左起：Jeffrey Dvorett, Nikki Field, 梁朝晖, Nicholas Mastroianni II, 出席The Real Deal主办的新开发项目会展及论坛

From left:Jeffrey Dvorett, Nikki Field, John Liang and Nicholas Mastroianni II at The Real Deal’s New Development Showcase & Forum (credit: Eileen AJConnelly)

今天，在由美国房地产周刊The Real Deal主办的地产论坛上，与会专家一致认为，第二轮投资热潮即将从中国涌向纽约市，而纽约地产业者若想保持领先，将必须适应新的投资环境。

A second wave of foreign investment is on its way from China to New York City, and real estate players here who want to stay on top of their game will have to adapt, panelists said at The Real Deal’s annual new development showcase.

继去年创纪录的资金流量后，专家预言，未来数年内，中国投资者将为纽约房地产市场带来$500亿美元的投资。

Following a year of record capital flow, experts project that investment from China in NYC real estate could reach $50 billion over the next few years.

中国投资金额与日俱增，其来源也正悄然发生变化。

Addressing a standing-room-only crowd at the Metropolitan Pavillion, panelists discussed how sources of capital will change as the volume of investment grows.

“以往，你如果想在中国寻找投资，你需要去上海、北京或者广州。我们现在几乎不碰这些大城市了。”EB-5投资移民律师Mona Shah在论坛上如是说，“二线城市商机无限，那里的人们收入不比大城市低，甚至更高。”

“At one time, if you wanted to go get money out of China, you’d go to Shanghai, Beijing and maybe Guangzhou. We hardly touch on the big cities right now.” EB-5 immigration attorney Mona Shah said, during a panel on foreign investment moderated by TRD editor-in-chief Stuart Elliott. “It’s all second-tier cities, smaller cities,” she explained. “EB-5 has stretched out and the second-tier-city people do have the same kind of income or more.”

苏富比国际经纪人Nikki Field称，来自中国的第一轮买家大多常与国际商业合伙人合作，送他们的子女出国读书，他们习惯了西方商业规范和谈判风格。而在接触第二轮买家时，则需要经纪人们更了解冗长的中国式谈判并进行更多调查。“最重要的是，让卖家和借贷人为新一轮中国买家做好准备，管理好卖方才能提高成功率。”

Sotheby’s International broker Nikki Field said that the first wave of buyers from China, who most likely worked with international business partners and sent their children overseas to be educated, were used to Western business norms and negotiating styles. Dealing with second-wave buyers, Field said, will require brokers here to become more acclimated to the Chinese style of longer negotiations and more duediligence. “Most importantly, dealing with the second tier is, I believe, preparing the sellers and the sponsors… for this new type of buyer,” she said.“I think if you manage expectations on the sales side you’ll have a lot more success.”

负责布鲁克林威廉斯堡公寓项目Oosten的鑫苑置业执行副总裁梁朝晖称，新一轮浪潮还将带入一种新的商业投资者。中国公司不再仅将目光锁定住房开发和投资，而将开始购买商业地产。“刚刚起步的第三轮浪潮将是机构性投资者，他们对商业地产更感兴趣：长期的创收项目，并可以通过现金流借贷。这种类型的投资目前正在美国寻找机会。”

Xinyuan Development president John Liang, who is currently working on the Oosten condo building in Williamsburg, said this new wave will bring a new kind of commercial investor as well. Chinese companies,he said, will move beyond being residential developers or investors to purchasing commercial properties. “The third wave, which is just starting, they’re institutional investors,” he said “They’re more interested in commercial real estate: long-term, income generating and it can be leveraged bycash flow. This type of money right now is looking for opportunities here in the U.S.”

不过，第二轮投资热将不会一帆风顺。帮助安排EB-5融资的美国移民基金总裁Nicholas Mastroianni称，近期中国政府的一些举措，包括严厉打击贪污腐败等，将可能影响现金流出。“中国政府过去五、六年中已经多次改变理念，每一次改变都会影响市场。它影响人们的心态，因为很多投资者是政府官员或在央企工作，政府严查这些官员无疑对市场冲击巨大。”

There could be some road bumps, though. U.S.Immigration Fund President Nicholas Mastroianni, who helps arrange EB-5financing, said that recent moves by the Chinese government, such as the recent crackdown on corruption, could affect the flow of cash out of the country. “The government has changed its philosophy a few times over the last five or six years, and every time it does that, it affects the market.” he said. “It affects the mentality, because a lot of the investors are government officials or work for state-owned companies, and as the government cracks down on these officials it absolutely affects the market tremendously.”