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Due to the increasing prosperity of Luogang Agile Square, it has been dining here from time to time recently. At this hidden intersection, I found that there was a real estate project rising from the ground, I once thought it was the old transformation project of Shuixi Village, so I finally couldn't help but ask for knowledge to approach the construction nameplate, which said KXC-P7-1 plot, which was originally a commercial residential project, and the construction unit was "Guangzhou Kaijian Real Estate Co., Ltd."
Write down the plot number, go home and immediately check the Huangpu District Government website, and found that this is a small residential land that has been sold as early as the summer of 2014, that year I did not graduate from college, and I was still blowing the Phoenix Mountain wind in Zhuhai, and I did not know that there was such a place called Luogang in Guangzhou.
The following are the details of the land transfer in the current year published on the official website of the Planning Bureau
According to the picture above, the plot was acquired by "Guangzhou Zhuoda Real Estate Co., Ltd." in December 2014 and covers an area of only 18,902 square meters. The construction permit shows that the construction was approved on May 10, 2019, and it has been 6 years since the transfer time.
Guangzhou Zhuoda Real Estate Co., Ltd. and Guangzhou Kaijian Real Estate Co., Ltd. are both under Jiada Real Estate Group.
The former king of the earth, a sensation
Flipping through the information of that year, it turned out that it was the predecessor of the MCC King! It is the king of the Luogang area that was a sensation in 2014, and it is the plot that refreshed the average price of the transaction floor area in the Luogang area that year!
The transaction floor price is crudely calculated using this formula:
The total transaction price ÷ (floor area × plot ratio) ≈ 9618.9 yuan / square meter.
Hearsay said that the first batch of neighbors who bought Lingnan Linyu in 2013-2014 said that their purchase unit price was only 8,000-9,000 yuan / square meter, and it was not too much to compare this land plot in that year. But looking back six years later, this is the real price of cabbage!
Look at the project in a planning chart
As always, I habitually imagined the design of the project from the planning and public drawings. First of all, this disk is only 18902 square meters, the community area is relatively small, the volume ratio is 2.2, the entire community has only three buildings, respectively, 31, 32, 31 floors, looking should be two ladders and four households, estimated to have about 300-400 sets of units, there are with the construction of the bottom business, but the hard injury is that the community is not equipped with kindergartens, schools. It feels like the ladder ratio is the only highlight of the community.
The new Wuthering Heights
Then let's take a look at the nearby environment, the north and east are surrounded by the Guangzhou-Foshan-Zhaozhou Expressway and luogang interchange, and there is no soundproofing, the west is the tram line 1 track area and the 8-lane innovation avenue, which can be said to be another new Wuthering Heights after the Huangpi Sunac plot and the Pinxiushui West project.
Commercial facilities in third- and fourth-tier cities
In terms of commercial facilities, after the recent opening of the Luogang Agile Square shops located on the opposite road of the project, the nearby commercial atmosphere has been greatly improved, and there is only one subway stop from Luogang Wanda Plaza, and there is another Shuixi Agile Square in addition to the tram stops. If it is placed in a third- and fourth-tier city, the commercial facilities of the real estate are nothing to say.
Barely strong transportation facilities
In terms of transportation, under the same conditions that other new projects in Luogang are "quasi-subway disks" about 1 kilometer away from the subway, this can also be regarded as a quasi-subway disk, which is about 800 meters away from Shuixi Station of Line 21, and only 200 meters away from the Junfu Road Station of the tram back, and 15-20 minutes to the District Fu Commercial Circle and Xiangxue Commercial Circle.
Educational packages that are far away
In terms of education, the building is very unfriendly, and the kindergarten stage has recently had to walk ten minutes, across the main road to the Guanggang Kindergarten in Junsen Garden opposite, or take a tram to the north to Shuixi Kindergarten. In terms of primary and junior high schools, the project is located north of Kailuo Avenue, and it is estimated that it will belong to the Shuixi Community of Changling Street in the future. According to the geographical distance, it is boldly speculated that the building will be the Yushan School lot of Luogang and Yuan in the future.
Not to mention how the school's teaching quality is, whether it is a good school, compared to the school is in the community in the building, the future road to school is also very difficult, from the project to Luogang and Yuan Yushan School, that is to cross the 8-lane innovation avenue, walk fifteen minutes to Luogang and Yuan. I feel tired thinking about it. But the only consolation is that Yushan School has a corresponding direct promotion quota, and the small ascension is relatively worry-free at the beginning.
summary
Although this project ostensibly enjoys the low-cost advantages brought about by land prices and rising house prices, the project is very clumsy due to the inherent deficiencies of the project itself, the surrounding environment of dancing with the rail and high speed, and the current dazzling new housing market in Luogang. In the face of buyers becoming more savvy and demanding, it is expected that the project can only attract attention at affordable prices, high-quality units and interior design. However, who can predict that it will not be lucky enough to catch up with the new round of buyers to catch up with the blind ride into the market, and quickly return to the blood?
Brother Ball said two sentences:
I don't know if this project is good or not, but the third phase of Kecheng Mountain Villa, in the face of the small apartment owners of the Fifth Ring Expressway, they are estimated to be smiling, and finally someone has come to block the noise, and finally waited for the People's Liberation Army.
I remember when I stepped on these high-speed landscape rooms, as soon as I opened the balcony door, I was scared away by the layered sound, and these high-speed houses have been rotten there and no one buys them. Alas, I blame myself for being too tender to check what this vacant lot was for. If I carefully check the planning, I will definitely buy the fifth ring high-speed landscape room in the third phase of Kecheng.
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