Lost eight hundred million at the beginning

Lu Gan's daughter has been admitted to Z University in Hangzhou, and the family plans to settle in Hangzhou. If the company can develop a luxury house project in Hangzhou at this time, they will buy one or two of them and stay here for a long time. .

In Lu Gan's own words: "My daughter has a four-year undergraduate degree, two or three years for a master's degree, and then three or five years for a Ph. It's normal. If you take over your wife, father-in-law and mother-in-law, the family business will not be delayed."

At the beginning of the CY luxury house project, Lu Gan himself ordered a set, thinking of buying it with a loan, but later the client begged him for a premium of 200 million, so he sold it reluctantly.

This time in Hangzhou, he decided to buy a large apartment for himself from the time he acquired the land, and he will also retire here in the future.

"Where is the land?" Lin Ruoyan knew that Hangzhou would be a quasi-first-tier city in the future, and the original book mentioned that some wealthy businessmen in the south would buy houses in this city.Compared with the high housing prices in the Shanghai stock market, there are not only historical sites and historic sites here, but also world-famous must-see attractions such as the West Lake Lingyin and Qiantang Dachao. It is really suitable for long-term residence.

Except for the two seasons of winter and summer, it is a little difficult.However, with the support of technological means, it can be heated in winter and air-conditioned in summer. If you live in the mountains and rivers, it is much more comfortable than ordinary houses.

Hangzhou naturally has the potential to build luxury houses.

"In Yuhang Phoenix Mountain." Lu Gan said, "Didn't we have a hotel project in Yuhang before? Relevant departments, including the city, have seen the results. Later, I organized a visit to the castle mansion in Shanghai. After they came back I just thought, otherwise Hangzhou will also build a luxury house like that. After all, there is no shortage of rich people in the south. There are still too few projects in Shanghai that gather [-] sets of rich people from all over the world. The goal of Hangzhou is to aim at domestic Rich people, the scope will be larger."

Lin Ruoyan nodded: "Then how much land and how much can you give us?"

"Currently, the land for negotiation is about 450 mu. The land on the side of the mountain is larger than the land in Shanghai. The landscape is particularly good. I have seen it on site. The price is not low, but the plot ratio is very low, only about 0.3. If we pack two hundred million land as a whole, our internal research must be a villa.”

Lin Ruoyan said: "Since you have studied it, let's talk about positioning."

Lu Gan called the person in charge of the design department of the branch.At first glance, Lin Ruoyan was the girl with strong comprehensive ability who was one of the first batch to come to Hangzhou back then, and now she is in charge of the design department.At the technical level, they still found old experts who were rehired by the local design institute, but at the level of positioning and planning, it still depends on young people.

The director of the design department gave a brief report on the company's recent research results.

Lin Ruoyan heard it. According to the planning conditions of the project, this project must be a high-end villa. There are currently two directions for the size range of the unit type, one is more than 400 square meters, and the other is [-]-[-] square meters.The main reason is that they have thoroughly researched the market and feel that there is still a ceiling for the total price.People who can really support higher purchasing power have gone to Shanghai or Beijing, and those who are willing to buy such a large property in Hangzhou will still consider the total price.

Lin Ruoyan was a little worried and said: "I think the location seems to be far away from the city center, more than ten kilometers away."

The design director replied: "Indeed, although the comprehensive floor area ratio is 0.3, we have done some calculations, that is, if we build big villas, the yards of each house are actually a bit small. There have been tens of millions of big villas in Hangzhou in the past nine years. , we went to investigate and found that the floor area ratio of the house is lower, and the yard is very large and grand. The people who live there don’t usually go to work, and the male owner may live and work in a high-end residential area in the city, and return to the suburban mansion on weekends son."

Lin Ruoyan felt that everyone's thinking was still stuck in the previous successful projects.In the past, the CY mansions in Beijing and the castle mansions in Shanghai were basically similar products placed in a pile, and there would be no high-low allocation or excessive differences in size and size in the community.That's because the area of ​​the whole community is very small, there are a total of about a hundred houses, and the land occupation is not large, so it is necessary to use purity to maintain the tone of the luxury house.

On the side of the mountain with 450 mu of land, there are mountains and riverside landscapes, and the span of the land itself is relatively large, which means that this product may be more abundant.

Since the locals like villas with large yards, then make a batch of top products with large yards.There are not so many other types of products in the yard, and it is divided into steps down the hill.

Thinking of this, Lin Ruoyan said: "Since it is a mountainous area, we have to divide the plots into three, six, or nine grades. For the big houses on the mountain that are about [-] square meters, there are ten sets of eight sets, and the yards are all five or six acres of land. The pattern of a large garden like a manor or a Suzhou garden is designed. Then the main house type is [-] to [-] square meters below these top mansions, and there are also mountain views or water views. If the courtyard is more refined, one or two acres is enough. Finally, it depends on the situation. One or two apartments will be built in a place with good traffic, and it will be built next to the conference hall."

Both Lu Gan and the design director were stunned.

Lin Ruoyan explained: "Do you feel that the apartment is embarrassing and cannot be sold? Or it lowers the taste of the luxury residential area?"

Lu Gan usually looks at the most expensive villa projects in Hangzhou, except that in the [-]s and [-]s, the villa area had a design that matched apartment buildings, and there will be no more in the future. From a sales point of view, such a match is very good for the villa area. The people seemed unfair: "Mr. Lin, the owners of the villa area pay more attention to the concept of circles. If there is an apartment building next to the door, and it is in the same community, it will make people think that the villa is not high-end."

Lin Ruoyan smiled: "What you see is a small-scale community, right? The apartment and the villa are too close to each other, and the value of the villa itself is also lowered.

Our project has inherent advantages. There are mountains, and the mountains are naturally divided into high and low.Those who live in villas are on the mountain, so the terrain is superior.In addition, who said that our apartment building will be in the same yard as the villa?There must be a fence, and the owner circle of the apartment building must also be screened.There are kindergartens and schools nearby. We aim at high-quality people who want to improve and become neighbors of the villa area, and the unit price is higher than that of ordinary houses.

The vicinity of our project is not a barren mountain, but a normal town. There are neighbors here, and there are buildings of various styles.What if the apartment is at the foot of the mountain and the villa is on the mountain? "

The design director had already realized it, and praised: "Yes, the apartment building can increase the floor area ratio a little bit, so that our villa has a bigger yard."

Lin Ruoyan affirmed the understanding of the design director: "That's right, I just want to realize the concept of mountain dwelling ecology. No matter the size of the four or five hundred houses or the one thousand or so, the yards are so big that there is no market. The big yard with a good view is the selling point. In terms of architectural style, you can consider a variety of styles. After all, our yard is bigger and more private, and the neighbors’ houses can’t be seen at all. Customers can choose whether they like a Chinese-style courtyard or a Western-style manor. It will be sold in the future, and it is also a model with decoration and hardcover courtyard.”

Lu Gan was not worried about the design. He now understood Mr. Lin's brilliance, and asked straightforwardly: "Mr. Lin, what is our sales target for the Hangzhou project?"

Lin Ruoyan was not polite, and raised the goal: "Six billion in sales, how about it being completed and sold out in about two years? If you can strive for more floor area ratio, the sales area may break through to more than [-] square meters. Easier."

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