Logistics real estate suddenly into the public view

Du Ran Le every reporter from Chengdu

So far this year, from Tencent heavily involved in South China City, to secure the acquisition of real estate projects in Chengdu, Chengdu, and then to the happiness and Jingdong cooperation, and even shortly before the benchmark housing prices Vanke for the first time involved in logistics and so on, was originally only a minority issue of logistics real estate, what Child into the public view.

June 11, the State Council formally adopted the "long-term logistics industry development plan", the logistics industry chain, especially logistics real estate sought after.

What is logistics real estate in the end? What are the typical features? For successors, how to develop logistics and operation of real estate? How to avoid the risk? In response to these issues, recently, "Daily Economic News" correspondent (hereinafter referred to as NBD) interviewed Professor Li Wei, vice president of China Institute of Logistics Planning.

Economic restructuring activate logistics real estate

NBD: As early as 2009, you took the lead in China to put forward the concept of "logistics real estate will be the next gathering point of wealth," how do you evaluate this forward-looking perspective?

Li Wei Wei: In early 2009, I spoke at a logistics development summit forum, "the financial crisis, the logistics real estate usher in a new opportunity." A few months later, I formally proposed "logistics real estate - China's real estate next wealth gathering point." In recent years, this view has been fully confirmed. Domestic and foreign capital, logistics, electricity providers and express delivery, almost all in the crazy pursuit of logistics real estate.

At present, the explosive growth of e-commerce in China has stimulated the overall upgrading of the domestic logistics system. Real estate enterprises also want to seek diversified risk allocation, while the capital agencies have also made vigorous development in China's logistics real estate due to various factors such as investment opportunities in actively seeking stable returns . From a broad sense, I think that logistics real estate is an integration of logistics resource platform that can maximize the value through planning by using the property or regional land, platform, logistics, finance, information and functions of the logistics industry.

NBD: In your opinion, what are the typical characteristics of logistics real estate? Compared with residential, commercial real estate, logistics and property development should consider what factors?

Li Wei: Logistics real estate investment with relatively high quality, policy support, steady value-added features, but the payback period, business variables, management control is a professional and technical living, although the pros and cons of the same, but far outweigh the benefits.

At present, we need to consider the main factors of three points: First, the attributes of the land, the new version of urban and rural planning has added storage logistics properties, is to solve the logistics park has been "unknown origin" issue, so that almost the logistics property to choose from Question: either logistics land, or commercial land. Second, professional planning, land property issues directly related to the logistics of real estate positioning and planning. A piece of land as a logistics real estate projects in the end what kind of professional attributes? Is land or rail? Is the airport, harbor or dry port? Pre-professional planning not only to solve the positioning, attributes, business models and other professional issues, but also directly related to the project's survival, which is one of the reasons for the relatively high threshold of the professional development of logistics real estate. Third, follow-up management, logistics, real estate management is very emphasis on logistics specialization, modern management and economies of scale, synergy.

"Localization" model initial shape

NBD: What current logistics real estate operating mode? Which model is better?

Li Wei: According to the main investors to divide, the first model is the real estate business-led, the construction of logistics facilities, leased to customers and their management, such as ProLogis, the follow-up benefits from the logistics facilities rental and property management fees.

The second model is the logistics demand-led self-built, self-sustaining property, domestic large-scale e-commerce enterprises and logistics enterprises to adopt this model more.

The third model is the real estate, logistics and logistics providers directly cooperate with the business, revenue sharing by agreement, sharing the risk. Such as ProLogis and China Materials Storage and Transportation Corporation formed a strategic alliance; Ma operation of the "rookie network" is the most clear example.

The fourth type of model is led by a third party, integrating the respective resources of the logistics and real estate developers. The third party is responsible for bidding on the management enterprises and distributing the proceeds according to the agreement. Light asset mode of operation logistics real estate is becoming a new trend.

In my opinion, "there is no better model and the best one is suitable for us." Domestic needs should be diversified and adapted to local conditions. The market demand for logistics real estate is not merely static real estate, but also requires vivid connotation .

"Localization" model is also initial shape. The first category is originated in the city of "Trade City" is gradually from a single show to the logistics, electricity providers, distribution logistics real estate path, a typical representative of South China City, Chelsea development.

The second category is a modern logistics real estate group which is started by a local professional investment logistics park and gradually upgraded through intelligent upgrading. It has unique competitiveness in the fields of green transportation, electronic information trading, warehousing and distribution and distribution. The typical representative is Guangzhou Lin'an, Linyi Tianyuan and Zhejiang Chuanhua.

The third category is the government-led development of the logistics industry cluster area. With the agglomeration capability and compound capacity of the logistics industry, the regional development is implemented to form a favorable situation for the development of production-based logistics and trade-related logistics. The typical representative is the modern logistics port in western China , Suzhou Logistics Center and Inner Mongolia Jining modern logistics park.

The fourth category is the face of a series of changes, continuous innovation. Recently, delegations from all over the country continued to visit the first "Integrity Mechanism", "Import Commodities Exhibition Hall" and "O2O mode" of Taobao City in China's logistics park. At the same time, they also included "Tianyuan mode".

Logistics real estate to "ground gas"

NBD: You said on your personal Weibo that logistics real estate should be "grounded." In the actual development, the logistics of real estate projects why "ground gas"? What is the solution?

Li Wei: According to the logic of commercial real estate, real estate investment in logistics is relatively small, but the long payback period, in exchange for the relative advantage of the relative stability of its return on investment as commercial real estate was relatively simple or "rude", which led planners, Planners or developers quick success, the final implementation of the project "unscathed."

Logistics real estate to "ground gas", only with the region's own resource endowment full integration. First of all, it is necessary to consider the necessity and feasibility of setting up a logistics park in the region from reality. Secondly, the planning of a logistics park should start from the need of coordinated development of the entire urban logistics system, and not like the "new".

Third, should be to save land, improve urban logistics features for the purpose. Finally, we must adhere to market-oriented operation. In the planning of the whole logistics park, it is necessary for the government to take the lead in unified planning, guidance and coordination, and adhere to the principle of market-oriented operation.

NBD: At present, the return on investment of domestic logistics real estate how? In the e-commerce logistics era, how to improve logistics and real estate operating efficiency and investment income?

Li Wei: Ventures, insurance, trusts and funds are all trying to flood into logistics real estate. The so-called "no gain and no early gain" are the profit-driven magic powers. The average rents for the overall premium warehousing properties in the country have been rising for the 18 consecutive quarters. Related research shows that the return on investment in real estate logistics has reached more than 8%, the actual planning and operation of the project is completely exceeded or greatly exceeded.

In the e-commerce logistics era, logistics real estate enterprises on the one hand to enhance the logistics expertise, practicing internal strength, "for their own, is the best model." On the other hand, we must focus on our core business, clearly develop our thinking and not over commercial real estate. In the era of big data, companies want to improve operational efficiency, you can try to enlarge assets, operating assets flexibility, business model platform, monitoring and visualization.