Changning is an administrative district with strong financial resources for residents, and from the inner ring road to the outer ring road, there are "upper corners" plates.
There are Xinhua Road and Zhenning Road in the inner ring; gubei and hongqiao in the inner ring; and there are western suburbs in the inner and outer ring roads.
The two new projects to be listed in Changning are one mansion and the second phase of Huashan Xiaduyuan, with a portal type of 350 square meters and 380 square meters, with a total price of 50 million yuan, and the location grade can be seen.
Zhongshan Park was a high-end middle-class area in its early years. However, it was built very early, and there was no supply of new projects for nearly 15 years. Compared with the Hongqiao Development Zone, the business district takes the civilian route, and the aura gradually fades.
Although Zhongshan Park is within the inner ring, it is still a city-level business district along Line 2, but the house price is not expensive. The recent round of market growth is particularly small, only from 90,000-100,000 / ㎡ to 10-11 million / ㎡.
But we believe that now may be the best time to buy Zhongshan Park. The skinny camel is bigger than the horse, and the Vanke Shi District and Tangzhen along Line 2 are all priced at 100,000 units, not to mention the Zhongshan Park in the coordinates of the Inner Ring Road of Changning and two stations away from Jing'an Temple?
This article will take you to a comprehensive analysis of the section of Zhongshan Park.
1
The past and present life of Zhongshan Park
Zhongshan Park has a century-old relationship with the name "Zhaofeng".
In the 19th century, the Englishman James Hogg and his brother purchased a large area of land on both sides of the Wujie Road west of the Wu family house, and built a 70-acre country house on the south side of the road.
Before 1854, they opened a Hogg Brothers & co. company on Huayuan Road (now Nanjing East Road), Chinese named Mega & Co. Therefore, their villa is also called Mega Garden.
In early March 1914, the Public Council bureau bought Mega Garden. Beginning in 1928, the park was open to Chinese. The park was named Jessfield Park.
In June 1944, it was renamed Zhongshan Park.
At the end of the 1990s, commercial housing was successively introduced, coinciding with the boom of foreign-funded economy, and the real estate in the circle around Zhongshan Park was named the former "Mega". Most of them are from the new Changning Group belonging to Changning District.
In June 2000, Line 2 was opened, which brought a lot of traffic to Zhongshan Park. At the beginning of the 21st century, the house price of Zhongshan Park has reached 10,000 yuan / ㎡, close to Xujiahui and Zhenning Road, which is twice as expensive as the inner ring of Putuo.
In 2005, after the completion of the Dragon Dream Mall, the zhongshan park municipal business district was gradually formed. It was once the preferred shopping spot along Line 2.
However, Zhongshan Park is not in place in one step like Zhenning Road, maintaining high-end, nor does it have the same level of upgrading as Xujiahui. House prices are gradually falling.
Once the location of Mega Garden and St. John's University, and has a good location, it will become a high-end location according to the reason.
To this step today, it is inseparable from non-standardized real estate.
In the past 20 years, the "strange" community seems to be concentrated in Zhongshan Park.
Zhao Feng Garden is a tower with a height of 40 floors, 2 ladders and 8 households, the apartment type is not small, commercial and residential, and there is no community environment.
Kaixin Palace is a Hong Kong-style enclosed design community, parking spaces are tight, the main unit type is more than 40 square meters a bedroom.
Landsea Hongqiao Green County and Zhongshan Xuelin Garden are both old renovated communities.
The Yuyuan Mansion of the fourth batch of new houses in 2021 was hit by the front and back of the old public house, and no points were triggered.
There are many commercial houses in Zhongshan Park, but I really can't find one, which can be called a "luxury house".
Fortunately, the future prospects of Zhongshan Park are good.
In Shanghai's 2035 strategic plan, Zhongshan Park is included in the central activity area.
At the level of the Changning District Government, Zhongshan Park is also the focus of development. The transformation of the Haipai block on Wuyi Road is still a bit of a sight to behold.
2
Supporting facilities of Zhongshan Park
Although Zhongshan Park is within the inner ring, the traffic is not as convenient as the Hongqiao Development Zone outside the inner ring.
When the north-south elevated highway and the inner ring road were built, the Hongqiao Development Zone was the absolute core of Changning District. The upper and lower ramps of the elevated highway are all for the Hongqiao Development Zone.
Residents of Zhongshan Park, on the other hand, have to make a U-turn and turn several times on the elevated highway.
Zhongshan Park is a 2/3/4 three-rail interchange station, and probably the weakest three-rail interchange station, and its energy level is incomparable with that of South Shaanxi Road (1/10/12) and Jing'an Temple (2/7/14).
But Line 2 is still very easy to use, to Jing'an Temple 2 subway stations, only five minutes by car, to the west of one stop to Hongqiao Development Zone.
It takes only 16 minutes to lujiazui, which may be faster than living in Lianyang to lujiazui.
After all, this is the strongest Line 2 in Shanghai!
In terms of business, Zhongshan Park can be called a fighter in the affordable business district.
There are more than 150 restaurants in Zhongshan Park Alone.
Not only quantity, but also quality.
The Rose Factory next to Dragon's Dream has opened many non-chain stores.
Mid-to-high-end retailers include Raffles City Changning.
However, recently there has been bad news from Raffles City. CapitaLand has transferred its stake in the mall to Ping An Insurance. The last time I went to Raffles City Changning, it was much more deserted than before.
However, Zhongshan Park also has Dingxi Road, where the "first shop of the net red" is piled up, and the overall business circle is still very vibrant.
In our opinion, Zhongshan Park is still the best affordable business district in Shanghai, slightly better than People's Square and Dapu Bridge. There is still a big gap between Wujiaochang and Zhongshan Park.
Looking at the medical resources, Zhongshan Park is more embarrassing, and there is no general hospital in the plate.
But it is not a major hard injury, and the residential area is more than 2 kilometers away from Huashan Hospital/Huadong Hospital in old Jing'an.
Zhongshan Park has a small general school on Yuyuan Road, one of the Top 2 in Changning. However, only the Yuyuan Mansion and zhongshan xuelinyuan 2 commercial houses counterparts, basically did not sell.
Most of the commercial housing counterparts are Kaiyuan School.
3
Zhongshan Park benchmark real estate
Zhongshan Park has no mansion community, and the overall average price is about 100,000 /㎡. Some of the high-quality and well-located real estate, such as Kaixin Palace, can reach a unit price of 120,000 /㎡.
Kaixin Grand Park is a real estate of Hong Kong-funded developers, with people and vehicles diverted, with gardens, and is considered to be the highest grade community in Zhongshan Park.
Two-bedroom 12 million, the rent can reach more than 17,000 yuan / month, a room can be rented to 13,000 yuan / month.
Photo: Kaixin Palace
However, there are 1,800 households in Kaixin Haoyuan, and there are only less than 500 parking spaces. Spending more than 12 million yuan to buy such a two-bedroom is still worse.
Louis Triumph Palace is just opposite the Kaising Palace, French design, there are many foreigners in the community, and the balcony is filled with small satellites.
Photo: Louis TriumphAlcio
Louis Triumph Palace is relatively large, with two bedrooms of 120 square meters and three rooms of more than 160 square meters. Look at the unit price is relatively low, 10-110,000 / ㎡, the large three-bedroom than the two-bedroom cost-effective.
Zhongshan Park is more affordable, and it is an older building.
Such as St. John's Famous Residence, it is also a high-end community 20 years ago. The quality is not much worse than louis triumphal palace, Kaixin palace, the total price of three rooms is about 200 lower.
Because it is an ordinary commercial house, the total price is lower, and the three-bedroom is only more than 12 million.
However, the most cost-effective real estate in Zhongshan Park is not around the park and business circle, but in Yan'an West Road, the southernmost part of the plate.
Lei Shing International Plaza is located in the best area of Zhongshan Park.
To the north is the Wuyi Road Haipai Block, separated by a Yan'an Road, which is the new shangsheng new place of authentic "Shangjiao".
Pictured: Shangsheng New Institute
If this is not enough to show that the location is superior, Li Xing International Plaza is 600 meters away from the top luxury mountain Xia Du Yuan, and less than 1 km away from the five mansions on Hunan Road.
Pujin, 4 kilometers south of Qiantan and 2 subway stations, the average price was raised to 90,000-100,000 /㎡.
The Hong Kong-funded real estate project, which is less than 1 km away from the top area in Shanghai, has an average price of only more than 80,000 yuan / ㎡, and the total price of three bedrooms is 12 million.
Moreover, there are several commercial buildings on the south side of the elevated noise.
4
Zhongshan Park plate evaluation and house purchase suggestions
Zhongshan Park has a long history and is the current site of Mega Garden and St. John's University.
The overall construction of the plate was mature before 2005, but it was not given a high positioning at that time, there were no mansions in the area, and the business circle was oriented to the people.
In the round of markets in 2020-2021, the inner ring area generally ushered in a return in value, such as the longevity road of 70,000-80,000/㎡ rising to 100,000-110,000/㎡. Zhongshan Park has seen little increase, up only about 10 percent.
The core areas of Tangzhen and Dahongqiao at both ends of Line 2 also flew together, and the average price reached 100,000/㎡.
At the current point in time, the cost-effective advantage of Zhongshan Park is reflected. A 5-minute area from Jing'an Temple and 16 minutes from Lujiazui along Line 2, a good quality slab floor is only 100,000 /㎡.
There are no mansions in Zhongshan Park, and we do not recommend paying a large premium for quality. It is more affordable to buy ordinary commercial houses such as St. John's Mansion and Dayuan New Town.
LiXing International Plaza, which is close to Yan'an West Road, is ignored by buyers and is a cost-effective real estate project that is infinitely close to the "upper corner" area.
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