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Hello everyone, I'm Cai Lighting. Learn to buy a house with Cai Liang, and we help the buyer talk. In this issue, we will talk about a problem of entertainment gossip, that is, the star Li Yapeng has to kneel to others for 40 million yuan in arrears.
Such a glorious big star, you also have today, so everyone thinks that this melon is very big and enjoyable.
Along this melon vine, everyone continues to gossip, first gossip about whether Faye Wong will pay this debt for Li Yapeng in the end, and then go down, found that Li Yapeng has done a lot of business before, as if he has opened a hotel or something, it seems to be yellow, and further conclude that he can only do business, so with the logic that this real estate project must fail.
If we eat this melon to this extent, it is really not nutritious, for us buyers. Let's take a look at it today, whether Li Yapeng's business talent is not good, or this project, who can do it badly; and then we may deduce some valuable conclusions, that is, this type of cultural tourism real estate for us buyers, in the end, can not buy. Take a look at whether there is a judgment problem similar to Li Yapeng's in our home buying investment.
If it is such a lesson, it is very worthwhile, Li Yapeng's dedication is also worth it, and he will also feel relieved.
In this way, Li Yapeng's tremendous contribution to society is twice. The first time was when he set up the Yanran Angel Fund, and God blessed the rabbit lip patients in the world through the star parents of the two children. To this end, I once wrote an article "She is really an angel", you can search for it. The gist is that the arrival of Li Yan has made all the rabbit lip patients in China have dignity and be loved, this is not an angel, what is it?
I am not familiar with Li Yapeng himself, but there are three good friends who are also his friends, so my story is to pass this personal relationship. It is impossible to make up nonsense, it is impossible to be too much.
Li Yapeng is a northwestern native, it should be said that in the entertainment industry is still very moralistic, there are still many friends. Coupled with his academic culture, relatively speaking, it is still outstanding among stars, so there is still a very large appeal in the entertainment industry, which belongs to the energy and can cross more across borders. Before this development project, in fact, Li Yapeng was already in Lijiang's Shuhe Ancient Town to give them an image endorsement, I remember that every year there is a festival called COART, Li Yapeng went to host and invited many stars to go, and the relationship with the local government was also very good. Later, in order to make the city's reputation bigger, the local government gave him a piece of land opposite him to make his ideas. Not to give, but also a little half buy half send, 408 acres is only more than a hundred million, in fact, very cheap. One villa sold for 5 million, and 30 sets came back. So in the face of such an opportunity, I guess no one can resist this temptation, right?
Such a temptation, translated into the language of our buyers, is, you see in a scenic area, you like the place, a small villa is only 1 million, are you not moved? You think you don't have enough to build on your own.
Yes, Lijiang is such a beautiful place, and he likes it so much. Every year, when a large number of stars around them go to participate in this kind of art festival, everyone must express the same voice: I feel that living in this place is simply a new realm of life, a new height of life - I am sure everyone says so. Therefore, Li Yapeng was particularly confident and took such a piece of land to develop the Snow Mountain Art Town.
Many people may think that Li Yapeng does not understand real estate, does not have business talents, etc., which led to the failure of the development of Snow Mountain Town. It just so happened that Li Yapeng invited a friend of mine to go to the trading at that time, who was an executive of Vanke very early on, and graduated from Tsinghua University, which should be said to be very professional. I remember that before or after he went, we also had an exchange, I was not optimistic about this place at that time, as to why it was not optimistic, we will analyze it later. To put it simply, a long time ago a well-known friend vigorously planned a real estate project in Lijiang, I went to see it, but the fact was not successful, and then I paid attention to Lijiang, and I also participated in the early development of cultural tourism real estate in several other places, which is somewhat aware of this. Anyway, I poured him a scoop of cold water, and I still felt very embarrassed after pouring it, so I still remember it.
But soon verified that I did not keep pace with the times, the good news continued, when the stars flocked, so it was not yet open, Li Yapeng's friends, what Zhao Wei, Hu Jun, Yang Kun, etc., have bought more than 30 houses.
The situation was good, both beyond my expectations and not too much. Because when all the real estate starts, the friends around the boss are like this, "Boss, you have a good project, then leave me a set", many innovative bosses are misled by such friends.
But then slowly, it became silent. The next thing I heard was that Li Yapeng transferred the project to Sunshine 100.
This brings us to answer your first question.
If Li Yapeng does not understand real estate development, then the transfer to Sunshine 100, which understands real estate, should be said that the project can be revived, right? Sunshine 100 is from Beijing, in the field of third- and fourth-tier cities have been deeply cultivated for many years, is the so-called Wantong Six Gentlemen, the most pragmatic real estate.
He went to take over, so what? In the past two days, media reports seem to say that only 26 square meters of houses were sold last year. The villas are more than 100, 190 to 300 square meters, that is, a set has not been sold, it is estimated that it is a small shop or the like. I heard that after Sunshine 100 took over at that time, instead of Li Yapeng's tall and tall practice, he began to distribute leaflets all over the city to sweep the streets, but the result was still not selling well. Looking at the report, it is still a state of stagnation.
What does this say? It shows that even if Li Yapeng's business talent is good, he can't save this project, and I think this is especially worthy of buyers' deep thinking.
To add, why did sunshine 100 buy this project? Is it to be a knight in white? No. You look at the transaction consideration, Sunshine 100 purchased a 51% stake in the Lijiang Snow Mountain Art Town project, with a total project price of 380 million yuan and a consideration of 193.8 million yuan. The remaining land of the project is at least 308 mu, and according to the information of Lijiang land transfer, the market price of land plots in this area is more than 1 million yuan per mu. - Basically, it is the sale of land.
Sunshine 100 this investment behavior, if translated as our buyers, what will be the situation?
That is, when you see a person selling a house, some property rights or small problems, the house will be cheap to sell, you are too cheap to calculate the left and right, you can't resist the temptation, just buy. When you buy it, you know that the plot has not changed, but the protagonist of the tragedy has been replaced by you.
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So what is the problem with this project, so many cattle people can't save it?
Since it's not a professional issue, is it a matter of location? Is the product problem? Is it a marketing problem? Is it a matter of upfront investment?
I see all the experts on that hypothesis.
The first thing you see this place is opposite the shuhe ancient town, yes, you can see the snowy mountains, the environment is good in all aspects, the ground is relatively flat, do real estate, there is no hard injury.
The second marketing, he has so many star resources, the entire Chinese Wenqing and petty bourgeoisie are still very affected by them, Li Yapeng did not say that in the entire entertainment circle, in the cultural circle has a strong ability to appeal, how can he not sell well, how can it not work? Looking back now, his marketing was also successful, after all, he sold a batch of villas that were very expensive at that time. At least later successful than Sunshine 100.
Third, there may be many people who think that the product is not good, right?
As I said just now, as a 190~300 villa product, it should also be a relatively normal product. The neighborhood design that is more cultural and artistic atmosphere is only a plus point, not a deduction, but the entire product is still relatively normal, and it does not violate the laws of large real estate development. Of course, like greentown now to do a villa with a yard below 100 square meters, it may be able to break the situation, but that is not normal.
Fourth, there are also industry experts who come out and say that Li Yapeng did not invest enough funds at the beginning, operated such a large disk, and only took out 35 billion yuan at the beginning. Let's not think that it is the 3.5 billion you said, I want to say, if he had come up with more money at that time, he would not have to kneel down to pay off the debt now, it may be 400 million. How much you put in, you may have to lose money.
At this point, we will talk about an essential issue of cultural tourism real estate, which I think for the time being is a matter of necessity.
We have specifically talked about this problem in my column course [Cai Lighting's Methodology for Buying a House], and you can learn about it. Here is a brief conclusion:
Tourist cities can bring wang is hotels, inns, with buwang residential real estate development.
In this place of Lijiang, more than ten years before Li Yapeng went, there were people who had the same mood to develop residences, and then some people kept going, going forward and following, including overseas Chinese town, Sunac and other big-name real estate companies that specialize in tourism real estate. At least so far, I haven't heard of anyone who has done it successfully. Other similar places, the results are similar. You have heard that a certain cultural market full of fame is obviously successful, but if the degree of making money, I estimate that it is not as profitable as an ordinary house in the fifth ring road of Beijing.
At first, I didn't quite understand, such a beautiful place, everyone went to a place where they didn't want to go, why did they make a house and it just couldn't be sold? Real estate is not prosperous?
In addition to the above-mentioned tourism corresponding to the hotel, the permanent residence corresponds to the residence, in fact, the cultural tourism real estate has a common disease, or quirk, everyone does not know enough. You also simply understand that the cultural tourism real estate is a big monster, like to inhabit the scenery of the place, but the amount of food is huge, like to eat continuously, once the food in front of you is broken, immediately fight to the death, it is difficult to save.
This also goes back to the systematic understanding of our curriculum, what conditions must be met for a real estate project to fire?
See the underlying logic of the real estate market in [Cai Lighting's Buying Methodology]. To put it simply, if a large-cap project wants to catch fire, it must form a price trend of low opening and high going, must form a continuous flow of people, and must form a positive hot wheel. Tourism real estate, because customers are scattered throughout the country, often can not organize such a steady stream of passengers, often after the opening of the fire, it will be cut off, and the back will not be picked up.
Even if a person with such a strong influence as Li Yapeng has such a strong influence, it is difficult for him to form such a rainwater collection system that attracts customers from all over the country, and it will only affect some friends around him, and affect a stage.
You can imagine what it means if a project sells well at the beginning, but there is no continuous customer base later? The project becomes a passive water, a castle in the air, and finally hovers in the air. Don't say that it is not grounded, it will be out of breath, the bottom of the home is not thick, and it will soon be out of breath. So Lijiang Snow Mountain Town encountered such a situation.
Specifically, let's analyze it at the micro level. If a tourist real estate has not established a water diversion project, there is no steady stream of customers, and he buys a house in the early stage, he does not feel that the house price has risen sharply. On the one hand, if the early buyer does not make a profit, no one will follow in the later stage, so it is difficult to form a positive cycle. On the other hand, a negative cycle quietly begins: the house price bought in the early stage has not risen, it is not happy, and the developer is faulty, and they are the wave of people who have the most right to speak about the project, which often blocks the entry of latecomers; without latecomers, all facilities can not continue to invest, the front buys more angry, and the negative cycle will continue. So a project to this extent, it seems that there is not much wrong, there is no cause of death, but all kinds of negativity is so connected, and finally the doctor can not find the cause, said that it is multi-organ failure and death.
So we see that Li Yapeng, a snowy mountain town, when Sunshine 100 took over, he must have thought, there is no big problem, you can save life, but the more you save, the more you go to death.
Therefore, to judge whether a tourist real estate can be bought, it is not to see how beautiful its environment is and how literary the facilities inside it are, but to see whether the water diversion project behind it can be built. Therefore, when buying tourism real estate, we must first look at his marketing. Of course, there is still a high probability here, that is, if you can't even open the fire, it is often difficult to turn over. This is because tourism real estate is not just needed, not just needed, what is needed is customer confidence; if the confidence system collapses at the beginning, then it is even more difficult to build it later.
Therefore, we judge whether this cultural tourism project can be prosperous and continue to see. On the one hand, if the project is close to the first-tier cities and has a huge overflow customer group, such a water diversion project is easier to build, and the other is whether its own distribution system is spread to many cities. If you think that you can rely on advertising bombing and media hype, most of them are laymen who have not operated similar real estate. Because you can't invite more than Li Yapeng's star lineup and media attention that year. The next rain will not help; for the cultural tourism market, what is needed is a stable flow, and there must be a water diversion project.
If you can't see these things, you don't understand, developers are easy to fool; the easiest way to go to the local area to see if it has a molded second-hand housing market. If there is no transaction of second-hand housing in the local area, such a large market is often impossible to appreciate. If you are as a consumer product, you think I like Li Yapeng, I just like stars, when the consumer goods you buy, go to live by yourself, this is OKAY. If you treat it as an investment product and wait for it to have a positive cycle as mentioned above, the probability is relatively low.
Especially at the moment, because the entire China's high-speed rail highway is all opened, you will see that many of these scenery that were originally hidden in the deep mountains and old forests are presented in front of you, and you will feel as if it is very convenient to go. It seems that you can take in the local beauty at once, so you often buy it on impulse, but be careful when doing so.
Here translates as a sentence that is nutritious for buyers, that is, I said a sentence in the column "Buying a house with Cai Liangxue", the beauty is toxic! It means that this type of scenery is particularly good and the small city is particularly beautiful, but it is a dangerous type of cultural tourism project for simple investment. It can bite Li Yapeng and bite sunshine 100, so you are not special.
Well, in this issue we will talk about this, we from the Li Yapeng entertainment incident, and then we see the inevitability of the failure of the real estate, so that we have to ring the alarm bell in our heads for our investment in this type of cultural tourism real estate. Thanks to watching this issue with Cai Liangxue to buy a house, we only help the buyer to speak.
If you have a different opinion, you can comment in the comments section, thank you.
The article was first published in the public account relatives to buy a house, more real estate dry goods, lock the public number relatives to buy a house.