How to return to the ancestors, what are the benefits of commercial real estate shops selling and re

If you need to find a business promotion**, you must find an independent third-party business management service company.

The common investment promotion methods on the market are mainly divided into the following types: exclusive investment**, chief investment, joint investment promotion and general investment**. The noun sounds a bit complicated, but if it can be summed up in one sentence, it is to entrust a third-party company.

The rights and responsibilities are different. Exclusive investment promotion**As the name suggests, it is a project investment carte blanche to entrust a company, and to find such a company, you need to pay special attention to its previous service cases and team resources, as well as the investment management process; The chief investment promotion is to entrust a company to lead, this company is mainly to attract investment, and it is not excluded that this company cooperates with other ** companies and even individuals**, but this company is dominant; Joint investment promotion is the union of 2 or more companies; Generally, ** is to make a single order, and it has nothing to do with investment strategy, rent conditions, etc., it is an intermediary. To put it simply, the fee is that all investment commissions are required, that is, a commission is required for a transaction, and if it is the first three types of investment, depending on the degree of entrustment and the team stationed, a monthly resident fee will be charged.

Each project has different investment attraction difficulties such as investment rental expectations, investment cycle requirements, and brand grades, and the commissions and monthly fees charged are also different. It is a company that can do these types of investment promotion, and you can learn about their model.

Depending on the quality of the location, a leaseback agreement can be prepared, and the landlord's problem should be to refer to the commercial retail (the developer sells the commercial property to the small owner), and remember that it must be managed in a unified manner, and a return commitment of no less than 8% can be given within three years. The general practice is as follows:

1. Main store: It must be on the first floor, although its rent is not the highest, but it can attract people, enhance popularity, increase bag rate and consumption. For example: Apple***, Zara, Uni Uni, etc.

Second, look at the location and location to do a good job of product positioning: whether to introduce international first-class brands or second-rate brands. Or: small commodity wholesale market, consumer groups that can be used as a mid-range market.

3. Combine commercial facilities such as catering and supermarkets.

The above is an analysis of the business format, it is recommended that you find a professional commercial real estate planning company to do the overall planning and commercial operation, they have the merchant resources, can carry out the work of attracting investment, and can coordinate the developer and tenants, landlords (rental housing) to do a good link. It also provides consulting services for operation and management companies after commercial opening in the future, and provides comprehensive professional services from pre-production, construction, operation, and commercial property management

How to lease back: enter the decoration period after delivery, choose the auspicious day of the zodiac to open, and the unified operation model allows the business to make a smooth transition in the first year (maintenance period), and the operating company needs to plan publicity activities in the festival or planning, the second year (growth period), and the third year (development period). There are many successful cases in the market for specific business models, such as:

Xidan Joy City in Beijing, Grand Canyon in Shoudi, China Resources Mixc in Shenzhen, etc.

When the merchant starts to make money, you can adjust the brand and business format, at this time, the leaseback will be carried out, the merchant who does not agree will withdraw, change the merchant and negotiate with the small landlord to renew the contract.

There are two types of leaseback, one is to renew the contract with the minority landlord, and the other is to renew the contract with the merchant or change the tenant.

1. The commercial project department conducts market research and target customer analysis; 2. Determine the investment object; 3. Determine the business model: investment and operation; entrusted management; leasing operations; direct operation; virtual operations; 4. Formulate preferential investment strategies; 5. The commercial project department implements the customer investment month plan; 6. The investment supervisor formulates the customer investment week plan; 7. The customer administrator has perfect archiving of customer information and is ready for investment information; 8. The investment supervisor develops, visits and contacts target customers; 9. The commercial project department classifies customers and determines the key points; 10. The commercial project department arranges the preliminary negotiation between the customer and the developer to fill in the registration form for investment tenants 11. The commercial project department is responsible for the communication and negotiation between the customer and the developer; 12. The developer and the customer determine the cooperation object, sign the letter of intent for investment promotion, and pay the deposit; 13. Communication, negotiation, plan modification and approval between the commercial project department and the developer and the customer; 14. The developer and the customer formally sign the investment agreement;

Shop sale and leaseback, also known as sale lease, sale leaseback, and sale lease, refers to the act of real estate development enterprises selling commercial houses by leasing or leasing the commercial houses purchased by the buyer within a certain period of time. There is also an explanation: sale and leaseback refers to an investment method in which the developer will sell the commercial housing to the investor, sign a lease agreement with the investor at the same time, and offset part of the selling price or repay a certain rental return with the rent during the lease period.

It makes no difference. It's just that the contract needs to be clear, and in order to recover the funds as soon as possible, the developer has taken advantage of the loopholes in the law when the tax clearance is not yet in place. When investors sign an after-sales charter contract with the developer, they must carefully consider it, and the more detailed the contract, the better, so that there can be a "law" to follow in the event of a dispute in the future.

When signing a contract with the developer, it should be clearly written that "all relevant taxes and fees stipulated by the state, including but not limited to business tax, incurred during the lease period of the shop by the developer, shall be borne by the developer". At the same time, the method of payment of rent and related liability for breach of contract must also be clarified.

Sale and leaseback: The developer proposes a unified leaseback, unified investment management and unified management after the shop. How specialized is the sale and leaseback.

These include leaseback returns, sales with leases, profit sharing, and guaranteed dividends.

Advantages: Solve sales problems and quickly return funds.

The overall management rights of the business are unified to achieve the effect of commercial agglomeration.

Advantages: Obtaining the right to operate, the overall holding of the business can effectively grasp the commercial project, which is conducive to the overall monopoly management of the commercial project and promotes the development of the commercial project; The overall ownership of the business is able to better build and build the business brand.

Disadvantages: The overall holding of the business is easy to cause greater pressure on the developer to withdraw funds; The overall ownership of commercial projects puts forward higher requirements for the developer's operational and management capabilities.

Advantages: 1. Turning large into small, reducing the total sales price and lowering the investment threshold;

2. In the most difficult incubation stage of a new commercial property, the overall lease will be returned, which not only ensures that the property can be managed in a unified manner, but also frees investors from many worries and troubles during the most critical market cultivation period;

3 Higher returns than bank savings, bond investment, and ** investment;

Disadvantages: 1 There is a certain virtual component;

2. Have property rights, but the right to use is not easy to play independently;

3. There is a certain investment risk, which is mainly reflected in whether the rental income can be realized as agreed.

Leaseback is just a mode of operation, which is a way of operation negotiated between the small owner and the developer during or after the sale, and everyone will agree with each other.

The developer promises to lease back, generally there are several purposes, the first is to strengthen the business conditions, conducive to sales, you buy my shop I myself will guarantee to give you a number of years of rent, you do not lose; The second is that some developers have a commercial operation team, and may hold some businesses by themselves, and can integrate a larger volume of business through leaseback to make a scale effect, which can not only feed their own team but also generate profits, and at the same time may bring better commercial operation results than a single shop, giving the self-owned part of the business a higher appreciation space.

In this sales method, in order to promote sales, the real estate development and operation enterprise agrees with the buyer when it builds the real estate to lease the property within a certain period of time, and the rent during the charter period offsets part of the selling price or pays a certain rental return, if it is lower than the monthly mortgage payment, the difference is subsidized by the consumer. The real estate market is known as "no speculation, no live", and there has always been such a group of professional investors creating and looking for opportunities in it, which has become a force that cannot be ignored in the property market. Many of them have a complete set of standardized guarantee mechanisms and inducement methods to attract investment, skillfully guide property speculation, and strive for huge profit margins.

The technique of selling and renting back is to divide the property into small units, the smaller the division, the lower the total price, resulting in a small investment amount, in order to attract more **, so it should deal with the "leaseback return.""Be very cautious. First of all, even the most demagogic leaseback returns have to be scrutinized. If we take into account factors such as rent, taxes, and interest, I am afraid that the leaseback rate will be greatly reduced.

For example, some projects have not yet been delivered, and the developer will come up with a rent figure for the customer, and the calculated return on investment is often shocking. Taxes and fees account for a certain proportion of rent, and should be an important part of every investor's consideration. There are more factors that the calculator has deliberately or unintentionally ignored, such as the investment in decoration, property management fees, various taxes and fees for buying a house, the investment in furniture and electrical appliances, and the purchase of a house and a leaseback is based on a series of assumptions, to buy the rent of the house to be paid, the rent is very high, the tenant has a good ability to pay, etc., as long as there is a link problems, this beautiful soap bubble will be wiped out.

In fact, if a shop cannot prosper within three years, it will be difficult for both developers and consumers to persevere. What is disturbing is that some of the popular leaseback return methods do not have a risk-averse mechanism, such as guaranteed by a bank or insured by an insurance company, and rely only on the developer's mouth. For such a large investment, for ordinary investors, it is absolutely impossible to do without effective risk protection.

If you think about it, it is not difficult to find that the way of "leaseback" is actually that the developer sells the ownership of the property to the small owner smoothly, and the risk naturally falls on the owner, and the developer rents it out at a price higher than the rate of return, virtually acting as an intermediary and getting a risk-free profit. The question is, if the property can't be rented out, if the rental price doesn't reach the rate of return, if there is a problem with the developer's creditworthiness or investment portfolio or if the developer runs away, who can the owner make money with? In the past, a shopping mall also adopted the marketing method of "leasing return", proposing "borrow you a bucket of water today, and return you a bucket of oil tomorrow", and finally don't talk about oil, the water also hit a "bamboo basket".

Case: In 1996, a real estate **** reached a sale-leaseback agreement with the owner surnamed Ge, and was dragged to the court by the owner because the real estate company failed to perform the contract and underpaid or even did not pay the promised rent.

The Administrative Measures for the Sales of Commodity Housing stipulate that real estate development enterprises shall not sell unfinished commercial housing by means of after-sales leasing or disguised after-sales chartering.

But. In first-, second- and third-tier cities, the "sale and leaseback" model, the main form of ownership of shops, has never been legally prohibited.

Because, although the developer's commitment to lease back the shop is bound by the so-called contract, in fact, in the subsequent leaseback operation, disputes often occur due to unforeseen risks such as internal changes, restructuring, and bankruptcy. The developer's commitment to lease back to the shop on the premise of not being able to guarantee full performance is actually a fraud to the consumer.

Shop leaseback refers to the developer dividing a commercial project into many small area of property rights to the small owner, and at the same time, signing a leaseback contract with the small owner, promising that within a certain period of time, the shop will be managed by the developer in a unified manner, and at the same time will pay a fixed rent to the small owner at the agreed time. Generally, the annual leaseback return is between 4% and 12%.

Shop sale and leaseback, also known as sale lease, sale leaseback, and sale lease, refers to the act of real estate development enterprises selling commercial houses by leasing or leasing the commercial houses purchased by the buyer within a certain period of time. There is also an explanation that the sale and leaseback refers to an investment method in which the developer will sell the commercial housing to the investor, and at the same time sign a lease agreement with the investor, and offset part of the selling price or repay a certain rental return with the rent during the lease period.

Regardless of the way of sales or investment, in general, the buyer will be "a penny of investment, a very return".

It has the following characteristics:

1 **Property right shop;

2. Divide the whole into zero, and turn the big into the small;

3. Unified after-sales leaseback, unified organization of commercial operation management;

4 Giving investors an annual rate of return during the leaseback period;

1 **Property right shop;

2. Divide the whole into zero, and turn the big into the small;

3. Unified after-sales leaseback, unified organization of commercial operation management;

4 Giving investors an annual rate of return during the leaseback period;

I saw it in a book, "Sale and Leaseback, Life and Death".

Real estate leaseback is actually the first to rent to the original person, which is basically the same as the sale and leaseback!