Who knows the details of the uncompleted residential flats in front of guangzhou east railway station Square?

Taking off the gorgeous advertising coat, the Zhongshui Square in Tianhe North has returned to its original bare appearance.

14 years, the newborn baby has also entered the cardamom age, and the surrounding land price has skyrocketed n times, only it is rotten today.

Recently, it was revealed that the monthly advertising fee was 380,000. This unfinished building, which has been shelved for 14 years, has become the talk of Guangzhou citizens after dinner, and the whole story behind it is even more confusing.

Assuming that the average rent of office buildings in the sports center area in 20 12 is 13 2 .5 yuan /m2, the reclaimed water plaza with a floor area of 63,928 square meters can also collect 8.47 million yuan per month, equivalent to 280,000 yuan per day, which is nearly 65,438 billion yuan per year.

In fact, Zhongshui Square has never lacked attention.

For more than ten years, many developers have made great efforts, but their debts and lawsuits have deterred many people.

Disappeare282,000 every day.

Coming out of guangzhou east railway station, in the central axis landscape, besides CITIC Plaza (information, group purchase, forum), Zhongshui Plaza is bound to be the second "stunner" to steal the mirror.

In the past, it was like a bottle of wine, because its appearance was surrounded by huge alcohol advertisements; Nowadays, because of its rough appearance, it is incompatible with the surrounding colorful high-rise buildings.

In the past, Zhongshui Square, Zhongcheng Square, Yin He Square, Jinghua Square and Bao Hua Square were called the five unfinished buildings in Guangzhou.

However, in recent years, with the soaring housing prices, the last four companies have been revitalized and renamed, and their operations are good. Only Zhongshui Square did not see any movement.

In Hebei, where land is precious, every minute is gold.

According to the data of full house red office building department, the price of second-hand office buildings in 20 12 hot regional sports center is about 27343 yuan/square meter, up 5.23% year-on-year.

Even in the old Guangzhou International Trade Center, the average second-hand price reached 19833 yuan/square meter last year, while the CITIC Plaza adjacent to Zhongshui Plaza was 34 100 yuan/square meter.

Last year, the average rent ratio of sports centers increased by 5.7% from 20 1 1, reaching 132.5 yuan/square meter; CITIC Plaza 150 yuan/m2, Zhongtai International Plaza 1 10 yuan/m2 to 142 yuan/m2.

Even today, Zhongshui Square is a treasure land in terms of appearance and geographical location.

If the average office rent in this lot is 132.5 yuan/square meter, and the above-ground construction area is 63,928 square meters, the daily rent can reach 282,000 yuan.

In fact, if it is really operated, the income of Zhongshui Plaza may not stop there.

The commercial area of the 6th floor of the podium above ground is11162m2, and the rent of shops is equivalent to that of non-office buildings. And the fourth floor underground reaches 14080 square meters, and there is also corresponding parking income.

However, at present, I don't know when the lawsuit dispute in Zhongshui Square will be settled.

At least 282,000 yuan a day, 8.47 million yuan a month, and nearly 654.38 billion yuan a year, the rental income continues to disappear invisibly in the rotten tail.

The land price of more than 70 million yuan has not been paid yet.

Zhongshui Square is located on Linhe West Road, 0/00 meter away from CITIC Square/KLOC-,and separated from Guangzhou Institute of Physical Education by a wall.

According to an insider, in 1994, Zhongshui Square, covering an area of 4,358 square meters, belonged to the Institute of Physical Education and was later won by Guangzhou Construction Real Estate Company. "The cost of land acquisition in that year was about 70 million, and the money has not been sent yet."

The audit report of Guangzhou Jin Xin Real Estate Development Co., Ltd. (hereinafter referred to as Jin Xin Real Estate) in 2008 proved this.

1April 1997,1June 1998 and1October 1998, Liao Hantong, the former real estate finance manager, paid 500,000 yuan, namely * *110,000 yuan, to the industrial office run by the Guangzhou Institute of Physical Education.

On August 2nd, 1995, Jin Xin Real Estate was jointly established by Guangzhou Construction Real Estate Company (hereinafter referred to as the construction company) and Hong Kong New China Group Co., Ltd. (hereinafter referred to as the New China Company). The two parties cooperated in the development, construction, sales and lease management of Water Plaza, with a total investment of 20,653,400 US dollars and a registered capital of 8,266,5438 US dollars.

At that time, the construction company was one of the subsidiaries of Guangzhou Real Estate Industry Corporation, established in 1992, and was a state-owned enterprise established by Guangzhou Real Estate Management Bureau (now the Housing Management Bureau).

Hong Kong New China Company is jointly established by Yuedong Development Co., Ltd., a window company established by Shantou * * * in Hong Kong, and another company.

"At that time, the cooperation was because there was no money to develop because of the problem of funds, and joint ventures were all the rage." Chen Chaoping, the current legal person of the construction company, said.

1994 65438+In February, the construction company found Hong Kong Xinhua Company after seven months of land acquisition.

The two sides have reached a preliminary agreement, and the established company holds 20% of the shares, and the new China company holds 80%.

The cooperation conditions agreed by both parties are as follows: the construction company provides the land use right of Zhongshui Square and its legal and valid certificates, and the new China company provides all the funds needed for the construction (including tax) and ensures that the invested funds can reach the normal progress of the project until the completion and delivery.

"Commercial housing sales (materials, group purchase, forums) are sold by Hong Kong New China Group Co., Ltd. as the exclusive agent overseas, and the sales targets are mainly overseas Chinese, compatriots from Hong Kong and Macao and returned overseas Chinese, supplemented by domestic residents.

Domestic sales and exports account for 30% and 70% respectively. "1995, Jin Xin real estate was formally established, and both parties agreed that Guangzhou Construction Real Estate Co., Ltd. and Hong Kong New China Group Co., Ltd. would share profits or losses at a ratio of 30% and 70%, and the cooperation period was 15.

The Guangdong-Hong Kong joint venture has also introduced central enterprises.

However, after half a year's cooperation, great changes have taken place in Jin Xin real estate.

1On May 2, 1996, the board of directors of Jin Xin Real Estate passed a resolution to introduce the central enterprise China Huashui Hydropower Development Corporation (hereinafter referred to as Huashui Company under the Three Gorges Group) to participate in the operation of the cooperative company, set up a company to let Party A stay in Huashui Company and retreat to Party B; The New China Company is in the third place.

Jin Xin Company also moved from the construction company of Xiaobei Road in Yuexiu District to Zhao Hui Commercial Center of Tianshou Road in Tianhe District.

1On August 23rd, 1996, the three parties revised the contract again and redistributed the total investment of the project of 20,653,400 USD.

Huashui Company is responsible for the contribution of USD 6,543,800+0,445,740 and paid-in registered capital of USD 5,782,980; New China Company contributed 8,266,5438 USD and paid-in registered capital was 2,478,420 USD.

The three parties agreed that the investment amount will be invested within six months after the contract comes into effect, and the total investment amount will be completed within three and a half years, and the construction company will be responsible for providing land use rights.

Clear division of labor. Huashui Company undertakes 70% of the development management fee, and Xinhua Company undertakes 30%. Upon completion of the project, Huashui will acquire 70% rights and interests, and New China will account for 30%.

Huashui Company is responsible for all construction funds and related taxes and fees of the project, New China Company is responsible for demolition compensation, three links and one leveling fee and related taxes and fees, and the construction company is responsible for running * * * and various approvals.

During the cooperation period, Jin Xin Company will pay the development management fee per square meter 120 yuan according to the construction area (except the basement and equipment floor) as the fixed income distribution of the construction company in Jin Xin, and the construction company will no longer charge other fees such as general contracting management fee and civil engineering management fee, and will not enjoy other rights and interests of Jin Xin Company.

Huashui Company appoints three people, and the construction company and Xinhua Company each appoint one person to form a five-person board of directors. The chairman is Huashui Company, and the vice-chairmen are Construction Company and Xinhua Company.

After this cooperation, the construction of Zhongshui Square was finally put on the agenda.

But no one expected that the tripartite cooperation between state-owned enterprises, central enterprises and Hong Kong enterprises led to an unfinished project.

1999 capped, once a civilized construction site in the city.

On the occasion of the construction of Zhongshui Square, there are still large areas of wasteland around Tianhe North. The high-rise buildings that have been built include the International Trade Center and the Mayor Building, and CITIC Plaza (materials, group purchase and forum) is still under construction.

According to the data before August 1996, the planned total construction area of Zhongshui Square is about 28,000 square meters.

Until May 1997, Guangdong Provincial Construction Committee approved its main building with 43 floors above ground, 46 floors in some areas, 6 floors of podium, 4 floors underground with a building area of * * * 63,928 square meters, a building area of 14080 square meters, a total building area of 78,008 square meters and a building height of173.

Even today, the rough shape of Zhongshui Square is still fashionable, just like early mobile phones and today's walkie-talkies.

The first floor of the building is the lobby, the second to sixth floors are podium shopping malls and restaurant kitchens, the seventh to twenty-second floors are refuge floors, the eighth to 10 floors are apartment-style office buildings, the1-43a floors are large-sized office buildings, the 43rd floors are elevator machine rooms and reservoirs, and the 45th to 46th floors are sightseeing halls and elevator machine rooms.

"Of course beautiful. It was designed by Guangdong Architectural Design and Research Institute when Li Zhuobin, former deputy mayor, was the dean. " Recalling the glory of that year, Chen Chaoping was slightly excited.

The seismic grade of the structure of Zhongshui Square is Grade II, and the seismic grade of the structure is Grade I. ..

Strengthening stories are set on 14, 22nd and 43B floors to control the lateral displacement of the building.

At that time, the project budget was temporarily controlled at 279.472 million yuan, or 3,850 yuan/square meter.

1On July 29th, 997, Zhongshui Plaza obtained the approval of Guangzhou Planning Bureau to carry out the earthwork and wall protection works first without completing the land acquisition procedures, and the land acquisition procedures were postponed to February 30th 1998.

Until September, 200 1, 19, Zhongshui Plaza completed the Contract for Assignment of State-owned Land Use Rights, which is intended to be used as an office building with a property right of 50 years.

According to relevant information, Zhongshui Square was also awarded as a civilized construction site in Guangzhou on 1999.

Chen Chaoping confirmed that Zhongshui Plaza was capped at about 1999, but since then, due to the problem of capital chain, the project has been interrupted until today.

And the lawsuit that followed has been played to this day.

Debt of hundreds of millions leads to unfinished business.

"It turns out that our cooperation with New China is a question of capital chain. I didn't expect the introduction of central enterprises to be completed. But this phenomenon was very common in the 1990 s, when there were many unfinished projects in Guangzhou. " Chen Chaoping said that most of the construction funds in those years were loans from project companies as guarantees.

During the period from 1996 to 1998, Jin Xin Company borrowed 269.4 million yuan from Dezhou Middle Road Sub-branch of Yuexiu District of China Industrial and Commercial Bank. As of May 20, 2005, the principal of ICBC was still 268 million yuan, and the interest was1/kloc-0 million yuan, and * * 370 million yuan was not returned.

In 2005, ICBC transferred the creditor's right to the Guangzhou office of China Orient Asset Management Corporation (hereinafter referred to as Orient Asset), and Orient Asset sued Jin Xin Real Estate for debt recovery in early 2006.

According to the audit report of Jin Xin Real Estate in 2009, Huashui Company has fulfilled the investment plan agreed by the three parties and registered capital of 5,782,980 USD. The contribution of New China Company is USD 2,478,420, of which USD 65,438+RMB 25,860 was paid, and RMB 65,438+RMB 0.265,438+RMB 0.982 was owed.

According to insiders, during the development process, Jin Xin Real Estate not only borrowed from ICBC, but also borrowed from Huaxia Bank and China Construction Bank, all of which became defendants due to debts.

During this period, many banks sued Jin Xin Real Estate for debt collection, and the construction site was also sealed up.

2/kloc-0 At the beginning of the century, Guangzhou real estate was in a period of rapid rise.

Many uncompleted residential flats have been taken away by developers, and Zhongshui Square is no exception.

"We have never opposed any organization to revitalize this project. We welcome anyone to cooperate, but this must first guarantee the interests of our shareholders and ensure the interests of everyone. " Chen Chaoping confirmed that in recent years, many developers took a fancy to this project and wanted to move in, but they all failed in the end.

However, when the project was put on hold, its debt interest increased day by day.

As of June 26th, 2009, the interest on five debts owed to ICBC has increased from 1. 1 billion in 2005 to 250 million. Together with the principal of 268 million, the total debt is 510.80 billion.

Qinfa Company bought 70% of the shares.

While Guangzhou developers refused to accept Zhongshui Plaza, Qinhuangdao Qinfa Industrial Group Co., Ltd. (hereinafter referred to as Qinfa Company) in the north has decided to accept this "hot potato" after many inspections.

"At that time, I wanted to move the company headquarters to the south and planned to build a building in Guangzhou. I didn't expect it to be so bad later, so I had to move to Zhuhai. " Xu Jihua, chairman of Qinfa Company, remembers that in about 2008, he had contact with Huashui Company, the major shareholder of Jin Xin Real Estate.

However, in this case, Chen Yishi, the legal person of Huashui Company, refused the interview of Southern Reporter on the grounds of meeting or being busy for three times.

At the end of 2009, Qinfa Company signed the Guarantee Compensation Agreement with Huashui Company, and Huashui Company transferred the creditor's rights of 268 million principal and 25 1 10,000 interest owed by Dongfang Assets as of June 20, 2009 to Qinfa Company.

"Oriental assets are exempt from corresponding interest, and the entire asset package is transferred to Qinfa Company at a discount of 270 million yuan." At the end of 2009, Qinfa Company signed a Letter of Commitment on Equity Transfer with Huashui Company, and Huashui Company agreed to transfer 70% equity of Jin Xin real estate to Qinfa Company after Qinfa Company paid off its 270 million creditor's rights.

This move has also been approved by China Water Conservancy and Electric Power Foreign Company and Three Gorges Corporation of China Water Corporation.

In 65438+February of the same year, Qinfa Company remitted 270 million yuan to Dongfang Assets Company on behalf of Huashui Company for repayment.

According to the Resolution of the Joint Meeting of the Party and Government on the Transfer of 70% Equity of Jin Xin Real Estate issued by Huashui Company at the end of June 20 10, the appraisal company appraised the real estate-related assets and liabilities in Jin Xin on February 3, 2009, with total assets of 749.26 million yuan, total liabilities of 929.76 million yuan and negative owner's equity of 65438+.

Even during the acquisition of Qinfa, many parties took a fancy to Zhongshui Plaza.

During the period of 2065 438+00-2065 438+0 1, a number of auction houses jointly auctioned the water plaza.

"However, the auction was held in Shanghai and was later disturbed by shareholders," said a person familiar with the matter.

The confirmation of "major shareholder" has not been completed.

"After signing the contract that year, Huashui Company also gave us the management right of Jin Xin real estate and all the information of the project." Xu Jihua sent a number of security guards to Zhongshui Square to guard the construction site until today.

He had planned to buy a 30% stake in New China. "But after the negotiations in New China, he proposed to increase the price, and there were more than 60 million loans."

Xu Jihua said that when he just wanted to take over Zhongshui Plaza, he thought that the cost of 1.5 million-1.6 million yuan/square meter could be won. "I didn't expect the minority shareholders to increase their prices continuously in the negotiations, and the more they talked about it, the higher it became, and later it became1.8000-1.9000 yuan/square meter. More importantly, I came later.

"I bought a whole floor office building in Pazhou in 2007, but 1.6 million yuan/square meter." Xu Jihua therefore interrupted the acquisition of minority shareholders. Unexpectedly, he tried to rename the equity of Huashui Company as Qinfa Company, but it was full of twists and turns and lawsuits continued.

In the meantime, the lawsuit went from Guangzhou Intermediate People's Court to Guangdong Provincial High Court and National Supreme Court.

"Creditor's rights from Oriental Assets to Jin Xin Company and then to Qinfa Company involve two main changes. Therefore, the Guangzhou Intermediate People's Court asked us to confirm the right before changing the executive body to Qinfa Company. " At the end of 20 1 1, the Guangdong Higher People's Court and the Supreme People's Court successively ruled that "when a financial asset management company transfers or disposes of bad creditor's rights that have been involved in litigation, execution or bankruptcy, the people's court shall decide to change the subject of litigation or execution according to the creditor's rights transfer agreement and the application of the transferor or transferee.

According to the Creditor's Rights Transfer Agreement signed by Qinfa Company and Jin Xin Company and the Asset Transfer Agreement signed by Huashui Company and Dongfang Assets Company, Qinfa Company applied to the court enforcement department that made the effective judgment to change the ruling of the enforcement subject. "

Xu Jihua said that after the Supreme Court ruled that it can directly apply to change the subject of execution, it has applied to the Guangzhou Intermediate People's Court to change the subject of execution, and it is still awaiting approval.

Unexpectedly, the minority shareholders stopped it. They believe that "the creditor's rights of Zhongshui Square belong to state-owned assets, and its transfer is illegal without legal procedures."

The confirmation of the shareholder qualification of Qinfa Company is also extremely unsatisfactory. "It has been handled, and now Huashui Company has repented."

Up to now, Qinfa Company has not officially confirmed its ownership as a shareholder of Jin Xin real estate, let alone revitalize Zhongshui Plaza.

Zhongshui Square has not been revitalized for a long time.

Recently, Zhongshui Plaza has attracted public attention because of its huge billboards.

It is said that the advertising revenue as high as 3.8 million yuan is staggering, and the value behind the building is more concerned.

Xu Jihua revealed that Zhongshui Plaza actually owes a lot of debts, including the principal of an asset company of 72 million yuan (5 million yuan has been repaid), the Institute of Physical Education of 25 million yuan, the loss of project shutdown of/kloc-0.40 million yuan, the land transfer fee of 75 million yuan, the unpaid wages of workers of/kloc-0.80 million yuan, and the paid supervision fee of 9/kloc-0.00. The 550 million of Orient Asset Company has been repaid.

At the beginning of last year, a lot of information on the Internet said that the whole building of Zhongshui Plaza sold 999 million yuan.

A few days ago, the reporter contacted the entrusted agent, who claimed to be a brilliant person in Hefei and told him that he no longer represented the project. "It's too complicated, and the various relationships inside are very messy. I suggest you not buy it. "

Some insiders believe that if all negative factors are ignored, the price of Zhongshui Plaza can be as high as 65.438+0.5 billion yuan.

Although the Pearl River New Town (information, group purchase, forum) has become a upstart, the popularity of Tianhe North is not inferior.

Zhongshui Square also has quite mature supporting facilities, with guangzhou east railway station and He Lin West Railway Stations around it, He Lin West Bus Station downstairs, and office buildings and luxury houses near He Lin West and Tianhe North.

Even if it has been rotten for many years, it is still a treasure.

"Many people find me and want to kick me out, but how can I give in? I invested more than 300 million. " Xu Jihua said that recently, Huashui Company also went back on its word, and the two sides were in a lawsuit.

However, he said that he would stick to the end and strive to revitalize the project. "As long as the name change is successful, the project is expected to restart."

However, when the project can be restarted, many shareholders said it is still unknown.

interconnection

The whole story of the unfinished water square

1992 18 In August, Guangzhou Real Estate Administration Bureau separated government from enterprise, and Guangzhou Real Estate Corporation was established as a state-owned enterprise, with Guangzhou Construction Real Estate Company as one of its subordinate units.

1On May 6, 1994, the construction company requisitioned the west section of Neilin Road in Guangzhou Institute of Physical Education to build an office building.

1On April 25th, 1995, the construction company confirmed the cooperative relationship with Hongkong New China Company, and in August, Jin Xin Real Estate was established.

On May 2nd 1996, Huashui Company was introduced, with Huashui as Party A, Construction as Party B, Xinhua as Party C, Huashui accounting for 70% and Xinhua accounting for 30%, providing land for the construction.

1May 23, 997 planning and design reply.

On February 27th 1998, the project was approved to start, and it was capped at the end of 1999.

2001September 19 signed the land transfer contract.

Since February 200 1 65438, all loans have been overdue.

In July 2005, ICBC transferred the creditor's rights of 5,654,380,800 yuan to Dongfang Company, during which Jin Xin Real Estate filed a lawsuit against Dongfang Company, Huaxia Bank and China Construction Bank.

At the end of 2009, Qinfa Company signed a Guarantee and Compensation Agreement with Huashui Company to transfer 70% equity of Jin Xin Real Estate, and Qinfa Company returned the 5180,000 asset package of Dongfang Company for 270 million yuan.

In the same year, minority shareholders * * * and Qin Fa filed lawsuits against Xinhua Company and Huashui Company successively.

20 12, 1 1, the Supreme Law ruled that Qin Fa directly applied to the enforcement court to change the enforcement subject.

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