{"meta":{"id":"https:\/\/api.iclient.ifeng.com\/ipadtestdoc?aid=ucms_7wx0Mi8iiMH","type":"doc","o":"1","documentId":"ucms_7wx0Mi8iiMH"},"body":{"newStatus":"1","documentId":"ucms_7wx0Mi8iiMH","staticId":"ucms_7wx0Mi8iiMH","title":"新盘探秘|下一个新塘?十多家房企扎推,新盘“1”字头","shareTitle":"新盘探秘|下一个新塘?十多家房企扎推,新盘“1”字头","thumbnail":"http:\/\/d.ifengimg.com\/w150_h106_q100\/x0.ifengimg.com\/ucms\/2020_23\/9D40922E7D86B3180A3A06F668DACFB9B571B34B_w698_h392.jpg","source":"楼市前线","author":"","editorcode":"weMedia","editTime":"2020-06-01 15:04:45","updateTime":"2020\/06\/01 15:04:45","wapurl":"http:\/\/\/\/feng.ifeng.com\/c\/7wx0Mi8iiMH","introduction":"","wwwurl":"http:\/\/\/\/feng.ifeng.com\/c\/7wx0Mi8iiMH","commentsUrl":"ucms_7wx0Mi8iiMH","commentCount":0,"text":"
众所周知,广州的重要发展方向之一是“东进”, 新塘、知识城、科教城等热门板块 陆续崛起。<\/p>
随着这些板块楼价的日渐高企,从前的“小透明”、 号称“下一个新塘”的中新板块,逐渐进入人们眼中。<\/p>
近日,中新有新盘面世,吹风价仅1字头。跟随小前线的脚步,一起看看这盘值不?<\/p>
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区位<\/p>
中新板块,下一个新塘?<\/p>
越秀亲爱里 位于增城区中新镇三迳村。2019年6月,越秀拿下项目所在宅地,楼面价10462元\/㎡。<\/p>
1<\/p>
大区位:中新镇要崛起<\/p>
中新镇地处科学城、知识城、科教城三者的中心地带,到三城的直线距离分别是17公里、9公里、7公里, 具有 较为明显的区位优 势。<\/p>
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且中新镇与黄埔区镇龙枢纽接壤,或将连片开发, 成为科学城、知识城、科教城产业、配套及人口外溢的良好承接地。<\/p>
目前,中新和镇龙之间已经开始修建市政道路,广汕公路、镇龙枢纽即将竣工。<\/p>
近年来,中新的建设明显加速,土地出让密集。据统计,2018年至今,中新镇共出让13宗宅地,1宗医疗用地。<\/p>
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而2020年广州供地蓝皮书显示,下半年中新镇还将出让3宗宅地。<\/p>
据小前线不完全统计,目前中新镇房企扎堆,已有碧桂园、恒大、保利、时代、越秀、华发、华润、中铁建、融创、侨建、中海等十余家房企进入。<\/p>
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△红色框为待出让<\/p>
同时,旧改也是中新镇蝶变的催化剂。眼下,中新已有中新村、泮霞村确定了改造合作企业,霞迳村正在招标。<\/p>
值得一提的是,正在进行中的中新村旧改,保利投资120亿元,改造范围内用地92.2万㎡,基本把整个中新镇中心区域拆除重建,焕然一新的中新业已若隐若现。<\/p>
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房企扎堆,密集拍地,皆表明: 中新板块,有成为下一个新塘(或朱村)的可能。<\/p>
但是,知识城和科教城,远未达到设计载荷,中新承接其外溢产业及人口,需要不短的时间。<\/p>
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△中新镇航拍 来源:增城日报<\/p>
此外,黄埔区的人才新政细则出台, 本科学历+半年社保,即可在黄埔买一套 。<\/p>
这也是影响中新板块成熟速度的重要因素。 有多少买家,愿意为中新板块买单,有待观察。<\/p>
2<\/p>
小区位:地铁6公里外<\/p>
项目与华润华发联合开发的峰尚九里及恒大山水郡相邻。<\/p>
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因为毗邻广河高速路口,自驾较为便利,高速一小时可达天河中心,通行费24元,若自驾上班花费不低。<\/p>
若不走高速,走广汕公路、118省道,耗时1小时36分钟!<\/p>
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地铁方面,不尽人意,最近的地铁21号线中新站直线距离6公里以上。<\/p>
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另外,项目附近再通地铁的可能性极小。<\/p>
公交方面,鼎昌五金站,就在项目售楼处停车场外,增城11路和11A路途经,9个站到地铁中新站。<\/p>
配套<\/p>
尚需时日<\/p>
虽说项目打着“中新科创园科技走廊”的名头,不过却是银样镴枪头。118省道上,你所能看见的,除了工厂,就是村屋,再无其他。<\/p>
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△项目附近的工厂和村屋<\/p>
目前,项目附近缺乏商业中心和餐饮店等生活配套,基本生活所需得蹭1公里外三迳村的村级配套,或者400米外恒大山水郡的商业街。<\/p>
只是,商业街目前商家入驻率极低,多数店铺大门紧闭,前面小广场杂草遍地。<\/p>
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△恒大山水郡商业街<\/p>
至于项目售楼处日后改建为商业,慢慢等吧,而且也不丰富。<\/p>
目前,想在这里喝杯奶茶恐怕也是奢望。<\/p>
医疗方面,八九公里外有 乡镇级别 的中新医院或福和卫生院等,三甲医院必须去到20公里外的知识城南方医院。<\/p>
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△ 中新镇第三小学<\/p>
唯一可以视作亮点的,是项目南边400米外、紧挨恒大山水郡的中新镇第三小学,这基本就是日后项目的对口小学了。<\/p>
整体上,项目附近颇为荒凉,现状前不着村后不靠店,改善尚需时日。<\/p>
产品<\/p>
低密度,实用率8成以上<\/p>
项目地块由越秀拿下,后奥园和华发加入开发。据悉,华发主要负责开发和建设,而越秀+奥园则主要负责营销和操盘。接待小前线的销售,胸牌就是奥园的。<\/p>
项目体量不大,占地31109㎡,容积率2.5,规划有5栋18-32层的高层住宅;共计690户;楼栋间距较宽,在40-50米,通风采光佳。<\/p>
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首推1#,也就是售楼处所在楼栋,两梯六户,18层。在售户型有78㎡三房一卫、87㎡三房两卫和101㎡四房两卫。<\/p>
需要注意,1#最为靠近大马路,来往货车不少,有一定的噪音污染。<\/p>
1<\/p>
78㎡三房<\/p>
该户型为北向3房,竖厅设计,厨房U形布置。整体格局方正,卧室布局紧凑,能达到8成以上实用率。<\/p>
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可能唯一的槽点在于,一进门就是卫生间,并且厨房和卫生间正面相对, 串味了 ~<\/p>
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2<\/p>
87㎡三房<\/p>
该户型布局和78㎡挺像的,均为竖厅设计,厨房U形设计。差别是87㎡为南向,三房带主套,采光条件更好。<\/p>
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3<\/p>
101㎡四房<\/p>
该户型同样竖厅设计,朝向有东南和西南。进门就是厨房门口,和市面上同行的厨房向餐厅有所不同。<\/p>
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四个房间里,3个带飘窗,受困于面积限制,房间都不大。适合预算有限的二孩家庭。<\/p>
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小槽点,为了满足动静分区要求,从客厅到卧室形成一条长过道,有点小浪费。<\/p>
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价格<\/p>
吹风1.8万+,值吗?<\/p>
目前,项目尚处认筹阶段,具体价格没出,认筹须银行卡冻结5000元,抵额外99折,且开盘总价再减2万元。据现场销售称,预计开盘价格在1.8万-2万\/㎡之间。<\/p>
卖点不足,缺陷有余<\/p>
怎么说呢,小前线认为,1.8万+的价格虚高,在片区内竞争优势不大。<\/p>
虽然项目处于广州东部山水新城范围以内,但周边没什么天然美景,除了项目北部紧靠一个天然水塘。<\/p>
此外,距离高速出口最近,自驾方便,是一个小亮点,其他不太出色。<\/p>
<\/p>
就目前来说,这一片的楼盘,交通是致命伤,距离地铁太远,也无远期地铁规划。<\/p>
其次,配套欠缺,小学也只是矮子里拔将军。<\/p>
周边1.5万\/㎡<\/p>
隔壁的峰尚九里此前报价1.8万\/㎡,但认筹惨淡,至今没敢正式开盘,现在干脆只留了一个销售看守;400米外的恒大山水郡一手尾货1.5万\/㎡左右,二手均价1.4万\/㎡。<\/p>
<\/p>
△来源:链家<\/p>
同样的地段,几乎没差别的配套,项目1.8万+怕是虚高!参考其拿地成本为,小前线大胆猜测其开盘价1.6万\/㎡左右,不超过1.8万\/㎡。<\/p>
天涯何处无芳草<\/p>
小前线一贯认为,增城买房,要么地铁口,要么名校。项目所在片区两样皆无,无论是自住还是投资都要谨慎选择。<\/p>
前面曾说,中新镇有可能成为“下一个新塘”,承接知识城、科教城产业和人口外溢。 但必须注意,知识城、科教城远未饱和,等待期长。<\/p>
<\/p>
如果能接受1.8万\/㎡的,不妨看看凤岗站附近的楼盘,或者知识城北区红卫地铁站附近新盘。<\/p>
同时追求地铁和名校且预算有限的,可考虑知识城的万科幸福誉二手。<\/p>
<\/p>","img":[{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/A05239C18BADAD916954C87BD8D8E7F4E2003456_size932_w1080_h525.png","size":{"width":"640","height":"311"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/931C89AD79FBD07C96692C5A73166D0C4543AE2D_size91_w1080_h810.jpeg","size":{"width":"640","height":"480"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/E6F7000E6A5470024C4F700DD5AF69E0545E8499_size182_w1080_h1168.jpeg","size":{"width":"640","height":"692"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/B75D805ACE194D1DE043B895998CFC8D3305A803_size966_w1080_h670.png","size":{"width":"640","height":"397"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/846420DA00BBFFCCC29A8FCB9F69179E7C36BA2E_size68_w1080_h260.png","size":{"width":"640","height":"154"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/8B9A145CE9CE1643BD28D03C431E7705D4527188_size1027_w1080_h477.png","size":{"width":"640","height":"282"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/50BB364D02108584645EEEA36F2D170F32C7BC52_size134_w1080_h949.jpeg","size":{"width":"640","height":"562"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/17E22CDE01ABE0EDAC997E5562CC4D503F05850E_size67_w740_h581.png","size":{"width":"640","height":"502"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/4C01CA1111BD79C650847E7F8B8643082A8ED478_size120_w1080_h729.jpeg","size":{"width":"640","height":"432"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/14D89DCE9C4BC0AE793DE5965956710BC7C7AD8A_size91_w1080_h507.jpeg","size":{"width":"640","height":"300"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/979BE219CFDD5BFC1FD5A3C367A8272CE4BF1E7E_size110_w1080_h525.jpeg","size":{"width":"640","height":"311"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/9580C005DEC1F412037B295078B5BB555D7C9555_size163_w1080_h552.jpeg","size":{"width":"640","height":"327"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/CFC57841ACF0CB05DCB283A2934599D651BCD3E7_size144_w1080_h555.jpeg","size":{"width":"640","height":"328"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/E79C938F253D40EAD5051314DF17BD177A2AEB0D_size65_w850_h790.jpeg","size":{"width":"640","height":"594"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/5EC465F49A704AC1749CFCC508A979074415DFB3_size94_w1080_h757.jpeg","size":{"width":"640","height":"448"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/0968C5ECE482C90157D11F8A943D9CDDE29A7FAF_size77_w1080_h788.jpeg","size":{"width":"640","height":"466"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/255231C40F734B466E1DBD15A3BC2C33029648B1_size86_w1080_h775.jpeg","size":{"width":"640","height":"459"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/7FED7150F318AEEEF4B8EB332890CD8C2EA1AD63_size81_w1080_h790.jpeg","size":{"width":"640","height":"468"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/7748007148500E5AEECB6705285DB5AF60BD2BDF_size72_w850_h854.jpeg","size":{"width":"640","height":"643"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/D35D7197C26D284F24862DA527E8F10269743E18_size86_w1080_h729.jpeg","size":{"width":"640","height":"432"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/4FCFA4C6CA67736E782A8E528EA4B11C54BB9C42_size91_w1080_h759.jpeg","size":{"width":"640","height":"449"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/1D6A5C773887414087C988362195106F72668AE9_size128_w1080_h743.jpeg","size":{"width":"640","height":"440"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/A2EE90AD35136109F6A47D4446804D298B9CFD41_size79_w1080_h754.jpeg","size":{"width":"640","height":"446"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/1297C28BFAACEA8679320E4E355AC7E391D97403_size68_w850_h804.jpeg","size":{"width":"640","height":"605"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/C6B6ABE9EB1C9DAC1AF4068EA628FC9093F96F1C_size42_w1080_h715.jpeg","size":{"width":"640","height":"423"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/5C23A5DCDCC9FE2DEA2A8067B3C34FDA0F70AB4B_size99_w1080_h793.jpeg","size":{"width":"640","height":"469"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/6840B8818D260AD7D76A99702047C126D3CAD288_size91_w1080_h771.jpeg","size":{"width":"640","height":"456"}},{"url":"http:\/\/d.ifengimg.com\/mw640_q100\/x0.ifengimg.com\/res\/2020\/36B9A6BC79B2D2FA9B2ABA8D798C0C7BFDDC64AF_size128_w1080_h780.jpeg","size":{"width":"640","height":"462"}},{"url":"http:\/\/d.ifengim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