Changing rooms in Tianhe core area, first-hand or second-hand?

On February 28th, the homestead located at No.646 Huangpu Avenue in Tianhe District was officially auctioned. After four years, Tianhe finally launched the homestead again, which means more choices for buyers who want to buy Tianhe.

With the improvement of living environment, transportation facilities and continuous investment in educational resources, Tianhe has undoubtedly become one of the most recognized areas in Guangzhou. However, the number of first-hand projects on sale in Tianhe District is limited, and the entry threshold is relatively high. Most tenants will turn their attention to the second-hand housing market. The data shows that at present, in Tianhe North, Zhujiang New Town and Dongpu plate, the transaction volume of "replacement" houses accounts for more than 60%. Insiders said that if you want to change houses smoothly in Tianhe, you need to update your home ownership concept.

With the sales of new products of Olympic Sports and Milk Factory entering the final stage, the choice of primary property in Tianhe District has become more and more limited. At present, the properties selling new products mainly include Pearl River Flower City, Lanting Sheng Hui and New World Tianyi. And because of the pace of pushing goods, the supply of goods is often tight.

In the peripheral board

This year ushered in a brand-new disk.

Statistics show that during the ten years from 2008 to 20 18, Tianhe District only provided 20 homesteads. Previously, Ocean Tianjiao was built in Yuangang Yuelong Bus Factory plot, Jinmaofu was built in Guang Ri elevator plot, and Zhujiang Huajian was built in the oil-to-gas plant plot. These new plots have been listed.

In 20 19, Tianhe finally had sporadic new disk supply. Recently, the seascape Huiyuan villa on the south side of Cencun Huolu Mountain, which was closed on 20 13, was finally unveiled. The project will launch 52~ 128 square meters of one-bedroom to three-bedroom, mainly 60~80 square meters of two-bedroom and 52 square meters and 66 square meters of one-bedroom.

Next, there are new discs with better positions to look forward to. In 20 17, two residential lands in Dongguan Village of Tianhe acquired by Sunshine City through equity acquisition will be put on the market this year, becoming a rare brand-new market in Tianhe.

With the continuous improvement of living environment, favorable traffic and increasing investment in educational resources, Tianhe District has become a region that many home buyers yearn for, especially for changing houses. In the case of few new sites, the transactions in the second-hand property market are also quite active. Jiali He of Guangzhou Zhongyuan Brand Marketing Department revealed that according to the transaction data provided by Guangzhou Zhongyuan R&D Department in the past six months, the replacement houses in Tianhe District, such as Tianhe North, Zhujiang New Town and Dongpu, all accounted for more than 60%, and the thresholds for buying houses in different sectors were different.

The changing architecture in Zhucheng;

Replacing customers accounts for 70% to 80%.

According to Wen Xiaowen, director of Hefu Real Estate Tianhe Poly Champagne Second Branch, about 60% of the transactions in Zhujiang New Town come from other districts, and the overall demand is mainly three rooms.

Guo Yafeng, senior business manager of Guangzhou Zhongyuan Real Estate Feng Juan Branch, told the reporter that there are very few customers who choose Pearl River New Town for the first time, and the replacement customers account for 70%~80% of the total transaction volume of Pearl River New Town, and most of them are replaced by Tianhe North or other downtown plates. He revealed that customers who choose to replace the Pearl River New Town plate, except some customers who prefer degree rooms, generally do not choose lower-priced properties, because such properties will not become the first choice for customers who require higher living comfort because of their older buildings or smaller communities.

Tianhe North Building Change:

Many property buyers set their eyes on the degree room.

Because there are many communities and price points to choose from, Tianhe north plate is the most concentrated area for housing exchange in other regions. Tan Tiangui, senior business manager of Guangzhou Zhongyuan Real Estate Yaoxing Hua Ting Branch, said that the replacement customers accounted for 60% of the transactions in Tianhe North, and most of them were replaced by Tianhe North, mainly based on the purchase conditions or total price budget of the degree room. In the past six months, the average price of three bedrooms and four bedrooms in Tianhe North Plate on sale in the Central Plains started from 4.5-5 million yuan and 8 million yuan respectively.

Hot spots of three-bedroom units include Eastern Dijing Garden, Suiyuan Community, Cao Fang Garden and Jintian Garden; Zhong Yi City Garden, Tianyu Garden, Qiao Lin Garden and Qiaoyi Garden in the West District. According to reports, there are four relatively high-quality schools in this sector, namely Huayang Primary School, Longkou West Primary School, Sports East Primary School and Kang Hua Primary School. Moreover, the policy of Tianhe District junior high school is to go directly to the degree rooms of high-quality junior high schools such as Guangzhou Middle School and Tianhe Middle School, which is particularly popular.

Change the buildings near Dongpu:

The prices of different communities vary greatly.

Relatively speaking, the tenants of Tianhe Park and Dongpu Plate mainly come from this area. Hu Zheng, the head of Tianhe Dongyi New World Branch of Hefu Real Estate, said that about 80% of buyers in Tianhe Park need to change rooms, and some of these tenants are two-child families. According to Zhang Zhiyong, business manager of Shangyu Branch of Guangzhou Zhongyuan Real Estate Co., Ltd., the unit price of different communities in Tianhe Park plate varies greatly, ranging from "prefix 4" to "prefix 8".

According to Weng Jiemin, senior business manager of Guangzhou Zhongyuan Real Estate Zhonghai Kangcheng Branch, the average price of elevator building in Dongpu plate is around "4 prefix". Wu Yongfu, director of Hefu Real Estate Tianhe Hui You Branch, said that the second-hand properties suitable for changing tenants in this area include Dongpu Plaza, Zhonghai Kangcheng and Xu Jing Jiayuan, all of which are basically about 20 years old.

Three strategies for successful house exchange

In the past two years, new sites in Tianhe District rarely appear in the core area. The most concentrated milk factory and Olympic Sports Plate are located in the easternmost part of Tianhe District, and Cencun Plate, where the new site of Seaview Huiyuan Villa is located, also belongs to a relatively partial area. If you want to change rooms in the core area of Tianhe, the entry threshold is not low. For property buyers with limited budget, how can they change houses smoothly? According to industry insiders, only the concept of home ownership can be updated.

Strategy 1: exchange distance for price.

Each tenant has different needs for the property to be replaced, and the degree of price acceptance is also different. Judging from the current market transaction data, for buyers who want to change houses in Zhujiang New Town, the total price budget is concentrated between 8 million-10/00000 yuan.

Tianhe North and Tianhe Park are rich in plate selection, and different budgets can correspond to different choices. If the budget is between 5 million and 8 million, you can choose the mid-end property of Tianhe North Plate, which is about 20 years old. If the budget is more than 8 million yuan, you can choose high-quality three-bedroom units in Tianhe North Plate, with an area of about120 ~140m2, such as R&F Tianhe Hua Ting, Lin Junyuan, Tianhe New Works, Cao Fang Garden, Concord New World and Poly Zhongyu Plaza. If the budget is above150,000 yuan, you can choose a better four-bedroom apartment with an area of 140~ 160 square meters.

Dongpu plate has about 4 million three-bedroom apartments and nearly 5 million four-bedroom apartments.

Suggestion: The entry threshold for changing rooms in Tianhe is not low. If the budget is limited, then you can only exchange the price with the distance and choose a relatively distant area. In this case, the choice mainly depends on the future traffic development prospects of the region, whether there is a subway, how the living environment of the community is, and how the apartment facilities are. New houses in Tianhe District, such as Pearl River Flower City, can be considered. The design of new houses can better meet the needs of the new era, and the standard of utilization and decoration of apartment area is also higher.

Strategy 2: Exchange lots for areas.

Mr. Zhang has been struggling recently. He currently lives in a three-bedroom apartment in Haizhu District and wants to change to a suite in Zhujiang New Town. But after looking around downstairs, he found that there were not many houses to choose from in Zhujiang New Town. The three-bedroom apartment has slightly exceeded his budget, and the four-bedroom apartment simply can't afford it. It costs millions to sell the house at hand, but you can only change to a unit with the same living area as before. Is it worth it?

The development and property value of Zhujiang New Town are obvious to many people. In the past six months, Poly Xinyu Garden, a hot-selling building in Central Plains, has an area of 1 10 square meter, with a total price of 8 million to 9 million yuan/set.

Suggestion: Due to the different values of lots, there will still be a gap in the value of real estate over time. If the budget is limited, choosing a better location can only sacrifice the area and make the total price within an acceptable range, or it is a helpless choice to solve the entanglement and anxiety.

Strategy 3: renting a house does not suffer.

No matter what budget range, housechanging customers have a common problem: to sell one set, they have enough places and funds to buy it, and they are also looking at the house. But sometimes when you see the right one, the house has not been sold and you can't buy it; When my house is interested in customers, I haven't taken a fancy to it yet, for fear that I can't buy it back after selling it. In the entanglement, I missed the quality buyer and missed the good house.

Suggestion: For housechanging customers, Zhang Zhongyuan Zhiyong thinks that under the long-term mechanism of property market regulation, the current market is stable and the price will not fluctuate too much. If there is a suitable buyer, you can sell it first, have funds in your hand, rent a house, and then slowly choose a heart-warming house and change to an ideal house.