Real estate product positioning practical skills - a real estate planner, floor area ratio configuration tips if there are pieces in Beijing residential land area of ??5,000 square meters, respectively, by different people for product positioning, and some people may try to save and control on the first floor area, with an open design, create a single high-rise buildings, high-rise space to create value; Some people might buildable gross floor area for low floor (for example, the second floor), planning chunky buildings, a aspects to grasp storefront commercial value to save on construction costs; Some people may plan several buildings, height varies, both rich styling, but also be flexible depending towers do not use planning, for whatever reason, the final product positioning results in every piece of land is bound to generate either high or low, or fat or thin, or a single building or building buildings, the use of the so-called volume rate, refers to how each piece of land has a total gross floor area (F ground area) use to the extreme. The same piece of land, because of different purposes, may result in different volume rate of use patterns. Generally, those who want to consider positioning the principle or purpose probably have the following different angles; (1) space utilization value and volume rate relationships, such as commercial areas steeped, first floor apartment could be worth several times the upper floors value, so the total GFA should be allocated to the lower floors; Conversely, a weak area of ??business atmosphere, you might consider close to the high-rise buildings. (2) construction costs and capacity utilization rates party relationships, the more high-rise or special shape of the building, the higher the cost of its construction, so to weigh the increased costs and the potential to create a space value, to determine the best use of the principle of volume rate . (3) the construction period and the relationship between volume rate of use patterns, such as two 10-storey building with a single building 20-storey building, the construction period for the former than the latter save a lot, and investment recovery period will directly affect the speed and operating risks. (4) market acceptance and use patterns volume rate relationships, such as high-rise buildings in areas of high unwillingness to accept, if considered for high-rise buildings in the planning, we must carefully assess the market risk. (5) around the building condition and the relationship between volume rate of use patterns, such as a low-rise buildings in the area, to the development of high-rise buildings has become a landmark building in this area; development or to the middle, temporarily leading the trend in height ; or planned low-rise buildings, to herd follow the crowd? Consider the above various subjective and objective conditions and restrictions specific purpose, the final volume rate will actually be allocated. So that the volume rate can make the most full and rational use! Second, public facilities, positioning techniques in the general concept of home buyers in the purchase of a house always want their public facilities; proportion of the smaller the better, because the public facilities are often considered to be virtual, specious and unhelpful. Some developers or sales agent companies in order to vote consumer likes, demands high real yields or low public facilities than advertising strategy. Actual yield is so high or low proportion of public facilities for the buyers, but also really affordable do? In fact, the more advanced countries such as Europe, America, Japan and other countries, the more likely to contain private area and public facilities, the overall planning, architectural features to measure the quality and value, and our constant pursuit of improving living standards in the trend , it is also bound to be a trend toward development. On the development or product positioning are concerned, to recognize the reason many public facilities difficult to be buyers accepted, because the facility itself is not affordable, or because no real value facility through appropriate way for buyers to fully understand, so in addition to the statutory necessary facilities need to use Plan seeks affordable, it also need to be clear to distinguish the following types of functions and benefits of public facilities in order to make a reasonable position for the nature of the case. (A) has the effect of increasing the public facilities, such as a spacious foyer, walkways, etc. These facilities function is to ensure that the positive value of the property and its future growth potential. Especially for the high frequency of use, number of users and more offices, shopping malls or small suites and other products, this is especially important public facilities. (Two) has practical nature of public facilities, such as parking spaces, gym, swimming pool, or public auditorium, etc. The benefits of such public facilities is its public nature, such as any person wants to have a private swimming pool is a luxury thing, but through sharing of public facilities, while filling the entire building or an entire community of households able to have long-term economic and Use of pool. (Three) have a common set Lei revenue opportunities, such as the basement of the commercial space, parking spaces, or other tenants pay for non-use of the building facilities. Because of this use of the facility rental or usage fees may be charged for the purchase by sharing facilities, the equivalent of buying a long-term investment income subject, not only to subsidize management fees, but also easier to maintain the overall construction quality, the use of Lots of high value when the positioning is quite appropriate facilities. (Four) on the environment have improved public facilities such as green spaces, gardens, etc., although increased investment, but this kind of input from the appreciation in the property due to changes in the environment to be rewarded. Public facilities planning will be more and more attention, product positioning by various public facilities if properly grasp the function of public facilities space can play a "NCTU" role. Third, the floor positioning technique uses different people have different needs space on each floor, each floor is, in fact, different markets, with separate supply and demand situation, use characteristics and spatial nature of the transaction value, etc., but these differences exist , can give a person engaged in product positioning creative opportunities. We can be a complex three-dimensional space, the market is divided into the following four characteristics of the individual to consider their position. (A) is the top floor of the market, this product regardless of lighting, ventilation, view and privacy aspects more than the other floors has unique conditions, and because the top floor of each building only one floor, this relative rarity makes rooftop market often appear in short supply situation. (Two) a cosmetic market, usually refers to the first floor to the second floor of the building. The value of this product is that it is close to nature with the external environment (eg temporary road storefront, office), or have the opportunity to internalize the external environment (for example, in a courtyard house). This geographical conditions and rare, making the market value of the facade is not only high compared to other floors, but also often appear oversubscribed phenomenon. (Three) is the basement of the market, this product may have an independent function and purpose (such as shopping malls or parking spaces), and sometimes it may be the other floors of joint products (such as the first floor of a private basement or other floors total facility space ). (Four) is a middle-tier markets, including the second floor of the building until the floor below the floor above. This market conditions between the floors of the relative differences is limited, and it has the largest percentage of space occupied, it is generally referred to the real estate market boom or not, most of the middle layer is the market in terms of supply and demand. In terms of product positioning are concerned, in addition to identify the different floors of the heterogeneity of the market, we should also pay attention to the following matters to maximize the added value of space. (A) proper use planning in order to balance the supply and demand imbalances. For example, in business atmosphere in prime locations, with the first floor with a second floor or basement consolidation plan, in order to increase the market supply of the facade; take the House floor or attic designed to meet the market demand for more attic who are creating a more high-value space a good way. (Two) clear distinction between the different floors of the market in order to design products for the demand. Street facade of such great importance to the market, in terms of planning should be noted that to maintain good eye moving lines and associated external opportunities; rooftop market pursuit ventilation, lighting and vision of the other conditions, it should be noted that Dong Ju windows, insulation and other designs. (Three) reasonable capacity utilization rate in order to change the traditional concept of space. For example pulled building height, beyond the neighboring building height; increase high floor area, in order to create "quasi-floor" space (referring to the attic with the same lighting, ventilation conditions for a high floor); or the use of the Permian or Triassic planning, so one day (top floor) with ground (floor) space increases. Fourth, the real estate holdings of positioning techniques (a) long-term holding. Investment targets or have any kind of production nature of the property. For different people, may have different meanings and return on investment to achieve the interests of the time expectations. This is why the real estate market both in the pursuit of short-term profit, engaged in buying and selling of existing homes or profiting presale investors who have invested money to build buildings only rent not buy developers. Because the nature of the land particularity, both with scarcity, increasing the value, but also has regional heterogeneity (including the natural environment and human socio-economic), difficulties of this for many businesses or individuals investing in real estate, the long-held investment strategy, it seems more meaningful than the other property. So how should make product positioning, namely, how to use the land in order to earn a real long-held interests? First, we must first identify the long-term interests in several ways: First, leasing; Second, operators or use income, which is the real owner of the operator or the user, the use of space to earn their own commercial business interests; Third preservation or value-added benefits, such benefits may come from the effects of inflation, possibly due to improvement of social progress or the environment, may also be used for other land first, resulting in the value of land soared after use. Whether lease or an operating interest earned, the vast majority of long-held land, and its maximum benefit from the added value. Practice to seek value-added approach, there are many, for example, there is no short-term land-use or development value can be taken to keep a negative strategy; has been the early land values ??for land, you can take the first built after the sale strategy; re those who practice such as McDonald's, first find a good place to build shopping malls, through the operation of drive local business atmosphere, you can sit back and enjoy the natural value of real estate interests. Long-held land, must be able to earn a reasonable return time makes sense, so the product can locate the key to success is the ability to match the length of time, the planning stage of the product and the operating and financial plan to ensure that the interests of the whole process of the maximum. (Two) short-term profit. Most of the investment targets, there is short-term and long-term profitability of a different mode of operation, real estate investment is no exception, usually it includes land development, investment in the construction, housing sale, rental, housing management and other profitable ways different length of time . For real estate investors want to short-term profit, in addition they only buy and sell and earn timing spread way beyond, if you want to create real added value within a limited period of time to increase the investment benefit to be an effective means of product positioning. Therefore, I hope the real short-term profit product positioning, paying particular attention to the possibility of realizing gains and efficiency of investment funds. Below are several programs to help improve real short-term investments. (A) modification products and create added value. This approach is common in old estate investment market, which is still update the value of buying old buildings, retaining its basic structure, only for planar septum Bureau or the appearance of such alterations to re-sell at a profit, this practice because input costs, short construction period, the conversion properly, usually in a very short period of time to earn the desired reward. (Two) planning needs not yet saturated fashion products in the short term to create high sales rate. For example, the real estate market downturn, many developers quick response on the launch of low price or two room suite of products, and works with zero payments payment conditions to stimulate buying, quick sale is completed. This approach is to first determine the effect of sales performance further construction can reduce financial risk, just pay attention to avoid attracting the most investment clients, resulting in sales rate may be high, but the rate of retreat household or customer payment, the ratio of non-performing high dilemma . (Three) planning a short period of traditional products in order to save costs and increase return on investment. Typically the longer the duration, the higher the risk of funds, and investment recovery time is longer. Therefore, based on return on investment considerations, short duration, stable demand for products (such as 5-F7 residential), often also take into account the market acceptance and financial viability, to achieve the purpose of short-term profit. Not even in the planning of short-term economic benefits of products, should try to shorten the duration of the use of technology to improve capital efficiency. (Four) attempts innovative market-leading products, in order to absorb the early pioneering markets, such as there are many cases that will floor ceiling, mezzanine space planning to increase the selling point, to strengthen short-term sales effects, they seize the initiative as long as the marginal product , the smooth clearance, in general can create short-term investment interests. More than a few product positioning in the direction that provides real estate investment and want to short-term profit businesses or personal reference. In practice, in pursuit of short-term profit as the goal of product positioning, typically earn fast and earn cis, is more important than more money!