"Empty Handed White Wolf": Many Enterprises Are Good At Occupying Industrial Land.

Residential land frequently encountered. Flow patting At the same time, industrial land has quietly become the object of capital pursuit. according to Chain real estate According to incomplete statistics from market research department, as of July 26th, the total number of industrial land in the country was 7521 yuan, totaling 351 million, accounting for 52.1% of the total land area supplied by the whole country. At the same time, in SouFun net In the 20 cities in the monitoring area, in July 25th -8 14, total industrial land was launched for 16 million 640 thousand weeks - three weeks in a row, and the proportion of industrial land exceeded 50% of the total land supply.

Based on the above data, it can be estimated that the supply of industrial land has reached at least 370 million, which exceeds the total supply of residential land, accounting for more than half of the total land supply. In August 15th, people in the industry accepted the author's interview and said that speculation and financing Demand is the two main reason for enterprises to encirclement industrial land.

　　 Enterprises occupying industrial land are good at "empty handed White Wolf".

"The price of industrial land is very low, and many enterprises have the ability to get a slice of it." in August 15th, a market person told the author.

"For example, a small and medium-sized enterprise in Jiande, Zhejiang, took more than 30 thousand or 50 acres of industrial land in one fell swoop," the people said. But the factory built on this land occupied less than half of the total land area. In fact, the initial intention of enterprises to occupy industrial land is not just for production.

"Before the company took the land, the loan plan was discussed with the bank. In other words, enterprises often get the support of banks' loans before they are willing to let them go, "said the market participants. Generally speaking, enterprises only need to raise funds to collect money. Once the government has granted land certificates, they can obtain loans from banks by holding land certificates. Even, "as far as I know, the land paid by many enterprises is usually temporarily borrowed. Once the bank loan is secured, the loan will be replaced. He truthfully expressed.

In view of the increasingly severe form of the real estate market, banks have no longer accepted the "naked land". That is to say, after taking the land, the enterprise needs to build a factory building on it, and then it can go to the bank to get loans in the name of "in construction". "When the plant is built and the property certificate is obtained, the valuation of the whole real estate project will be higher and the loan will be more", the market participants told me.

In the case of Jiande, Zhejiang, the land is about 300 yuan / 10 million, and the total price is about 10 million. Then, the enterprise started building a factory building, and has not yet obtained the property certificate, but has already assessed the price 14 million. That is, the enterprise has obtained 20 million of the bank loan with the total industrial land use right + factory building as the mortgage. "And when the property certificate arrives, the assessment price will be further enhanced. At that time, the amount of money that banks would lend to the company would also rise, "the people further pointed out." of course, the final amount of the loan is still decided in the hands of the bank. However, this amount will often exceed the original investment of enterprises.

"As long as the economic environment does not change significantly, this mortgage will continue," the market participants told the author, at that time, enterprises can enjoy the benefits of land appreciation.

Of course, there are risks in this process. "Many small and medium-sized enterprises have a low profit margin, and even there is a situation that can not cover interest costs," the person further said. {page_break}

　　 How much profit do businesses play in industrial land?

The main asset of Fuan, who has just announced the purchase plan, is the 4 property located at Yushan Industrial Park in Changshu, Jiangsu.

Public information shows that the use of the above property belongs to industrial land, with a total construction area of 27 thousand and 700 yuan, and the assessment price is as high as 40 million 400 thousand and 600 yuan, equivalent to 1460 yuan /.

Although the housing evaluation report issued by the relevant agencies did not mention the appreciation rate of the above real estate projects. However, landing in China's land market network, the price of industrial land in Yushan region before 2010 was estimated at 300 yuan per square meter in 2010. If the cost of building safety is considered, the cost of the whole project should not exceed 1000 yuan per ton.

It is worth noting that fuanna purchased the above real estate projects for consideration of expanding the plant. That is to say, there are some vacant land in the above plots. In this rough estimate, the value added rate of the real estate project that Fu has just acquired is about 50%-200%.

Apart from obtaining bank loans and revaluation gains from industrial land, enterprises can gain huge profits by changing the nature of their right to use, which is another major driving force for their occupation of industrial land.

One of the most typical cases is from Mei Xinda. After deducting the non recurring gains and losses, the company that realized net profit attributable to shareholders of listed companies amounted to -7102.71 million yuan, -3227.99 million yuan and 3 million 184 thousand and 900 yuan in 2008-2010 years, three years, can not be said to have sustainable profitability. However, the company, which is less capable, has a "unique eye" in the field of real estate operation.

In 2007, Mei Xinda bought Hubei Jingzhou ODA Textile Co., Ltd. by way of capital increase. However, compared with its main business profit contribution, ODA textile's benefits from the transfer of industrial land use rights are obviously more substantial.

Public information shows that the book value of a piece of land under Mikin Dachiko's Jingzhou ODA textile is only 61 million 140 thousand yuan, and the book value of the ground attachment is 35 million 290 thousand yuan - the book value of the whole project does not exceed 96 million 430 thousand yuan. However, the land belonging to the nature of industrial land was collected and stored by the Jingzhou storage and retrieval center, and the compensation amount up to more than 300 million yuan was obtained at one stroke, more than 3 times the original value of the book.

In fact, it is precisely because of the land compensation income brought about by the above industrial land that it has made a huge increase in its semi annual report, thus making it go out of a rally.

"It is precisely these" myth "in the past, the market participants mentioned above to the author that many enterprises are willing to invest heavily in the land. Especially for small and medium-sized enterprises, compared to the high price of residential land, the low threshold of industrial land gives them plenty of profit imagination.