The new real estate was launched, and it was quickly sold out , what is the developer s intention t

Regarding your question of "sold out", I will give you an analysis

1. How to understand the fact that the opening is sold out.

In China, in the vast majority of cases, developers use the pre-sale method to sell the house, that is, the house has not been built, but the pre-sale conditions stipulated by the housing management department have been met, so that the house can be sold to the outside world. So the opening we see is actually a pre-sale, pay the money to go through the formalities first, and then wait for the delivery. Here the question arises, what are the conditions for pre-sale.

The regulations are generally the same in different places, with the first four certificates, more than 25% of the total budget invested in construction, and the completion and delivery dates are determined, and it's as simple as that.

The above paragraph reveals a piece of information, that is, as long as the pre-sale conditions are met, you can take out。The developer develops a project, often divided into several phases to develop, it is easy to understand, all one-time development, too much investment, it is not easy to get a pre-sale certificate, affecting the normal construction. Therefore, the limited funds are invested in controllable construction projects, and a few buildings are developed first, and the funds are withdrawn after pre-sale, and then continue to develop.

Therefore, the ones that are sold out are generally a few in the current period, and not all of the projects here.

2. Is it true that it is sold out?

Not necessarily. The developer is sold out at the opening, which means that the first is selected after the opening, and it does not mean that it is sold out. Because the person who occupies the pit may return because he feels that it is not suitable, or he may find that the loan cannot be approved when he goes through the procedures in the later stage, etc., resulting in the final check-out.

Therefore, the opening sell-out does not mean that it is sold out.

To sum up, what we people think is sold out is not really sold out, and it is very, very difficult for a real estate to sell cleanly, unless it is a super high-quality real estate, otherwise, it is not so easy。And the value of advertising is not only to sell houses, but also to continue to influence people's perception, just like Coca-Cola, if he doesn't advertise, Pepsi will seize his market, and the same is true for the real estate industry.

Because selling out is also a means, he just wants to tell people how popular their houses are, how good they are to buy, how good they are, in fact, they are not sold out at all, so he has to do publicity.

Because these new properties are not really sold out, but real estateIn order to create an atmosphere, many people are actors invited by real estate.

I think of course it's publicity, because in fact, the occupancy rate of newly developed properties is very low, how can it be sold out?

The phenomenon of selling out at the opening is generally not seen now, it is an illusion created by the developer, and continue to advertise in order to continue to sell the house, and the advertising for several years is to prepare for the future, a real estate is rarely completed in the first phase of development, and it takes a long time to build a building, so it is necessary to advertise all the time, otherwise who knows that there is a real estate!

Suppose there is really a developer's real estate that is sold out at the opening, and the advertising must continue to be played.

First, it was sold out at the opening.

Then this developer can blow the bull for several years, then this is the time to enhance the influence of its own brand. Not only the brand value of developers, but also the initiative of selling out, many real estate projects can't do it. Either the real estate is small and the location is good, or it is suitable for a large sale, or the product and positioning are very accurate, which is fully in line with the crowd consumption in the area where the real estate is located.

In short, no matter what the reason, such an awesome thing must not only be advertised for a few years, but even for a lifetime.

Second, advertising is not just about selling a house as a real estate

You can also do a good job of branding for the next project, and after the brand is deeply rooted in the hearts of the people, the future products will attract some loyal fans. Take a look at Nokia, Apple's ** new product, and fans queuing up late at night to buy it can know the importance of loyal fans.

Third, most of the pre-sale conditions for houses in China are 1 5, 1 2, etc., and the houses have not yet reached the ceiling, and most of them will take 1-2 years to complete the construction cycle.

During this construction period, the company still needs to continue to advertise. Preparation for corporate financing and taxes, etc. Later delivery, owner occupancy, property service is also a considerable income, can be said to be a long-term cash cow, and the collection of property fees is a headache for every property company.

Do a good job of brand promotion, improve the living experience of owners, and collect follow-up development and operation evaluation data to prepare.

As a result, the developer's real estate was sold out at the opening, and the house still had to be advertised for several years.

It's because the developer wants to trick consumers in this way, and then it will also create an illusion and atmosphere of very high sales, so it doesn't really sell a lot of houses, but just wants to publicize it in this way and achieve the purpose of high sales, so it's still doing publicity.

This is to increase the popularity of the property, and this is also a way for them to publicize, and some of the properties are not actually sold out, so when we buy a house, we must pay attention to this aspect of the problem, and don't let ourselves suffer.

Because it is not sold out at all, it is just a means of publicity, and it is deliberately said that it is sold out to make consumers feel that their real estate is very good and the sales are very good, but in fact, it is not sold out at all, so it is necessary to do publicity for people to buy.

Because this is a fake phenomenon deliberately created by the developers, and they are also doing propaganda to be able to continue to buy houses and let them have a higher class income.

Buyers are always in a very conflicted state, complaining about high housing prices and rushing to enter the real estate market to buy a home. Developers have long been familiar with this kind of quiet state of mind. The end result is that the higher the house price, the better the house sells.

Once the house price is small**, the more people will wait and see. I believe that people who want to buy a house or pay attention to a house have found such a cash luck symbol, that is, the house is very popular, the house price is ** every day, and the same is true for entering the sales department. Homeowners who need a home feel the opposite.

They think that it is more difficult to sell a house now, and they can't buy it if they take the initiative to reduce the price.

Real estate can be sold out when it opens. This loss is a high-quality project, and its deconversion rate is very high. For example, some mansions in Shenzhen are being robbed by many wealthy people.

Basically, they sell out as soon as they open. There are two criteria for a high-quality project. One is that the future hostage space is very large, which will attract buyers.

One is to have very high-quality school district indicators that can solve the educational problems of the children of home buyers and improve their educational environment.

Such high-quality projects are snatched up by a lot of people at the opening ceremony, and they are especially easy to sell out, so they can be sold out at the opening ceremony. Any product needs to be advertised in advance, so that more people know about it and more people have time to think. The amount of money involved in the house is already particularly large.

It was thanks to the influence of advertising that an atmosphere of robbery appeared at the opening ceremony, and the house was easier **. For the average person, it can be said that the housing prices are high. As the saying goes, wool comes from sheep, developers will advertise more, and in the end buyers will pay for it.

As long as it is a year when house prices are trending normally, very few projects are sold out at the opening, especially for large real estate, which is almost impossible. After more than 20 years of development, China's total real estate volume has reached a considerable level. The per capita housing area in China's cities exceeds square meters, and the proportion of urban natives owning real estate exceeds 90%.

The rigid need for housing is not so urgent.

Nowadays, there are many ways to market real estate, and this kind of marketing is called hunger marketing, which creates a feeling that the market is in short supply. On the contrary, it will achieve good sales results.

7 In fact, these are the routines behind the developers, and the reason why they spend money on advertising is to expand the publicity and fool customers.

It is the developer's routine, and sometimes the house price can be increased through publicity, so that some benefits can be obtained.

The opening ** is only a part of the whole real estate**, and even some small-scale real estate plans to build a building with a bad location first, so some real estate has a low opening ** (the location of the building is relatively disadvantaged), and the opening sales speed is also fast (fast sales can also form a publicity effect).

The opening of the real estate is sold out, in fact, it is a way to sell real estate, so that everyone thinks that this real estate is very popular, so they will do this, in fact, these houses are not sold out.

Our company does real estate, from the beginning of the developer to take the land, our company will follow up, until the end of the project, in the past few years the documents are not all can be sold, the general developer will adjust each opening with the improvement of the certificate, this is the reason why everyone is willing to buy off-plan housing in the past few years, of course, the income and risk are linked.

Now the project is five certificates complete to sell, generally have a few months of water storage period, the water storage period is a large amount of publicity investment, the opening day, just half a year of storage of customers concentrated on a water, generally we will be sold in stages according to the situation of the certificate, for example, there are two pre-sale certificates, good start to sell these two, but the building is also divided into sought-after floors and house types, what to do if it is difficult to digest?

This is driven by the atmosphere of the scene, the more you usually study, the more you don't want to buy, people have a herd heart, to the opening day, leaving you with a lot of opportunities to consider, some floors will be sold smoothly, some say a lot of buying a house is trusted, I participate in the operation of several projects really do not trust, when the sales are good, it is really basically not left, and because the developer does not live or die according to the actual situation and the sales are less, we will be bearish, the data will make the developer tend to be rational.

The house price is generally based on a large number of market research and surrounding facilities to provide the developer with suggestions** and preferential plans, and then the developer finalizes the decision. Generally, a project will always open several times, because during the rising period of housing prices, the developer will also adjust it in batches**, and there are always bad buildings in the whole community, which should be matched with all the sales, which is why the opening is sold out and continues to advertise.

I think an important reason is that they are short of money, in fact, many developers are currently leveraged development, they only have 20% or 30% of the money, and the rest of the money is borrowed through banks or trust institutions, so they must find ways to improve the use of funds and reduce the cost of using funds.

At present, if they want to reduce the cost of using funds, the most common routine for many developers is to develop the first phase, the second phase and the third phase, first develop the first phase, and then sell the money back and then use it for the second phase development, and then use the money back from the second phase for the third phase of development, so as to continue rolling.

Therefore, in order to sell the house as soon as possible and return the funds for the development of new projects, many developers will also take the initiative to advertise, so as to return the funds as soon as possible and improve the efficiency of the use of funds.

That's because it can bring a lot of fame to the developer's brand.

Because advertising can let people know where there is a house to buy, so that there is a market, so that it can be sold out in the shortest time, and then continue to build a house for sale.

The real estate sales that everyone tells us are to a large extent also their advertising countermeasures.

Now more and more people are buying houses, but no matter how many, one person can't live in a few houses, there has been a surplus of houses in my country, and now the housing prices are high, and many people can't sell the houses they buy. If the house is always so high, I believe that fewer people will buy a house in the future. But many real estate projects have just opened to write the brand of ** Xin, is this true?

Some houses actually have a special purpose, for example, the developer does not have much money in hand when building the house, and needs to finance it through other means such as banks. Therefore, after the house is built, some of them may be mortgaged to investors, so this part of the house cannot be sold to the owner. There are also some developers who will occupy other people's houses when building buildings, so they will also pay ** compensation to these people after the house is built, so they will be hung up with the sign of selling Xin.

Of course, there are some sales that are purely for advertising, if you have bought a house, you should find that there are some more remote houses, such as no corresponding supporting facilities around. This kind of house will be sold out after the opening, which makes people feel very surprised, and all some friends feel that they have to buy a set quickly, otherwise they will not be able to buy it in the future. It is precisely because of the public's psychology of following the trend that developers advertise under the guise of selling Xin, and the purpose is also to attract more consumers to compete for their own real estate.

In fact, not all of these buildings are sold, and there are still ** in the hands of the staff.

It can be seen that the sale of real estate does not necessarily represent how good the house is, it is likely that they advertised.

This is an illusion created by the developer, in order to make everyone think that the house is very good, so there is this phenomenon.