Real estate media person
chili pepper
The owners of Chen Jialin are looking forward to the stars ~ hoping for the moon ~ every day want to look forward to the news of Line 28.
The major marketing numbers are written, and the real estate sales are said, as if Line 28 is close at hand! Start construction now!
but... Wake up, brothers! These days I ran the whole plate, basked in the sun for a few days, the calves also went to acid, and finally wrote this article, and look and cherish ~
01
First, let's list a few questions:
Is Line 28 approved?
Is the Chen Jialin site implemented?
Where will construction begin after implementation?
Let's do science
How many steps does it take to build a subway?
Line network planning - construction planning - pre-feasibility (planning scheme) - gongke - overall design - preliminary design - construction design drawings - construction - operation
From planning to opening, it takes 6 to 10 years, then Line 28 is in the third step - pre-approved (approved) state, and Line 28 extends from Foshan to Guangzhou via Dongguan, with 3 stations in Zengcheng, this line is the longest track through Guangzhou, the total length of the main line is 107 kilometers, and the investment amount is 95.3 billion.
This is the highest investment line in the Greater Bay Area Metro.
There is also a branch line of Line 28 (under planning) extending to Hangluhu and Huizhou, but this line... Last year, Shenzhen had a Line 14 ready to extend to Huizhou, the Huizhou government wanted it very much, and Shenzhen did not want it! Because there are many "Shenzhen people" in Huizhou, if you go through it, it is a bit like Guangzhou, implementing the Guangzhou-Foshan system. Shenzhen is very arrogant: I don't want to imitate you!
So this branch line, just think about it! It is estimated that the fried tenant who bought Daya Bay cried faint in the toilet...
1. Is line 28 approved?
It was approved in August 2020
2. Is the Chen Jialin site implemented?
At present, I have consulted various materials, but I have not found out where the location of Chen Jialin Station is located, so I do not know. However, according to the direction of the picture in the text, Chen Jialin Road Station is close to Guangyuan Expressway, and should be at the intersection of Guangyuan and Guangshen Expressway, located in the southwest direction of Hopson Lake Mountain International, east of Dongjin Logistics Park.
If it is really in this location, Emerald Oasis, Hopson Lake Mountain International, Phoenix City alone will solve a big problem - traffic jams, half of Phoenix in Xintang, half in Yongning, the owners of Xintang can also rub under the subway, the owners of Yongning will ... Anyway, if the construction really starts, Chen Jialin can finally hold his head high: You are no longer allowed to say that I am far away!!!
3. Where will construction begin after implementation?
First of all, although Line 28 has been approved, it was released on the official website of the National Development and Reform Commission. What is said is that the time for the promotion is not clearly marked, but it is mentioned that "the construction is carried out in an orderly manner after the conditions are implemented", which is a good orderly advance, that is, "the eight characters of the skim have not been written halfway through"! The construction of Foshan's subway is recognized as slow, and the construction of Line 3 has not been opened for several years, and the residents have already enjoyed the blessings of Guangzhou
Why is this line slow? Line 28 was approved last year, but at present, how to go on the line and readjust the station is a problem that the two cities should explore in depth.
But seriously, investing 95.3 billion yuan is really quite cattle.
02
So in the Chen Jialin plate with a high occupancy rate, what real estate can be selected? The real essence is below, please see -
The entire Chen Jialin section is divided into 3 real estates
1. Emerald Oasis
2. Hopson Lake Mountain International
3. Phoenix (Genting Group)
These three disks are super large real estate, Phoenix has been precipitated for 20 years, the residential population is the first of the three real estate, and the transaction volume of second-hand houses is also among the best in the three disks.
The residential population of this area is as high as 50,000 or more, equivalent to a small town, whether the owner is driving to Tianhe, Huangpu to work, or taking a bus / building bus to the subway mouth, the only way - Chen Jialin Road, so once the morning and evening rush hour, this road has become the only way for all owners, and the blockage is inevitable.
Let's talk about the story of Chen Jialin, Chen Jialin is in the scope of Shacun, which belonged to Panyu District before the Ming Dynasty, and was only planned to Zengcheng after the Ming Dynasty. However, the area of Chen Jialin is large, the scenery is good, hopson and a small number of buildings in Country Garden can look at Chen Jialin, in the state of Xintang, which lacks ecological resources, this scenic spot has become a major highlight here.
However, on the north side of Xinli Haishizhou Yue, there is a "cemetery", every year near the Qingming Festival, residents will go up the mountain to sweep the tomb, the location is far from Hopson and Jade, only Country Garden Genting part of the building can be seen directly, so the small partners know how to buy it?
Because it is a large market, so the educational resources and commercial facilities are in the community, the school of Emerald Oasis is a nine-year consistent system, HeungKong School (private) and Heung Kong Yucai Middle School (public), but this primary school is very strange, the whole school itself is private, but later in response to the government's request, three public classes were reopened, only the middle school is public.
Hopson Hushan International is a cogeneration school, which belongs to the provincial level of nine-year consistent school, according to my understanding, the principal is Chen Jinghui, the former vice principal of Yuexiu District Yucai Experimental School, and the director of teaching was Zhou Yu'e, the principal of Huayang Primary School. Enrollment scope: Hopson Lake Mountain Community, Ziyun Mountain Villa, Fruit Forest Farm.
There is no problem in looking at the quality of education and teachers in this way, and the most important thing is to see the evaluation of parents. If you are a parent of Yucai School who sees this article, you can give feedback to Chili!
Phoenix is very large, if you are the owner, you may not be particularly familiar with Phoenix, it takes more than half an hour to drive around, and there are dozens of groups, the name is written down to you doubt life... Although there are Yingyuan Schools in the city of No. 2 Middle School that can be read, it is currently said that Genting is preferred, and other groups stand behind, and the quality of education is guaranteed.
HeungKong Middle School is a relatively high-quality school in Zengcheng, the average score of many middle school entrance examinations is the first in Zengcheng, the average score of Chinese and English schools (private) is often ranked second, and the three plates are also most likely to read Xiangjiang Middle School and Yucai Middle School.
The school district in Zengcheng is very "chaotic", why do I say that?
For example, Licheng Zhixin Middle School, the primary school belongs to Licheng Street, and the middle school belongs to Lihu Street, why can this be directly promoted? In Tianhe is impossible to ascend, you say it is by region, the owner of China Merchants Zhenyuan has received information that can read the city's second middle school, you say that it is a street office, the field rose can not read the letter middle school at the door of the house, I feel that there is no rule, unlike Tianhe Huangpu is consistent with every household, according to the street.
(But yesterday the Zengcheng Education Bureau announced that several disks near the Zhixin Middle School can be read, most of which are determined because of the owner's rights protection) Of course, the degree method of each district is different, so I will write a special article about the degree room in Zengcheng in the future
03
So how to choose a room for this piece?
Don't worry, you can still find a budget of more than 2 million.
Hopson Lake Mountain International a total of 9 phases, the current new house 7 phase 25,000 ~ 26,000, second-hand house Phase 4 23,000 about 96 square meters, if it is a second-hand small three-bedroom, or acceptable, but the apartment type is not bad.
Hopson Phases 1 and 2 are large apartments of 120 to 180, Phase 3 is Ziyun Villa, and Phase 4 has just completed two years (but according to the New Deal, there are still 3 years to wait... ), Phase 5 has just closed the building, phase 6 new houses have just sold out, so just pushed 7 phases.
However, Hopson took the land earlier, 1992, so far 29 years. But at present, real estate is automatically renewed when it expires, and it is impossible to live in a house for decades, depending on how individuals see this problem.
Since the first-hand house and the second-hand house can go to the same school, then why is the new house 2000 to 3000 more expensive than the second-hand sale?
There are two reasons for this:
Phase 7 of the garden upgrading, greening investment more money
The occupancy rate of phase 7 is 83%, 90 square meters can do 3 bedrooms, and 118 square meters can have a 9-meter-wide balcony, which is good for Hopson's newly modified real estate. It may be that Hopson took over the project to its daughter, so this year's Hopson real estate is more humane than in previous years, and the sense of modernity is stronger.
The greenery of the emerald oasis is very good, there are more tree species, but the second-hand house type is very poor, the living room has no balcony, only a bay window, and the balcony is designed outside the master bedroom.
Perhaps because Heung Kong is a small developer, the apartment design is always inferior to that of large developers. This is also the reason for the low price of the Forest Peninsula group, and you can buy three rooms around 180.
The new house of Xiangjiang Talent flat floor 28,000, duplex 32,000 or so, the price difference is very large, but Xiangjiang Talent is a new group, the community and jade are managed separately, the density is lower, not close to the bottom of the business community is not so noisy.
But on the commercial facilities, Phoenix and Hushan International are not comparable to Jade, Jade's doorstep is a large supermarket, and there are various bottom merchants with complete facilities, and the living atmosphere is quite strong, so the owners of Phoenix City and Hushan International will come here to enjoy the supporting facilities.
About 2 million, in Phoenix, I want to find a relatively new building, there is only one group - Fengliyuan, but Fengliyuan faces Guangyuan in the south! And the noise from the middle and high floors is the most obvious, the real "Wuthering Heights"!
But the good thing is that Phoenix City can read the second middle school, Genting 28,000, Fengliyuan less than 20,000, how will you choose?
04
If Chen Jialin Station can be opened, then the adjacent Aite City can also rub into a good place, and the Aite City will come over for about two kilometers. The last station of Line 28 is Yunpu Avenue Station, Yunpu Plate currently has two disks, Golden Dream 40,000 +, Zhonghai 3.6+, look, even the Yunpu Plate, is slowly abandoning just need.
These just needs abandoned by Huangpu, after ideological struggle and cruel reality suppression, still threw themselves into the arms of Zengcheng's mother.
From 2018 to 2020, the price of this sector has not increased, in addition to the sharp decline in Phoenix last year, Hopson has remained around 20,000, and the price of this 7 phase has gone to more than 25,000!
<h1 class="pgc-h-arrow-right" data-track="145" > why can the Chen Jialin plate rise this year? </h1>
1. There is the hype of Line 28, remember, it is hype
2. The price of Yunpu is more than 40,000, and the price will radiate all the way to the next plate, passing through Aite City and Chen Jialin Plate.
3. Limited by the suppression of the down payment, so it is really impossible to buy Huangpu, and can only compromise with reality.
Each plate has a targeted customer group, for example, the just need for work in Science City will not buy a stone beach, the people in Licheng will not buy Xintang to come, and the people who work in Xintang will not buy Tianhe to go, which is a truth.
4. You will find that many new projects in Huangpu have not opened for a long time, resulting in Huangpu having no house to sell, so the customer group is screened by the market to increase the city, in fact, it used to be able to afford To buy Huangpu. Just because this time was screened to Zengcheng, 30% will buy in Chen Jialin, resulting in a significant increase in the volume of this piece, and the price has continued to grow.
05
If you want to buy the Chen Jialin plate, you must give up this requirement of the subway, because it takes two or three kilometers to go to the subway mouth, unless you integrate into the "Xintang people" and buy a battery car
In the case of requiring a degree, compared with Line 13, in addition to the 30,000 Pinxiu Star Chart with degrees, the others are ordinary school districts, at this time, Chen Jialin's advantage of "near Huangpu and with a degree" is reflected.
On the other hand, line 28 mentioned at the beginning of the article is what everyone is looking forward to, but it still needs time and Foshan and Dongguan to run in, after all, it is the second cross-city subway in the Greater Bay Area, and it is not so easy to land!
Well, this issue of the article is here, I am Chili pepper, deeply rooted in the Guangzhou property market for many years, good at market research, policy interpretation, regional and real estate accurate analysis. This is an era of information transparency, but I can give you "poor information + poor cognition", welcome to pay attention to my headline number, help you buy a house on the road without stepping on the thunder!
Another word: remember to like and follow + forward!