In the past, the market felt that Fuzhou's demolition speed was slow, and this project responded the fastest. In less than a year, the old house can become a new pre-sale place. Let's talk about this project.
Real estate planning
Poly Merchants and Yue Fenghua: The record name (Ronghai Building) is located on the south side of Fuma Road, next to Wu Liting subway station.
The project covers an area of 37 mu, with 9 planned residential buildings, including 6 small high-rise buildings at 18F and 3 high-rise buildings at 26-27F, with a total of 548 households, mainly promoting 2T2 products at 105, 107, 128 and 143.
Soil jumping situation
202 1, 65438+February, 1, Poly won the land parcelNo. 202 1-59 reserve price14.47 million, floor price 2055 1 yuan/m2, average guiding price of commercial housing 35,000 yuan/m2, and land area 37.77.
Analysis: Last year, in the last land auction, Poly won the old commercial land plot with the reserve price. On the same day, the plot of pure commercial land at No.58 next door was auctioned, and the subsequent spread was because of this plot. No matter what the actual situation is, from that time on, Fuzhou's clay auction has been completely cold.
The project was won by Poly, and like many projects in the plate, it was jointly developed by investment promotion, which can be said to have given some protection.
As far as the plot is concerned, it is very similar to Area B of Guiyu Yue Ying in the south, with small volume and square terrain, and it is not difficult to develop.
However, the plot index is high and the plot ratio is as high as 2.8. I thought I would locate the high-rise corridor like Wang Yun, but I didn't expect the project to be designed as a 2T2 slab building, and the height of six buildings is only 18 floors, 54m. Let's talk about this design later.
Judging from the plot planning, the pure residential project is located in Lianpan, near the subway entrance, and there are many new sites for sale at present. The floor price of the project is 2W, the guide price is 3.5w, and there is no hardcover requirement. Judging from the current overall positioning, it has certain advantages in the region.
project plan
Judging from the current architectural planning, the design is 4 horizontal and 3 vertical, in which 18-story residence adopts two conjoined buildings, and the plot ratio of the project is 2.8. From the design point of view, it is also directly full.
In contrast, there are currently two typical projects in this area:
1. Blue Army heming is located in Hong Guang Village, with a plot area of 58 mu and a plot ratio of 2. 195.
2. Located in the south, the beautiful Guiyu dialect in Greentown reflects the moon, with a plot area of 76 mu and a plot ratio of 2.5.
From the comparison of the three indicators, Blue Army heming is designed as a118-storey residence, while Guiyu Yue Ying Area B is designed as a 3-storey 16-storey residence and 6-storey residence.
Compared with this 37-acre plot, three 27-storey houses and six 18-storey houses were designed, which raises a question: what is the building spacing in this design?
Looking at the architectural drawing, I feel that the whole building spacing is good, but from the drawing, the depth of the plot is about160m, which is about 1 1 m except for some space reserved for the north and south buildings. According to the depth of each building, the distance between each building is about 33m. (160-6544)
For this building spacing data, the most important thing to pay attention to is 1 and 2 buildings in the north, because the height of the building in the south is 78 meters, and there is a building No.3 in the middle.
Of course, the actual calculation is definitely different, but the project is located in a high-volume plot, and this design is designed by high and low collocation, and the conjoined building is the most suitable for the plate according to the current positioning.
In contrast, Blues and Minggang changed their products in Hong Guang Village, and Guiyu Yue Ying improved their products in Lianpan. The project combines the two and puts the newly changed products on the joint plate. At the same time, the plot has no hardcover requirements, and it is expected to be the most suitable project in the whole East District.
Of course, according to the current renderings, there must be a great visual error. It is suggested that interested buyers can look at the sand table+field evaluation.
Huxing situation
105,107m2: three bedrooms, two halls and two bathrooms, 2T2 design, core design, not too much space waste and wide balcony, but the actual swimming pool is not expected to be low for an area of 2T2.
The main injury is that the guest bathroom faces the restaurant, and the overall space of the three rooms is relatively general. At the same time, both walls of the living room are bedroom entrance doors, and the elevator is connected to the second bedroom facing south. It can be said that 2T2 has its own scarcity in this respect, but its shortcomings will be obvious.
From the layout point of view, this apartment is located on the north side of the community, close to the subway station, which has certain noise and pedestrian influence. At the same time, the south side is a high-rise residential building, which also has a certain impact on lighting. It can be said that the products just needed by the community have encountered many unfavorable factors.
128㎡: Four bedrooms, two halls and two bathrooms, with large design, with four bays facing south. It's a mainstream layout, with an independent restaurant and a little space reserved in the bedroom. The main disadvantage is that it may be used for 2T2***, and you can't enjoy the gift of the independent elevator hall. This is also the main unit of the project, located on the south side of the community.
143㎡: Four bedrooms, two halls and two bathrooms, with spacious design and four bays facing south, which is also the mainstream layout. The highlight is the guest restaurant, which is transparent from north to south. At the same time, it adopts large width design and has a good sense of space. However, from the perspective of huxing, the living room is expected to be short in depth, and the bedroom entrance door is on the left. This apartment is located in three 27-story high-rise residential buildings in the community, and the swimming pool is expected to be high.
Position analysis
The project is located in Wu Liting, and its advantage lies in the subway line 2 on the north side. It can be said that the subway plate is relatively pure, of course, it is the cancer hospital across the road, which has certain influence. In addition, Fuma Road on the north side also has a certain noise impact. Recently, there was a temple fair storm on the east side of the building, that is, on the north side of Zhonghai Jinfu, which had a certain impact.
At the same time, on the south side of the community, Yue Ying in Guiyu, Greentown is a 25F building, and the building on the south side needs to pay attention to lighting. At present, even Pan is basically a new site, and the urban interface has been improved. There are not many supporting plates, but the surrounding Jiekai Xiu Square and Taihe Square are not far away. Generally speaking, the location is satisfactory.
price analysis
Although the project has not been listed yet, Tupai has also given a guide price of 3.5W according to the current purchasing power of the East District, and it is expected that hardcover premium will not be adopted. Compared with the surrounding areas:
1, Guiyu Yingyue: The pure commercial sector is equipped with a small number of public rental houses, with an average hardcover price of 4W (the average temple building price is 3.6W).
2. Qiao Rong Wang Yun: Take the 3.6W high-rise hardcover public rental housing as an example.
3. Xiangyue first opened: with public rental housing, the average blank price is 3.2W
4. No.3 yard of Jinan Lake in Zhonghai: small plot, hardcover 3.66W W W.
5. Longhu Pu Tian: It has been liquidated, and the commercial house is installed, and the filing price is 3.3W
6. Shimao Brilliant Tiancheng North District: New houses with resettlement houses, with an average price of 3.2W
Analysis: There are many reference projects in the East District. At present, Qiao Rong Wang Yun and Longhu Pu Tian have all been liquidated. From the positioning point of view, some buildings in Pu Tian are also located in 2T2, and the product area is similar. But Pu Tian is a commercial building, because the plot is irregular and the price is 2K lower. Comparatively speaking, the advantages of this project are relatively more obvious.
At present, the price of the new disc sold in this region, Blues heming hardcover, is 3.4W Although the product positioning is close, there is hardcover, but the location is very different.
Guiyu reflects the moon. Recently, the average price of Miaolou hardcover is 3.6W, which is not exaggerated in comparison, but the project threshold is too high and the attraction of lot improvement is not too high.
At present, there are many competing products on sale, such as Jin 'an Lake Third Hospital, the hardcover 3.66W has been put on record, and Poly's own Poly Cloud, featuring the double subway Yuqian Station, has a guide price of 3.2W, and the first opening of Xiangyue 3.2W is on sale, plus several Anshang rooms are in stock.
From the comparison of projects, in a series of projects, product positioning still has advantages, especially for newly changed property buyers. Of course, there are too many items on sale in the East District at present, and the price is expected to go down with the intensification of inventory and competition.
Real estate abstract
The project is located in Wu Liting, with the advantages of pure business orientation, pure subway plate, 2T2 board building for residence, high living experience and mainstream layout. The joint development of the two central enterprises also has certain guarantee. The disadvantage is that we need to pay attention to the lighting and noise of some buildings, the plates themselves are generally matched, and there is the influence of the cancer hospital. At the same time, the current inventory is large and the listing pressure is not low.
For property buyers in the East District, it has been analyzed before, and many projects have just been changed this year. Compared with the two major trends of regional improvement and security business in the previous two years, the property market has an olive shape this year.
Visible to the naked eye, the new plates are piled up like mountains, many of them are pure businessmen, basically with subway blessing, and the layout of apartment types is also very mainstream. You can compare prices slowly and choose slowly.