From just need to advance to improve the crowd Guangzhou TOD project opened the fast forward button

■Courtesy of VCG

From the pinxiu star map of Guangzhou's first depot TOD project in 2017, to the Pinshiyun Lake Flower City of Baiyun Lake depot last year, and then to the Chisha TOD of Haizhu Pazhou this year... With the continuous development of the TOD project, its target population has also advanced from the just needy family at the beginning to the improvement of the population, and the apartment type will be expanded to more than 200 square meters of large flat floor. Chisha TOD, Hanxi Chimelong Station Cover Complex, Guangzhou South Railway Station TOD Project... This year, the layout of Guangzhou's "rail transit + property" project opened the fast forward button. Some insiders believe that in the future in the 15-minute life circle, whether the synergy of "station city production and humanities" can be achieved will be one of the important factors in evaluating TOD projects.

■ New Express reporter He Lushi trainee reporter Wei Xin

Improved TODs will be added this year

The launch of Akasha TOD is imminent, and the market's attention is once again focused on "TOD". Urban TOD refers to the transfer hub of multiple subways, light rail or ground public transportation as the center, 5-10 minutes walking distance as the radius, the integration of industry, residence, education, business and other diversified formats. Taking rail transit as an example, there are currently 12 TOD projects under construction in Guangzhou Metro, including 7 depot projects, 3 station/hub projects and 2 subway projects around stations.

From the Guanhu Depot TOD project Pinxiu Xingtu in 2017, to the Pinshi Yunhu Huacheng in the Baiyun Lake Depot last year, the Longhu Gemdale Tianfeng in Panyu Passenger Terminal, and then to the Chisha TOD in Haizhu Pazhou this year, the Hanxi Chimelong Station Complex Yaosheng New World, and the TOD Sun Hung Kai Project next to Guangzhou South Railway Station, etc., with the accelerated layout of the Guangzhou "Rail Transit + Property" project, TOD development has opened a fast-forward button.

From the perspective of residential products, TOD projects are trending towards more market segments. Last year, the Baiyun Lake Depot of Pinshi Yunhu Flower City to "70 ㎡ can do three bedrooms" as the selling point, although the largest also reached 140 ㎡ of the apartment, but the total price of 3.5 million yuan to start the positioning, overall is still biased towards the just need crowd. The much-concerned "Pazhou Back Garden" Chisha TOD project, the apartment type is mainly 125-265 square meters of four to five bedrooms of large flat floors, the industry is expected to start with a total price of 10 million yuan. Hanxi Chimelong TOD Yaosheng New World, planning 6 residential buildings, its height of 40-48 floors, is expected to be more than 100 square meters of improved large apartments.

"Chisha TOD is located in Pazhou, which is one of the three CBDs of Zhujiang New Town, Financial City and Pazhou, and the double blessing of TOD plus location has attracted much attention to the project." In the view of Deng Haozhi, a real estate market research expert, in recent years, the toD project in Guangzhou has helped a lot in the blessing of real estate prices and the promotion of transactions. However, the red sand TOD that belongs to the high-end positioning still needs to look at the price. "If the future price is above 100,000 yuan / ㎡, higher than the Poly Merchants Haizhu Tianjun 84,000-96,000 yuan / ㎡ that was sold last year, I believe buyers will also hesitate."

The next stage of TOD will be the synergy of "station city production and humanities"

"The TOD project is certainly more popular in the market, but it is not simply rail transit to drive housing demand." Li Yujia, chief researcher of the Guangdong Provincial Housing Policy Research Center, told reporters, "For home buyers, they also pay attention to the development of the entire TOD site and the improvement of the public facilities in the entire area, which is a very important point." ”

Li Yujia believes that "'rail + property' has greatly helped in reducing development costs, implementing the integration of national industry and city, balancing work and housing, improving commuting efficiency, speeding up development progress, and providing funding sources for public facilities." ”

"At present, Guangzhou's TOD is basically in the stage of 'TOD-oriented land development and driving the development of commercial housing'. Through the operation of TOD projects, the development of the function of building the precinct into an industrial new city, or a sub-center of the city and a new center of the region, is not yet fully in place. Li Yujia further pointed out, "For example, the 15-minute living circle, whether it can achieve the construction of a complete residential community, the public supporting facilities of education and medical care, and the coordination of regional humanities and landscape ecology of 'station city production and humanities', is still in the exploratory stage." ”

In the face of the diversified and complex formats of TOD, how to maximize the benefits of public resources while ensuring the quality of community space? In Li Yujia's view, the development of TOD should enter the regional public supporting evaluation stage after the completion and delivery of the community project, and then promote the next step of project development after the public supporting facilities are perfected. "TOD should have a standard for land development and project operation established and evaluated."

Deng Haozhi also believes that at present, it is the peak of TOD construction, and in the future, in addition to residence, how to break through commercial operation ideas and how to increase the synergy effect between industries will be the next stage of to be considered by TOD developers.

Some popular TOD projects

Red Sand TOD

"Pazhou Back Garden" is expected to open in May

Chisha TOD, known as the "Back Garden of Pazhou", has attracted much attention in recent days under the double blessing of location and TOD. In February last year, Guangzhou Metro and Yuexiu Group won the land on the Haizhu Chisha depot at a floor price of 36,255 yuan / ㎡, and jointly built the Yuexiu Chisha TOD.

The project is located in the Chisha depot of Metro Line 11 and interchanged with Metro Line 12. Across the river is Pazhou West District, where Alibaba, Tencent, Fosun, Vipshop, Gome, Xiaomi, iFLYTEK and so on can be reached.

The project plans 16 residential buildings, with unit types of 125/140/205/265 square meters of four to five bedrooms, with a minimum of 19 floors and a maximum of 44 floors. Due to factors such as price limits, some insiders expect that the price will not exceed 90,000 yuan / ㎡. In the future, 310 square meters of 2 ladders and 2 large apartments will be launched, with a total price of 10 million yuan.

The Chisha TOD project is surrounded by schools, self-built houses and second-hand houses with a small number of shelves. The current listing price of the higher education garden across the land is 56,000 yuan / ㎡, and the Lijing Garden built in 2000 has a reference average price of 50,763 yuan / ㎡in January.

Yaosheng New World Plaza

There is zero residential supply for four years in the sector

Yaosheng New World Plaza is a TOD project built on Metro Line 3 and Line 7, adjacent to Foguan Intercity Chimelong Station (under construction), positioned as an urban complex integrating commercial, office and residential. The "Hanxi Village Plot" where it is located was bid by the Guangzhou Metro in 2017, and the floor price at that time was 22,000 yuan / ㎡. In 2018, New World China acquired 65% of the equity and related debts of the project company for 4.849 billion yuan, until July 2020, after the planning adjustment of the project was approved, it officially entered the full construction period, and it is expected that a total of 11 buildings will be built, of which buildings 1-6 on the south side are planned to be residential, and the other buildings are shopping malls, office buildings and kindergartens; in addition, there are basic supporting facilities such as bus first and last stations and resident fitness venues around the project, it is worth mentioning that the residential proportion of the entire project does not exceed 50%.

The project is close to the key development sector of Panyu - Nancun Wanbo CBD, but it does not have a supporting primary school, the education facilities are still uncertain, and buyers who are running for a degree can wait. Yuexiu and Fanfu, which are one stop away from the project, currently have an average price of about 60,000 yuan / ㎡; second-hand houses have Jinxiu Xiangjiang Garden and other communities, with a transaction price of about 47,000 yuan / ㎡.

Sun Hung Kai Project

Guangzhou South Railway Station adds commercial landmarks

On April 26, 2021, Sun Hung Kai won the TOD project plot of Guangzhou South Railway Station at a reserve price of 7.882 billion yuan and a floor price of 11,493 yuan / ㎡, which will become a new TOD commercial landmark of Sun Hung Kai. The project is backed by the South Railway Station Business District plan, which will be connected to the Guangzhou South Railway Station High-speed Railway Station, and connect as many as 12 rail transit lines such as the railway and the Metro line 7/2.

According to the plan, the project is divided into two parts: commercial (Guangzhou International Commerce Plaza) and residential, adopting the overall layout of "east business and west transportation", providing office buildings, shopping malls, hotels, residences, serviced apartments and public transportation facilities. The total construction area is more than 1.5 million square meters, with a total investment of more than 20 billion yuan, and it is expected to be completed in stages from 2025.