First, only rent and not sell.
This kind of property usually forms independent property rights after the completion of the property, usually for investment cooperation, with rent as the main source of income. what is the purpose? After the formation of property rights, the property enters the capital market through commercial operation and packaging, and obtains good financing. Generally speaking, this financial market has many times of financing, the first time is usually what we call mortgage financing of banks; The second economic evaluation will be the financing of the foundation, credit certificate and the like. After the value is continuously packaged, each financing will be shortened. This is the first mode.
Step 2: Direct selling
This model is the most primitive model of commercial real estate. With the gradual popularization of commercial real estate, pure sales are no longer suitable for the development of commercial real estate. Because commercial real estate has the characteristics of "high total price, high profit rate and development risk, long payback period", few investors have the ability to buy commercial real estate in full. Even if they have the ability to buy, rational investors are reluctant to invest a lot of money in projects with such a long payback period. This makes developers inevitably face a dilemma when developing commercial real estate. One difficulty is that when the developed commercial real estate is used for overall sales, it is difficult to find buyers and the development funds cannot be withdrawn; The second difficulty is that when you start your own business, you have to bear huge financial pressure because of the long payback period, and you can't recover funds as soon as possible to invest in the development of other projects, which affects the overall operation. In order to solve their own difficulties, developers have to find ways to innovate in development and business models. Therefore, most high-grade office buildings enter the market by renting only but not selling or renting and selling simultaneously.
Third, the combination of renting and selling.
This kind of property is usually rented by investors and developers; On the other hand, there are two sales methods. One is the bottom sales. The most typical one is Dalian Wanda, which keeps the first floor and sells it to Wal-Mart on the second and third floors. In fact, Dalian Wanda has tasted a lot of sweetness. The sales price of that floor is usually two or three times the market price, and the highest price is 19. 1 10,000 square meters. Wal-Mart's head office has played a very important role. I believe this effect is "procrastination". This kind of procrastination is actually good. Whether it is the main store or the long-term return plays a decisive role in the promotion of Wal-Mart's value. Why is the rental and sale combined into one? Most of them are forced by financial pressure, and some of them are sold for cash, and the rented part also leaves a back road for later fund financing, which is a comparison between residential real estate development mode and commercial real estate development mode.
What should be paid attention to in the planning and design of commercial real estate?
First, the transportation system.
The most important thing in planning and design is the transportation system. First of all, the plane traffic system, people and vehicles should be separated, and the gate for people to enter and leave should not be next to the entrance and exit of vehicles. The second consideration is that the vertical transportation system should be reasonable and convenient for people to get on and off. The third unloading area should be arranged reasonably. Most of the practices are put in the basement to ensure that the ground is clean and tidy, and consumers can't see trucks, especially building materials supermarkets, which is more convenient for customers.
Second, the height and load
Different products have completely different requirements for height and load. The supermarket needs at least 1 ton, 2 tons of books and 4 tons of building materials. To make a dining floor, you should lower the floor and drain the oil and water. Not without considering it. Therefore, the investment comes first and the design is more reasonable.
Third, cost control.
1, centralized control
The selection of construction team, bidding and centralized procurement are mainly centralized control, and the companies and departments are fragmented, so the cost control is not good.
2, quasi final accounts management
All project construction drawings are completed, the budget is fully prepared, and a quasi-completion settlement contract is signed with the construction unit. If the drawings have not changed, the final settlement will not be carried out, which can well plug the loopholes in internal management.
3. Control the cost from the design.
The key to cost control is design cost control. Only by implementing the drawing design with cost control can we really control the cost.
Fourth, property management.
Property management is the key to maintaining and increasing the value of shopping centers. The property management of shopping center is different from that of residence. A very important content of commercial property management is the need to supplement investment promotion. After the investment promotion of any store is over, it does not mean that the investment promotion is over. The tenant replacement rate of all stores will reach 20%-40% within one year of opening, and will drop to 2%-3% after three years of opening.