At 9:00 am on October 21st, the Pangdonglai Times Square in Xuchang, Henan was already crowded with people. In addition to shopping customers, there are also tourist and inspection groups from all over the country, tea and gold jewelry stores, and supermarkets crowded with people.

Times Square is the first large-scale comprehensive shopping mall designed and constructed by Xuchang Pangdonglai Trading Group Co., Ltd. (hereinafter referred to as "Pangdonglai"). The sales revenue for the first eight months of 2026 has exceeded 4.4 billion yuan, and compared to this performance, the 78000 square meter building area is significantly limited.

About 8 kilometers away, near the Xuchang High speed Railway East Station, Pangdonglai is building a commercial complex called Dream City with a total construction area of 575000 square meters. This is the largest single project investment scale since Pangdonglai's establishment.

Unlike the bustling crowds in Times Square, this construction site that has not yet been built has excavators and dump trucks coming and going, but it is less noisy and dusty, making it particularly quiet and orderly.

Since September, the construction site of Dream City has received attention on social media for its cleanliness and tidiness. Many construction industry practitioners have come from various places to inspect and learn, and a construction site under construction has become a new landscape for those coming from the east.

For a company that started from retail, how to implement management requirements into the specific processes of hundreds of thousands of square meters of construction sites, and how to execute them within the established construction period, has become a concern for the outside world.

Clean, clean, clean

In November 2025, Pangdonglai acquired the Dream City project for 327 million yuan, with a total construction area of 575000 square meters and a total investment of approximately 6.5 billion yuan. The first phase is a commercial complex, and the second to fourth phases are the Happiness Lecture Hall, Cultural Center, and Hotel, respectively. China Construction Third Engineering Bureau is the general contracting unit for construction. It will enter the site in mid April 2026, start construction on May 20th, and is planned to be completed by the end of March 2029.

The Dream City project is separated from Tengda Dongyue Community by a road, and the entire construction site can be viewed from the high-rise residential buildings in the community. The North District is the headquarters building of Fat Donglai, which is close to topping out; The southern area is the construction area for the main commercial building, as well as supporting facilities such as the Happiness Lecture Hall, Cultural Center, and Hotel. Currently, it is still a large foundation pit with tower cranes, excavators, and transportation vehicles distributed among it.

The southern area is divided into multiple grid shaped work areas based on construction stages, area, and construction progress, separated by red roadblocks. The progress of each work area varies, some are still excavating soil, some have completed partial foundation construction, and some are binding steel bars and laying waterproof materials.

The commercial main building is progressing the fastest, and some have already reached the stage of covering the underground second floor. A construction worker from Dream City told the Economic Observer that if the project is not rushed, the work will not be as hard as other construction sites, and the busiest workers on the construction site are actually the cleaners. In the foundation pit that has completed phased construction and is naturally drying, several cleaning personnel are sweeping away dust. Some people are wiping the pit walls and waterproof materials with a damp cloth, and the dust they sweep up is thrown into the nearby garbage bin.

In the middle of the construction site, excavators are working on multiple work surfaces, and construction vehicles enter and exit along the construction access road. In an already formed foundation pit, one worker uses a small shovel to gradually level the pit wall, while another worker uses a broom and dustpan to clean the bottom of the pit.

Not only the foundation pit needs to be cleaned, but also the protective facilities, bulletin boards, etc. need to be cleaned every day. In an area where concrete construction has been completed, three personnel wearing white helmets and red vests are using tools to scrub the temporary protective fence. Nearby, workers are pushing industrial vacuum cleaners back and forth to clean the concrete cushion layer.

On several main roads where trucks travel, there are two or three cleaning personnel each. A dump truck and other large trucks pass by, and the soil brought out by the tires is scattered on the road surface. Cleaning personnel need to clean it up as soon as possible - but often new soil falls down before it is completely cleared.

There are two main types of cleanliness in Dream City. One type is required by the construction specifications themselves. Before laying waterproof membrane in the foundation pit, the surface of the cushion layer must be flat and clean, otherwise floating dust and fine sand will affect the bonding between the waterproof material and the base layer. Wiping the foundation pit wall with a damp cloth and vacuuming the cushion layer with a vacuum cleaner belong to this type of requirement, but Dream City has done it more thoroughly.

Another type exceeds the regulatory requirements. Brushing temporary guardrails, wiping bulletin boards, and sweeping along the road continuously driven by dump trucks do not directly affect the quality of the project. From a high vantage point in the community, these actions even have a hint of "image engineering".

The above-mentioned construction personnel introduced that keeping the construction site clean is a mandatory requirement for Pang Donglai. Each work area is equipped with cleaning personnel, and the on-site personnel of China Construction Third Engineering Bureau teach cleaning methods step by step. The workers couldn't understand, so the on-site personnel personally demonstrated to ensure that the construction site was clean at all times.

In addition, if the unbound steel bars need to be left overnight, they must be covered; Temporary materials should be used to protect the working surface in areas where waterproof materials have been laid; Personnel entering specific waterproof work areas must wear shoe covers... Similar requirements are present throughout the entire Dream City project construction site.

The observation platform in the north area of the Dream City project on the west side of the construction site is labeled with the slogan "Standardization, Standardization". The construction personnel mentioned above stated that at least three to five groups of peers come to observe every day, and sometimes two or three teams need to be received at the same time.

Standards And Procedures

Pangdonglai is known for its meticulous standards and strict execution in the retail industry. In its management, product quality is quantified as clear data indicators, such as 308 pesticide residue tests for vegetables, exceeding the EU's 258 standards. Only those that pass each batch of testing can be put on shelves. These requirements force their suppliers to upgrade synchronously in planting, sorting, packaging, cold chain logistics, and other aspects.

In the Dream City project, a similar approach was applied to construction management: the construction project was divided into individual processes, and after each process was completed, it had to pass the acceptance inspection before proceeding to the next process. At the same time, the building materials were traced back.

A Dream City project excavation worker said that the core of excavation construction is waterproofing. The specific process is to first excavate and organize the foundation pit, pour a concrete cushion layer, and then level it with cement mortar. After the surface of the base layer composed of concrete and mortar is completely dry, it can proceed to the next process. The curing period is generally about 7 days, which will be delayed in extreme weather such as rainstorm.

At this stage, two points should be noted: first, the maintenance time should be sufficient. If the maintenance is not in place, the surface of the base layer is prone to deformation; The second is that the surface of the base layer should be smooth and clean. Workers need to repeatedly polish the surface of the base layer, use industrial vacuum cleaners to clean residues repeatedly, and handle the edges and corners separately.

After the waterproofing of the bottom plate is completed, it is necessary to tie the steel bars and pour concrete. Frequent movement of construction personnel may cause damage to the waterproof layer due to sand particles on the ends of steel bars, tools, and shoe soles. Therefore, some of the already laid rolls need to be covered with temporary templates, and workers entering the relevant areas need to wear shoe covers. After the reinforcement binding is completed, the specifications, quantity, position, spacing, connection method, and protective layer thickness should be checked. Only after passing the acceptance inspection can concrete be poured.

The above-mentioned foundation pit construction personnel said that some key processes will first make small area samples, identify problems through the samples, and then improve them. The samples also allow different teams to directly see the quality standards and operational requirements, and the methods can be relatively consistent.

These processes themselves are not special, almost every construction site needs to do them, the difference lies in their execution.

A construction worker on site said that due to the constraints of building standards, most construction sites can meet the requirements, but in reality, some projects often have tight schedules and may experience shrinkage or discounts during execution. For example, before laying waterproof rolls, the cushion layer should be cleaned thoroughly. Some construction sites may not clean thoroughly, and fine sand and dust may be trapped between the cushion layer and the waterproof material, making it difficult to fully bond. This will compromise the anti-seepage effect in the later stage; For example, after pouring concrete, it takes 7 to 28 days for curing. Some construction sites, in order to meet the deadline, enter the next process two or three days later. At this time, the concrete has not yet reached its strength, and continuing construction may lead to cracking or deformation.

The on-site construction personnel mentioned above said that each process must be strictly implemented or even higher than the relevant building standards, with dedicated personnel responsible and implemented layer by layer.

How to ensure progress without rushing to work

From the outside, the Dream City construction site does not have the bustling scene of traditional construction sites, and there are not many construction workers in each work area.

According to the "Overall Progress Plan of Dream City Project" posted by Yu Donglai on social media, the project has a total of 160 management nodes, including 75 engineering nodes, 40 procurement nodes, 36 design nodes, and 9 construction nodes. According to the plan, the entire project has a construction period of about 3 years, during which a series of work such as foundation pit support, pile foundation, underground structure, aboveground main body, and mechanical and electrical installation will be completed.

This plan does not simply arrange the various projects in sequence, but rather promotes them in zones according to construction conditions. While some areas are still excavating soil, foundation and underground structure construction has already begun in other areas; The main structure has not yet been fully completed, and the areas that meet the conditions will begin mechanical and electrical installation.

The construction personnel mentioned above said that although the construction period of Dream City is relatively long, the standards are strict and there are many processes involved. The construction pace is not easy when it comes to each process. People outside may see us as relaxed, but in fact, we are under a lot of pressure

In his opinion, in order to complete the project with quality and quantity within the specified time, it requires the systematic cooperation of various trades, work areas, and processes. Dividing work areas facilitates the connection between processes and job types. Workers complete their work in one work area and then transfer to another work area; Once one process is completed, the next one will start immediately. Different types of work perform staggered construction in different work areas, which overall improves efficiency.

The overall pace of the project is loose on the outside and tight on the inside, and frontline workers are not so tired. However, the work of the project and on-site management personnel is tight, not only to ensure that the process meets the standards, but also to constantly correct workers' non-standard operations.

Not everyone can do it

The person in charge of another local construction site in Xuchang told the Economic Observer that achieving the same effect as the Dream City construction site is not difficult, but most projects cannot achieve it.

According to the announcement made by Pangdonglai, the construction and decoration investment of Dream City is about 6.5 billion yuan, all of which are self owned funds of the enterprise. There is no leverage, no financing cost, the project does not meet the deadline, and there is sufficient time to complete the project well.

The construction manager mentioned above explained that in the past, most of the projects he contracted required construction companies to provide advance funding for construction, and the project funds would be settled uniformly at the end of the year or after completion; Dream City does not require advance funding from construction companies and strictly pays according to the project schedule. This has to some extent increased the enthusiasm of builders to cooperate with various management requirements of Pangdonglai.

A subcontractor's construction worker believes that paying project fees according to project milestones is not only a legal requirement, but also included in the contract, and that Pangdonglai has only fulfilled its legal and contractual obligations. However, the phenomenon of advanced funding and delayed project payments in the construction industry has been widespread for a long time, and this legal and contractual approach seems unusual.

The subcontractor also told reporters that Yu Donglai himself often visits the construction site and does not notify China Construction Third Engineering Bureau in advance. When he arrives, he goes straight to the site to look for problems. If problems are found, he brings relevant responsible persons to discuss solutions. Yu Donglai often brainwashes the construction manager by saying, 'If they do this project well, what kind of project won't they be able to win in the future?'?

Another logic of Fat Donglai in retail stores - being good to employees - has also been brought to the construction site. The workers' dormitory of the Dream City project has a couple room with air conditioning and shower facilities; In order to facilitate workers to reunite with their children during winter and summer vacations, the living area also offers daycare classes. Several construction workers told reporters that the wages here are slightly higher than other construction sites, the work is not as tiring, and there is not much overtime. When work is stopped due to extreme weather, wages are still paid as usual.

A worker said that many of the regulations in Dream City were difficult to adapt to at first, such as not being allowed to smoke in the office area and construction site, being able to smoke outside the construction site, and having to change shoes or wear shoe covers when entering some work areas... but over time, they became accustomed to them. Some colleagues from other construction sites have been introduced to work at the Dream City construction site.

This worker works and makes a living on many construction sites, most of which have poor living and living conditions. The dormitories are made of metal sheets, and living there in the summer feels like taking a sauna. They work all day and can't sleep at night due to the heat; The food is also very poor, with meat only available every few days, and many construction sites require workers to pay out of their own pockets for meals. In contrast, the canteen in Pangdong is not only free, but also regularly allows workers to vote on the food. If the dissatisfaction rate reaches a certain percentage, the chef will be replaced.

Can the City of Dreams be replicated

On August 28, 2026, the Ministry of Housing and Urban Rural Development, the People's Bank of China, the State Administration of Financial Supervision and Administration, and other departments jointly issued multiple documents to promote the project company system, the main bank system, and the existing house sales system, respectively reducing the layered leverage in the development, financing, and sales stages.

Dream City is just a model for the construction industry, "a local developer in Henan told reporters. It turns out that many projects cannot achieve the same level of success as Dream City, due to considerations of funds and costs, as well as pressure on turnover and project schedule. Under the new real estate development model, the pressure of advance funding and rushing construction will be reduced, and most projects will have the conditions to be constructed in a dream city manner.

In the past, under the high turnover model of the real estate industry, real estate companies relied on financing to acquire land. After acquiring the land, they had to meet the pre-sale conditions as soon as possible, sell the house, withdraw funds, and then invest in the next piece of land. The saying "456" used to be popular in the industry, which means that the land will be opened for sale in 4 months, the funds will be withdrawn in 5 months, and the funds will be reinvested in 6 months.

In this model, time is the cost, and every day of delay means one more day of interest expenses and one more day of delayed payment. The pressure first falls on the construction phase, especially the excavation and underground structure construction before pre-sale. In order to obtain pre-sale permits as soon as possible, the concrete curing period of some projects is compressed, and steps such as cleaning and finished product protection are often omitted.

In order to achieve rapid turnover of funds, some development companies may withdraw project payments back to the group headquarters, resulting in insufficient funds for the project itself, which requires construction companies to advance funds and delay settlement. And construction companies that provide funding for work are essentially taking on huge risks, so they naturally need to control costs.

In the new model of real estate development, the project company system requires funds to be used for specific purposes, and the headquarters cannot allocate project funds. Construction companies do not need to advance funds for construction. Under the host bank system, the development loan term matches the construction period, and the first repayment date is arranged after completion and filing. The project does not need to rush to meet the repayment deadline; At the same time, the increase in the proportion of developers' own funds in the land acquisition process has also led to a decrease in the overall leverage of the project.

In addition, whether it is the sale of existing houses or pre-sales, the space for relying on pre-sale funds for rolling development and compressing the construction period to recover funds has narrowed. After the house is built and sold, the quality of the project becomes the competitiveness of the product itself, and the standardization of the construction process may become the norm.

(Author Tian Guobao)