Hwang and colleagues to a business trip, my colleagues encountered an old friend. Seen for many years, natural exceptionally pleased with recruiting a bunch of old friends immediately Hupenggouyou, drink and a laugh, Hwang people are fortunate enough to out seat. Conversation between the naturally talked about the current property market to. Air Force colleagues, high to drink the day, suddenly meal scolding, detailed comments on the forum we see a lot of settling the Air Force statement. During the evening party of the property market in recent years have made a point of small wealth, of course, reviled, reviled not just say, Hwang's colleagues accused the end, finally discouraged, said, There is a king among start has been silent, then suddenly toast said, . Hwang drinker who has been very shallow, drink three to five did not know that night, after a busy, this would forget.
today without incident, it struck me that day was Jun's remarks.
write this, Bo of you smile. . . . . . . . . . . .
directory
1. Primer
2. Hong Kong story
3. Wenzhou and Hangzhou, the story of
4. Shanghai story
5. End
2. Hong Kong story (a)
1984, at the time of the international trends and logistics for adults under Deng, China and Britain finally signed a reunification agreement, set July 1, 1997 return to China . That the British Empire, though compelled by the situation at that time, signed agreement will not be this oriental pearl, the gold would be the goose that lays golden eggs returned to China, but with the return date approaches, especially in the late 80s early 90s took place several events, greatly changed world situation, and my heart is ten million he was right too early to sign the agreement. However, China is not China, 1840, and turn break the agreement, the British did not the guts (and Argentina fought a just a pass, although the win, miserable victory, but Britain is only the British knew that pain.) But before the walk,bailey UGG boots, in any case, by legitimate means in a Hong Kong fishing, fishing all the money to go here, best to leave a mess, clean up the Chinese people take a good Brits are the eyes of a switch, suddenly to set a deadly trap.
2. The story of Hong Kong (b)
unlike the mainland, the implementation of the capitalist system, the wealth of the Chinese people in civil society. Hong Kong is also a free port, the tax rate is very low. If the Brits want to raise taxes at this time, all Hong Kong people would immediately rebel, China zf also make life difficult for the customs. So how can we exploit the wealth of Hong Kong people down, and then how to legally transfer of wealth to these hands of the British do?
you guess?
2. Hong Kong story (c)
Oh, just a few days ago, said a professor at the University of Hong Kong qualified economists in China no more than five. At that time, Hong Kong and China qualified economists to 0, because no one trick of the Chinese people see the Brits. Say British policy is simple:
First, the high price of Hong Kong's real estate Scoop (Hong Kong people you always want to buy a house in Hong Kong bar, which can legally pocket the Hong Kong population The Qiantaochulai, they can even advance the second half of the money). Land prices go up, the British ZF monopoly on land sale, a big fat. And ZF have such overt or covert, as the relationship between real estate development company has a large fortunes (or British money.)
Second, make money to the British zf pocket, how do legally transferred to the United Kingdom. Otherwise Manglebantian, a regression, not cheap Chinese zf it? The solution is simple: in Hong Kong on a large scale public construction, repair roads, bridges and airports. Both won a good reputation (you see the British in the construction of our Hong Kong), but also by the vast majority of projects are contracted out to the way UK companies (both project budgets are astronomical, we are interested to know about Hong Kong's new airport and metro, etc.), so naturally the British zf money flowing into the pockets of the British. . . . . . . . . . . . .
2. Hong Kong story (d)
here to start with the second, which is represented by the new airport. Repair the new airport in a remote island, reclaimed from the middle through two huge bridge connected to the urban areas. Hwang were fortunate enough to read, really have to admire the British sinister.
First of all, Hong Kong was originally part of the Pearl River Delta, if the airport was built near the place or simply Shenzhen and Shenzhen Huang Gang airports combined, will not only save cost, but also contribute significantly to Hong Kong and Shenzhen economic integration, would not Xingshen. Now separated from the source to the two airports will kill each other, the expense of others.
Secondly, there are many places to build Hong Kong's airport, now built in such a remote island, the airport also reclaimed most of the land, but also the construction of bridge connections (and the two Block!), the cost will naturally not cheap. Because it is reclaimed, if necessary expand, the need to be reclaimed, the magnificent swallowed the airport becomes a bottomless pit of funds.
Last but not the key point. This expensive airport in such a remote island, if there is war or terrorist attacks, only a small price za's a bridge out of two (or double bridge, the lower inside the subway!) The airport will soon become a pile of waste soil, three or five years, virtually no one is beyond repair.
Oh, pull far away, or get back to that first.
some students will ask, pushed up house prices? How pushed up? Income will be the zf away? No hurry no hurry, listen to me please explain. . . . . . . . . . . . . . . . . .
2. Hong Kong story (e)
British zf With such a great idea for implementation. . . . . . .
the first step is to land zf monopolies and promote land bidding policy. Students, in particular, to the students of Zhejiang how sound a bit familiar it? ? ? ?
right, congratulations you are right!
unique session zf real estate policy. Zf each year the British public bidding of land in, but the key is it to take the land supply policy of non-saturated. That is, (the data are not accurate, because I am not a real estate term people. If an add TX to help accurate figures, Hwang were greatly appreciated.), If two years after Hong Kong has been calculated in the year in Why after two years to forecast demand? Real estate projects including the construction period is generally 2-3 years previous, that the house is now made only after 2-3 years to really stay. TX have in mind here, labor, and this is important, the latter will be mentioned again. Leaving aside the first table. As a serious shortage of homes available for sale, the house was finished 不愁卖, house prices will rise is essentially a matter iron nails (of course,UGG bailey button, will go up do not know how much time they are not a god), developers are of course actively bid . We British, but very fair ah, we have adopted an open and fair is fair public bidding Dafa, the highest bidder. Ever since, the land exceptionally lively bidding for the General Assembly, zf natural earning through the land auction pours (Amendment airport worry about the money, ha ha ha 。。。。。。。。。。。。。。) students listened very familiar, if not to the former in a to have such a thing happened?
Congratulations! ! ! ! You're got it. . . . . . . . . . . .
2. Hong Kong story (f)
good, the land sold out constantly at a high price. Zf the British worry about the money. However, this alone is not enough.
If the LBX will not believe the real estate boom, would not pull out real money to buy, house prices do not rise up. So, the British zf do is one-shot deal, sold the first year, not sell the second year. If the land is rotten in the hands of UK developer, would not harm their own brothers? No hurry no hurry, following several important roles will leave the party.
(Host Narrator)
First of all, the first appearance is the KFS students. .
KFS students just in the Land wins tender to force the pack, everyone welcome! ! ! ! !
he released for them to learn of the unique trick is the advance sale of flats and real estate project once, in batches listed. (Of course, this zf with, the law is no problem Caixing. We in Britain is about the law 。。。。。。。。。。。。。。。。。。) allow advance sale of flats, this property can only be speculation short-term. After three months the appreciation of the holding to be sold through the name change, etc., and good investment flows, trade procedures are simple and can also be tax evasion (Shut up! We in Britain are law abiding citizens!). Once, listing the benefits of more batches, and I do not say, you are here, TX real estate term supplement.
2. Hong Kong story (vii)
second appearance of the brick home of real estate students, everyone welcome!
brick home monologue:
my life in school teaching or some nonsense, either in graduate school, doing God only knows what. KFS is now willing to pay the students asked me to morning tea? But also willing to open his new real estate in several units to me, as long as twenty thousand to pay a deposit of ten thousand, right hands can make hundreds of thousands or even millions (more than I have earned a lifetime teaching and more.)
Well, uncle to hard for me today, What kind of face. . . . . . . . . .
Ever since, experts say students in Hong Kong is a very valuable land resources drops (you see, zf devoting a year to get the full draw then the point of land), Hong Kong is the Pearl of the Orient drops, is a cosmopolitan city drops, the world's wealthy to buy a house will drop in Hong Kong! We soon buy ah!
what, said I was the sales lady! Fart! The sales lady so ugly it?
2. Hong Kong story (h)
brick house but the students is said, LBX hear how to do ah? Do not worry, the following students who played the extraordinary influence, but he is our media students. The following is the news media
students speak:
students ah, you have not found this newspaper two years thick up? Oh, do not worry, we are not raising their prices of newspapers, have students pay for the KFS. Thickness of the various properties for sale out of some of the ads, the newspaper also had five more then 20 to page real estate ads, houses, second-hand housing. . . . . We'll see it wants to, but do not increase the price.
prime time every day, television, radio host beautiful brick home students and flirting, lively discussion value certain real estate prices, convenient transportation, the distinguished status symbol, feng shui odd good sub wang wang wang fu mistress. . . . . . . . . . . . . . (Background screaming ,@#$%%^。。。。。。。。。。。。) in the number of our advertising revenue? ? ? This, this, can not say. Anyway, we are looking for the cause of socialist spiritual civilization. . . . . . . . . . . . (Following students stand up and shout, KFS: pig! Would not say that it is Hong Kong! Careful deduction I call your president you pay! Next month, the spring opening of the XX Court should not even think you get booked within!! ! Oh, the Hong Kong &*$%^&*$^%&&##$。。。。。。。。。。。。
(Oh, today it is late, free to write tomorrow . TX are good night!)
2. the story of Hong Kong (Kowloon)
housing prices in the early and mid-rise, brick home media students and students, KFS students formed a strategic partnership
relationship, or that the British zf hired KFS, news media, brick house three students together to plunder the wealth of the people of Hong Kong.
still a student, Niuniunienie not willing to come out. Oh, do not be shy you, Bank of the students! lack of drama is to sing you this church is not up drops. Bank of the role of the students we all know, first, to the KFS provide students with guns and ammunition, the works do first up (to use your Force wins the pack just the land as collateral are good!), so to some extent (we the British, but there are strict requirements zf drops 50% to complete the multi-workload, high workload can begin to complete the sale of XX. Do not thank thank, public service it!), we can start pre-money cheat LBX.
Bank's second important role in students is to provide mortgages to the people. Let the people put the money under the rest of my life obediently pay out.
2. Hong Kong story (ten)
director, male and female, are introduced over the main supporting roles, which staged a large bar. Oh, sorry, a
good film to photograph the Ministry of exciting, in addition to these major roles, walk-in (sorry, do not respect people say, should be called extras) performance is also important, especially with a few lines of , Oh, can play a role in the finishing touch. or the first introduction to the role of the story before you start it. you take your time, give a round of applause first.
Thank 。。。。。。。。。。。。
the first lines of a real estate agent important extras are the students.
welcomed!
you a bit happy students, my role is also very important, ah, ah lot lines, many of the major scenes I did not campaign, this opera was on you guys to act very Well ???!! I do not how to mix it on a major supporting role. Director: Sorry, it arranged however. there ah, do not think I do not know you without the knowledge of the home in addition to acting under the house to eat the difference, indeed, a lot of fishing fire 。。。。。。。。。。 KFS students: Debating again I opened the XX Spring Court next month will not make you the agent. walk-on to look a lot!!!!
2. Hong Kong story (xi)
The next important extras speculators our students (should be called the real estate investors) a.
speculators a bit complicated composition students.
A very important fact for the story, the play is a triad what the boss (predators), but its role is mainly secret, the next few scenes inside, just look out at the last moment, and soon disappeared behind the scenes.
B director and men and women is simply a matter of fact lead assistant ah, staff, ah, ah,UGGs, what the father and mother their children, relying on this relationship has come out easily Zhengdian silver. by the way also more qualified, the next, and friends can play on: Hong Kong love story 'by Jackie Chan, starring Zhang Ziyi, of which I also have a role in 。。。。。。。( pig! name that're wrong.' Tokyo Love Story 'see too much!!!) course on how large these friends how nice job with this, you Come on Come buy a ticket, is the bounden duty and obligation B:)
C has always been rich, out of love for film industry , since the low social status to friendship star, by the way stir fry a few movie tickets. exhilaration, of course, by the way broken Zhengdian silver flower. But be careful, do not know the day the budget director, is not enough to be sold, anyway, nothing True friendship 。。。。。。。。。 but C is much better than D. D would have been this large audience ready to see one of the process of buying pre-sale tickets found quite sought-after tickets,UGG shoes, so buy the first episode of the votes changed hands, but also earn a little money. so resolutely follow the crew, each set of tickets to buy. But once the story took rotten, speculation can not get tickets to rot in the hands in front of the A, B , C are inside, gains and the message ran. leaving D took a few invalid votes (not how much money they would have been to buy not much, just a lot of people), full of themselves hoarse to shout: more exciting episode, ah, ah Come see us! Certain names have already said
guide was fantastic, a certain brick home have said is too great, even the Governor Chris Patten have wiped
tears to say really touching, and he introduced to his grandfathers and grandmothers Da Jiuzi Laodielaoma Britain to Hong Kong to see#$%^&^&*。 second aunt . . .
Oh, yes, there is E.
E may only count viewers are, when shown the first few sets, E did not catch up, or unworthy of view, this lousy movies! There
any good, will have the better! ! ! (Yes Qiu Shuzhen star, she is better than Zhang Ziyi too much#$%^^&&)。 Can wait until the first episode, continued a set, continued two sets are played, brick house students, media students, and so when the overwhelming burst of applause, E wife or prospective wife is fashion MM, ah, little sisters went to looked at. Ever since crying every day, the first few episodes when the vote did not go cheaper, and now tickets are so expensive Scoop, and do not see this in this life are said to be very exciting not see large areas of the case must go to it! ! (We rent D version of disc and see, save some money.... No, see depends on soundtracks !!!!!) Ever since, D finally unable to go, bought tickets for the final episode.
Oh, man, out of date the story of Hong Kong, Shanghai is now the popular story of friends. . . . . . . Anyway, drop to my dear LP adults.
money is precious, LP even more. Since tickets are bought, we still a good read on it. . . . . . . . . . . .
2. Hong Kong story (xii)
role introductions! Now begun. . . . . . . . .
from the early 90s, after the first of the drink a lot of people that day. Oh, so that the wine can mess things up#%^& 。。。。。。。。。。。。。。。。 now bother to check historical data, some may remember correctly, the story . Please settle down in Hong Kong students correction Forum), Hong Kong, Hong Kong's real estate into the inception of the great bull market, the price of a jumped up, and finally in 1997 reached a dizzying proportions, out of control. Speculation way to do that, very simple. You fry stocks? Seen KFS, speculators sell their left hand, causing prices to the back (stock) rising, or caused by sub-sub-opening housing stress, caused false after booking secretly remove the effect of trade boom it? Money effect comes out, follow the trend of more and more. Meanwhile, the brick house the students, media students, KFS students with each campaign, the British zf open eyes closed eyes can not see a lot of false
loaded the illegal operations, the result is prices have been rising, in a short period of 5 years housing prices in Hong Kong caused an average of 3 times.
There were many comments it seems ridiculous, .. etc., etc.. . . . . . . . . . . . Although the real estate market
is an investment market, naturally, still has its inherent laws. General submitted a project from construction to the cycle is 2-3 years. Each wave bull market can be fried with a 3-5 round, then every time the rising tide of real estate cycle is 5-8 years. But in the 5-8 years, you will see all of them only earn money, zf made money, KFS made money, brick home made money, the media made money, speculators made money, and even buy The people also like house made money (at least on paper wealth, daily math, I bought the house has gone up, even if not to sell heart also flattered.)
Well, we all know, the total amount of wealth, in fact, not increased. We all made money, the money come from? This is minced refused to come out of the bank credit to the students. Mortgage through a bank, in the end, regardless of speculators, ordinary LBX, most of them through the mortgage to the bank to carry a huge debt. The so-called Banded, exploit, the remark is also.
approaching 97, the British zf no longer fight on the finally. Earn less money, and they know the project premises
production cycle is 2-3 years, that are doing bad things to be 2-3 years before its exposed serious consequences.
Ever since, the British began to crazy land zf. 95-97 years, ZF is no longer available to non-saturated, but rather how many can sell
how much to sell. Students can go looking through a carefully the news at that time and see how much land to be sold out. (Add, at this time, know the inside story of British officials and businessmen, and local Chinese capital has begun to bugger out, but there are many relations and Chinese-funded uninformed investors to participate in the bidding of the General Assembly. Oh, is set how you !!!!!! sounds familiar? right, congratulations You are right! a place happened some time before the same.)
They know the purchasing power of Hong Kong's middle class has been consumed almost the same. Until they turned into the house when in the market, Hong Kong has no strong class able to take afford it. Outcome can only be
Yindie! Yindie! Or Yindie. . . . . . . .
(this is where real estate is different from the stock market, the house features live there after all. So the real estate market
drop down form of the general form of the resistance. Under normal market conditions or a fall, destroyed the remnants of Why say here,
This time, the Brits have already prepared a scapegoat, our Hong Kong SAR Chief Executive Tung had to solemnly played. . . . . . . . . .
2. Hong Kong story (m)
people sometimes feel a bit confused Hwang, arguably the family of Chief Executive Tung OOCL Group, and Li Ka-shing and other
Chinese real estate tycoons, in this bull market in real estate, but also with the Brits Pidianpidian's behind a lot of fishing, did not have to drink enough chunk of beef soup. How could I not know how the Brits left a giant time bomb za in Hong Kong? How can he not know, in order to remove the za bomb out, is almost impossible. At that time, Hong Kong's housing prices fell, the general ignorance of the LBX does not want to understand the reasons for such a complex, natural is not only cursed him Lao Dong people. British do it smartly, you come to us to become a negative asset?
him, how could have the courage to receive the Vice-surface peacefulness, Oh? Some students what comes to mind, many people want a place recently had a similar situation? Open the message is - now no one dares to receive?
Congratulations, You are right. . . . . . . .
No, no, I did not say, oh not quote your own. . . . . .
2. The story of Hong Kong (fourth)
Well, gossip is not the table, we then tell a story.
people, maybe make enough money, you want to name the next step is. Risk in seeking wealth, which is also Chief Executive Tung
a reasonable explanation. Perhaps the Chief Executive Tung is the generation of honest and honest, and do not understand this fact very dangerous za bomb, he can not expect there will be a year later in 1998 the so-called Asian financial crisis. But I firmly believe that the UK's financial tycoons control group (ask someone to remember the a pair of pants, they would not know that Soros is planning a new concept. (Goddess of Mercy sister, was just an idea Oh, do not make us guilty oh) In fact, even such a serious financial crisis, it is only a fuse of Hong Kong property market collapse, not the main reason.
flies do not hover around the egg, you have your own sewing to blame the flies will come to bite you.
our Chief Executive Tung, now faces a dilemma: speculation in Hong Kong has been very high prices. (By the way, more troops will not find it ridiculous, evaluate whether the artificially high prices or our most classic indicators of income paid lip every day price ratio.) Western countries for so many years out of the market economy, the proposed 3 -6 times (on the mature economies) and 6-10 times (for developing countries) than absolute income housing is the world's most efficient evaluation of a country or whether the level of the city's housing affordability, is sustainable development A classic law. If an army can not agree more, please Sign write a paper, sent to Sweden to go. If they accept, Congratulations! You have a 2006 Nobel Prize contender. But the big money yo, anyway, much higher than the real estate income (without the business), but also fame and fortune #$%^&** (**&%$
embarrassed, and pulled away , we return to Mr Tung's predicament. If a policy trying to reduce the effective supply of housing to artificially shore up prices high fever (期房 limit switch? second-hand housing transaction tax? delay the listing of new homes by force sales reluctance to sell? again, do not buy a house in Hong Kong ah !!!!!), the LBX (even accounting for 50% of the total population of Hong Kong, right) is bound to become increasingly dissatisfied. Hong Kong, democratic society, but ah, the people will take to the streets to make trouble, even if nothing happens, those tabloid journalists will head to Chief Executive Tung blamed fiercely. Moreover, sustained high prices caused by too much, other industries will reduce consumption, and slowly depression), on the Hong Kong economy will cause long-term impact of sub-surface, equivalent to suicide. whammy ah, Hong Kong returned, not covered by the British in the back, now and the mainland might have to grab food to eat low-cost cities (Shanghai, Shenzhen?) However, the high prices caused by the high cost of doing business, so bosses have left the money. Oh, and a multinational company Asia-Pacific regional headquarters to Shanghai to the (small white-collar workers in Shanghai have increased foreign language proficiency as many years. Now we in Hong Kong to Shanghai, if the light will put some pidgin English, seems to have having failed to make it?) . so long go, how won?
Well, is not enough to maintain high prices, then we try to reduce the price it, the business costs down and improve the competitiveness of the city. But this does not work , there are 50% more than in Hong Kong bought a house which the military (well, not the People's Liberation Army). due to years of rising house prices, most of the LBX is overdraft to buy a house in the future, the basic 70% mortgage or even 95% or more, prices fell, these people have become negative assets, like the revolt which took to the streets. Moreover, real estate has its own economic laws, not zf that stopped down to 10K will not move in the 10K, and once caused a panic selling, it is also terrible?
Alas, the left is a cliff on the right is a wall. Our Chief Executive Tung how to do what?
Oh, want to hear how things, Let's hear next time decomposition . schoolmates, friends from work.
night if you have time, I write point 。。。。。。。。。。。。。。
2. Hong Kong story (fifth )
Oh, probably some more Army TX not think your role is very tactful to mention to my protest. Do not worry, do not worry
, now or in the Hong Kong story, you played In the fourth part of the time. I did not start off plays posted what it is? We then said Chief Executive Tung predicament. I believe that time, Chief Executive Tung want your pair of angel's wings grow back, you can Fly Fly flying over the mountains, over the cliff, over the enchanting beauty of the night, the charming Victoria Harbour 。。。。。。。
.. (Hold on, Hey! how and beside the point#$%^ &$#^&*) Chief Executive Tung did not grow angel wings, so he can not fly over the cliff, he had to choose a wall. the so-called middle class have patience, perseverance (negative equity is assets, Oh), so it is not backed into a corner will not resist any trouble but will provoke the proletarian out, so the Board decided to sacrifice more troops. or Chief Executive Tung is a honest man, he had no calculations of these, just hold the great poet Du Fu's ten million, shelter the world are delighted Poor Scholar, introduced the policy of a policy that, that's already left the KFS Shisuizhiwei students may secretly formed an alliance to enter the market rate of new home prices lower, perhaps to hold for a while. (a few years ago they earned enough money under the take a long time, a lot of smart KFS had secretly withdrawn the major funds, turned to the Chinese mainland and overseas. Shanghai???) this policy was released, KFS have confidence in the hard hit. price finally ended up not only fall Daniel, began to stagnation and even some areas close to eighty-five thousand began to decline. This is the first Hong Kong property market continued to seven years Daniel was beginning to leave. Then the story is called a double whammy, 98 financial crisis, starting from Thailand , Southeast Asia, Europe and the United States is swept across the financial speculators, the Hong Kong stock market and foreign exchange markets certainly not been spared, was ambushed. Fortunately, the secretly get a helping hand extended zf China, Hong Kong SAR finally withstood the attacks, tragic victory. but Hong Kong property market 。。。。。 。。。。。。 really no long hand, Gubuguolai out. days to rain or your mother to marry, or to drop it 。。。。。
the end of the property market more than 7 years long bull, began to enter the long 1998-2003 bear to achieve the most
during SARS after a fall. Results A total of 70% of the market value evaporated, and 10 million Hong Kong into a small white negative equity, assets shrunk to countless. From then on, the Hong Kong middle class to become the antithesis of zf, Chief Executive Tung doomed better than a day...
2. Hong Kong story (XVI)
Oh, finally finished the story to make Hong Kong.
statement about here, Huang said, people are not real estate long term people, the time and place of the Hong Kong story of Hwang people
that is too long, Hwang people only travel to Hong Kong travel, fly it, do not know much. Now write this story, but by the evening's remarks on the memory of my dear friend who, parrot it, so had a lot of details on behalf of the over, did not elaborate. However, Hwang people believe that the main plot of this story will not have any major frame wrong. Welcome TX think they know more correction! that is more concerned about the students in Shanghai, and Shanghai to talk about the relevant of it. Hong Kong story, or a little, and Shanghai-related.
cattle property market in Hong Kong that year, there are some stragglers in Hong Kong (speculators students and some students KFS) has suddenly
developed a fantasy, a thought of the Mainland has to speculation, including Shanghai. They just happened to also play from the opposite proved to be good in this drama, one less major role. Shanghai zf is the policy at that time now seems very wise deceive yourself. the result is very simple, KFS and speculators were largely wiped out in the Mainland.
remember that there is a news year, a Singapore speculators were in Shanghai (or elsewhere? not remember ) bought the building, the final schedule, now is down the drain. Let us think about the recent media on Hainan, Shanghai, the North Sea and Huangshan Mountain in the real estate ads and a lot of disputes about these investments, huh, huh, almost is the case. to have done Martial Law, fishing a go, where not easy to drop. The game is a game between strangers, locals almost unaffected, but increased during the bubble some jobs. Hong Kong wrote the story here, tomorrow, the third part of the.
TX them good night 。。。。。。。。。。。。。。。。
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