Rents for premium warehouses rose for the 18th quarter

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 benchmarking Vanke first involved in logistics, etc., was originally only a minority issue of logistics real estate, what Child into the public view.

June 11, the State Council formally adopted the "logistics industry development program", especially in the logistics chain 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, synergies.

" 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. The delegation ever to visit the country recently build China's first logistics park "integrity mechanism", the "Import Commodity Exhibition" and electricity supplier O2O mode "Taobao City", but also in foreign countries including Germany have been built three logistics park "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, from reality to consider establishing the necessity and feasibility of logistics parks in the region; Second, the logistics park planning should need to coordinate development of the logistics system of the city of departure, but not happy "new" tired "old."

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

P2P platform near the bank 忽悠 or by letter? One of the hottest categories in the field of Internet finance is P2P . However, the parallel phenomenon of peer-to-peer P2P platforms has triggered market worries. It seems that when the industry plunged into credit, many P2P platforms recently announced the signing of a so-called " fund custody agreement " with Ping An Bank . Is the bank's steady and credible image really giving credit to P2P platforms?

According to a survey by the Beijing Times reporter, Ping An Bank did not conduct any similar business. Even the China Merchants Bank, which has already started a similar hosting business, is only prepared for risk reserve. Therefore, investors should not blindly believe in investing in the P2P platform. After careful selection.

Bank hosting P2P funds?

P2P network loans in the development of high-yield and easy operation has always been an important factor to attract investors, while the convenience of the loss of security is the investor's heart worries, P2P platform for the risk events are difficult to trace, and the middle of the funds Lack of supervision of the account is not unrelated.

According to the Beijing Times reporter learned that there have been many P2P network credit platform in order to increase the risk of means of isolation, the funds are entrusted to remit the world and other third-party payment platform, there are many P2P network credit platform that if the bank can provide hosting, will Will give better protection of funds. Recently, the number of P2P net loan platform called the signing a "fund custody agreement" with the Ping An Bank, P2P net loan fund custody appears to be a new dawn.

Beijing Times reporter learned from many sources that since April this year , Ping An Bank has signed strategic cooperation agreements with several P2P platforms in Shenzhen and Guangzhou , becoming a new P2P fund custody system users of the bank .

According to the company's official website information, after signing the contract, the micro-credit net investor funds account will be managed by Ping An Bank to take practical actions to protect the safety of investors' funds.

Besides Ping An Bank, there is also Merchants Bank, which has hosting cooperation with P2P , and Renren has previously announced the signing of a custody agreement with China Merchants Bank. Reporters learned from China Merchants Bank, Shanghai Branch of China Merchants Bank, the company's risk reserve fund account for serious and independent trusteeship, the actual flow of funds reserved for the risk of the situation out of escrow monthly report issued.

Beautiful misunderstanding

P2P network loan funds managed business has always been a third-party payment accounted for the majority. For example, the introduction of the first domestic third party P2P hosting account system is to remit payment to the world. Remittance to the world financial institutions, assistant general manager Zhong Hongbo recently said in an interview: "The establishment of third-party platform for fund trusteeship mechanism to ensure that the P2P platform can return to the nature of the intermediary. "

By contrast, banks have been cautious in providing fund trusteeship and payment settlements for net lending companies. In this context, Ping An Bank and China Merchants Bank's move seems to allow P2P platform funds managed to see the dawn of the Fund, but according to the Beijing Times reporter learned that banks are still more concerns in this regard, not as P2P companies claim that optimism.

Ping An Bank told Beijing Times that as of now, Ping An Bank is still in the research and development stage of the fund settlement service mode in this business area and has not provided capital settlement and liquidation services to any P2P lending platform nor to any P2P network Credit platform to achieve platform trading system and bank settlement service system docking. Follow-up cooperation, Ping An Bank hopes to give full play to the bank's experience and advantages in fund trusteeship, mainly in the isolation platform to directly operate the investment and financing funds, emphasize the funds clearing and clearing services may occur in the process of risk control node to ensure a clear flow of funds And trackable.

According to the China Merchants Bank, the "all loans" and "risk imprest accounts" in the name of the company opened a separate account earmarked. " Everyone Loan " receives a certain percentage of the service fee from each loan on the platform as a risk reserve. Its purpose is that once a bad debt occurs on the platform, the " Renren " website will automatically be prepayed through the risk reserve, which in fact forms a risk-sharing mechanism.

Third-party oversight should be larger than hosting

Reporters learned in the interview, at present, most of our P2P network loan platform is to cooperate with the security company, there are some network loan platform in cooperation with the security company, based on the funds entrusted to third-party payment companies, such as building blocks box , Silver customer network, the third way is to cooperate with the bank, but this approach does not involve all fund custody.

More stringent regulation is undoubtedly the future direction of P2P development, for investors, from the perspective of ensuring the safety of funds, the platform to choose third-party funds hosting mode is particularly important. Silver guest network president Lin Enmin told the Beijing Times reporter, the advantage of capital trusteeship is that funds run within the third-party payment hosting system, without going through the platform, so as to avoid the risk of misappropriation of investment funds platform.

" As a P2P company, in fact, we very much hope that the funds can be managed at the bank, but banks are not really P2P to do the hosting business now. " A P2P industry told Beijing Times Times reporter, and for the Renminbi Bank of China loan preparation Gold custody business, the above said, " hosting gimmicks meaning of meaning is greater than the real effect, because the risk of reserve funds only account for a small part of the platform transaction volume, there are fraudulent P2P platforms are carrying funds to flee the transaction volume, so the risk Stand-in supervision can not solve the real problem. "

Du Xiaoshan, chairman of China Microfinance Alliance, said he is optimistic about bank regulation of P2P funds. He pointed out that placing investors' funds in banks and supervising them by banks will prompt the P2P industry in China to move in a good direction. "It should be a platform plus a bank or a third party service agency to provide lending services to both lenders and borrowers rather than the platform plus the services of lenders and borrowers. "