Sophie Sophie: Graduated from Sun Yat-sen University, 10+ years of practical experience in real estate, public number: Sophie said the house.
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We wrote in the previous article "Budget 10 million, can't buy a suitable house in Guangzhou?" Recommended over the West Gate of Tianhe Park and Huajing New Town.
Next, we will take you to understand the improvement and luxury real estate in Guangzhou one by one, and provide the most practical reference information for friends who are ready to change houses. We have written a series of articles during this time, please see in the past issue:
《Improved Real Estate Detailed Review 001 - Oriental New World Xiyuan》
《Improved Real Estate Detailed Review 002- Ideal Blue Castle International Garden》
《Improved Real Estate Detailed Review 003 - Oriental New World》
《Improved Real Estate Detailed Review 004- Junyuan》
《Improved Real Estate Detailed Review 005 - TianlinFu Yaolin》
《Improved Real Estate Detailed Review 006 - Park No.1 & Park Royal View》
《Improved Property Detailed Review 007 - New World East View Garden》
If Zhujiang New Town is the cosmic center of Guangzhou, Tianhe Park is the night pearl in the hearts of improved owners, and Huajing New Town is a sapphire.
<h1 class="pgc-h-arrow-right" data-track="17" > plate advantage (Huajing New Town).</h1>
(1) Industry: "Zhujiang New City - Financial City - Pazhou" constitutes the "Golden Triangle" of Guangzhou. Zhujiang New Town develops the headquarters economy, the financial city takes up the burden of financial services, and Pazhou focuses on exhibition and science and technology innovation economy.
Huajing New Town is located in the core area of the "Golden Triangle", enjoying the industrial dividends of the three plates, the value of the location is self-evident, and the value preservation and appreciation function cannot be ignored.
(2) Location: West of South China Expressway, North of Guangyuan Expressway, East of Maple Leaf Road, South is the main traffic road Zhongshan Avenue, so driving is very convenient; in the case of no traffic jam, 16 minutes to Zhujiang New Town, 15 minutes to reach the Financial City, the future with the completion of pazhou three tunnels, the time to reach Pazhou will also be shortened.
(3) Subway: Metro Line 11 under construction is the first ring line in Guangzhou (expected to open within 2 years), connecting the entire main urban area of Guangzhou, from Huajing Road Station to Pazhou only 3 stops, self-occupation and degree can be taken into account, Pazhou upstarts are also particularly fond of Huajing New City.
(4) Degree: Huajing New Town Plate, the counterpart primary school is Huajing Primary School, and the counterpart junior high school is the 113 Middle School Oriental Campus, both of which are highly sought after schools in recent years, both rated as provincial level; double "provincial level" degrees are one of the reasons why Huajing New Town is highly sought after.
(5) Environment: adjacent to the natural oxygen bar, and the district government as a neighbor, Tianhe Park is the first park in Guangzhou to win the title of "Guangdong Ecological Demonstration Park", and it is also the largest water park in Tianhe District, with an area of 1.5 times larger than Pearl River Park; Huajing New Town is just north of Tianhe Park, only one road away.
<h1 class="pgc-h-arrow-right" data-track="349" > two cell introductions</h1>
The following figure is a few preferred communities in Huajing New Town, and this issue will introduce the spring of the small town in the west of Huajing New Town and Qinfu Jiayuan.
The Spring of the Small Town is an ecological boutique real estate built by Fangyuan Real Estate, with a total of 4 buildings in the community, mainly based on the improvement of 131.63~ 160.5 square meters, and the self-occupied investment is suitable. Recommended index: 4 stars.
Qinfu Jia Yuan is a garden-style boutique real estate built by Zhuguang Real Estate, with a total of 10 buildings in the community, mainly based on 120-172 square meters of improved apartments, suitable for self-occupation and investment. Recommended index: 4 stars.
Basic information about Spring in a Small Town:
Community address: No. 48, Yuesheng Street, Tianhe District, Guangzhou
October listing price: 108654 yuan /m²
Building type: Tower
Year built: 2007
Developer: Guangzhou Fangyuan Real Estate Development Co., Ltd
Property: Guangzhou Fangyuan Modern Life Service Co., Ltd
Total number of households: 236
Plot ratio: 3.5
Greening rate: 35%
Basic information of Qinfu JiaYuan:
Community address: No. 2, Huahui Street, Tianhe District, Guangzhou
October listing price: 109074 yuan /m²
Developer: Guangzhou Zhuguang Real Estate Development Co., Ltd
Property: Guangzhou Kangjing Property Service Co., Ltd
Total number of households: 398
Plot ratio: 3.7
Greening rate: 40%
Below we will introduce in detail from the aspects of "public supporting resources", "community gardenscape", "building type" and "appreciation potential", please be patient to read!
<h1 class="pgc-h-arrow-right" data-track="350" > public supporting resources (Huajing New Town).</h1>
Small Town Spring and Qinfu Jiayuan are close together, both belong to the Huajing New City Plate (west), and the supporting resources in parks, transportation, medical care, and business circles are basically the same, please pay attention to the following introduction.
(1) Parks
The two communities are located in the west of Huajing New Town, about 750 meters away from the north gate of Tianhe Park, and the picture below is the real scene of the park.
The two communities to the west gate of Tianhe Park 750 meters, about 10 minutes on foot. Tianhe Park is the largest free park in the core area of Tianhe, and is the best place for the elderly and children to rest and exercise (gossip: the blind date corner of the park is a very popular exchange place for the elderly, parents who have broken their hearts for their children's marriage may wish to try their luck here, and many of the parents involved are nearby owners).
(2) Transportation
The traffic of the two communities is very convenient, not far from Huangpu Avenue and Zhongshan Avenue, and close to the entrance and exit of Huakuai Expressway; the Huajing Road subway station under construction is next to it, and the Bus Line of Huajing New Town BRT Bus Station is very numerous, and it is accessible in all directions.
● Subway: The distance from the two districts to the subway station under construction is about 350 meters, which is reached within 5 minutes on foot; it is 1700 meters away from the Tianhe Park subway station, and the shared bicycle ride is about 10 minutes.
●Bus: The two districts walk to Huajing New Town BRT bus station about 300 meters, passing through B11 Road, B12 Road, B16 Road, B17 Road, B1 Road, B1 Road Express, B20 Road, B21 Road, B25 Road, B27 Road, B2A Road, B2 Road, B3C Road, B3 Road, B4A Road, B4B Road, B4 Road, B4 Road, B4 Road, B5 Road, B6 Road, no transfer can reach the Sports Center, Zhujiang New Town, Beijing Road, Baogang, Huangpu Port, Guangzhou Railway Station, Huangpu Port, Most areas of the city can be reached by BRT transfer, which is very convenient.
●Self-driving: The distance from the parking lot of the two communities to the entrance of the South China Expressway is about 550 kilometers, and under normal circumstances, it is very convenient to get on the highway within 5 minutes.
(3) Education
Kindergarten: There are public Zehuiyuan Kindergarten, public Taoran Kindergarten, private Maple Leaf Kindergarten, private Jimmy English Kindergarten, etc. near the Spring of the Small Town; public parks are generally the mode of lottery enrollment, if the lottery is not successful, you need to go to the nearby private park to study.
Primary School: Huajing Primary School, the north and south campuses are located in Huajing New Town. The South Campus is grades 1-2 and the North Campus is grades 3-6; the two communities are about 750 meters away from the South Campus, about 12 minutes on foot, about 5 minutes by bicycle, about 1000 meters from the North Campus, about 15 minutes on foot, and about 7 minutes by bicycle.
Note: Due to the high popularity of Tianfu Road Primary School in recent years, the Tianhe District Education Bureau has issued a degree tension warning for it, see "[Recommended Collection] Parents Look Over, Tianhe TOP Degree Room Summary".
Middle School: The corresponding school is Guangzhou No. 113 Middle School (Oriental Campus), which was founded in 1978 and has four campuses in Wushan, Dongfang, Financial City East and Financial City West. The school has won the honorary titles of National Environmental Education Demonstration Base, Guangdong Provincial School, Guangdong Green School, Subaru Ecological Civilization School, Guangdong Provincial Health Promotion School, Guangdong Provincial Archives Comprehensive Management Special Unit, Guangdong Modern Education Technology Experimental School, Guangdong Provincial School-based Training Demonstration School, etc.
The distance between the two communities to 113 Middle School (Oriental Campus) is about 1400 meters, which requires crossing the overpass and crossing the main road, walking for about 20 minutes, cycling for about 8 minutes, junior high school students can go to school and school by themselves, which is very convenient.
(4) Medical treatment
●Community Hospital: The two communities can walk (drive) 750 meters to the Second Community Health Service Center on Tangxia Street, where small examination subjects such as colds, blood draws, and B ultrasound can be treated.
●Large hospital: The Third Affiliated Hospital of Southern Medical University is a tertiary first-class comprehensive hospital integrating medical treatment, teaching and scientific research, and the two communities are about 6500 meters to the Third Hospital of Southern Medical University, and can be reached within 10 minutes on foot.
(5) Business districts
Next to the two communities is Huajing Road (above), where there are restaurants, banks, educational institutions, fresh shops, there should be everything, it is very convenient to solve daily needs.
Walk 1,000 meters to The Maple Leaf Road, where there is a Vientiane shopping mall (above), where the commercial atmosphere is strong; next to the Vientiane shopping mall is the Shangshe Meat and Vegetable Market, which is the favorite of the elders.
Nearby BRT Huajing New Town bus stop take 3 stops to Tianhe Road business circle (Gangding), computer city, restaurants, entertainment, etc., enjoy the prosperity of the urban core; about 1500 meters to the south is the Tianhe District Government and Tianhe District Real Estate Registration Center, the window is also very convenient.
<h1 class="pgc-h-arrow-right" data-track="351" > community detailed evaluation (spring in a small town).</h1>
01 Community Garden View
This is the shop of the podium of the community, there are fresh shops, snack shops, printing shops, hardware stores, etc., which can meet daily needs.
This is the west gate of the community, the house number is No. 48 Yuesheng Street, the security guard is more strict, strangers must register to enter the community.
As soon as Ximen came in, he saw the property center, the big trees in the garden grew very luxuriantly, the shading effect was good, and it was cool to play in the park in the summer.
Under the meticulous care of the property, the whole garden is full of greenery, and in the middle of the garden is a gazebo that shades the owners on sunny days and shelters them from the rain on rainy days.
There are many recreational facilities in the northeast corner of the garden, which is convenient for the owners to relax and exercise.
This is the façade of the inner side of the community, the wall is paved with white tiles, and the air conditioning installation position adopts pink louvers, which looks very bright and simple, and the overall architectural style is presented.
02 unit type building
(1) Distribution of buildings
The 4 18-storey buildings in the community have a one-line layout, of which 1 is 2 ladders and 4 households, 2 and 3 buildings are 2 ladders and 3 households, and 4 buildings are 2 ladders and 4 households; priority is given to the southeast-facing apartment type of 1 to 4 buildings, the southeast apartment type is well ventilated, and looking at the garden, if the budget is not sufficient, you can also consider the north-facing apartment type of 1 to 4 buildings, facing the road as an inner alley, relatively quiet.
Specifically, you want to see the buyer's personal assessment of the comprehensive conditions such as seat orientation, lighting, ventilation, noise, and owner seller.
(2) Apartment type analysis
The spring of the small city is dominated by medium and large apartments of 131.63 to 160.5 square meters, and most of the balconies are southeast-facing and looking south to Tianhe Park.
Unit Type 1:
Layout: 4 bedrooms and 2 halls, with a total construction area of 160.5 square meters, south facing.
Comments: With the garden into the house, privacy is good; the master bedroom suite, the second bedroom (south), the study are all south-facing bay windows or balconies, ventilation, lighting, landscape (looking at the garden) are first-class; many families can also change the study into a bedroom, the overall apartment type is very square, high practicality; this apartment type is the largest apartment type in the community, there is no obvious disadvantage.
Crowd: Simple three-child families or two-child families with three generations.
Unit Type 2:
Layout: 4 bedrooms and 2 halls, with a total construction area of 159.13 square meters, southbound.
Comments: This apartment type and the size and orientation of the apartment type 1 are similar, and the overall is also very square and practical.
Unit Type 3:
Layout: 4 bedrooms and 2 halls, total construction area of 149 square meters, southbound.
Comments: The total area is 10 square meters smaller than the unit types 1 and 2, but the bay window of the master bedroom suite has been changed to a balcony, and the other is similar to the apartment type 1 and the apartment type 2, saving 10 square meters of money, can buy the same pattern, more cost-effective.
Unit Type 4:
Layout: three bedrooms and 2 halls, with a total construction area of 141.38 square meters, southeast direction.
Comments: First of all, the most obvious disadvantage of this apartment type is not square, compared to the above apartment type, the area of 141 is only 3 rooms, the area is mainly wasted in the entrance garden, the non-square second bedroom corner and the master bedroom's small cloakroom and curved walkway; the advantage is that it has an entrance garden, good privacy, east and southeast balconies, landscape, lighting, ventilation.
Crowd: A simple two-child family or an only-child family with three generations.
Unit Type 5:
Layout: 4 bedrooms and 2 halls, with a total construction area of 138.75 square meters, southeast direction.
Comments: In addition to the kitchen and public bathroom, other patterns are very square, and the area of the apartment type 4 is similar, but the unit has one more room, the practicality is higher, and the importance of the square pattern can be seen; the southeast balcony and the master bedroom turn two sides of the small balcony, the landscape, lighting, ventilation is good; families with many people can also change the study into a bedroom.
Unit Type 6:
Layout: 3 bedrooms and 2 living rooms, 137.25 square meters, north facing.
Comments: This apartment type brings into the garden, privacy is good; the landscape balcony is north-facing, but it forms a north-south convection pattern with the south-facing living balcony; the master bedroom suite is a south-facing garden view bay window, which is ventilated, wind-picking, and has a good landscape; the overall apartment type is square and practical.
Unit Type 7:
Layout: 3 bedrooms and 2 halls, with a total construction area of 135.88 square meters, east facing.
Comments: The main balcony is east-facing, the morning sun makes the living room full of sunlight; the master bedroom suite bay window, the second bedroom (south) bay window and the living balcony are all south-facing garden views, which is the selling point of this apartment type; the small disadvantage is that the entrance door is facing the living room, but the screen can be solved; the overall apartment type is very square and practical.
Unit Type 8:
Layout: 3 bedrooms and 2 halls, with a total construction area of 134.75 square meters, southeast direction.
Comments: The disadvantages of this apartment type are not square, the second bedroom (north) and the cloakroom of the master bedroom have little impact; the window of the master bedroom suite is balcony design, and the landscape balcony is connected to one time, lighting, ventilation, and landscape are first-class; with the garden into the house, privacy is good.
Unit Type 9:
Layout: 3 bedrooms and 2 halls, with a total construction area of 131.63 square meters, southbound.
Comments: This apartment type is a south-facing garden apartment, the master bedroom suite, the second bedroom (south), the landscape balcony are all south-facing, ventilation, lighting, landscape first-class; the living balcony is north-facing, and the landscape balcony is convected from north to south; the overall apartment type is very square and practical.
(3) Summary of apartment types
Most of the apartment types in the spring of the small city have southeast-facing balconies, but some of the apartment types are not square, the first choice is the southeast-oriented square apartment, followed by the southeast-oriented non-square apartment, the reason is that the landscape, ventilation, lighting are very good; followed by the square north-facing apartment, the downstairs road is the internal road, relatively quiet, compared to the south-facing unit price is slightly lower, the same budget can buy a larger area.
Specifically, combined with the buyer's own budget and preferences, other units in the community can also be selected according to their own needs, for details, please see the following table of apartment types.
Note: Original is not easy, if you need to encrypt the information on the table, please comment to let me know.
<h1 class="pgc-h-arrow-right" data-track="352" > community detailed evaluation (Qinfu Jiayuan).</h1>
This is the northwest corner of the community, the downstairs of Building C1, and the wall is written with the words "Qinfu JiaYuan".
This is the north gate of the community, the left side of the picture is the underground parking lot entrance, the front iron gate is the pedestrian entrance and exit of the community, the security guard is more strict, non-owners need to register to enter the park.
Entering from the north gate is the center of the community garden, and the words "Qinfu JiaYuan" are engraved on the large stones next to the circular square.
The plants in the garden are very well maintained, the flowers and grass are properly trimmed, the big trees grow very luxuriantly, the shading effect is good, and it is very cool to play in the garden in the summer.
On the first floor of the community is a commercial podium on the outside and an overhead floor on the inside, and each building has its own door number with clear instructions.
The picture above shows a water feature in the garden, but there is no water storage when taking pictures, which may be based on the safety of children's play.
Walking the baby is just downstairs, and there is a children's playground under the big banyan tree in the garden, so that children will not be exposed to the sun during the day.
This is the façade on the inner side of the community, the whole is a light and bright light color, and the garden is lined with trees, forming a style layout of garden-style modern architecture.
The community is distributed in two rows of courtyards, the north row is C1, C2 and B1, B2, B3, B4; the south row is A1, A2, A3, A4; the southeast garden apartment in the north row is preferred, the reason is that the south-facing ventilation, lighting, and landscape are the best in the community; secondly, you can choose the south-facing garden apartment with a good south-facing landscape in the south row, or choose the south-facing apartment with good ventilation and lighting; if the budget is slightly worse, you can also choose the north-facing apartment in the north row, and the downstairs road is an inner alley, which is separated from the opposite community by a wide-body flower bed, which is also relatively quiet.
The community is mainly based on 120 to 172 square meters of improved apartment types, and the following will introduce these improved apartments in detail for everyone.
Unit type 1
Layout: Total construction area of 173.38 square meters.
Comments: This apartment type is the top luxury apartment type of Qinfu Jiayuan, the oversized entrance garden, which can achieve many functions; the master bedroom suite plus 3 second bedrooms, and a storage room, the space is very large; the guest dining room is misplaced design, the rectangular space near the kitchen is the dining room, the circular super space in the northeast corner is the living room, if you are tired of seeing the buyers of the square living room, you can consider the apartment type, after all, the space is large, and the square living room is also super enough.
Crowd: Simple three-child families or families with multiple generations of the same family.
Layout: 4 bedrooms and 2 halls, with a total construction area of 151.18 square meters, northbound.
Comments: The landscape balcony is north-facing, but the living balcony is south-facing, north-south convection, ventilation will not be a problem; the master bedroom suite has a north-facing balcony, and the south side also opens a window, which can be convected from north to south; the overall square is practical, but the restaurant is not very good at the public bathroom door, and buyers can also add a screen wall to block it.
Layout: Total construction area of 149.95 square meters.
Comments: This apartment type is basically the same as type 2, which is an east-west mirror apartment, please refer to the apartment type 2 review.
Layout: Total construction area of 124.89 square meters.
Comments: This apartment type is basically the same as type 1, which is an east-west mirror apartment, please refer to the unit type 1 review.
In the choice of apartment type, if the budget is sufficient, the top luxury unit type of type 1 is preferred; secondly, you can choose the south-facing apartment type 4; of course, if the demand for space is large, but it cannot touch the top luxury unit type 1, then you can consider the apartment type 2 and the apartment type 3, which are about 150 square meters, and the space is much larger than the apartment type 4.
In addition to the above listed apartment types, there are also east-west mirrored apartment types, if you want to understand the flat distribution of apartment types, please see the following table:
<h1 class="pgc-h-arrow-right" data-track="353" > appreciation potential</h1>
The two districts were in 2005 and 2006: the opening price of Xiaochun in 2005 was 6300 yuan / square meter, and the listing price in October 2021 was 108654 yuan / square meter; the opening price recorded by Qinfu Jiayuan in 2006 was 7800 yuan / square meter, and the listing price in October 2021 was 109074 yuan / square meter.
The difference between the opening prices of the two is one year, and the opening price difference is 1500 blocks, so what is the appreciation rate of the two communities over the years?
As can be seen from the chart, the average annual growth curve of the two almost coincides, indicating that the appreciation rate of the two is infinitely close. The average annual appreciation rate since the opening of The Spring of The Small Town has been 19.48%, an increase of more than 16 times in 16 years; while the average annual appreciation rate of Qinfu Jiayuan since its opening is 19.23%, an increase of nearly 13 times in 15 years; the average annual appreciation rate of the two is only 0.25%.
*Note: If you have any questions about the value-added speed data of each of the above cells, please comment and let me know.
<h1 class="pgc-h-arrow-right" data-track="354" > summary</h1>
This issue mainly introduces the spring of the small city and Qinfu Jiayuan, the community building is relatively new, the location is good, the garden is good, the people and vehicles are diverted, the corresponding primary and secondary schools are provincial schools, and the living population is mainly professors from surrounding universities, business executives and business owners, which is a typical improvement plate.
In terms of appreciation, the average annual appreciation rate of the two communities is not inferior to that of the community at the west gate of Tianhe Park, do you know which other communities in Guangzhou have an average annual growth rate much higher than it? Comments are welcome.
The next issue will introduce Huajingli, please pay attention to Oh! If there is a property you want to know about, please let me know in the comments.
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