business of the development prospects basically optimistic about the sales of the project was driven by this.
27, macro-control
Macro-control, also known as state intervention, is the government's overall management of the national economy, is a national government, especially the central government's economic functions. It is the state in the economic operation, in order to promote the development of the market, standardize the operation of the market, the overall regulation and control of the social economy. The process of macro-control is a process in which the state, based on a series of laws of the market economy, applies regulatory means and mechanisms to realize the optimal allocation of resources, provide a benign macro-environment for the operation of the micro-economy, and make the market economy operate normally and develop in a balanced manner. The main contents of macro-control include: ① The state rationally formulates various economic policies and measures, such as formulating strategies and guidelines for economic and social development, formulating industrial policies to control the balance of the total quantity, planning and adjusting the layout of industries; formulating financial and monetary policies, regulating the proportionality between accumulation and consumption, realizing the balance between the total social supply and the total social demand, controlling the issuance of currency, and stopping inflation; Establish and improve the system to adapt to the development of market economy, income distribution system and tax collection and management system. ② the state correctly use prices, taxes, credit and other economic levers to regulate the distribution and redistribution of national income, from economic interests to induce, coordinate and control the various aspects of social reproduction, etc.. (iii) The scientific preparation of various economic plans, so that the economic plan is based on a sound scientific basis, so that it can play its due role in the allocation of resources in the medium and long term, to make up for the shortcomings of relying solely on the market allocation of resources.
28, the marketing model
Generally speaking, the marketing model is divided into a broad marketing model and narrow marketing model. The broad marketing model refers to the commercial form adopted by the access, such as drugstores, hospitals, TV direct marketing, etc.; the narrow marketing model refers to the product to obtain the trust of consumers in a way of communication, which is inextricably linked with the virtual value of the product.
29, REITs
REITs is a collection of many investors' funds together, operated by a specialized management agency, an independent agency supervision, specializing in commercial real estate investment, and the proceeds will be distributed by the contributors in proportion to their investment in the fund. (See page 64 of this issue, "The Ins and Outs of REITs")
30, financial leasing
Financial leasing and installment payment is not much difference, but at the end of the lease, the property rights of the leased object transferred to the construction unit. Now has appeared "installment payment, the agreement on the transfer of property rights" and "rent for sale" is the basic model. He is through the ownership and the right to use the characteristics of the separation, to solve the construction enterprise credit is not high, in foreign countries has become the second largest financing channels, most of the small and medium-sized enterprises are solved through financial leasing. Therefore, financial leasing is different from traditional leasing: it can be sold through leasing, and it can also be financed through leasing. This is our traditional leasing can not be solved.
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