Chapter 11 Salary Increase Luo Yang first drew a square shape on the KT board and wrote three lines of numbers in the box: 10000 , 1000, and million. "Assume that Jincheng Real Estate's target plot is 1 square meters, with a plot ratio of and a total price of 1000 million." Facing the gazes of the company's chairman and a group of senior executives, he showed no fear and explained in a relaxed manner: "The land deed tax is 3%, and the stamp duty is . After taking all these into account, we can get a floor price of yuan per square meter." After saying this, Luo Yang started writing and speaking on the KT board again. "I call the costs other than land non-land costs, which include multiple sectors. Let's talk about fees first. There are two parts. One is fixed costs such as urban education surcharges and termite control fees. The other is water, electricity, coal, civil air defense and other costs. This part has industry guidance prices, but it is negotiable. Generally speaking, in the budget, this part can be basically determined based on land indicators. I call this part fee cost A after allocating it to the floor price." Although these are all basic things, Luo Yang still patiently continued: "The next is the construction cost, which also includes two parts, one is the main construction cost, and the other is the later supporting cost. I call this part of the data construction cost B. Of course, marketing cost is also a big part, so I won't go into details about this part. I will call it marketing cost C for the time being." The reason why I simplified the explanation of marketing costs was because there was a slight discussion in the conference room at this time. Luo Yang saw disdainful expressions on some people's faces. If Liang Xingmin had not been sitting at the top, he would have probably scolded them. It seems that we need to take some drastic measures, otherwise Lao Liang will lose his patience and things will be difficult to deal with. Luo Yang remained calm and continued with a smile, "Finally, there is the financial cost. How much of the funds used to acquire the land came from bank loans? How much was raised by Mr. Liang from outside financing? What is the proportion of the company's self-owned funds? How long will it take to achieve positive cash flow after 200 days of opening the sale after acquiring the land? How many months does it take for the marketing department to liquidate? All of these are combined to form the basis for financial cost calculation. I call this financial cost D."
"Isn't Assistant Luo sent by Director Dai to force the emperor to abdicate?" Luo Yang knew that once the 200-day opening data was released, the engineering department would definitely not tolerate it. So the deputy general manager of engineering, Jiang Fangjie, spoke up: "Opening the sale 200 days after acquiring the land, are you kidding me?" Liang Xingmin also frowned. Luo Yang nodded slightly to Jiang Fangjie and asked politely, "Mr. Jiang, how many days do you think it will take?" "At least 250 days!" "The public notice period for auctioned land is usually one month. When the company considers this piece of land as its target plot, can it save this one month by going to the site in advance to do land survey and start designing drawings in advance?" "Nonsense, what if we can't get this land?" "So what? The loss is only a few hundred thousand. Mr. Jiang can ask the finance department. If we save a month's time, how much capital cost can be saved if we take this piece of land!" At this time, Liang Xingmin's mouth was curled up with a smile. This idea alone was worth at least one million! It is indeed a true saying. "That only saves one month!" Jiang Fangjie felt a little embarrassed, but the main reason was that he could see that this young man was really capable. If he pressed him a little harder, he might be able to come up with other ways to save time. But Luo Yang was not fooled. He smiled slightly and got back to the topic. "When land costs and non-land costs are added together, it is the basic cost, which is the first half of the template I studied some time ago." He ignored Jiang Fangjie's eager eyes and Lao Liang's stunned expression, and continued, "The next step is marketing. Based on our own positioning, we will research the surrounding facilities and surrounding competitors of the land, and then set the sales price. Of course, we can be bolder in marketing, because there are 200 days from obtaining the land to pre-sales. Depending on the heat of the housing market, we can add expectations. As for how big the expectations are, it depends on the courage of President Dai and President Liang." Investment Development Director Du Hong saw something. "Assistant Luo, is this set of equipment you're researching used to assist in acquiring land?" "Yes, this set of equipment is used to assist in acquiring land." Luo Yang smiled and said, "We will combine investment, design, cost, engineering, marketing, finance and other aspects to create template data, and then provide it to Mr. Liang as the basis for acquiring the land." As he spoke, he tapped the KT board with the pen in his hand: "For land bidding, each bidding has a minimum price increase limit. With my template, Mr. Liang can see at a glance at what stage the price increase is, how much the cost is, and how much the profit is, so he can make decisions easily."
Du Hong had already stood up and walked towards Luo Yang: "Can this data change in real time?" "Yes, according to the model I built, as long as a few basic data are changed and the parameters remain unchanged, the final result can be generated immediately." That was enough. Luo Yang put down the pen in his hand and looked at Liang Xingmin. "Mr. Liang, when the real estate situation is good, you can determine production based on sales. The more daring the marketing, the bigger the project. You can let go of the expected land acquisition. When the real estate situation is bad, you can determine sales based on production. You can draw a profit red line. Under the premise of ensuring the company's cash flow, you can determine how much the project output value is and how much the marketing sales are." Luo Yang nodded slightly to everyone at last: "Dear leaders, this is just a little thing I researched. If there are any shortcomings, please correct me." Liang Xingmin was now sure that he had found a treasure. "Xiao Lu, wipe off the KT board. Assistant Luo, come with me to the office!" He stood up and shouted, "Meeting adjourned!" When Luo Yang walked out of the conference room, he heard Du Hong's voice behind him: "Hey, hey, Secretary Lu, slow down, slow down." Tsk, you’re not afraid of Lao Liang misunderstanding you. Liang Xingmin's chairman's office is very large. Not counting the directors' offices outside, it is nearly two hundred square meters. The decoration inside is not magnificent, but it is definitely designed by an expert. There are four or five Feng Shui objects that can be seen by the naked eye. Most of the real estate bosses across the country believe in this. They invite Feng Shui masters to take a look not only at their own offices but also at all the projects they are building. Luo Yang remembered an incident that happened before his rebirth. The real estate company he worked for invested in a project. Due to the deadline, the sales office was built early. However, the Feng Shui master sent from the headquarters thought that the orientation was wrong. Later, the sales office, which was more than half built, was demolished and rebuilt. This shows what they are capable of! "Xiao Luo, you are a college student and you also believe in Feng Shui?" Seeing Luo Yang staring at the Feng Shui objects when he came in, Liang Xingmin asked curiously. "Mr. Liang, Feng Shui is actually a science." Luo Yang smiled and said, "For example, a compass actually measures the magnetic field underground. You should know that many minerals buried underground contain trace elements that are harmful to the human body. If you build a house in a place with a chaotic magnetic field, people living inside are prone to illness. This is the reason!" Liang Xingmin was originally walking towards his desk, but after hearing Luo Yang's words, he suddenly turned around. "Assistant Luo, I think 20,000 a month is still a little too little. How much more do you think is appropriate?" "what?" (End of this chapter)