html On July 20, Hong Kong star Simon Yam was accidentally stabbed and injured while attending the opening event of Juranzhi Zhongshan store in Zhongshan, Guangdong. He has been discharged from the hospital after undergoing surgery. Later, the police reported that after investigation, psychiatric experts conducted a mental examination and preliminary medical diagnosis on the suspect Chen. He had a mental disorder, and the details of the case are still under further investigation. After the
incident, it was rumored that Simon Yam was accidentally injured, and the incident was caused by the development company's default in payment for the project. However, the development company later responded that "there is no default in project payment."
The Juran Home Zhongshan store involved in the incident actually leased part of the commercial properties of the Shenzhen-Zhong International Decoration City project in Zhongshan Torch Development Zone, Guangdong, and handed it over to it for unified operation and management. This is also the entry of Easy Home into Guangdong. The first store in Zhongshan.
Shenzhen-Zhong International Decoration City (registered as "Huake Commercial Center") continued to be included in the key construction project plans of the Guangdong Province and Zhongshan City two-level governments in 2019.
According to a reporter from China Business News, as a key construction project at the provincial and municipal levels, the Shenzhen-Zhong International Decoration City, which is still on sale, has a post-sale and leaseback situation.
The reporter further learned that the project development company initially obtained this almost custom-made land through an intermediary at a low price, and paid the intermediary a huge fee of millions of yuan. In order to thank the intermediary for helping to obtain the land, A private agreement agreed that the company would share the 41.87 million yuan government subsidy fund in half.
After-sale and leaseback, capital return sales
Shenzhen-Zhong International Decoration City project claims to the outside world that it is developed and constructed by Huake International Holdings Group Co., Ltd. (hereinafter referred to as " Huake Group ") registered and established in Hong Kong, and the development of Shenzhen-Zhong International Decoration City The main entity, Zhongshan Grace Commercial Investment Management Co., Ltd. (hereinafter referred to as "Ence Company"), is affiliated to Huake Group.
However, according to the reporter’s inquiry, Grace Company has no equity affiliation with Huake Group. Grace Company is directly held by four natural person shareholders, Lin Naike, Lin Chengxian, Lin En, and Lin Nainian. Among them, Lin Naike, the actual controller, holds 80% of Grace Company. Equity.
reporter contacted Lin Chengxian, who holds 10% of the equity of Grace Company. His position is the director and general manager of Grace Company. The reporter asked him to confirm whether the Shenzhen-Zhong International Decoration City project was in arrears with payment of project fees, etc. He was non-committal.
reporter learned from the Zhongshan Municipal Housing and Urban-Rural Development Bureau that the current development and construction content of Grace Company is the Shenzhen-Zhong International Decoration City Project Phase I, with a construction scale of approximately 120,000 square meters and a total of 5 buildings. The first phase of the project obtained the construction permit at the end of September 2016, and completed the acceptance filing at the end of January 2019.
The construction unit of the first phase of the Shenzhen-Zhong International Decoration City project is Zhongxing Construction Co., Ltd., which is said to be a construction enterprise that started in Jiangsu and has special qualifications for housing construction. The reporter also contacted a core person from Zhongxing Construction Co., Ltd. and asked him to confirm whether the Shenzhen-Zhong International Decoration City project was in arrears with project payments. The person also remained tight-lipped about this.
From December 2016 to June 2018, Grace Company obtained pre-sale licenses for all five buildings in the first phase of the Shenzhen-Zhong International Decoration City project in five times, and approved the pre-sale of a total of 2,451 units.
According to the reporter’s understanding, the low-rise shops in the first phase of the Shenzhen-Zhong International Decoration City project sold by Grace Company have always been sold and rented back.
A person familiar with the matter said that after investors purchased the low-rise shops in the Shenzhen-Zhong International Decoration City project, they also signed a 10-year entrusted operation management contract and promised fixed income for the first three years, setting the fixed rate of return at 4 %, 5%, 6%, totaling 15% of the total house payment. The rent will increase annually within a certain range in the next 7 years. The investor and the hosting company will share the rent in a ratio of 9:1.
However, in the first three years after the investor purchased the commercial property, the development company did not pay the investor 4%, 5%, or 6% of the total house price on schedule. Instead, it deducted it in one go when the investor purchased the house. Discounting 15% of the total house payment is equivalent to investors purchasing a house at a discount of 85%.
At present, the first phase of the Shenzhen-Zhong International Decoration City project has been completed and accepted at the end of January 2019. However, according to the reporter’s understanding, the sales and lease-back sales strategy of this project has been implemented for a long time, and there are still cases of return-to-cost sales.
In addition, what is particularly noteworthy is that the above-mentioned insider revealed that investors will sign a 10-year entrustment agreement with a company called "Zhongshan Huaxia Zhihui Market Operation and Management Co., Ltd." (hereinafter referred to as "Huaxia Zhihui") The contract is not with Grace Company, the developer of the Shenzhen-Zhong International Decoration City project.
Although the investor signed a 10-year entrusted operation and management contract with Huaxia Zhihui, since the total 15% fixed income agreed in the first three years has been deducted from the total house payment in one go, in fact, the first three years of entrusted operation and management Huaxia Zhihui will not pay any rental income to investors in 2019.
In the first phase of the Shenzhen-Zhong International Decoration City project, based on the after-sale and lease-back sales strategy, Huaxia Zhihui, as the entrusted management party, and Grace Company, as the development entity, have made equity segregation arrangements.
According to the reporter's inquiry, Huaxia Zhihui is a private enterprise solely owned by a natural person named "Wu Weipao". In addition to Huaxia Zhihui, Wu Weipao only has a company named "Zhongshan Torch Development Zone" The enterprise "Zhengba Tianxia Fast Food Restaurant" has a registered capital of 50,000 yuan and does not have any other commercial entrusted operation and management enterprises or experience.
However, the reporter noticed that according to the industrial and commercial registration information, the contact numbers, emails and other contact information left by Huaxia Zhihui and Enance Company during the industrial and commercial registration were exactly the same.
Intermediaries help obtain land at low prices
According to public information, the Shenzhen-Zhong International Decoration City project is developed in three phases. The total construction area of the first phase of the project is 120,000 square meters. The main business content is a boutique pedestrian street for home and building materials, including 60,000 square meters. meters of commercial part, 30,000 square meters of residential facilities and 30,000 square meters of parking spaces.
The total construction area of the second phase of the Shenzhen-Zhong International Decoration City project is 100,000 square meters. The main business content is the Easy Home Experience Center, which is a one-stop purchasing center with a large number of brands and a large amount of goods. The total construction area of the third phase of the project is 60,000 square meters. Mi, the super high-rise twin towers, is the Huake Center. It is a landmark building integrating headquarters economy, high-end hotels and office buildings.
According to the relevant arrangements of the "Guangdong Province Key Construction Project Plan in 2019", the total investment budget of the Shenzhen-Zhong International Decoration City project is 1 billion yuan.
According to the official registration information of the project, the Shenzhen-Zhong International Decoration City project has a total land area of 54,200 square meters and a total above-ground construction area of 205,500 square meters, including an exhibition center construction area of 80,000 square meters and a commercial plaza construction area of 53,700 square meters. The office building construction area is 40,800 square meters, the hotel construction area is 9,810 square meters, the apartment construction area is 21,200 square meters, and the underground garage construction area is 42,200 square meters.
Grace Company acquired the Shenzhen-Zhong International Decoration City project land at a reserve price of 124 million yuan in mid-July 2013. Based on the planned capacity and building area when the land was transferred, the transaction price was less than 574 yuan/square meter. This was the extremely low floor price level among the land sold in Zhongshan Torch Development Zone at that time.
It is reported that 2013html in 2013, a number of commercial and residential lands were sold in Torch District, Zhongshan City. The average transaction price of commercial plots was about 750 yuan/square meter, and the average transaction price of residential plots exceeded 1,100 yuan. /m².
At present, the average selling price of market-type shops in the first phase of the Shenzhen-Zhong International Decoration City project has reached more than 35,000 yuan/square meter, and the average selling price of commercial and residential apartments is about 25,000 yuan/square meter, compared with less than 574 yuan/square meter at the beginning. The transaction floor price is RMB/square meter, and Grace Company is expected to make a huge profit.
The land used for the Shenzhen-Zhong International Decoration City project is commercial land, and the transfer period is 40 years. According to the land development and construction requirements of the year and the qualification requirements of the bidders, the land parcel is almost a customized development land.
The Zhongshan City Land and Resources Department clarified in the listing conditions that the land must be used to build a large furniture sales center. Only companies or enterprises with the qualifications to operate and sell furniture can participate in the bidding. Bidding from natural persons or joint bids will not be accepted.
This reporter learned from relevant sources that through the help of an intermediary, Grace Company was able to obtain the development land for the Shenzhen-Zhong International Decoration City project at a low price.
In September 2012, Yangjiang Huake Market Investment Co., Ltd. (hereinafter referred to as "Yangjiang Huake"), which Lin Naike and Lin Chengxian held 77.5% and 22.5% of the shares respectively, signed a "Project Cooperation Agreement" with this intermediary, stipulating that by This intermediary assisted Yangjiang Huake in obtaining the land use rights of the Easyhome project site and transferred it to Yangjiang Huake together with the "Lease Contract" signed with Easyhome.
After Yangjiang Huake established a development company in Zhongshan and independently delisted the above-mentioned land, it will pay the natural person 5 million yuan (2013html In July 2013, the two parties signed the "Project Cooperation Supplementary Agreement", which was adjusted to 3.38 million yuan).
In addition, in order to thank the intermediary for his help, the agreement also stipulated that after Yangjiang Huake receives 21.87 million yuan in project support funds and 20 million yuan in headquarters economic support funds returned by the government, 50% of the funds will be paid. to this middleman.
According to the reporter’s further knowledge from relevant sources, as early as September 2012, Juran Home had signed a "lease contract" with a company controlled by this middleman, and at that time the land for the Shenzhen-Zhong International Decoration City project was not It is not listed for sale, which means that the land is actually a development land customized for Easy Home to enter Zhongshan.
After Yangjiang Huake signed the "Project Cooperation Agreement" with the intermediary, it was not until November 2014 that Juran Home officially terminated the contract with the company controlled by the intermediary and switched to cooperation with Grace Company.
If the government returns the above-mentioned 21.87 million yuan in project support funds and 20 million yuan in headquarters economic support funds to Shenzhen-Zhong International Decoration City, plus the 3.38 million yuan previously paid by , this middleman will directly profit from it 2431.5 Ten thousand yuan.
reporter asked Lin Chengxian to verify the role of this middleman in the development of the Shenzhen-Zhong International Decoration City project and the final payment to him. As of press time, Lin Chengxian had not responded.
In addition, a reporter from "China Business News" noticed that when the land for the Shenzhen-Zhong International Decoration City project was sold in July 20132013html, the Zhongshan City Land and Resources Department clearly agreed in the listing document that the land for the project should be sold on February 19, 2015. Construction will start before February 18, 2018 and be completed before February 18, 2018.
But in the end, the Shenzhen-Zhong International Decoration City project was delayed until the end of September 2016 to obtain the construction permit for the first phase of the project, and the completion acceptance of the first phase of the project was not completed until the end of January 2019.
