Commercial real possession investment in the 8 key

successful commercial real estate investment in the eight key areas

- commercial real estate investment is part of the realization of gains, its success or achievement of quality will determine the project's success and market value.

directory
one, known to carry out the ten principles of commercial real estate investment
Second, fully understand the investment business strategy is to practice the engine
Third, successful investment is the main store the key to the overall success of the project
four main shop reasonably determine the relationship between retail and business
five to complete the ideal of commercial activities by business area
VI project to determine the most appropriate commercial rent
VII, to create effective commercial real estate investment team
eight, avoid commercial real estate investment of eight common mistakes

Introduction: Business work stream design



one, known to carry out the ten principles of commercial real estate investment

commercial real estate investment is the realization of gains, the operation of a commercial real estate projects to see whether successful or not successful as planned investment.
1, maintenance of the shopping center industry management golden ratio
2, the unifying theme to maintain the image of the shopping center, unified brand image
3, shopping center investment objectives to be able to feature and form between the same industry, different industries supplement each other
4, along to the planning determination to situate a different mode of operation
5, the core of the main store first investment
6, the implementation of special business investment attempts
7, unified investment of the
8, to have faultless information system, for merchants and customers to facilitate
9, investment process, in accordance with the market response to changing
10, using the principles of long-term business

1, conservation of the shopping center industry management golden percentage
retail, catering, entertainment 52:18:30 This ratio is the golden ratio operating the shopping center industry, this ratio especially for very large integrated shopping mall (Shopping Mall). Merchants pay consideration to maintaining and administrate the business ratios, but of course this ratio is not perfect.
example, Tianhe, Guangzhou City, Grandview Plaza Shopping Center and Shanghai's Hongqiao park is roughly in proportion to the investment in accordance with this, successful commercial projects of basic business planning division by this ratio, the proportion of bullish investment forward the lines of the large shopping center project.

2, the unifying theme to maintain the image of the shopping center, unified brand image
Shopping Center is a multi-format portfolio of business organizational model, but it is by no means a hodgepodge of disorder, shopping centers must be a business heading with a clear brand image and great inspired undertaking. Merchants should all pay attention to maintain and manage the operation have been identified themes and brand image.
For example, under construction
Oriental Plaza in Foshan, Guangdong, the operation of the theme is very clear: But the operator must pay attention to good management and maintenance of this topic.

3, investment objectives to be able to function and form differences with the industry, different industries complement each other
differences with the industry, simply, is that the market has some tolerance, can not recruit the same category of the store blind. Complementary cross-industry goal is to satisfy the customer the option of consumption, and allows customers to experience physical and psychological changes, to improve their consumer interest.
such as department stores, supermarkets because the business category will be different, complement each other; for customers visiting the retail buy of fatigue and relax and let restaurant customers can complement each other, and so on. In this respect, the more successful of Hong Kong's Pacific Place shopping center, Guangzhou Teem Plaza and so on.
lists a shopping center on the general investment objectives of the distribution list:
(1) retail facilities: the core main shop: division stores, supermarkets, etc.;
(2) supporting the main shop: fashion, electrical appliances, home, bookstores, video stores and other specialty store;
(3) supporting ancillary shop: specialty stores of goods in different regions;
(4) cultural and recreational facilities: the core of the main store: dynamic theater, science and technology exhibitions;
(5) supporting the main store: Children's park, etc.;
(6) supporting ancillary shops: art photography, peregrination agencies, Internet cafes, etc.;
(7) Dining facilities: the essence of the main shop: luncheon, coffee, western edible, edible tribunal, bars, etc.;
(8) supporting the main shop: fast-food classification, snacks etc.;
(9) service facilities: hotels, office buildings, banks, post offices, clinics, loveliness salons, automobile parks and so on.

4, according to the planning decision to locate a different mode of operation
shopping center has three basic mode of operation: self, associates, and leasing.
mall, at last, a form of retail-based business organizations, and retail is a meticulous management of the industry, and meticulous management requires managers to strengthen management control efforts; In addition, comparative to the main retailers of non-investment conditions , the main retail core to the introduction of high-profile businessmen, so the main retail core of investment and investment conditions more difficult to put too wide, resulting in the main retail core of the royalty or rental income low.
shopping center developers, whether before or is it the real estate business retailers, where conditions permit, the circumstances, the main retail core as part or all of the self-employed, so that can enhance the operational control of the intensity of the long-term benefit Shopping management; secondly, enhance the confidence of cooperation with other businesses; the third main retail channels to increase non-royalty or rental income. The main retailers try to recruit non-dominated joint adventure, leasing, supplemented, so that developers can enhance the overall control of the shopping center's efforts.
the choice principle is not only meticulous management of the requirements of retail, shopping malls in line with the long-term operating characteristics, to help developers create better brand to the mall. For dining, entertainment business, this basic principle applies. More successful in this regard the shopping mall in the Philippines SMSUPERMALL supermarket chains (has won

5, the core of the main store first investment
core investment should follow the main shop first, then the principle of auxiliary shops; retail shopping project priorities, support the principle of supporting the project.
large commercial property leasing object is not direct but a large business customers to shop, especially in the main shop. So to find the main shop is also the primary developer or manager to work on the store's main shop area, parking area, the display shelves, altitude of the space has a range of requirements, if act so does not meet the design requirements , then the more in-depth project development, the greater the difficulties of post-investment. Must therefore be in accordance with the requirements of the main store planning and design. At the same time, successfully entered the main store, but also led the investment in the work shop, under normal circumstances, the main store brands to operate successfully, to attract more consumer groups to promote the store's sales.
the main shops and shops of the investment in period is incongruous, the main shop investment for a long period before the structure design should be prepared, while the shop is relatively shorter investment period, the common arrangement for a few months before the opening.
other anchor stores for the core flow also plays a key role, and its direct impact on the layout of the form of shopping. Shopping mall shopping center, especially for the core of the main shop on the operating axis (or linear street) of the endpoint, not centrally located in the middle, so as to achieve organizational flow effects.

6, the implementation of special business investment offers
Special business is the high culture, craft, science and technology business elements, preferential policies for them to invite their admission, to play to improve cultural atmosphere, the atmosphere of an athletic role in shopping malls. For example: Shenzhen Overseas Chinese Town Mall MALL hundred specially invited to showcase China's Yan Yan Zhai civilization. Of course, the business scope of the special business to business and shopping center persistent themes and brand picture.

7, unified investment of the
single unified service includes marketing services, unified information system support services, integrated training services, unified layout of stores, adviser services, unified governmental management and services, and property management services. This This

8, to have perfect information system, for merchants and customers to facilitate
facilitate different course, administered facilities, financial accounting, facilities, marketing facilities, to facilitate business decision, clearing facilities, consumer convenience and so on.
shopping center is necessary to build a comprehensive message system so namely while the investment commitment to customers and jobbers to provide information technology support services, and ultimately as customers and businessmen are skillful to provide convenience. Shopping as a fashion of retail-based business organizations need extra sophisticated management, of lesson, dining, distraction business also requires meticulous management; and nice management needs of digital words; unified message system ambition provide decision-makers, directors the lusted digit, and with digital file services to customers and merchants. Establish a unified information platform, the elegance of management, no merely to provide customers with unified cash enroll, consumer card services and other facilities; also contracted because the majority of rich merchants and exactly customer information and mall information, and even provide more detailed business information, such as a single product Invoicing information on retail merchandise, etc.; tin better provide their own layout for the shopping center sparse density, with items, staffing, business performance and other business information to facilitate thinking of shopping center space for the operation ( scanty resources) for unlimited redistribution. Investment is not one prologue before the end of the work, the shopping center investment is really an endless loop of the work, which necessitate the inquiry of information systems aid.
specific investment management of various shopping centers but also according to their different districts, different district and different business topics, different brand, different to do their different specifics and other adjustments. Before starting the business after the completion of a unified investment, with particular emphasis on the work of the follow-up sense of service.
later work are: a unified business management, unified marketing, unified supervision and reunification services, property management. How to maintain a shopping center itself, the external image of the merchant to reserve all signed a agreeable consensus of opposites and the relationship and pay attention to the business and shopping location, target market groups, most customers remain consistent coordination, both shopping centers opened new problems after the operation and management is to provide quality services to customers and businesses a new beginning.

9, investment process, in accordance with the market response to changing
start of the program in investment planning, the actual process of investment is not fully in accordance with the plan narrated in the program were, at the end of the day, is constantly changing market. Merchants must face changes in three aspects: First, changes in project competition; second, changes in investment objectives of store opening program; third, changes in the project target consumer group. Once the market changes, investment objectives and implementation details will certainly must make the appropriate adjustments.
investment policies also need to change with the market modified therefore, particularly rents and rental growth rate of these more emotional arrows. In addition, investment of the project may aid specific brands, should take a more conducive investment policies.

10, using the principles of long-term business
as commercial property management with long-term characteristics, to meet the needs of the project for the market and the competitive environment, the practice can be the starting point of low rents, the project opened, through the marketing efforts of the ebb and rents increase, so that the entire business maximize the overall value of its property.
business goal is to obtain future rental income can not be identified, the developer or project manager need to start at the cause, with practical movement to support business and reduce the rent for the shops after the opening rate for the project going well create the conditions.

Second, fully understand the investment business strategy is to practice the engine

this whole machine in the shopping center, the engine of investment is well deserved. Because the investment is an architecture, planning, future operations are a decisive role in the center of the factors. Hence, compared to other sectors and in terms of modern business experts pay more attention to the role of investment in this aspect, and investment aspects of the software placed on top of all hardware aspects, as a business practice of the midfield engine.

1, investment must be in the building
overseas to pursue a successful shopping center views are
the contrary, the main store to determine if it is not, then there is no way the follow-up work to do, this starting point is to reduce risk, improve business efficiency, and accordingly design the most unique and most feasible program, but also mainly avoid the blind literally after the planning and design class accidents. U.S. commercial real estate developers in the construction of shopping malls before shopping for retailers, and settled in a very good communication, understanding the needs of retailers, signed a contract to start construction until after the shopping center. Business experts say, and then wait for retailers to build the shopping center to lease is a risk only in the presence of almost 5 to retailers in the meantime when competition in a shopping center before they can obtain larger profit space.

2, determines the operational effectiveness and investment style
effectiveness of investment, not only affects the project's construction, also affect the neatness of the elaboration project, Planning and the sustainable management of the success or failure. If the project after completion of investment in, and may be modified to meet the investment structure of the building. If the project is the first investment in the design, the construction of the structure and framework for businesses to need to the requirements of the design function at this level, can be said to rotate business around the building. There are also decorated, planning ideas and so on, at this level, this interlock actually helps investment naturally affect the body's role.
particularly important that the results of investment is the opener to the success of shopping malls.
investment in shopping malls, the introduction of what type of business?
have much business competitiveness and development prospects?
How
shopping center business structure?
these businesses can adapt to the local business environment and economic development?
all these factors, are the mall will have a crucial impact on sustainable management. It is foreseeable that, if the introduction of a shopping center business quality is excellent, the structure is reasonable, then this is threaten to be a successful investment project into a commercial success of the track. If this investment is Tandaqiuquan, and intent, or settling for less, for the operation of shopping centers in the future buried prompt of failure.
Second Life Shopping
flicker, than the first start of life is much more difficult. While a successful shopping center investment can not be realized overnight, but certainly before the start of investment should be comprehensive and far-sighted considerations, detours to avoid the premonitory investment and business strategy of passive adjustment.

3, investment should take into account the urban area commercial activities
every metropolis of the business ecosystem is not the same, in the expense structure within the same city and radiation and all different, so the project a professional business environment and in-depth learn, in fact, further investment projects is a essential. Guangzhou, for example, if a need to introduce a department store shopping, you should never be extensive as to consider that the introduction of a department store on the line. If the project is located in Liwan District, the project is to introduce a variety of friendship quality, such as department stores, and that from the Liwan District, based on weak consumer can determine ----- risky. So even the same city, between different regions, the structure and the expense of goods per capita purchasing power are different, which requires the investment process the project be treated differently.
different city, different consumer environment, the object of investment to be different. Even with a department store, brand management also exist between the different grades and consumer levels. People can not step into the same rill twice ----- mall investment program according to specific conditions often need professional business consultant to provide customized business solutions.
collapse in the professional era, business has become a professional consultant, business consultants often by virtue of their professional experience, to give some different from the original shopping ideas and suggestions, deeply involved in project development and construction of the whole process. The participation of these professional consultants, project development operations often can be further improved.

Third, successful investment is the main store the key to the overall success of the project

1, the main impact of store operations for critical business projects
in the investment process, the most critical factor is to determine the main shop. Stationed in the main store of a successful, the project will bring huge brand, reduce investment costs, shorter investment time, so that the project as immediately as possible into the business track.
stationed in the main shopping stores
after the two situations may occur: the first case is the successful operation, a prosperity; In other cases, operational failure, a loss for both.
If the main shop
failure, or poor management, then the project should be how to do it? Most of the projects handle with this change the perceptible lack of consideration. Main shop operating properly, the final result can only be dismantling. When dismantling the main store, the impact on other retail is huge, so mutual business operations to generate the entire system to collapse. Originally envisaged the presentation of the main shop is to use the main shop is thriving, and did not anticipate the results of improper use has the opposite direction.
main shop and dismantling of poor management on the market, detriment of business prestige caused irreparable. Poor management by the main store and let the near-collapse of the overall business case is not unusual, such as Guangzhou Pearl River New Town Plaza, the second half of 2001 investment, the successful introduction of Beijing Hualian Supermarket, Shanghai Homemart building matters supermarkets and other main business, it is intended The play caused by building substances, home, life as the theme of shopping malls, but the final results of operations is not satisfactory.
2003, Beijing Hualian Supermarket automatically withdraw the operating difficulties of the field, the Beijing Hualian Supermarket dismantling some time back and forth, originally recruited into the building materials, home, life and other business tenants have left, so that Pearl River New Town Plaza, a commercial operating system near collapse, finally leaving only a pretty home building materials supermarkets and Shanghai very few businesses still operating. It can be seen, the main business of dismantling the crisis caused by business, and its detrimental consequences are very great.

2, the main shop Merchants can not solve all business problems
main businesses can not solve all problems. If the project itself is a problem, then the introduction of the main business does not help solve the problem. Likewise, any main business are likely to fail, are threaten to retreat because of bad management field. If you are looking to the main shopping center business to provide timely help to solve all business problems faced by the project, or even the main business as a panacea fhardly everlving all problems, the final sequel can only be an fantasy. A good commercial projects, only in ensuring the overall health of the business has a structure, the main shop is possible to play its due role. A commercial real estate developers in the face of the main business, when businesses must be good at judging the strength and the main intention of the main businesses to choose from to suit their own projects and local business development. Many commercial real estate developers in the face of the main business competition, it is often the rent level as the only standard to judge the orientation of this is unhealthy.
evaluate and select a main shop, the standard should be comprehensive and objective. To pay the rent level is an important aspect of course, other aspects such as financial strength, brand appeal, the operation team, and the main shop of the project development strategy and confidence, are important reference index. Choose a main shop, the criteria for assessment to a comprehensive, that is, to pay the rent is reasonable, the confidence of project development, while sending a strong operating team. While also introducing the main store for the actual situation of the project, so that the main store to play its due role in investment. A problem inherent in commercial projects, investment in the process of the main shop, more items should be selected appropriate to the main business, and the problems spliced great importance to the project, the project really address the problems, the project will be possible to board on a chaste track.

3, to achieve four main steps to successful investment shop
first step to master the correct investment program
the positioning of the second step
initially identified by development of the main shop conditions
The third step
Investment Roundtable held in the main shop
fourth tread of the hierarchy of the target team further describes the project position and the conditions for cooperation

(1) first step: to master the correct investment program
emphasis on market positioning and the main shop to pre-state positioning design business planning, and work as a guiding document for investment; master the correct investment programs in the planning and design work before the completion of the main shop lease, the specific programs as follows:
district of market orientation → Format → Location → main → Planning → shop lease construction ... ...
part of the main store in the project under the conditions granted by the design requirements of the main store.

(2) Second step: the initial position by developing the conditions to determine the main shop
through pertinent websites, exhibitions, local Chamber of Commerce, Merchants, seminars and other aisles of contact, understanding fit retailer or other service providers, and master their new store expansion plans, the final target account and then determine the main shop and its establishment into three target groups. Different formats should be separated.

(3) The third step: Investment Roundtable held in the main shop
invited to pre-target group has gained all of the relevant customers to participate, earnest speak focused on the main shop to quest their cooperation in the project conditions, possibilities and other aspects of the suggestion, and these recommendations could develop causativeable investment conditions and policies. Communion will be held, may invite the relevant local government chairmen or leaders of the functions of Council and ask them to introduce local investment at the meeting expressed support for the situation and attitude. Of course, it is best to invite the local medium sent correspondents to participate in influential forum.

(4) Fourth step: the target clients to emulate specific
earnest talk, as the case of investment, after the meeting, one by one to the target groups at different levels further information on the situation and conditions for cooperation projects, the use of communication between each 2 to 3 days for a follow-up trailing methods. Moreover, we should converge on the first level of each target group full management of communication, expedite the pace of their investment decisions.

4, the main reason for analysis of 7 stores failed investment
main shop investment failed, mostly due to the following seven reasons:
(1) the project did not locate
(2) the project did not accurately positioning
(3) the project failed to investment
(4) the lack of target source
(5) and its annual rent increase is unreasonable to develop the North
(6) do not understand the path business moves
(7) developers do not ambition to bear the investment prices

(1) the project did not locate
developers in the un-commercial activities and functions of the case, it instantly commissioned to design department to design, results showed that: to potential retailers or other service providers found that the facility does not obey, the facilities have no direction to meet the requirements . Undesirable facilities you need to alter, reform would have to invest, leading to bottlenecks in the negotiations rent.

(2) the project did not accurately positioning
areas where the project developer, such as location, traffic conditions, urban population, economic status, lifestyle, consumer demand, competitive factors such as lack of shopping, commercial enterprises do not understand the survival and development conditions, do not understand the class store retailers or service providers are amplifying their own development strategies and rules of the game, but do not understand the market is broken down, sensibility alone determine the fashion or misplaced business project development, due to the project format is not appropriate for the survival or further development district, even if the project facilities meet the requirements, but also difficult to have the main store is willing to presence.

(3) the project failed to investment
most residential commercial real estate is one project to the 1st array of business after the sale of residential, but some developers in the residential sales in the meantime, business investment work not carried out simultaneously, the outcome of residential investment hby far to be sold out or equitable began, postponing the whole project operations.

(4) the lack of target source
no professional business agents, the lack of commercial information webs, there is no investment direction and goals, not to focus on investment objectives, the result is to spend a great person, material and financial resources, even now repeated several times to communicate, ultimately unsatisfactory, the project investment has got its priorities, the heave of commercial properties, retailers or service providers have more choices, which makes investment more difficult.

(5) and its annual rent increase is unreasonable to develop the North
developers tend to look inward to the return on investment to Daosuan rent, rather than rent shopping district level as a reference; the same time the developer did not consider the visibility of the main store and may contribute to the extent not aware of the main cache on the overall project life the character of development, such as they send a lot of customers, increase popularity; make the store a corresponding mushroom in the level of rent; can enhance the sale of the property. Difficult to reach accession led to the two sides.

(6) do not understand the way business moves
developers and retailers or other service provider contacts, information for a large number of investment analysis, trying to make the retailer bought the property, everyone knows the main purpose is well-managed retail stores, access to business profits, not through the gain of Property value in years to come for part of their income. Because the market changes, resulting in retail can not survive when the majority of retailers to the withdrawal of the ways to avoid further losses, if family ownership is going to die Hold on, and the gratitude of property can even now known.

(7) developers do not want to bear the investment costs
lack of business planning professionals, leading many developers, agents for residential development, sales pattern of development or sale of commercial real estate projects, as needed investment, both sides of the investment institutions, investment costs into endless argue.

4 main shop reasonably determine the relationship between retail and business

main shop effectively promote both the commercial retail business, but also can stabilize retail business operators and promoting the role. However, in a large shopping center, there are many, various types of businesses. Among these businesses, some business area of ​​over ten thousand square meters of large stores, while others had only a few hundred square meters of business area of ​​medium-sized stores, some business area of ​​several square meters to a few square meters of small shops, in a large shopping center, how to deal with the main retail store and business narrations between, is an art.
1, a reasonable set of operating the main shop area
First, the distribution area of ​​operations. Large-scale shopping center in the investment process, there is often a reality: that investment is the loss of anchor stores, anchor stores with brand, often low-cost carriers as a primary prerequisite. To rent is not high, and even would like to add some of the raspy conditions, shopping centers profit in this context is unlikely.
into the main shop is designed to promote retail business, so the main shop on the investment process is the purpose of martyrdom. But the main shop area should be much; the main retail stores and business can operate each business area ratio is the number; is a test of the sagacity of commercial real estate developers.
main shop area is larger, the higher the percent, the more stable the structure of business, but the rental income is less. Main shop area is smaller, the less the proportion,Womens Gucci Tall Boots, the greater the variability of commercial operations, expected rental inget cracking retail operations is relatively high. Therefore, how to deal with the main shop area with the ratio between the retail business, you need a scientific evaluation. The main retail store business area and business area of ​​operations and stable rental income and operating structure is a balance both ends, he is the high-low, the shift in the process. Business structure of a modern shopping center, the need for a balance between the main retail store and management structure, so that both can make the whole business has a stable management structure, as far as possible while creating a favorable investment returns.
successful shopping centers and exotic business structures of numerous studies have shown that: causativeable shopping mall in which, the major stores should be the overall proportion of area of ​​business can operate 30 to 50%, less than 30% will make the main shop share also tiny, too much business caused by the overall retail share of the business structure is erratic, higher than 50% of the main store will share too little share of the retail business caused by too little return on investment is not ideal. Value within this range there is a definite change in the coverage of the following upper limit of 30% to 50%, is a drifting variable.
Teem successful affair via 1996, rental earnings of 3,500 million in 1998 to 1.6 billion, a greet return of attribute. The main mart rental income either from rental income, but too the rental inget busy retail operations, but the main growth in retail business from operating income and steady growth is the main mart above the foundation laid by a settled treatment framework . Therefore, the operating building of a shopping hub developer who seldom make any money from the main business, but via the successful action of the main businesses, from retail business to get the ideal body rental income.

2, take the criterion assessment of the main store mall
so many businesses in the commercial projects of which, what kind of business can be called a main store it?

(1) assessment of the main shop area is not the standard
If an area classified by operating area of ​​a certain amount as a division between the main retail store and business standards, such standards may by biased. Because in many cases, large areas of magnetic shops, such as home shopping on the role of flow and to promote investment is not large, nevertheless this is often the area of ​​home shopping to share or even thousands of square meters of as many as ten thousand square meters. Opposite and complementary, some medium-sized small area of ​​shops on the crowd to attract and promote investment in management is also larger, such as McDonald's and KFC. A shop is often only a few hundred square meters of business area, but the annual tourist flow ample to attract and enhance the confidence of business operation. It can be seen by the main business area is not as retail shops and business between the sole standard.

(2) assessment of the main commercial activities is not a standard shop
Similarly, commercial activities can not be used as the main divide between business and the only standard retail business. Common sense point of view, the introduction of large-scale comprehensive supermarket is the main store, then into other areas such as home appliances supermarket chains, restaurant chains, etc., be considered the main store it? What is the main shop shop, what is the business of retail shops, is often not a single standard, but a comprehensive index.

(3) The three main evaluation criteria shop



attach, a shopping center anchor stores to meet the following conditions:
First, a high-value brands, the brand can beg to the market to develop, enhance business confidence, investment and operation can form a stabilizing force in the course of;
Second, high-value brand in the operation under the best team, with enterprising business ideas and execution ability, can take the initiative to attract visitors, rather than passively accept the flow of people, business process in the formation of a strong pluck on the flow power;
third, with a strong anti-risk ability, in volatile market conditions continued to operate steadily and cherish their own brand reputation and affect, would never act hastily dismantling occurs.
a shopping center anchor stores should meet the above three conditions, fall into this store can be called a main store. As a main store, is to form a brand appeal, attract visitors and stable operation, the contents of these three indispensable. Not meet these three elements of the shop, not shop in the main scope.
a main store not only characterize a product, represents a business medley, they characterize a business and management ideas, represents a stable business forces and offensive viewpoint,Womens Gucci Sandals, with the attitude to partake in the process of overall business operations But not the brand business composition to do this. Business composition is not only the brand has played the role of a rich product line, is The distinction between active and passive, to fully illustrate the main store and the difference between non-anchor stores.

3, weak and strong business group developers
in the investment process, often with the main store brand, only pay low rent, rent-free period will also make a fuss. If China Plaza was to introduce Jusco as its hook stores, had given Jusco up to 14 months rent-free period, according to Jusco rent levels to design, China Square given Jusco rent-free period rent compromises for up to tens of millions yuan, which we give is large. Meanwhile, in others, such as advertising, parking, access and other details, the main business and there will be some very detailed requirements to encounter these requirements, developers often must re-enter the free award or a fund, the developer to encounter under the premise of these requirements, the main business would engage stationed.
such concessions in the commercial co-operation of it, occasionally not entirely equal, but given the reality of domestic commercial real estate developers and vulnerable ----- rebuttal between a strong business group, the mighty business group in the Game have greater choice in and initiative, and commercial real estate developers have become relatively passive, and sometimes have to adopt this and the unequal treaties between the main businesses.

4, the main store location is the result of game developers
layers in the traditional mall business structure which, of course, is the highest level of first floor commercial rents, and then to the first floor of a surround, the closer the higher the value from the first floor, the farther away from the value of the lower ground floor.
(1) the developers want to stay away from the main shop floor
investment against the main shops, the developers want the main shop floor management position farther away from the better, mainly because of:
① higher rental income. Make the most invaluable commercial retail space for rental to the operators to acquire higher rental income;
② more effective use of the main shop pulling shopping malls. The higher the rank in which the main shop, the pulling effect on the retail business will be.
(2) from the first floor of the main businesses want as close as possible
However, in the main business
feeble to see industry, but it is as close as possible from the first floor, it is best to set at the first floor. This will be the main shop more easily operate, the risk is smaller.
(3) main store location is the developer, the business result of the game
If the main business arrangements
to the top to go, do not want is the main business, and any strong brand's main business, we need to have a more ideal business location in the top of the anchor stores to bring the traffic up and down the distress and inconvenience, will bring greater operational difficulties, so very few are compliant to prefer the top-level main restaurant business. As the Teem Plaza, as able to attract to the sixth floor of KFC, this case is very, very small.
the interests of two different orientations, leading to the main shop operator on two different levels of design ideas. In reality, the level set on the main shop is often the result of a concession. The operating level that most of the main store is located between the second floor to the top, in this way can only guarantee the main store has a relatively good business location, but also to vacate the first flojust about that developers have access to basic return on investment. If all of the main store will subjugate the first floor of the mall, then the developers will be hard to get better in the retail business and rental income, other words, is basically the full commercial value of the mall is the main business occupies, then the developer How to ensure the interests of it?

in the process of building a shopping mall in China, Teem Plaza level of the commercial operations department, had become a reference and studying many domestic chart for shopping, relatively speaking, after the reality retard of the Tianhe City business is a relatively good reference level and learning by the business level, which in the reasonable business level handled by the main store and the relationship between retail business, to gain widespread industry recognition.
the level of division in the Teem Plaza, fully reflects the level of commercial activities under rent property, businesses and developers, consumer mentality and habits of the balance between the aspects.
level shopping center on the business arrangements should be completed before the project structure design. Upon completion of construction, and then to the main store will be more passive investment. Guangzhou China Plaza level of the commercial business arrangements to better Teemall ideal. The introduction of China Plaza, Jusco, China Plaza occupied second and third floors of commercial value, in the interests of the game process, the operating division level is apparently noxious to the developer, the developer made concessions from quite large.

5, the use of commercial projects and the interests of the main shop bundled
shopping center with anchor stores currently the co-operation relationship, with the most lease rentals, joint venture relationship Secondly, the commission accepted the least rent. This situation reflects the national commercial real estate developers and business groups are not a close working relationship. In the more developed countries, real estate partnerships with business groups more closely the interests of both the higher degree of binding, but the domestic situation is opposite. The formation of this phenomenon compared with the weak business sense, but also with the lack of credibility on the domestic business community.
in mainland China, Kentucky Fried Chicken has opened more than 10,000, regardless of any place in the country, KFC and leasing were to maintain a relative relationship of confidence and flexibility, which we reflected in the relationship between flexibility - rent commission of the way to get more common use. In general, a 400 square meters of KFC restaurants will be invested 800 million yuan, the annual turnover prerequisite of 600 million yuan. Kentucky generally willing to pay 6 to 8% sales commission to give leasing side, which means that a 400 square meters of KFC restaurants a year over 36 million in rental income. Because Kentucky has a good information system, operation transparency, so this partnership approach has also been a cloud of national developers and other lessor trust. Lease with the Kentucky side in the process of cooperation, the commission found the way by rental income than the fixed rent is higher and relatively stable, there was no black-box operation, so that means the rent commission would only have the trust of most of the domestic leasing side, and widely used. Relatively speaking, the rent commission by the way way better than the fixed rent anti-risk ability, this is a win-win cooperation.

6, the main business of retail shops and the
shopping center in the main shop of the investment process, we should pay attention to the main business of retail and restaurant A well-known supermarket entered a shopping mall, it is difficult to avoid in the retail investment and management on the In addition to operating a supermarket fresh, daily necessities, food, leisure and outside, but also committed to the product mix to form a large and comprehensive, that is equipped with investment area in the supermarket, the introduction of some brand clothing and so on, which resulted in the main shop and business retail With a retail business, you can enter the supermarket investment area, you can also shop operator unattended. Therefore, before signing the two sides to reach a good understanding of the investment objects, the scope of investment in the contract agreed on, as distant as possible on the two sides do not occur in the investment the smallest range.
main business investment is completed, the face of retail business investment work can be said to have a larger initiative, is in confident mood, but the cement work is still heavy and difficult. Stationed in the main business operation after the effect of help before they can be exhibited at the opening, and allow the operator to the main retail and business connection, there are a lot of convincing. Teem Plaza in the engaged market before the investment was to bring a special team to go to the Pearl River Delta region of China Merchants work hard, the results in the two months of work, but without success. Thus, in a modern business concepts do not form the region, commercial interests do not form in no time of investment work should be difficult, much more complex.
advertisement building in the shopping center, the main co-existence of retail business and management, use of each other, but also mutual restraint, we analyzed here is a prevalent decree.

five to complete the ideal of commercial activities by business area

should have a shopping center in addition to an ideal combination of commercial activities, but also should have a good commercial zoning. People come into the first floor of a shopping center, first to see the always cosmetics, jewelry, watches,Gucci Shoes 2010, designer raiment and other goods, with the extension of the visual, it is deep into the ground floor part of the mall, see the product even more enriched. As the escalator to the second floor, third floor, to see supermarkets, department stores and electrical products, and then further to wade, they might be home, sporting goods and a dining and entertainment facilities. But it should be how to achieve the desired commercial activities area divided?

1, to avoid the area by category by operating errors
people in the area of ​​the business division, it is easy to one business area is divided into areas of specialized products, such as men's clothing area, ladies apparel area, drug franchise area, leather goods and other exclusive areas, through this exclusive District Division of goods will be a large shopping center is divided into several parts.
Unlike department stores, shopping malls and
However, in a department store, it was discovered by commodity-specific area is obvious. If the first floor are cosmetics and perfumes, is the second floor, Ms. apparel, men's apparel is three, four is the Children's World, etc., but the modern shopping center has chosen to mixed operation. Choose a mix of modern shopping center business, not in the shopping center business by clear boundaries between regions, that the first floor are cosmetics and perfumes, there are men and women clothing, but also children's costumes. Similarly, two, three and even the floors are so mixed operation of the state into the mainstream. Mixed into the fashion of the state, reflecting the mall operator and department store operator difference. Comparison, the mall operator is independent of the individual operators facade, with greater independence and autonomy, in the extensive majority of rent payments is also a way to pay a nailed rent, compared to open department store layout and sale merchandise rent royalty payout method, mall operators much greater flexibility and independence is no mistrust that the independence of the Mixed more effective and easy management.
When a department store in a relatively finite set of goods within the commercial area of ​​the exclusive region, shopping is still considered as more handy, but in a huge shopping mall area, set strict instead of goods for the exclusive shopping district to bring more inconvenient. Business area of ​​the mall department store business than the much larger area. The business area of ​​a shopping center easily tens of thousands, the hundreds of thousands or even hundreds of thousands of square meters,Mens Gucci Boots, this huge department store business area is unmatched. Under such conditions, setting the orientation of goods exclusive shopping district will become a long voyage, is not favorable to the flow and sharing of business resources. A shopping center to make the shopping process should be a great time, in an area of ​​large commercial space, commodity exceptionally rich, has pleasantly surprised to find anywhere, even without a purpose, can be found by the roadside preference products, Shopping is the need to characterize and create a business atmosphere.

2, Mixed and district management to achieve the combination
course, commodity management division of the region, but also is not entirely qualified. If no limit is a miscellaneous operation, will cause the mall disarray, confusion. If both the ground floor selling mobile phone sets, but also selling mutton powder, this form of management is indeed not allowed. Mixed we are advocating is a kind of modern business management of the miscellaneous operation mode, is a limited limit on the operation of commodity. The notion of the famous restaurant, not for men, women, jewelry set limits between, but in between the main retail stores and business set limits. Large family appliances such as the floor does not allow management products, that is, set limits on the categories of business products.
in the business division of the region, there should be flexibility to adjust the food and drink industry. The orthodox shopping center will be set at a fixed food and beverage industry, operating in the region, such as the Teem Plaza, China Plaza is the case. But in recent years, the food industry to appliance multi-point multi-layer, accidental dining point of outlook began to be applied. Mr. Xie Shiping said: may be in a higher place to do food court, and on each floor, there are specialty restaurants, and now do not like all the food in one place, because a large square, each membrane must have a leisure place. This popular set of the entire shopping center, shopping mall for the entire steer is a big flow of people.
modern shopping centers of commercial activities by business area, advocates combining centralization and decentralization, which is mixed operation mixed with the section method of operation. That is, in a large kind of categories and a large business, the division of a basic line, in order to divide the regional and business level, in this environment and with a more flexible, adapt to change, relatively loose Mixed methods.

VI project to determine the most appropriate commercial rent

How
rent, investment narrated to the success of the project, the total so that developers scratching their brains, but also the focus of investment disputes.
the trouble of rent from the three major contradictions. First, investors invest and withdrawn from circulation as soon as possible contradiction between the long-term profitability Fangshuiyangyu; Second, price policy and the conflict between the requirements of tenants; third is the development of price approximation with similar projects around the conflicts arising.
second (price plan and the clash among the requirements of tenants) is the maximum major contradictions. Because the value (amount) in the fundamental law is decided by the market, and ultimately by the tenants have the terminal mention. Marketing can be tilted cube an o'clock prices, but can not change the market value of the law. Businessmen do not purchase it, then developers worried it is. The reason why alike projects nigh the hire to retain tall prices, mostly peer-to hard work in always aspects is the If the blind emulation duplicate, attempt overnight, eventually tend to flee into a wall and go.
how to formulate the policy allows the rental market acceptance? In the technical operations can be divided into three areas: the overall price, rental forms, pay rent time.
present, most of the industry's investment emphasis in the first aspect of operation (price). In fact, the latter two (especially the various combinations of different forms of rent) is also effective leverage investment success. For sample, in order to enhance Small profit margins for the pull-type stores in the region settled in, the rent can be .
However, modern shopping malls are still in the growth stage, accustom to make the run department store, supermarket consumers accept this new shopping and spending habits, need a certain time.
In this case, the shopping center to rent a corresponding investment in
course, the threshold for This transformation of the conservation and so on. The second is to guide the market immediately Fangshuiyangyu efforts to improve management, to be the birthplace of
1, determine the base price
base price is the main market pricing standards, a market in its lot, the base price of its commercial rents to give a certain standard, its bearing capacity of typical commercial or business district, the base price of the rent can be resolute, for instance, In a city; urban areas generally at 100 yuan / square meter as the standard, two cities from 50 to 60 yuan / square meter, the standard three-tier cities in the 15 to 20 yuan / square meter.
their prices reflect the market carrying capacity is a value, their prices are 3 yuan / square meter / day, the price may be set to 1 million, according to this standard in the enumeration is relatively easy ways to remember the corresponding area relationship is consistent, such as the use of use of the area, then must use the area, such as the use of construction area, then all the construction area.
years is between the right to use the buyout price between the selling price and their prices, the price of its standard 60% for the specific pricing of residential pricing according to the conviction of ending to 8, there are exceptions to nine principles, such as pricing 3.5 million greenbacks to consider 35,800 yuan, is priced at 10,000 yuan as 9,800 yuan may be considered to more on.
on their prices, ten years the right to use price, the price ratio between the three, usually 1:6:10, such as the rent amount is 10 Yuan / square meter / day, annual 3,600 yuan / square meter, 10-year use exercise price of 1.8 yuan / square meters, priced at 3 million.
in a considerable supply, market claim over the case, consider the size of the location a lot, put a lot of it method that the amount of slow digestion, dispersion tolerance. Therefore, the base price should be proper to lower, principally early in the market, other markets adult, and then be increased.



2, the deposit and the market threshold
except the price, deposit in the market and market positioning of the threshold price is also very important, some market pressure to solve the construction fund, the pricing scatter on the found price and not too much so requests, or just a base price and low, but the threshold set in market conditions, the income deposit security deposit or entrance fee (sponsorship fees, commissions, building fees under manifold names) The basis of the threshold in terms of fees for the market.
deposit and deposit fee is refundable, in the contract period interest-free, financially as payable.
and admission fees, sponsorship fees, classified as a direct profit,Womens Gucci Flats, such as the Beijing Silk Street Merchants, in addition to rent, charge the deposit of 100,000 yuan, 50,000 yuan admission fee, the deposit is refundable, direct admission for profit, 150,000 yuan is its market threshold.
markets such as Beijing God, its 8 million in rent, 5 million sponsorship fee is reception to the threshold of 50,000 yuan for each stall entry fee accumulation, deposit Tianya 8 million for the closing market portal threshold.
market threshold is set by the development of these two aspects: a deposit or sponsorship fee (admission fee).
threshold set by the stock market can be accomplished in addition to rental inget cracking outside, but in the investment accounts, for the recovery of the cost, ecology is consistent.
market set the threshold higher approval in the market are generally produced in the market, and are touted by the commercial market. Admission threshold reference value, in addition to rent, and regional traditions, the other is the transfer fee, through the typical business analysis, typical commercial stalls for the transmit fee, consider the scale and put a lot of you can set the admission threshold.
Although the deposit market and the sponsorship is the threshold, the earnings of different fiscal deal, sponsorship fees should be set as much as possible a direct profit, less the deposit, such as a deposit of 100,000 yuan Silk Street, on the high sponsorship fees 50,000 yuan is too low, should deposit less sponsorship points. Ya Ya Bao Road, Tin House, such as deposit 80,000 is too high, some of the sponsorship fee should be split, building fees.

3, rent way
for residential sales, the aggregate money set is very important. Is also in business, the rent plus deposit (or admission) is accustomed, delivery rent (every month payment, quarterly payment, Bannian Fu, annual pay, pay for two years) have put ahead different models of the total program.
business models based on the total admission to withstand the conditions, different ways to pay rent to bring the total value of the different delivery more convenient for the shops, the smaller the tolerance, the greater the opposed.
but not the smaller the better, because it involves the investment recovery, especially in funding the project chain traction, in the opening paragraph when such reimbursement, financial pressure, need to pay two years of pay or other solutions.
but raised in the market city, if you rent a short distribution, then raise City of hazards in the investment, the opening of the three nodes in the second collection of rents, the second rental would make the problem short of time outbreak, businesses do not have support through thick and skinny and the market city of so many shopping centers with half the initial system to trap the business sense to make the market hard times, through the support of the city.

VII, to create efficacious commercial real estate investment crew

build a capable, hardworking, emphasizing the dedication, thought good quality investment team, is a commercial real estate investment an important vouch for the smooth progress of work. Commercial real estate investment work is a highly professional and timely work, it requires investment personnel to have a good basic quality, the pressures to adapt to challenges.
1, Merchants must have the basic qualities
(1) good psychological quality
peerless psychological quality investment staff execute well: bold, humble in victory, defeat erroneous. Specific performance should have:
① lofty ambition
including a strong dedication, entrepreneurship, enterprising and innovative, with persistent dedication.
② strong sense
is extremely responsible go in the spirit of duty in the face of major or fussy juncture, ought be daring to do resolute resolve, the gallantry apt do within the ability of decision-making; gallantry apt take duty, be impartial, swayed along personal considerations, uphold impartiality full melodrama to the comprehensive capabilities.
③ tough and stubborn will power
Willpower strong, mighty discreet's investment staff, to vanquish serious difficulties, not for small favors temptation. Both commercial real estate investment is not only comprehension, skill and strength of the comparison, but also the will, patience and insistence in the struggle.
④ good self-control
investment of their own around the interests of both sides, on opposite psychological state, there is also the phenomenon of deadlock broke even common.

(2) with the relevant economic knowledge, social skills and language skills
① spacious range of knowledge
commercial real estate investment involves economics, Retailing, real estate development and management, psychology, sociology, accounting and taxation and other relative exercises, and the latest knowledge of relevant laws and regulations, and new knowledge, new skills are constantly emerging, investment must master the basic knowledge, timely Learning charge, can do a better investment,
② strong communication capabilities
behavior of commercial real estate investment is the investment behavior of the object, and this action requires more analysis to the highest level of management decision-making, which is to ask the investment would be required to fully staff were repeated with the management of communication, so communication work is very necessary and effective.
③ language persuasive
investment information is passed mainly through the word out, and investment negotiations, mainly through the language of communication. Investment staff correct description language, use effective grammar, rhetoric and logic, the wording of more attractive, forceful and agreeable.

(3) have a good ability to judge the phenomenon and the flexibility and plasticity
① acute powers of observation
concept of color by police Yen investment to arrest each other's intentions and capabilities, through the opponent's language posture and movement observation and analysis, thus making accurate decrees, is to obtain information, understand the opponent's one of effective ways and means.
② resilience
means the investment staff according to the ever-changing investment situation, appraise the situation and for the appropriate and amenable solutions that can be judged to the behalf of one's own instruction. Therefore, the investment staff in addition to investment projects to master the specific conditions and market conditions, the need to be proactive, bold, negotiations be humorous, witty, cozy to cope.

2, the special quality of the investment staff
(1) adore the commercial real estate investment work
on investment with a specific interest. Interest for investment staff to pile up the problem of observation, exploration, pursuit and innovation; and in the investment process of self-confidence and passion for work.
(2) has the ability to control the situation
effectively in the arrangement of the investment, understand their strengths and weaknesses of the project, understand each other's investment facts, and in time, take the initiative on the psychological advantage.
(3) a better team
investment is the overall campaign, although the overall project by the category of goods or services or in the level points to each investment staff, but the investment in all functional areas affect the overall success of the project investment is successful.
(4) learning of foreign languages ​​
present, a large number of foreign access to expand their business bring ... to an endthe country, which has a variety of foreign language proficiency of the investment staff work more conducive to investment.

3, investment staff training
investment artist is not nativity there, they are through the culling, education and discipline out in practice. Performance evaluation and incentives in the investment practice of the training has played a significant role.
training is through methodology and case study, and participated in practice to reach knowledgeable, more capable, competent investment work.
(1) First, investment and personnel training to establish the working machinery
both comprehensive planning, but also development of practical instructing program, but also to establish rigid rules and regulations.
(2) Second, the training should be diversified
teachers can consider other theoretical business school instructors, but also consider the practice of sending highly taught professional managers. Face to face, online instructors can be used.
(3) strengthen the investment real
new project of special note groups of non-investment work main shop can arrange more investment staff to participate actively in communication with tenants every day wrap-up session held by the investment adviser, annotate the investment skills and means.

4, investment personnel evaluation
investment staff performance assessment is done in a certain period of new investment behaviour and results were evaluated and measured. He can play for the next amendment to the work of the role of investment, while investment famous accomplishments in recognition of doings or personnel or to promote its effective investment techniques and usages.
performance evaluation of the quality of content items: such as allegiance, stability, initiative, creativity, teamwork, trust, etc., these subjective, but can be quantified, and another categories of goods the maximum points and lowest points balance correction can be carried out.
implementation plan to develop performance evaluation may consider the moral and evaluation and simulation test two methods. Moral and evaluation is to multi-class investment staff is divided into several elementary elements as the quality appraisal project, assessed by the Human Resources Department, the final synopsis, comprehensive analysis of the results; simulations refers to a certain depth or a different laborious issues, analog processing site by the justices from its performance in the score.
identify should cling to the results of evaluation in a fair and objective under the principles to ensure its fairness, rationality, scientific and authentic.
5, investment staff incentive
investment staff is incited incentives to guide investment staff active, positive, creative way to complete higher authorities a target to strive to achieve better investment results. Material incentives and motivation into the spirit of motivation. Material incentive wages, bonuses, allowances, etc. to raise or loosen; mental stimulation refers to compliment, recognition, promotion, job, assessment and other higher-level titles.
incentives are mainly the following:
(1) target incentive
investment institutions by setting certain targets to encourage investment in their exertions to achieve goals. Should be obtainable after implementation of the commitments. Such as successful investment in proportion to commission and so on.
(2) dividend incentive
timely investment institutions asserted the success of investment behavior and recognition, to proceed to carry forward.
(3) model provocation
is to set a real good example for other commanders to learn the direction of investment to encourage investment staff's enthusiasm.
(4) competition and incentive
its investment objective is to make investment staff around to compete and improve investment results. But in this way to be fair, rational, and avoid vicious competition, or just the inverse.

8, avoid commercial real estate investment of eight common errors

first big mistake: first to build a house and then investment
second huge mistake: the blind pursuit of the general measure of market positioning, high quality
third error: the main store must first international brand
fourth error: re-sale investment, light post-operation
fifth big mistake: the price and rental price severe overdraft interest of the industry
sixth error: that anything will be fine as long as the investment success
seventh error: investment grade of lack of clarity in the process of commodity strategy
eighth error:

in the daily course of commercial real estate investment, investment often difficult phenomenon. From specialists point of view, this is because people will commit regular, self-righteous nature of the error.

1, the first big mistake: first to build a house and then investment
This is currently the most common problem developers, who used to cover the house first and then consider investment issues. These developers in the residential development is when to do so, first to build a house and then selling, but also acquired pours. They think this is a material of course, totally do not see the housing market over the years time is a seller's market, the market is in short supply in the state, as the developers have to take place and take by the time the capacity to borrow, at the peak of his house up, natural 不愁卖. In this market, developers have been spoiled, the developer's emphasis on pre-planning is insufficient, the marketing philosophy remains at the center of the making era enterprises, products and marketing reign era, has not evolved to truly customer-centric marketing era.
residential development to commercial real estate development, the rules of the game is facing colossal changes,Cheap Gucci Shoes, the developer is no longer the face of customer-oriented individual natural person, but a business organization, commercial real estate is available for the downstream businesses a business place, the developer built the house to pay depends on businesses, the business requirements of the site, consider location, district, format, building the structure and function of multiple ingredients such as cost, when these requirements are not met When businesses are not stationed.
when developers do not consider pre-planning needs of downstream businesses, such as end crown room and then investment, commercial properties, the result of long-term nature is idle. Wanda from the proposed house, cover the house to the strategic alliance partners. 5 years later, Wanda's commercial real estate development has been the main store from the first generation model the mutation of a single urban complex to stage, and many of our commercial real estate developers on the development of ideas still in the primitive stage, many developers in the building design there are a lot flawed, given the difficulties caused tremendous investment into commercial property is a key reason for the idle.

2, the second big mistake: the blind pursuit of the general amount of market positioning, high quality
of commercial real estate is concerned, from the general amount of market demand is killed! The cost of commercial real estate requirements of the land market situation to force developers to seek to achieve a high level to maximize economic efficiency, but the demand from the market, developers will bring high-end trap.
in the commercial real estate market, even with retail investors contained, the industry chain, who must pay the final consumers, businesses rely on consumers to support consumer demand for real, and real consumer demand is difficult to bubble. Currently in Beijing and many cities in commercial real estate market, commercial property has become a very famous lazy contradiction, when the developers built a large number of commercial property is idle, many businesses have found the ideal place of business as a headache . The contradiction between supply and demand is very sharp, people lamented the lack of effective demand is the lack of effective time of the tangible supply, the supply of commercial real estate are a large number of inefficient supply, demand and supply of commercial real estate there is a serious structural imbalance.

3, the third big mistake: the main store must first international brand
part of the developers orders from the Wanda there learn learning development model is bundled with the world's most ardent business leaders, so Wal-Mart and other international business leaders have become exceptionally renowned. Wanda tied Wal-Mart, intentions to enhance the use of their signs Wanda commercial value of the property, while taking advantage of the demonstration effect of Wal-Mart were to residence the problem of investment and commercial property sales problems, and ultimately But Wal-Mart is not inexpensive
Some developers in order to move business
mammoth presence, or even spend much, Taiyuan a developer, developed a more than two hundred thousand square meters of SHOPPINGMALL, our home is not complete move to the main shop, even at the rent-free years Wal-Mart entered deceive! Beijing, a commercial project, in order to move LV stationed, is also out of the eight conditions for rent-free! As a result, developers face colossal pressure to recover the investment, only for can only be crushed upon, when they can not afford the high rents, when withdrawal can only be kept closed shop! In the game developers and retailers, is to be a Chinese saying goes:
dissimilar regain most of the upfront investment. Wanda's generation, second generation commercial plaza, is the case, but this practice has undoubtedly laid the latter part of business risks, Shenyang, Changchun, Wanda Commercial Plaza with shops investors are accordingly lead to squabbles, commercial investments by Wanda to commercial deceit to court. Therefore, the developers in the investment, the development model Wanda order is value learning, and the world is big business value of strategic alliances, but Wanda early over-reliance on the world business leaders to do the main shop, in turn over-exploitation of small businesses and shops Investors need to reflect the model is.

4, the fourth largest error: re-sale investment, light post-operation
do commercial real estate developers, ponderous sale investment, because the light post-operation:
(1) support the financial system is only for developers to provide project development loans, requiring developers to Days sales outstanding as a repayment guarantee to real estate as parallel and guarantees, the developer shall not be forced by financial pressure to go to sales the main road;
(2) formed when the developers for residential development of the habits and mindset is to sell mainly of a sold;
(3) to operate commercial real estate-based development model is beyond the scope of business developers and core capabilities, developers can not depend on a long-term operating profit.
but to sell commercial real estate-based development model and the operation of commercial real estate itself, there is a huge conflict of laws, in addition to shops along the avenue, community shops, offices and other high-rise dormitory 底商 most comprehensive amount of commercial-scale objects are very large, far from ordinary individual investors can bear, and commercial organizations for financial cash flow, liquidity, chief efficiency and other aspects to consider, the basic operation as a way to rent, not buy a house and basic operations, so developers realized the way the sale was nowhere. Two years ago a large commercial property developers are keen to split property for sale, but in practice virtually all of the property-type shops have experienced investment and operating difficulties, this road is also proved a dead end.

fifth big mistake: the price and rental price severe overdraft interest of the industry
commercial real estate business and real estate industry is a complex area of ​​docking, the developer is to rely on businesses to foot the bill, which objectively requires developers must understand the basic operation of the commercial law area, there are several points that need to be adult Business seriously consider:

(1) district of the growth wheel fish require the developers to implement the policy
a commercial institution stationed in a commercial property, the income growth bend is a life-cycle bend, which includes the cultivation, growth, stable and recession. In the first 3 years of business operations, especially large businesses, need 3 to 5 years of market cultivation stage, if the district is relatively mature, and training will abbreviate the period of the corresponding need at fewest 2 to 3 years to enter the stable operation phase, if it is belongs to a new community, the district needs a mature 5 to 8 years, the growth of this district law which calls for developers to pursue the fish policy;

(2) business tends to yield an mean of
commercial circulation and other services are mostly of very good competition in the industry, low barriers to entry, high teaching level of information transparency, competition is fierce, the industry tends to yield an average of, such as large-scale retail is only 3 web profit 4%, so judged to bear the cost of business is on the base line, cost-sensitive commercial enterprises is much higher than the developers;

(3) rental businesses to consider the affordability of
location in the business aspects of commercial organizations with highly specialized, comprehensive way to information, bargaining power is muscular, rational decision-making and so on. This requires developers to either be strategic or tactical issues to be of investment from the high prerogative and have to be of commercial operation of law, esteem for commercial law, in the rental price on the capacity of business to be considered, to reduce their high expectations, to consider the law of improved district, and then incubation period to give businesses a chance to recuperate, to chase the fish policy.
now most developers, is a short period of time accumulated a large luck from the housing market in conversion from, and often there is a strong upstart mentality, they think that commercial real estate market more gainful than residential, commercial enterprises than the average natural have a stronger ability to pay, are more fat pig, do not kill the white not to kill. So if it is sold or leased developers, pricing strategy pricing strategy is to take a feminist, Henzai knife advance advance the shops for many years to investors and the commercial interests of businesses, commercial real estate seriously distort the commercial relationship between the upstream and downstream; kill Pigs policy violations inherent requirements of the law of commercial real estate is leap to retaliation by the market.

sixth error: that everything will be fine at the peak of the investment success
do commercial real estate developers in China, the mentality of a crowd of investment are forced to do, do not become the only investment bargains, investment is done, developers can feel free! In fact, for the commercial real estate, the real value comes from the late long-term operation and management, which, further the reach of developers on the.
so a heap of developers is not enough emphasis on post-operation management, even when done in the promised investment in the investment is completed, basically slogan and forms. Some developers set up their own property management companies, property management surrogate with the late management of commercial operations, in fact, no professional business operation and management; very small number of developers to set up a business management company, responsible for post-operational management, but the business management companies often lack their own business ideas and business power, will not effect a proper role in business management company. Real business management company, must not be part of the developer, and by neutral workers to provide professional management services to create value for third parties.

seventh error: investment grade of lack of lucidness in the process of commodity strategy
a shopping center in the investment process, the quality of the commodities should have a very clear strategy. If you simply that This investment process, in terms of management, the performance of the investment to the lack of systematic and strategic. Investment strategy process is often not easy to turn into a chaotic game, this seemingly prosperous, but in reality a muddle of the business structure, investment process is a failure. Regardless of how many businesses move, even now the realization of the opening rate of 100%, far can not be considered a successful investment.
investment work in the beginning, the opening rate in order to achieve this goal, the investment staff will often redouble their efforts. Meanwhile, in order to achieve this goal, some investment team will relax the requirements of the business, reflected in the number of not seeking just to the quality, just the opening rate, not for others. Time set in the opening premise, in order to achieve opening of the mall, only

eighth error:
current investment process, the 2 prevalent problem is - However, the opening rate
Figure: the performance of the opening rate for all centers to opening time as the center, to give up this goal and the product quality to business requirements.
However, the grade is figure
goods: does not show for the opening and the opening time of high demand, but for the performance of the high demand of goods and businesses.
If we say that in front of a phenomenon caused by a direct consequence of the mall opened in a moment, then the latter phenomena is a straight result of delays in opening shopping malls. However, quality of goods is the investment strategy map business requirements of shopping center has a very good brand of goods, from a agreeable business to run. This limited the commercial brand and a colossal area of ​​direct conflict between.
a successful investment strategy of the first shopping center on the local business economy should be true and comprehensive understanding of both the investment strategies are required, and it is a feasible. Wang Jiefangbei Building Walking Street to the second investment, which vividly illustrate this phenomenon: Sigma department initially wanted to personalize and tell to different from other shopping malls, shopping district is solitary in the Liberation Monument, However, the gap between ideal and reality is too great. Was depressed by the impact of department stores, well-known brands to face the newly opened Sigma, are holding a wait and see attitude. Sigma department to cope with the opening of the brand of choice in the eyebrows and a beard grasped the only commodity as long as people do, whatever, and to rely on the opening and slowly adjusting. This approach started to make Sigma merchandise department stores have lost the appeal to consumers, after visiting a mall do not have much impression.
opening rate but even now the comprehension of investment plans for the opening rate of 100%. can not be successful on the business, results of this investment will build the business structure of the centrifugal compel, and guide to an overall business structure that collapsed soon later opening. Similarly, quality of goods are subject to investment tactics chart is a huge negative achieve. Henderson Center in Beijing's business place is a typical case of failure. Henderson Centre opened at the starting, is the world's altitude brand positioning as a business, but the opening operation, due to a single grade of product management, shopping malls, vehicle is exceedingly infrequent, the year rental income of only 15 million yuan. Traffic is not ideal, resulting in the mall business is passive, and face four times in five years.

Beijing Henderson Shopping Centre
the first time in five years, face
was called to grab up with International Trade, Palace, Dorset, to become Beijing's most upscale retail establishments most new shopping malls in Beijing, Henderson, even to the weekend is also deserted. Utilization of the huge shopping malls are not high, seems to be the people from the Chang'an Avenue, Beijing Railway Station to the ground a huge channel. Five years, four face here. Dorset, Lane Crawford in Hong Kong, thousands of thousands, Lufthansa has high stationed, more business investment platform will be chosen here, whatsoever, the Buddha put a shopping center in Bermuda Henderson, a merchant into a money-losing business, the failure black aperture.
2001 年 11 17, Henderson Centre, Beijing announced the relocation pack. Lufthansa Group stationed in Henderson, to the public that there are many retail, providing and entertainment businesses and the renowned brands will be stationed in the Henderson Shopping Centre - Henderson can say that this is the fourth face. But 13 months after, Henderson Centre is still vacant, do not know the year, called to the Henderson Center is designed to form, trends, function of both the elegance shopping center of Henderson China have done?
three unsuccessful face: from 1998 to November 2001, Henderson Centre has has The end of 1998, the Henderson Center opened in the Chang'an Avenue. Henderson was follows good infrastructure, as well as Henderson office, COFCO Plaza, approximate the geographical advantage, one opening to locate the high-end consumer market. Dorset and the composition of the commercial department stationed in Dorset Henderson business, claiming to do However, due to high commodity prices, a cushion two or three thousand dollars, a shirt on the yuan, and the surrounding Henderson does not match the spending power is, only some casual consumption of white-collar operators and foreign talents, mediocre people do not buy a large shopping only. Struggled last year and a half, 2000, Dorset withdrawal.
In this case, the agent in the business management department invited the world's top brands famous department store Lane Crawford in Hong Kong managers, jointly offered in the Henderson Center , household items, this is Henderson's second face. From Japan, Italy, France, Sweden, the United States, household goods extremely slight, expensive: 5000 yuan a clothes, a wallet 3 million. Commodity prices, high threshold, blocking the consumers, also in no time to close two months after the department store business. Positioning errors on the quality of goods, not only Henderson Center in Beijing brought the failure of the two operations, but also brought a long-term domino effect, Henderson Centre, Beijing until now, has not stood up in the market, resulting in eighty square meters of maximal commercial property has not been able to achieve the desired effect. Failed to break the confidence of developers and businesses to make the center as business positioning Henderson chaos and loss. No rules, no more confidence in a vicious chain reaction in the follow-up investment process has been further performance of the public.
2001 年 9 months, thousands of thousands of small commodity wholesale market presence Henderson Centre, all of which are in the low-level operation of the commodity. All of a sudden become a commodity from the high-end retail and wholesale, and suddenly the breach not only Henderson lost to foreigners, white-collar personnel in this consumer group, even temporarily incapable to adapt to ordinary consumers. Thousands of thousands of goods and MassMutual, the same God, the lack of large-scale residential area near Henderson, transmission is not convenient, people will not buy a commodity and the light Guheng Ji, up and down the train does not need outsiders buy gifts here . Thus, the third face affirmed failed.
face four years, the property responsible for more than a dozen office, promised to attract business approach on concessional terms, the delay can not be cashed, Henderson property in the eyes of business has become a developers.