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最新新闻Expansion is too fierce, is generally considered to be the main reason. From quality to cross area to the chain of copy, as commercial real estate arena freely old brother, Wanda is achieved milepost type industry history.
Wanda mode in the current commercial real estate hot peaked, but unlimited scenery behind it, had made Wang Jianlin proud of the product quality, wrong.
In October, the first justice city
Open street one night, Wang Jianlin, this was his last two came here for the tenth time. Wanda as a number one priority this year project, investment and development of the culture of the Central District, is not only the important engineering Wuhan, also Wang Jianlin Wanda to develop cultural tourism business of a transition.
This project in celebration of splendor, Wanda mode is also in the current commercial real estate hot peaked, but unlimited scenery behind it, Wanda 2011 in a number of national project quality problem, had made Wang Jianlin proud of the product quality, wrong.
Expansion is too fierce, is generally considered to be the main reason. From quality to cross area to the chain of copy, as commercial real estate arena freely old brother, Wanda is achieved milepost type industry history. Whether the company strategy or to the external environment, Wanda unconventional speed is inevitable, Wanda engineering, is a local one project, the observer said, Wanda development cycle and administrative cycle docking.
Local guests.
In September 20, 2009, Wanda 2000000000 photographed Wuhan Bridge plot plot Jade, less than a week, namely that start, the ceremony, including the Hubei provincial Party Secretary Luo Qingquan, Hubei governor Li Hongzhong, the provincial CPPCC Chairman Song Ying, vice secretary of provincial Party committee, Wuhan municipal Party committee secretary Yang Song, four people, two full.
In the
Wanda in 2010 two times to obtain the Wuhan Central Culture District three plots of land, this is located in the downtown area, a total area of nearly 800 acres, in the domestic large city of No. The first was in July 818000000 yuan, Wanda took" East Sand connected " project phase 123.4 acres of land, namely" Chu Han street". Floor price of about 2629 yuan / square meters. In September, again with 4400000000 yuan respectively, 3200000000 yuan with two adjacent plots of land, covers an area of 468500 square meters of total. A rough calculation, three pieces of land planning construction area reached about 3000000 square, the floor price of 2600 yuan / square meters.
In contrast, adjacent to the Central Culture District Wu weight plant residential plots, 2007 by the Department to take, the floor price reached 3290 yuan / square meters, due to the winning bidder should bear some clear tasks, the price has a peripheral low price: the same year surrounding a small homestead, the price has to 4200 yuan / square meter.
Wang Jianlin early in the group 's internal meetings, assigned to group president Ding Benxi personally
" Wanda finally surrendered homework on time, this project also participated in the hundred years of various guests, let
" I have this self-confidence,
The National Association of industry and commerce commercial real estate only appoint conference chairman Zhu Ling Bo Wanda speed causes summarized," Wanda engineering, some provinces and the government is a project, which, Wanda development cycle, need and local officials administrative cycle docking, a government four or five years, do not have the project done slowly." Zhu said Ling Bo. This rapid replication capacity of Wanda, and brand enterprises, become the darling of the local government.
" Because Wanda city complex well done, around the city are actively looking for Wanda Wanda talk, hope to local development city complex," Wang Jianlin has privately said," now Wanda every year can only choose 1/3 items to do.
" Jiangsu Huaian Secretary Liu Yongzhong to Wanda's comments may have representative:" a
" Wanda in local government, it formed a reputation, Wanda is also very cooperative, very good", a Wanda sources, opened in September of this year a Xiamen Wanda plaza. Local governments in planning has been completed, the external wall elevation level rises again. Wanda then modify the program, therefore an additional one billion investment, time limit for a project is also extended to 3 months.
In the central area of the city of
And Ling Bo said, is the local government on land finance, tax, employment, city image of many demand common role in impelling the Wanda Wanda, besides more quickly.
Concentrated outbreak
Now, the country has opened 33 Wanda Plaza, 15 five Stars Hotel, 600 block movie screen, a chain of 26 stores, 30 hypermarkets KTV company, over the years among China's commercial real estate for the top spot, sales into the "world 500" has become a family when Wang Jianlin 2012 plan.
This is a lofty enterprise, but in the most basic of engineering quality problems frequently anomie.
The night of April 12, 2011,
After several months of investigation, investigation group for the accident causes analysis is, the excavation engineering, steel support system first is destroyed, the maintenance of wall thereupon deformed sharp, the first reinforced concrete bracing in supporting and cross-beam node at the break, finally led to the whole support system failure collapse. The direct reason is that, according to the design drawings of the construction construction has not yet. In September 30th, Shanghai established diplomatic relations committee of the construction unit Shanghai Wanda Baoshan Investment Limited, a fine of 200000 yuan, the general contractor of construction, inspect manage unit, monitoring unit, subcontractors were punished. Construction of the system in a had Wanda project managers say, the supervision department of the construction method of deep foundation pit excavation done, there are strict technical requirements, Baoshan project is obviously not according to regulations.
On the punishment results before and after introduction, a letter from the Sichuan Mianyang public letter circulate in in the bookshops. Report said," Mianyang,
" This has not yet been Wanda official response to report, the data listed is shocking: in this always build for the 450000 party in a building site, there were several steel processing production; some of the construction using 10mm reinforced 9.6mm, GB, the site of the only about 8mm.
On the use of" Wanda thin reinforced " hearsay, has also appeared in Henan Zhengzhou. In April this year, a local media reports, two seven
Expansion of anomie
"It is indeed due to the spreading rate is too fast, causing Wanda appear some problems of Engineering quality." The National Association of industry and commerce commercial real estate only appoint conference chairman Zhu said Ling Bo.
Soon, it was Wanda in the past five years, as shown by the most remarkable characteristics.
Wanda in the 80's of the last century from the residential real estate development started, from 2000 to the beginning of commercial real estate, and gradually become the largest integrated commercial real estate operators, in which the process is full of twists, it experienced the first generation, second generation single combination stores to the third generation city synthesis development.
In 2006, based on city complex concepts for the third generation of
Wang Jianlin said, the Wanda, the only commercial planning and Design Institute, to undertake a project, with the cost, design cost, construction cost, capital rent all prior to the budget," we have the precision of the model, the error can be controlled in 10 thousand yuan of less than.
" In the industry, Wanda speed is as the acme of perfection. Real estate project in
Unlisted Wanda to invest enormous capital, the model can not be found in the peer. "This is Wanda after years of development, formed a unique kind of funding chain, the close relationship." Zhu said Ling Bo. Longitudinal, Wanda took, can be obtained from local governments to support the mortgage loan, after commencement of construction method, mat endowment, followed by the first residential development pre-sale capital, commercial property business, but also can obtain a mortgage to get. Laterally, Wanda project is numerous, uneven, the project funding and support each other by.
However, the commercial real estate capital precipitation is very huge, the return cycle often decades, capital chain, is the topic of the past are not around.
A Wanda internal information display, Wanda plans in 2012 2013 held 13000000 party commercial property, the rental income to achieve 7000000000 yuan. While 2010's holdings to 5660000 party, annual income is 77000000000 yuan. Rental income is visible only to the Wanda income less than 10% of the.
Wanda at present the big head of income from residential and commercial sales, according to the CRIC report, Wanda 2010 residential sales of 36900000000 yuan, occupy more than 40% of the proportion of income wanda. Commercial sales equivalent. " The income structure, the commercial real estate, is not stable." Housing letter analyst Xue Jianxiong said.
Zhao Fujiang said:" Baolong and Wanda are ' cash flow rolling assets ' mode, Wanda to sell 60% of residential, office, commercial street community to maintain 40% holders of the MALL property, is characterized by fast, some big peers were also similar, however, Baolong is a listed company, financing is abundant, the project on the pressure of capital no Wanda pressing.
" In this context, Wanda on the rolling expansion speed requirements are extremely stringent. At present, Wanda land reserves reached 36000000 square meters, but the company still plans in the second half of a not small with plans. " Our one year construction area is 30000000 square, it is little more than a year, must develop new projects."
Strategic reflection
Wang Jianlin has been in the reflection.
Early in May last year, Wanda in Tangshan project was carried out in internal audit, discloses the project company has a number of engineering bidding, engineering accidents, design management issues such as out of control, the project team was expelled from the other penalties.
In July this year, Wanda internal summary of the first half of the meeting, Wang Jianlin will once again focused on carrying out project quality problem. " Recent quality decline trend,
" Wanda to the boutique started. In the company, has been the spread of such a story, in 1992, to the exposure is known for quality tour came to a provincial Wanda residential area after the visit, Wang Jianlin said that his heart who fear, investigation group later called him to Beijing, said this is China's first project quality quality residential quarters, to give Wang Fa medal.
"In the past few years, Wanda head, say, as long as the speed, regardless of the quality of." To build a had Wanda project said," previously Wanda project, in the first-tier cities, amount is little, we as a boutique in do. Now the blossom everywhere, a three line city, a good few
The above said:" he is such a large scale, the upstream and downstream industry chain had nothing to do with him. Construction of the system in two, eight bureau bureau are strategic partners, a year Liangsanbaiyi engineering, who dare to say. Some things are not Wanda developed in line with national norms, time limit for a project is often a pressure-pressed, below the concrete not dry, to cover. Engineering supervision market is not good, this is a local regulation?!
" In fact, the engineering quality is the only strategy oriented product. Zhu said Ling Bo, two years after the accident, Wanda in discuss two issues, one is going to have to slow down, the second is to consider how to improve property holding operation level, enhance their sustainable value.
Near Wanda are disclosed, in Wanda, earlier had to constantly bring forth the new through the old items are considered, but the results are discussed, too much innovation, affect the development speed, 2004 - 2006 period of adjustment, Wanda, several attempts were denied by capital market, also does not favor. On balance, Wang Jianlin eventually chose chain mode to quickly copy.
" Is not to say that the city changes rapid development stage, we advocate this kind of mode. The world's largest commercial real estate developers Simon estate, in creating a business atmosphere and model innovation, and spent a lot of thinking, so many years, almost no project name." Zhu said Ling Bo.
Zhu Ling Bo think, especially at present, commercial demand no longer than the previous two years, then a single, more rich, diverse formats, Wanda, such bibcock is likely to once again lead the industry innovation.
Wang Jianlin in August of this year a Ciyang enterprises training class for Wanda, competitiveness, has there been such a speech," from small to large enterprises at different stages have different competitiveness. Even large enterprises, survival was fifty, one hundred years, different periods of core competence is not the same. Wanda Group, core competence has experienced three stages, early on the engineering quality, medium by regional development, now has a unique business model. So, in a perfectly competitive market did not compete."
扩张过猛，被普遍认为是主因。从质量到跨区域再到连锁复制，作为商业地产江湖纵横多年的大哥，万达无疑创下了里程碑式的行业历史。
万达模式在当下的商业地产热浪中达到顶峰，但风光无限背后是，曾令王健林自豪的产品质量，出了毛病。
10月，首义之城武汉迎来了辛亥百年。在武汉，这场庆典是重中之重。位于武汉中央文化区的楚河汉街项目，则因此具备了特殊的意义。属于万达的这个项目选择了这个国庆节正式开张。
开街头一晚，王健林来了，这已经是他过去两年第十次来到这里。作为万达今年的头号重点项目，中央文化区的投资开发，不仅仅是武汉的重要工程，也是王健林的万达开拓文化旅游业务的一次转型之举。
这个项目在庆典中大放异彩，万达模式也在当下的商业地产热浪中达到顶峰，但风光无限背后是，万达2011年在全国的多个项目出现质量问题，曾令王健林自豪的产品质量，出了毛病。
扩张过猛，被普遍认为是主因。从质量到跨区域再到连锁复制，作为商业地产江湖纵横多年的大哥，万达无疑创下了里程碑式的行业历史。无论对公司策略还是对外部环境而言，万达的非常规速度是必然的，万达的工程，多是地方的一把手工程，观察者称，万达的开发周期需要与行政周期对接。
地方官的座上宾
武汉助兴“辛亥百年”的楚河汉街项目，风光背后是近乎“飞速”的建筑进度。
2009年9月20日，万达20亿拍下武汉积玉桥地块，不到一周的时间里，即宣告开工，典礼上，包括湖北省委书记罗清泉、湖北省长李鸿忠，省政协主席宋育英、省委副书记、武汉市委书记杨松等四大家一、二把手悉数到场。
在这次湖北四套班子聚首之际，万达与地方政府初步敲定开发中央文化区的协议。知情人士透露，地方政府要求万达把这个项目打造成为“中国第一，世界一流，业内朝拜之地”，关键是，这个几十万方的项目，政府给王健林的时间只有8个多月。
万达于2010年分两次获得武汉中央文化区的三幅地块，这片位于市中心的区域，总面积将近800多亩，在国内特大城市中鲜见。先是当年7月，万达8.18亿元拿下“东沙连通”项目一期123.4亩土地，即“楚河汉街”。楼面地价约2629元/平方米。9月，又分别以44亿元、32亿元拿下相邻的两幅地块，占地面积合计46.85万平方米。粗略计算，三块地的规划建筑面积达到300多万方，楼面地价在2600元/平方米上下。
相比之下，毗邻中央文化区的武重厂区住宅地块，2007年由复星系拍下，当时的楼面地价即已达到3290元/平方米，由于中标人需承担一些清场任务，这一价格已较周边地价低：同年周边一小幅宅地，价格已至4200元/平方米。
王健林在年初集团的内部会议中，指派集团总裁丁本锡亲自抓武汉项目，要求每个月至少开一次现场办公会。“10月10日前必须开业，不能有任何动摇。而且不但要开业，还要建得好。
”万达最终按时交出了作业，这个项目也在参加辛亥百年的各路嘉宾面前，让武汉大放异彩。2011年9月30日，湖北省省委书记李鸿忠，湖北省省长王国生，湖北省政协主席、党组书记杨松，中共湖北省委常委、武汉市委书记阮成发，武汉市副书记、市政府市长唐良智等悉数到场。万达又一次实现了时间的承诺。
“我有这个自信，汉街将是武汉商业最火的地方。”王健林说。
全国工商联商业不动产专委会主任朱凌波将万达速度的动因做了归纳，“万达的工程，多是某些省市政府的一把手工程，而这，万达的开发周期，需要与地方官员的行政周期对接，一届政府四五年，等不起项目慢慢做。”朱凌波说。万达这种拥有快速复制能力、又有品牌效应的龙头企业，自然成为地方政府的宠儿。
“因为万达城市综合体做得好，各地城市都主动找万达谈，希望万达去当地开发城市综合体，”王健林曾私下透露，“现在万达每年只能从中选择三分之一的项目来做。
”江苏淮安书记刘永忠对万达的评语可能具有代表性：“一座万达广场矗立在那里，已不是单一的商业性项目，带来城市经济的繁荣，更代表了城市的形象。哪里有万达，哪里就给人家一个强烈的信号：这是一个有品位的城市!”
“万达在地方政府中，的确形成了口碑，万达也很合作，很争气”，一位万达人士透露，在今年9月开业的厦门某万达广场。地方政府在规划完毕后，提出把外墙立面的层次再提高一下。万达随即修改方案，为此追加了一个多亿的投资，工期也延长了3个月。
在其中部地区的投资重镇武汉，万达和地方政府的紧密互动，可谓其中缩影。
朱凌波说，正是地方政府对土地财政、税收、就业、城市形象的多种诉求共同作用，在万达之外推动着万达越来越快。
集中爆发
现在，这家在全国已开业33个万达广场、15家五星级酒店、600块电影银幕、26家连锁百货店、30家量贩KTV的公司，多年位居中国商业地产的头把交椅，销售额进入“世界500大”已成为当家人王健林2012年的计划。
就是这样一家志在高远的企业，却在最基本的工程质量问题上频频失范。
2011年4月12日晚间，上海宝山万达广场工地在基坑开挖和垫层施工中，工地北侧的围护体倾覆，周围道路撕开了一条数十米的地面裂缝。
经过数月调查，调查组对事故成因的分析是，该工程基坑开挖时，钢支撑体系首先被破坏，维护壁随即变形急剧，第一道钢筋混凝土支撑在支撑和围檩节点处折断，最后导致整个支护体系失效坍塌。直接原因在于，施工方未按设计图纸施工。9月30日，上海市建交委对建设单位上海宝山万达投资有限公司罚款20万元，施工总包单位、监理单位、监测单位、相关分包单位均被罚。中建系统一位曾做过万达项目的管理者说，监管部门对施工方做深基坑开挖，有严格的技术规定，宝山项目显然没按规章制度办事。
就在处罚结果出台前后，一封来自四川绵阳的公开举报信在坊间流传。举报人称，“绵阳市涪城万达广场在施工建设中，大量使用小钢厂生产的三无劣质钢材，给工程质量埋下隐患。
”这个尚未得到万达官方正式回应的举报，所列数据可谓触目惊心：在这个总建面为45万方的建筑工地中，有数处钢筋加工制作点;一些施工采用的10mm的钢筋，国标为9.6mm，该工地中的只有8mm左右。
关于万达使用“瘦身钢筋”的传闻，还出现在河南郑州。今年4月，当地一家媒体报道，二七万达广场同样使用了低于国标要求的钢筋。
扩张失范
“确实是由于扩张速度过快，导致万达出现一些工程质量问题。”全国工商联商业不动产专委会主任朱凌波说。
快，正是万达在过去五年中，所表现出的最显著特质。
万达在上世纪80年代末从住宅地产开发起家，从2000年开始转向商业地产，并逐渐成为国内最大的综合型商业地产运营商，其中过程颇多曲折，其经历了第一代的单店、第二代的组合店到第三代城市综合体的发展。
2006年，基于城市综合体概念的第三代万达广场在宁波一炮打响后，万达基于低地价、核心区位、订单式招商等成体系的产业链整合优势，设计出了高度集权的快速复制模式。
王健林曾透露，在万达，有国内唯一的商业规划设计院，承接一个项目前，拿地成本、规划设计费用、建设费用、招商租金全部都要事先做好预算，“我们有精准的模型，误差能控制在万元以内。
”在业内，万达速度令人叹为观止。宝龙地产郑州项目负责人赵夫江说，万达一些项目建设工期，往往能从20个月压缩到18个月再到12个月。集团内部，还常对提前完工的项目部给予重奖。
未上市的万达能够投入巨大的资金，其模式令同行难望项背。“这与万达经过多年发展，形成独特的类资金链，关系紧密。”朱凌波说。纵向上，万达拿地后，可以获得由地方政府支持的抵押贷款，开工后，施工方垫资，紧接着是先开发的住宅预售资金回笼，商用物业开业，又能够获得大量物业抵押贷款去拿地。横向上，万达项目众多，进度不一，各项目间的资金又可以相互支持策应。
不过，商业地产的资金沉淀极为庞大，回报周期动辄数十年，资金链，是这个行业绕不过去的话题。
一份万达的内部资料显示，万达计划在2012年—2013年持有1300万方的商业物业，租金收入达到70亿元。而2010年的持有量为566万方，全年总收入则为770亿元。可见租金收入目前只占到万达收入的不到10%的部分。
万达目前收入的大头来自住宅和商业销售，据CRIC报告，万达2010年住宅销售额为369亿元，占据了万达超过40%的收入比例。商业销售部分与之相当。“这种收入结构，对商业地产而言，显得不够稳定。”中房信分析师薛建雄说。
赵夫江说：“宝龙和万达都采用‘现金流滚动资产’模式，万达出售60%的住宅、写字楼、社区商业街来维持40%持有MALL物业，特点就是快，一些大的同行也类似，只不过，宝龙是上市公司，资金充裕，项目上对资金的压力没有万达紧迫。
”在此背景下，万达对滚动扩张速度的要求极为严苛。目前万达土地储备达到3600万平方米，但公司仍计划在下半年有不小的拿地计划。“我们一年开工面积就有3000万方，也就是一年多一点的量，必须发展新项目。”
战略反思
王健林已在反思。
早在去年5月，万达对唐山项目进行了审计，在内部公开了该项目公司发生多项工程串标、工程事故频发、设计管理失控等问题，该项目班子被处以开除等重罚。
今年7月万达内部的上半年总结会议上，王健林再次将工程质量问题重点拎了出来。“最近质量有下滑苗头，唐山、宝山项目出现问题。事故虽然不大，但敲了警钟，使我们下决心改革。今后绝不允许再出现这样的质量事故，不能把老传统丢了。
”万达本以精品起家。在公司内部，一直流传着这样一段故事，1992年，素以曝光著称的质量万里行来到万达的一个省优住宅小区考察后，王健林说当时自己心里犯怵，考察组后来把他叫到北京，说这是中国第一个工程质量全优住宅小区，要给王发奖牌。
“过去这些年，万达头脑发热了，不客气地说，只要速度，不管质量。”中建一位曾做过万达项目的人士说，“以前万达项目，在一线城市，数量少，我们都当做精品在做。现在遍地开花，一个三线城市，一整就好几个万达广场，同体量的项目，人家工期两三年，万达就十几个月。
上述人士说：“他这么大的规模，上下游产业链都拿他没办法。中建系统二局、八局是战略合作伙伴，一年两三百亿的工程，谁敢说不呢。一些万达制定的东西都不符合国家规范，工期往往一压再压，下面的混凝土没干，就往上盖。工程监理市场本来就不好，地方监管?这可是一把手工程!
”事实上，工程质量仅仅是战略导向的产物。朱凌波透露，这两年事故频发后，万达内部在讨论两个问题，一个是要把速度降下来，第二个是考虑如何提高持有物业运营水平，提高其持续价值。
接近万达的人士透露，在万达内部，早先有过对项目不断推陈出新的考虑，但讨论的结果是，太过求新，会影响发展速度，2004年—2006年的调整期，万达的一些尝试被市场否定，也并未受到资本的青睐。权衡之下，王健林最终选择了连锁模式以快速复制。
“并不是说城市化快速发展阶段，我们就提倡这种模式。全球最大的商业地产商西蒙地产，在打造商业氛围和模型创新上，花了很大的心思，这么些年，几乎没有几个项目是重名的。”朱凌波说。
朱凌波认为，尤其是目前，商业需求不再像前两年那么单一，更丰富、多元化的业态，让万达这样的龙头有可能再次引领行业创新。
王健林在今年8月的一次央企培训班上，针对万达的竞争力，有过这样一段演讲，“企业从小到大的不同阶段有不同的竞争力。即使大型企业，生存五十、一百年，不同时期的核心竞争力也不一样。万达集团，核心竞争力经历了三个阶段，初期靠工程质量，中期靠跨区域发展，现在靠独特的商业模式。这样，在一个完全竞争的市场做到了没有竞争。”
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