Debriefing report of real estate investors

Commercial real estate debriefing report

Little talent, 1996 entered the retail industry, 1998 positioned the industry for life. Enterprises engaged in are: 960,000 department stores, 98 Wal-Mart, 200 1 World, and 2006 Fortune Land. In 2004, I set foot in commercial real estate with the development and site selection. Judging from the professional experience of senior executives for many years, the ultimate goal of retail industry is: the continuous accumulation and appreciation of assets. Retail industry has abundant funds and capital, so it is inevitable to enter commercial real estate. As a retail enterprise, the responsibilities of commercial real estate developers can be summarized as follows:

First, carefully interpret the policy and understand the business ability and current situation of the enterprise. Judge the possible state of the future market and the possible competitive market in the future, plan the "strategic position of the company" in advance, implement the strategic development of the company, and seize the opportunity to enter the market! Formulate various current market research reports, land value evaluation, housing value evaluation, architectural planning, functional positioning, investment promotion report, supermarket sales profit budget report, department store sales profit budget (rental price positioning report, store rental income budget), investment promotion strategy and organize the operation of investment promotion team to implement it.

2. Project site selection/evaluation. At present, successful projects include Pengchang (Department Store), Yanglinwei (Shopping Center+Pedestrian Street), Meet Shopping Center, Wang Qiao Shopping Center, Wuqi Shopping Center, zhanghua Shopping Center, Chen Chang Shopping Center, He Lou (Shopping Center+Pedestrian Street), Tonghaikou Shopping Center, Tianmen Yuekou (Shopping Center+Pedestrian Street) and Jiangling Haoxue.

3. Review and analysis after project operation: The payback period of investment is about 7-8 years. The longest payback period shall not exceed 12 years. The total return on investment is 32%.

Four. Funds: According to the relevant data of the financing report I provided to the Central Ministry of Commerce/Development Bank/Agricultural Bank of China at the beginning of 201KLOC-0/56700, the new commercial plaza will serve 65438 households and 268300 households. According to the projects that have been signed at present, the construction area to be built next year is nearly 654.38+10,000 square meters. The required capital (building+equipment) is about 654.38+0.2 billion. In addition, at least 2-3 self-use land projects will be added this year, and the estimated funding gap will reach about 200 million.

5. Formulate the annual development project site selection implementation plan, as well as the annual investment plan, and assist each branch in project site selection. Key points of site selection: 1 population division of business circle; 2. Household income and expenditure; 3. Population mobility in urban areas; 4. Judge the direction of urban planning and commercial development; 5 don't look at the buildings along the street when choosing a site, but carefully check the state behind it; 6. Project site situation: accessibility, that is, we often say the rate of entering the store; 7. Preliminary judgment of market share, whether it is possible to enter the commercial plaza project.

6. Evaluation of land commercial value: mainly refers to the rental value of land after commercial construction. That is to say, according to the current rent situation of shops in the market, it is the key to calculate the rent-to-value ratio after the land is completed (the rent-to-value ratio is the fundamental basis for attracting investment or buying shops in the future). 1 Land use form: width, depth, aspect ratio along the street, contribution rate of peripheral side channels (or side blocks), ratio of aspect ratio of land use to conventional land use, etc. 2. The market rental price of shops around the project; 3. Calculate the land value after vertical/horizontal decline; 4. Calculate the rental value of completed commercial buildings. (a) building planning is generally 3.2; B the proportion of interior construction area is 72.5%)

Seven. Housing value evaluation: mainly evaluate the value of surface buildings and related attachments.

The methods adopted are: 1 cost calculation method, 2 market comparison method, 3 weighting treatment and 4 comprehensive evaluation calculation method.

Eight, the overall project planning:

1. Determination of the main building area: determine the main commercial building area after combining the business ability and market share;

2. Functional orientation and planning and design of the building complex: determine the overall and surrounding building conditions of the project and design the best three-dimensional pedestrian flow line.

3. Functional orientation of overall business planning: functional orientation of main building, independent shops and surplus land planning through market regulation.

9. Analysis of operating profit. Mainly reflected in: 1 supermarket sales budget; 2 department store operating budget; 3 Rent price positioning. Relevant budget: It is calculated through the relevant data of previous market adjustment, combined with market share calculation method, consumption habit calculation method and management ability analysis method.

X. Financial analysis:

1, which defines the profit structure (profit model) of the project;

2. Profit budget (profit and loss critical line);

3. Total investment (ultimate online);

4. Payback period/rate of return

XI。 Assist responsibilities: To ensure the realization of the profit model of the project, beyond the essential tasks of the above-mentioned projects; There are also three types of assistance responsibilities:

According to the company's annual development plan, provide cash flow for related investments and write related financing reports;

Auxiliary commercial plaza: the adjustment of passenger flow design between internal building planning and commercial planning, especially the passenger flow line formed between department store three-dimensional moving line design and floor function positioning, is the key link to reflect the overall rental value of commercial buildings;

Supervise the relevant departments to work according to the project schedule and strive for the profits generated by the time difference.

Twelve. Changes in related company models and organizational structures, etc. And submit a reform plan. The strength of the company's management ability is the key to determine the development speed of the enterprise. So ... . On the whole, we should take collectivization as the development goal, and form frozen food processing companies, meat processing companies, breeding bases, logistics companies, shoes management companies, clothing management companies, regional household appliances companies, brand agencies, retail management companies, commercial real estate companies and other products to make great achievements, and expand other regions through their own network advantages. Finally, a diversified group company will be formed, which will enhance the overall profit space and be the "boss" in the extensible region, thus forming social scale benefits and political benefits.

Thirteen. Team building: 1 The developers of each branch will give on-site guidance on relevant development and site selection; 2. Auxiliary guidance on budget; 3. Source analysis of commercial building planning (architectural planning is subordinate to commercial planning); 4. Training the project introduction skills of relevant project receptionists; 5. Price negotiation skills and strategies of relevant investors.

Fourteen Focus of investment promotion: 1. According to the previous market research, organize the investment promotion team to implement the building functional positioning and investment promotion strategy; 2. Organizational structure of investment promotion team and major direction adjustment in the process of investment promotion implementation. Generally speaking: attract business with business, accept it when it is good, there is always a pile of cannon fodder; 3. Follow up the negotiation and contract signing of important customers; 4, responsible for the overall project investment results; 5. Formulate relevant systems and processes of property management in the later period.