The fireworks of Haizhuxi are new again!
In September last year, Poly won the plot of Dongfanghong Printing Factory at a total price of 202975 million yuan, equivalent to a floor price of 17,220 yuan per square meter (without deducting the construction).
Renderings of Yan Yu Tang Yue
This year, the plot was officially named Poly Yanyutangyue. This is Poly's second entry into the Haizhuxi property market after 30 years.
The project is located in Haizhu
If the supporting construction is deducted, the saleable floor price of Yanyutang Yue will go to about 44,000 yuan per square meter, which is not low. Why is there such a big difference?
Because according to the requirements of the land auction, after Poly acquires the land, it will be equipped with a compensation and resettlement project for the reserved land in Pazhou South, with a total investment budget of about 2.694 billion yuan.
This is not over, the developer will also build about 10,900 municipal roads, and the cost is not low. In addition, a 24-class primary school needs to be built and handed over to the Haizhu district government free of charge.
The latest news revealed that the school will be entrusted by the Education Bureau to be led by Baoyuzhi Experimental Primary School in Haizhu District!
Baoyuzhi Experimental Primary School
After the official opening of the school, the owners of Poly Oriental Zhenyue Garden Community (i.e. Poly Yanyutang) who meet the conditions of "consistent households" can apply for admission according to the location.
The project was introduced into the management of famous schools before it opened, which is very rare in the Haizhu property market, and it is the first time the inspector has heard of it.
No wind and no waves is Poly's consistent style. Dare to raise the expectations of the market, which proves that the project party is very confident in the products and supporting facilities, and there is a high probability that it will be negotiated.
Yanyutang Yueji has a construction area of 117,870 square meters, and it is divided into two groups of A / B, with a total of 8 buildings and 7 saleable residences.
Post-approval publicity diagram of the project
Among them, 5 are 45-storey super high-rise residences and 3 are 10-storey panel residences, with a total volume of 1,069 units and a medium-sized residential area.
At the product level, Poly chose the new Chinese style "Yue" series, which is the first Tangyue of Poly's layout in Haizhu.
Project renderings
There is also a Poly Tangyue in Liwan next door, in Guanggang New Town. Judging from the released project renderings, the façade and house type of Yanyutangyue have been advanced: curtain wall + aluminum plate façade, and the eaves are made of Chinese-style crowns, with a good texture.
Project renderings
In the past two years, Poly's most eye-catching new Chinese style is Poly Tianrui next to Huijing New Town. The sales of this project are also good, attracting many improvement groups.
How do you think of this new Chinese-style product? I am quite looking forward to the reaction of the market.
Let's take a look at the house type analysis of the project and how the product strength is.
Yanyutangyue first recommended the A1 and A2 buildings on the north side, separated by the construction of primary schools, avoiding the noise interference of the traffic on the industrial avenue on the south side.
There are four types of units, which are divided into 90-94 square meters of 2+1 bedrooms and two bathrooms, 92 square meters of three bedrooms and two bathrooms, and 107-112 square meters and 125 square meters of 3+1 bedrooms and two bathrooms.
New regulations for capacity counting in Guangzhou
After the promulgation of the new regulations on capacity calculation in Guangzhou, the proportion of capacity calculation is relaxed for semi-open spaces such as entrance gardens, living balconies, and multi-functional balconies with large depths, and this part of the area can be half capacity.
This is what sales often say, "buy half get half free" and "high gift rate".
Similar to the gift effect of the picture/Yangcheng pie
Since then, Poly's new projects have almost chosen the large bay window type, so that the usage rate on paper can be higher, or even exceed 100%.
The inspector learned that each master bedroom of Yanyu Tangyue has a large area of balcony + flower pond, and the bay window has been raised from the conventional about 0.7 meters to about 1 meter, making full use of the construction application to "steal" a lot of area.
Examples of new regulations
This practice greatly improves the "room yield" of each unit, coupled with the 270° annular lighting surface, the amount of light in the house is good.
As a small three-bedroom apartment, under various design operations, the master bedroom area can be about 24 square meters, which is the first echelon level. As for whether the owner likes the "free area" or not, it is a matter of opinion.
The main 90-94 square meters of the project are designed with a horizontal hall, with a width of about 6 meters, and the living room and dining room are integrated, which is visually open.
The restaurant has a big bay window, which is very peculiar. Why do you use it, do you make cabinets or pile clutter? It's a bit confusing.
Yanyu Tangyue's marketing center and model room are at the end of construction, and everyone will know when they open up to experience it on the spot.
The second bedroom facing the balcony does not have a load-bearing wall, leaving room for the owner to renovate, which is still very flexible.
The 92-square-meter unit chooses the vertical hall design, sacrificing the experience of opening up the living room, but the dynamic and static partitions are more obvious. This is also a small apartment option made by Poly for people with different preferences.
If you prefer a larger common area, it is OK to knock out the second bedroom next to it, this unit is an integrated design of guest dining and kitchen LKD, with a Western-style island.
Personally, I still prefer a small apartment in the horizontal hall, and the public bathroom is placed at the entrance of the entrance, which is convenient to wash hands at home and more practical.
There are two options for people who have just changed their budget: 107-112 square meters with a construction area and 125 square meters with a top 3+1 bedroom unit.
In Rebus's words, the units in these three areas are the Standard Edition, the Pro Edition, and the Max Edition. Everyone can take a seat according to their budget and needs.
The Pro version is a compact four-bedroom unit, featuring a practical and full house with three generations. The space for the renovation of the entrance garden is the so-called "+1" room, which is the mainstream practice and is decent.
The highlight of this house type is the single ladder leg in the southeast direction, which has strong permeability, and belongs to the standard vertical hall + large-size landscape balcony. The south-facing layout of the four-bay room is also more appreciated. Unfortunately, the second bedroom is a bit too compact.
The upgrade point of 125 square meters lies in the master bedroom and balcony, the master bedroom is about 34 square meters, and has an independent cloakroom, which is a lot more generous.
If the unit price is 65,000-80,000 yuan per square meter, the total price of the project will go to 5.85-10 million, which happens to be stuck in the budget of Haizhu just needs and replacement customers. The minimum 3+1 bedroom unit is expected to be about 8 million, and the top configuration is in the range of 900-10 million.
Jiangwan Heyue, which is across the road, has a house type of about 107-138 square meters of three or four bedrooms, of which 107 square meters is three bedrooms, and Poly chooses to take the route of differentiated competition. The budget for three or four rooms in the same lot will be reduced by 1 million.
Renderings of Jiangwan and Yue
Jiangwan and Yue are closer to the Pearl River Rear Aerospace, and the project is more oriented to improve its positioning, although it is not a real first-line river view, but its south-facing high-rise can pass the front low-rise buildings.
Under the same location, everyone is in a similar location, and buyers with different budgets will be directly diverted.
Due to its proximity to Yangang Station, the transfer station of the Grand Ring Line 11 and the Guangfo Line, which connects the main city, Yanyutangyue can not only attract customers from the west of Haizhu, but also to Pazhou, Tianhe, Yuexiu and other customers in the east of Haizhu.
The Shayuan business district and the Jiangnanxi business district themselves are mature enough, especially the former's CapitaMall Plaza, which is very popular, full of life and daily convenience.
In addition to the primary school built in the Baoyuzhi system in the wind, the project also includes Guangzhou No. 5 Middle School Affiliated Junior High School (provincial level), Guangzhou No. 41 Middle School (provincial level), Baoyuzhi Experimental Primary School (Guangda Campus), Jiangnan Foreign Chinese School and other famous schools.
This is a good choice for parents who want to have a chicken baby. After all, the housing prices of second-hand houses in the surrounding area are not low, and the slightly better units of the Everbright Garden group are also sold for 6-80,000 yuan per square meter. Even in other school districts where the building is older, 5-60,000 yuan per square meter is also common.
If you have enough budget and want to buy a house in the main city, Haizhuxi life is very comfortable, Yanyutang Yuehui is a good choice for changing houses.
What do you think of Poly Yanyu Tangyue? For more exchanges, please add the inspector or see you in the comment area.