The series is divided into two parts, the first part mainly introduces the factors that support the success of the Liwan property market, and the second part analyzes the overall property market situation in Liwan in detail.
This article is the second part, mainly introducing the overall property market in Liwan.
The first part, please poke: In the Liwan property market in 2024, where is the winning side?
On January 27, Guangzhou introduced a new policy for the property market, and the purchase restrictions on units above 120 square meters were relaxed, and no conditions were required, and the whole country could buy them.
After the policy came out, one of the hottest projects in the market turned out to be from Liwan. On the day of the relaxation, Baietan's Yuefu, a project in the core area of Baietan, was subscribed for 10 sets of +, which attracted the attention of the whole city!
It is worth noting that in the past year, Liwan was also one of only three areas in the city where volume and price rose together.
The main reason is the increase in market value recognition and the increase in supply brought about by the implementation of the Baietan.
From 2020 to 2023, a total of 16 residential land sales have been sold in Liwan District, of which 14 projects have been listed and 3 are for sale.
Coupled with the previously held projects and some projects for the renovation of historical land plots, there are now nearly 30 new projects for sale in the first-hand market in Liwan.
With the Pearl River as the boundary, the Liwan property market can be divided into two parts: the east and west banks, and the "temperament" of the real estate on the east bank and the west bank of the Pearl River is very different.
According to the Liwan District Land and Space Master Plan (2021-2035), Liwan will focus on building the Baietan Business Core Area (one core), the high-quality development belt along the Pearl River (one belt), and the three major platforms of Liwan Culture, Business and Tourism Vitality Zone, Baietan Business District, and Hailongwei Science and Technology Innovation Zone, that is, the spatial development structure of "one core, one belt and three platforms".
Spatial structure diagram of "one core, one belt and three platforms" in Liwan District
The east bank of the Pearl River is the main cultural, commercial and tourism industry, the city's fundamentals have been determined, there are not many variables, and the real estate is scattered.
Emerging industries and old renovations are concentrated in Baietan, Hailongwei and Hailongwei on the west coast, which are potential areas for value variables, and the new supply of Liwan's property market also comes from here.
The property market on the east bank of the Pearl River
There are few variables and little room for upside
The projects on the east bank of the Pearl River are mainly the new work of CapitaLand Shuangqiao in Datansha, Poly Tianjun, Zhushi Xiguan Duhui, Lixun Xiguan Yazhu, Lixun Lizhu and Zhujiang Xiwanli in Laoliwan.
Most of them are "alone" and scattered, and there are almost no opponents in the region to roll in, so they cannot form a plate agglomeration effect. Therefore, whether it is online momentum or channel recommendation, it is rarely seen.
For example, the two plates of Zhongshan Ba, Poly Tianjun and Zhushi Xiguan Duhui, were originally the relationship between facing each other across the road, but the products are very different. Poly Tianjun is a large Linjiang duplex with more than 130 square meters, and the starting threshold is more than 10 million. Zhushi Xiguan Duhui can't see the river, and the west is elevated, with an area of 89-142 square meters of rigid demand and newly modified products, and the minimum threshold for getting on the bus is less than 6 million, and the two are facing completely different customer groups.
This is also the characteristic of the old city, with mature supporting facilities and little land, which cannot form plate agglomeration. Without new planning, there is no room for growth without new variables, and it can only attract geographical customers and slow shipments.
The property market on the west bank of the Pearl River
Industry, transportation, price advantages are obvious
The west bank of the Pearl River is the hope of Liwan in the future, because of the white goose pond, subway and price advantages, the buyers here can not only attract the old Guangzhou of Liwan and Haizhu, but also attract "new Guangzhou people" to come in.
The west bank is the key area of Liwan planning, focusing on four plates, all of which are located in the Baietan.
Huadi Bay
The opportunity for Huadiwan lies in the fact that Vanke will develop the area in a continuous manner, and the urban interface will be completely renovated in the future, while introducing commercial and technological innovation industry clusters.
In addition to residential buildings, about 300,000 square meters of landmark-level headquarters offices, 180,000 square meters of city-level shopping centers, 500,000 square meters of science and technology innovation industrial clusters, 176,000 square meters of three-dimensional public space, 45,000 square meters of waterfront green belt, two nine-year schools + 1 primary school will be developed in the future, and finally present a 1 square kilometer dynamic city.
Vanke Huadiwan Project
In November last year, with the listing of Poly and Songhe Zhonghai Huanhuali, Huadiwan gathered six major players at once, Vanke's three plates, Vanke Golden Mile Xifu, Wanhui Tiandi Zhenyuan, Wanhui Tiandi Langting and Poly Jinshangyin.
The improved players include Vanke Golden Mile Xifu, Wanhui Tiandi Zhenyuan and Poly Jinshangyin, with a total price of more than 4.3 million.
Wanhui Tiandi is an improvement group with a clear positioning, and the purchase threshold is higher than that of Xifu. Poly Jinshangyin is a newly renovated project to be exact, but it is high-end, pure slab building, all south-facing, and single-ladder single-family, so the price is also a little higher.
Just need players to Wanhui Tiandi Langting, Poly and Song and Zhonghai Huanhuali, the main small area and low total price, the product is a building area of 71-128 square meters of three or four rooms, more than 3 million can get on the car.
The advantage of Langting is that it has priority to enjoy the overall supporting facilities of Vanke's continuous development, and the buildings near the water are the first to get the month. Poly Hesong and Zhonghai Huanhuali are a new generation of house design after the new regulations on the plot ratio of Guangzhou, and the width of the bay window can be stretched to 0.8 meters, which gives more area under the same area and has a higher housing rate.
It is worth noting that the 71㎡ small apartment of Poly Hesong can also be achieved with three south-facing bedrooms, which is not possible for other projects in the entire area.
Guanggang New Town
Guanggang New Town is the first and only large-scale international central residential area in Liwan, designed by the American company SOM, which is comparable to Manhattan's planning concept of "CBD + Central Park + luxury residential area".
Guanggang New Town was planned in 2013, began to sell land in 2014, in October 2015, the first real estate in the sea flower bay No. 1 opened, the price of that year was only about 30,000, and now the price of reading is between 5.5-71,000 / ㎡, more than double in 9 years, and the increase is lower than the milk factory plate that started at the same time.
There are more than 10 real estate projects entrenched here, except for Zhonghai Poly Reading, which has basically been sold out and handed over, with a strong living atmosphere.
At present, 8 schools, including Liwan School of Guangdong Experimental Middle School, Primary School Attached to China Normal School, Provincial Primary School, and Provincial Primary School, have officially opened, and the educational blueprint outlined at the beginning is gradually shining into reality.
In 2021, the AF040234 and 406 plots won by China Overseas were called the "last plots" of Guanggang New Town, but three years later, another "last plot" emerged.
It can be seen from this year's Guangzhou land supply plan that there are still two parcels of land to be sold in the Guangzhou Iron and Steel New Town plate. One is the Hedong Road Automobile Repair Factory plot, and the other is the first phase of the Guanggang New Town Depot. The former is just east of No. 1 Haihuawan in the first plate of Guanggang, and across the road is Hedong Station of Guangfo Line.
However, the parcel is very small, only 12,900 square meters, about the volume of four or five buildings.
Hedong Road Auto Repair Factory Plot
The first phase of the depot of Guanggang New Town, covering an area of 171262 square meters and a total construction area of 220956, is another giant project of Guangzhou Iron and Steel City, which is next to Guanggang New Town of Line 10. In the future, the land will be listed, the supply of housing in Guangzhou Iron and Steel will increase, and the first-hand and second-hand prices will be more involuted.
The first phase of the depot of Guanggang New Town
International Medical Port Plate
Compared with Huadiwan and Guanggang, the senior sister believes that the upward potential of the international medical port sector is greater and more worth looking forward to.
It is very likely that it is easier to form a luxury residential plate in Liwan than the core area of Baietan, the area around the Fangcun hub.
Let's talk about the basic situation of the property market first.
At present, there is only one project for sale in the sector, Guangzhou Xingfu Bay, the first echelon project of Liwan housing prices, and a large flat floor with a river view of 255-285 square meters is for sale.
Last year, Poly won the land plot in the Dongsha International Trade Port area to the south of it for 8.27 billion yuan. The parcel covers an area of 92,500 square meters, with a construction area of up to 320,000 square meters. The parcel requires Poly to prepare an overall design plan based on the design style of the Dongsha International Trade Port area, and submit it to the Liwan District Government for approval before implementing the construction.
Poly Dongsha area plot
In this year's land supply blueprint, another parcel of land has been released here, just south of the Poly plot. The parcel is not large, only 13,200 square meters.
Parcel M of the International Medical Port
The convergence of multiple projects will result in the agglomeration effect of plates.
Why is there so much upside potential here?
First of all, I will show you a rendering of the planning of the Dongsha area, which is very beautiful.
It almost gathers the factors needed for a new property market sector, and it is a luxury housing sector: industry + transportation + school + river view.
The key project of the "14th Five-Year Plan" of Guangzhou International Medical Port City is led by Liby Group, a leading daily chemical company in China, with a total investment of about 30 billion yuan, which will drive the upstream and downstream enterprises of the big health industry to gather and build a 100-billion-level big health industry cluster.
At present, Healthy Ark and Galaxy COCO Park have been completed and put into operation. With a volume of 120,000 square meters, more than 100 brands have settled in Galaxy COCO Park, which can meet the one-stop demand for "eating, drinking and playing" in the future.
In addition, last year, the "Regulatory Detailed Plan for the Dongsha Area of Liwan District" has been approved, which will be built into a "Dongsha International Trade Port, Industry-City Synergy Vitality Bay", and a new landmark of 247 meters of headquarters will be built in the area. The plan is most afraid that it will not be realized, but the central enterprise Poly came in with more than 8 billion.
Planning map of Dongsha area
Don't forget, not far away is Guangzhou's old landmark, Guangzhou Yuan. What Guangzhou didn't do before, it's about to be done now.
In addition, across the road is the new market of Huangsha aquatic products, which is expected to be put into use this year.
There is also transportation, and the Dongsha Station of Line 10 is here, which will make up for the traffic disadvantages in the Medical Port area after it is opened to traffic.
In addition, Line 10 connects key business districts and residential sectors such as Tianhebei, Tianhe Road-Sports Center Business District, Zhujiang New Town, Haizhu Central South Axis, and Guanggang New Town, connecting the areas with the highest GDP in Guangzhou and the demand for high-end real estate along the line.
In addition, there is an invincible river view, which has the inherent advantage of creating a luxury residential area.
In addition, according to the plan, the Poly Dongsha project will be equipped with a primary school, covering an area of about 10,800 square meters. If the school is good, the value of the precinct is higher.
Industry + business + transportation + education, the right time and place, the international medical port sector will be a new force that cannot be ignored in the future Liwan property market.
The only thing that is not beautiful is the Dongsha interchange next to it, which affects the unity of the overall urban interface and produces noise and dust pollution.
The core area of Baietan
That is, around the Fangcun hub, the construction of commercial office buildings is in full swing, and the first-hand new houses include Baietanyue Mansion, Wuhan Urban Construction, Poly Huayuhean, Guangdong Construction Engineering Project and Agile Skyline 715.
Product positioning is uneven.
Baietanyue Mansion is selling a large flat floor of 156-243 square meters, and the threshold for entering the market is 15.6 million to 24.3 million, facing tens of millions of high-end home buyers. The smallest unit of Wuhan Urban Construction, Poly Huayu and Shore is 86 square meters of 1+2 rooms, and now it is for sale 115-142 square meters of four bedrooms, facing customers who just need and have just changed, and the threshold for entering the market is between 5.5 million and 7.8 million. Because the Guangdong construction project involves the construction of the Ruyifang tunnel, the listing time will be a little later, and it is likely to be a project that is just needed and just changed.
This year, there is still a piece of land to be sold, that is, the land plot of Luju Road that will be auctioned in 2022, which is commercial and residential land, just opposite Baietanyue Mansion. The area is not large, about 21,000 square meters.
Land Residence Road Plot
If the product is done well, it can resonate with Baietanyue Mansion and enhance the potential of luxury houses in the area.
However, there are some shortcomings in wanting to form a high-end luxury residential area.
One is that regional projects are scattered and product positioning is different. In the later period, the supply of residential land is small, and it is difficult to form an agglomeration effect, and it is difficult to form a climate alone.
On the other hand, the interface of the surrounding cities is old, and many low-rise buildings are self-built by villagers, which does not match the temperament of luxury houses.
Although it occupies the best location in Baietan, there is transportation, river view, and commerce, but the property market in the core area is almost meaningless.