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  转自:北京商报

  随着新房、二手房的全面修复,小阳春的成色渐明,开发商与地方政府在高品质地块供应与产品入市方面更加有底气。4月15日,北京市住建委官网显示,中海丽金府(中海峯泽璟苑)取得两张预售许可证,拟售均价11.38万—12.52万元/平方米,项目所在丰台万泉寺0024地块,为近年来北京首宗不限地价、不限售价纯居住项目。业内研判,加之此前的海淀多个项目热销,北京高端需求市场的供需结构正在形成。

  拿地4个月领证

  距离拿地时间4个月,中海万泉寺地块项目取得预售证。4月15日,北京市住建委官网显示,万泉寺地块项目名称为中海峯泽璟苑,推广案名为中海丽金府。

  预售证信息显示,该项目合计8栋楼共500套住宅获准预售。准售面积合计约7.76万平方米。

  从预售证信息来看,该项目拟售均价11.38万—12.52万元/平方米,仅略高于项目周边被称为“丽泽三兄弟”的端礼著和北京悦府11.2万元/平方米及北京瑞府10.24万元/平方米的价格。

  中海丽金府销售人员告诉北京商报记者,在项目定价不高的基础上,购房者参与冻资100万元的排卡,可直接享受2个9.9折优惠,后续将冻资转成定金可享受2个9.9折优惠,按时签约仍可再享受优惠。算下来首次开盘最高可享7个点的优惠。以9号楼8层一套160平方米的房源为例,交易备案价为11.6万元/平方米,经过上述7个点的优惠后,单价可以降低至11.1万元/平方米左右,总价在1700万元左右。

  据透露,目前该项目开盘时间还未确定,预计将在4月底开盘。此外,一位中海内部人员告诉北京商报记者,开盘时间或将在25日之前,预计18日开始冻资转认筹。

  户型与得房率引关注

  北京商报记者梳理发现,中海丽金府所在的丰台万泉寺0024地块,为自2021年北京执行“双限”后,三年来首次未对地块设定土地合理上限价格,也没有设置未来商品住房的销售指导价的项目。

  从置业顾问透露的销售价格来看,中海丽金府在优惠后与周边在售新房价格不存在较大差异。具备优势地段及合理价格的情况下,中海丽金府在品质上也进一步提升。

  合硕机构首席分析师郭毅表示,朝阳、丰台等区域,有一些高端项目整体的去化速度并不理想,有部分还处在以价换量的阶段。所以房企在项目开发过程中,需遵循“因地施策”原则建立市场定位。通过精准控制面积系数,在保持单价定位的同时,形成“总价漏斗效应”。面积越小、总价越低的户型,对应的支付门槛越低,可覆盖的客户需求基数呈几何级数增长,既保证了项目在高端市场的品牌占位,又实现了对更广泛客群的渗透覆盖。

  据悉,中海丽金府包括231平方米、203平方米、184平方米、165平方米、136平方米以及130平方米户型。产权得房率77%—84%。

  上述销售人员表示,该项目按照“好房子”标准打造,通过将阳台等区域封闭,130平方米户型得房率可达94%,160平方米户型得房率达90%。并且,在3号楼一层还采用架空层设计,未来将会打造600平方米的泛会所供业主休闲放松。

  高端市场需求被释放

  加之此前的海淀多个项目热销,北京高端需求市场的供需结构也正在形成。

  例如,海淀颐海澐颂开盘30分钟即实现销售606套,销售额破72.5亿元,和樾望雲及和樾玉鸣开盘即售出超1000套房源,销售额突破100亿元。

  中国城市房地产研究院院长谢逸枫认为,随着北京高品质住宅项目的持续扩容,高端需求市场的供需结构正加速形成动态平衡。

  在谢逸枫看来,这一趋势主要由双重因素驱动,其一,城市规划指标的科学调整有效释放了优质地块供给,推动改善型住房产品批量入市。此外,新项目凭借精细化设计与高端配置形成价值提升,其价格体系逐渐向豪宅标准靠拢。这种供给端的品质升级与需求端的消费升级形成共振,促使市场呈现结构性优化特征。

  此外,随着城市的发展,购房者决策重心也从“有无住房”逐步转向“优居体验”,更加追求功能性与舒适性。

  郭毅指出,当前高端供应集中的市场态势,本质上由土地供应结构决定。在核心区土地持续投放且地价较高的背景下,开发企业为平衡成本必须打造高端产品,通过品质溢价获得市场认可。若在此类地段开发小户型产品,其高单价形成的总价门槛,既超出刚需群体承受范围,又难以匹配刚改客群对功能空间的需求,导致双重认可困境。

  中指研究院指数研究部总经理曹晶晶认为,3月31日,住建部发布新版《住宅项目规范》,要求住宅项目建设应以安全、舒适、绿色、智慧为目标,对住宅项目提出底线要求,有助于以更高标准推动住宅品质全面升级。

  北京商报记者王寅浩李晗/文并摄

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