SMM News: "if you get a sales license in the morning, it will open in the evening." Zhong Chun, who was still sleeping in the morning, received a call from the salesman.
Although more than half a month later than expected, Zhong Chun in Qinglong Lake to see the project, Xihu Yueyue is the first to inform her that she can sell the property. In this "race against time" opening race, Longhu's Xihu won the "top spot" and opened as scheduled on the evening of June 21.
It was not until the beginning of this year that Zhong Chun, who works in Beijing's Financial Street, included Qinglong Lake in the housing plan. Before this, Qinglong Lake is mainly engaged in landscape resources, vacations, old-age and second homes of villas, is the main product of this area, very few suitable for Zhong Chun to buy the first suite of rigid demand household type. After all, Qinglong Lake is too far away for an office worker.
How far is it? If you take the subway from Beijing South Station, it will take at least two hours to transfer to five lines and take an 8-kilometer train. Drive from the Financial Street where Zhong Chun works, from Lianhuachi East Road all the way to the west, through Lianshi Road West sixth Ring Road, without traffic jams, the drive is also more than 40 minutes.
"the first time I went to see the house, the Didi driver who picked me up didn't understand why he had to go so far away, and his own home was already far away at Lugou Bridge." Zhong Chun still remembers the driver's sigh.
However, the current Qinglong Lake, is becoming one of the most competitive sectors in Beijing, where Vanke, Longhu, Jindi, first open and other housing enterprises. They are having a hand-to-hand fight.
Qinglong Lake, located in the southwest corner of Beijing, is located at the junction of Fengtai, Fangshan and Mentougou. It is the nearest high-quality open water from Beijing. Formerly known as Chongqing Reservoir developed in the middle of the last century, it integrates irrigation and tourism functions. The total area of the reservoir area is 4.94 square kilometers, and the water surface is 6000 mu, which is equivalent to the sum of the water bodies such as Beijing Summer Palace, Yuyuantan, Beihai and so on.
Because of the rare abundance of water resources in the north, in the early planning, the leading function of Qinglong Lake area is the country leisure area, focusing on more villa projects.
In 2010, the Qinglong Lake International Cultural Capital Project began to be built, and it was once rumored to have an alternative function to the Yanqi Lake International Convention Center in the north. In 2017, the Central University for nationalities located its new campus in Qinglong Lake. At the beginning of this year, the people's Hospital of Peking University was also confirmed to enter Fangshan, while Lego theme park was also confirmed to land at Qinglong Lake, which led to the emergence of regional advantages.
What really aroused the general concern of the market is that several land auctions after 2017, a number of brand housing enterprises do not hesitate to enter at high prices.
In April of that year, the Vanke United Nations opened the Orient and Beijing Investment, raised a license of 5.85 billion yuan, and took the lead in winning the Fengtai Qinglong Lake plot. Two months later, Vanke once again United Longhu, Guokai, the first to open, 4 to 5.61 billion yuan to win a river across the Fangshan Qinglong Lake plot, the project by Longhu.
A year later, in July, Golden Land spent another 1.75 billion yuan to independently take down a piece of Fangshan Qinglong Lake homestead. In September, the first opened with a reserve price of 1.15 billion yuan to win the only commercial and residential land of the four plots mentioned above. In October, China Railway Construction entered Qinglong Lake at a cost of 925 million yuan. For a time, Qinglong Lake suddenly gathered a large number of brand development enterprises.
In October last year, Vanke won the Fengtai plot named Feicui West Lake to take the lead in opening, with an average price of 42000 yuan per square meter, and a rigid demand of less than 100square meters. Low price, brand and planning gradually landed in Fengtai District, so that the Emerald West Lake has achieved good sales results. According to the Housing and Construction Commission, 460 foreign houses in the first phase of evidence have so far been degenerated by more than 75%.
"looking at the whole of Beijing, Vanke has no other project at a lower price." Price is the fundamental factor that Zhong Chun pays attention to Qinglong Lake. As a matter of fact, the above plots are all "restricted houses". With the exception of Fengtai District, where Feicui West Lake is located, the average sales price (including decoration fee) of Longhu, Jindi and the first three projects shall not exceed 37245 yuan per square meter, and the maximum unit price shall not exceed 39107 yuan per square meter.
"Longhu sales said that the first opening price is likely to be less than 34000 yuan / square meter, according to the small size of households, the total price is likely to be less than 2.8 million yuan, the first apartment can get a down payment of 3.5%, which is very rare in the Beijing market." Zhong Chun said.
What attracts Hu Yongwan and his wife is the possible introduction of prestigious school districts. According to information at the fifth session of the eighth people's Congress in Fangshan District, Fangshan will introduce four high-quality schools this year, namely, Beijing Bazhong Fangshan Branch, Huangchenggen Primary School Fangshan Branch third Campus, Beijing Yucai School Changyang Branch, and Fangshan Middle School affiliated to the first normal University. Among them, Bazhong Middle School and Huangchenggen Primary School are adjacent to the Xihu Yuet Project and are likely to be included in the school district.
As a native of Qinglong Lake, Hu Yongwan and his wife already own real estate, but are not satisfied with the school district. "at present, there are only Qinglong Lake Primary School and No. 13 Qinglong Lake Campus, and the school district is not very good. If the new property can be included in the school district, it will also be worth it. " Although they have not yet had children, they are "getting ready in advance".
After Longhu took the lead, it will drive the concentration of several projects in the Qinglong Lake plate into the market.
Zhuge housing data show that between 2017 and 2019, the Qinglong Lake plate concentrated supply of six plots, with a total planned floor area of about 880000 square meters. This makes two years later today, the market volume "blowout". In addition to the opening of Feitui West Lake last year, the opening time of Xihu Lake, Jindi Great Lake, and Jindi Great Lake, the first of which was opened in June and July, was "bumped" into the opening time of Xiyue Lake, the first of which was "hit" in June and July, in addition to the opening of Feitui West Lake, which opened last year.
At the same time, because the above four plots need to implement the "70-90" policy, more than half of the projects in the region are rigid demand households with a proportion of less than 100 square meters. The similarity of the area section and the collision period of the opening time make the positive competition within the plate "white-hot".
In order to compete for customers, housing companies are also doing everything they can. After an on-the-spot visit to the interface news, it was found that the sales offices of Longhu Xihu Yuezhu and Jindi Great Lake Fenghua were located on Liangtuo Road at the exit of the West sixth Ring Road Dayuan Village Bridge to facilitate the reception of house buyers, but there was still a distance of more than 3 kilometers from the actual project site.
Fierce competition is also reflected in the sales offices of the two projects are even no more than 15 meters apart, first-time buyers may also go to the wrong project. The name of the project is also used in the "lake", easy to make people "stupid and confused."
Longhu Xihu Yuezhu is the largest plot area in the current transfer project, a total of 130000 square meters, the number of units available for sale is close to 2000 sets, but the Huxing section is only divided into 73 square meters of two rooms, 83 square meters of three rooms and 353square meters of Xiyue villa. Although there is little room for choice, but give full play to the greening advantages of Longhu, the density of the community is low, and the design of building inclination angle is adopted to achieve the water viewing effect of Qinglong Lake as far as possible. At the key sales node, Fangshan is the first of the three projects to get a sales license to achieve "lead".
Jindi Great Lake Fenghua has designed the largest number of units, from 67 square meters to 220 square meters, with a total of 5 areas and 6 units, covering the demand from the first set of low prices to the improvement of housing and then to retirement. Some units also make use of the terrain height difference, the underground floor is designed as a layer, the unit design is practical, coupled with the plate is the only hardcover delivery of housing, cost performance and room for choice.
By contrast, the first Xiyue Lake developers are not as well known as Longhu and Jindi, and may get a sales license at the latest. But the location is the highest in the region, the landscape perspective is better, and there are 25000 square meters of commercial construction. Most importantly, because the land price is only 13600 yuan per square meter, it is the only project with a land price of less than 20, 000 yuan per square meter, so there is room for negotiation in pricing. The first salesman also made it clear that "land prices are the lowest and there are conditions for a price war."
It is not difficult to see that under the proposition composition of "70-90", each family will try its best to improve the remaining proportion of the construction area and villa products. Industry insiders admit that this is also a choice that cannot be done.
A real estate enterprise development end person analysis, Qinglong Lake is a more obvious plate attributes and planning conditions "mismatch" area: "Plate attribute is a water upgrade housing, life is not mature, more suitable for improved products." However, the planning conditions are given to'70 to 90, requiring most of them to do rigid requirements. Rigid demand is the need for public transport, education and living facilities, location conditions and planning conditions do not match, it is very embarrassing to do. "
He admitted that the solution to the product is to lower the price: "but the price of a few pieces of land is not cheap, so the development side will be more painful."
Zhang Dawei, chief analyst of Zhongyuan Real Estate, believes that in addition to the "mismatch", the huge supply within the plate is another pain point. According to the six sites currently sold a total of 880000 square meters of construction area, in accordance with the "70 to 90" policy requirements, will supply more than 6000 units of housing.
In fact, the supply of three projects in Fangshan alone has exceeded 3000 units. In addition to Xihu's 2000 sets, Jindi's Great Lake Fenghua has about 2000 sets, of which 89 square meters account for 480. for the first time, Xiyueguan Lake has the smallest size, with only 586 sets, but the task is still not easy when it is scheduled to be wound up by the end of the year.
After the supply, the land supply of Qinglong Lake will continue. At the promotion meeting of Beijing's proposed supply of land for business in the first half of this year in early May, it is expected that the sale of seven plots of land will be put on the agenda, including six in Qinglong Lake Town in Fangshan and one in Qinglong Lake Cultural Capital in Fengtai District.
"in terms of supply, area and total price, Qinglong Lake does provide new options for property buyers in Beijing, but the traffic shortage has not been effectively addressed." Guo Yi, chief analyst of the Heshuo institution, believes that the villa projects adjusted as far as possible can match the surrounding environment, but the market pressure is smaller, and there is indeed a logical contradiction in rigid demand: "but this is not a problem that development enterprises can solve. It still requires relevant departments to tilt to the region in rail transit planning. With the arrival of development enterprises, the surrounding life is likely to bring some changes in the future. "
The more accurate news is that the Hexi tram T2 in Fengtai District plans to start from Qinglong Lake in the west to Beigong Forest Park in the north, connecting Line 14 in the middle, and will become one of the main rail transit lines in the Qinglong Lake plate in the future, but the final stop and opening time have not yet been determined.
Even so, under limited conditions, how to make the market more receptive to this emerging region is a difficult problem for development enterprises. After the opening of Longhu, with Jindi, the first sales license issued one after another, and in the future China Railway Construction to join the "war situation", the competition within the plate will be more fierce.
These temporary unfavorable location conditions, still need time to land, but this also affected the current buyers of the final decision.
At the pleasant opening of Longhu Xihu on the evening of the 21st, Zhong Chun finally gave up choosing a room: "I still fear when I think of working overtime in the evening and going home in the middle of the night."