Beijing property market: which sectors in Beijing can be bought with eyes closed?

With more than ten years' practical experience in the property market, Jingfanghui has provided investment and house purchasing advice to more than 1 1000 families, and it is a practical expert who rarely cuts into every transaction link in the micro market from the macro market in Beijing. Accumulated more than 10000 communities and more than 1500 trading experiences; Help people who work hard in the imperial city to buy a set of high-quality and good houses, seize the dividend of urban economic growth, and get a certain return!

Q: ask questions; Mr. Jing, I now have a self-occupied apartment, and I want to change it into Chang 'an, a community in the same area, and I want to change it into Shuanghuiyuan. The budget is about 550-650. In order to live by oneself and maintain and increase the value, the school district above technical secondary school is required; 2-3 bedrooms, working in Dongdan and Beijing South Railway Station; Inclined to the Chaoyang plate.

A: Answer; Hello, thank you for your trust. Guanzhuang Shuangqiao starts from the Fifth Ring Road in the west, ends at Tongchao Road in the east and ends at Jingtong Expressway in the north. There are three ring roads in the middle, and there are a lot of public houses and relocation in the area, and Tonghuihe Village is in the south. The demolition situation is unknown. Four don't occupy+narrow interface+poor internal life contact, no business circle, lack of quality supporting. So the price has never come up. In the past two years, it has been weak in several rounds of gains.

Chang 'an, a water county, originally belonged to a high-quality community in the plate, and its market heat and turnover ranked high. However, due to the cold dish, the growth rate of the community from 18 to the first half of this year was basically flat, and there was a phased decline in the middle due to market fluctuations.

The heat of Shuanghui Community is slightly higher than that of Shuijun Chang 'an, but the appreciation rate is also average. The preservation of these two communities is ok, and the appreciation attribute is relatively general.

Considering that the school district can reduce the area, you can consider Wangjing. The advantage of Wangjing is that it has its own industry, and the appreciation of the house is relatively strong. The school district houses rank high in Chaoyang. In Wangjing, a three-bedroom apartment can only be dominated by a building of around 2,000. You can take a look at the first district of Nanhu Dongyuan (the price of three bedrooms is about 6.5 million, and the tax and agency fees may slightly exceed the budget. If you can overcome the economic difficulties, this district is still good).

Secondly, according to your lover's work place and your preferred sector, we can see that the dividends in the Li Ze, Chaoqing, Chang Ying and Li Ze markets have not really been released, and there will be at least two bonus periods in the market; The high-quality community appreciation attribute of this plate is relatively strong.

Yinghai belongs to the overflow plate of Yizhuang New Town Master, with complete educational facilities. Chaoqing belongs to the overflow area of international trade, which can accept more than 50% of the improved people in the east of Chaoyang. Chang Ying belongs to the second spillover of international trade. The educational facilities in these business districts are relatively good, and the value of houses is relatively stable, and the distance from your lover's work unit will not be too long.

Li Ze can look at Area 4 of Caoqiao Xinyuan, No.7 Courtyard of Sanhuan New City, Phase 4 of Wannian Flower City (three bedrooms may be slightly over budget), the first city of Chaoqing Gome (three bedrooms may be slightly over budget), and the regular camp: Beijing Xintiandi Phase 5, Berlin Philharmonic Phase 3, Apple Pie;

Q: Hello! I live near Chaoyang Park, and I want to buy an improved apartment in Chaoyang District, with an investment of 250 square meters or more and a budget of 3000+. Are there any suitable houses to recommend? thank you

Answer: Hello, thank you for your trust! The budget of 3000+ belongs to final accounts. If the future liquidity of the property is not good, the value will be discounted.

It is recommended to choose funds from Shuangjing, Chaoyang Park and Wangjing.

Chaoyang Park can be seen in this way: the five sectors of the Pan-Ocean System, Bihai Garden, Xianghai Garden, Blue Ocean Garden, Yinghai Garden and Pan-Sea Rongjun, have good liquidity, which are scarce in the whole Chaoyang District and even in Beijing, and their value preservation and appreciation are relatively stable. Among them, Blue Ocean Garden and Fanhai Rongjun are 240 square meters with three bedrooms, and other parks are 240+ four bedrooms; The large flat apartments in these communities are also very good.

Shuangjing can see the D area of R&F City.

Wangjing can see the East Lake Bay Phase III, Wangjing Jinmao House, Yuanyang Wanhe Mansion.

About the choice of plates:

1, the main advantage of Wangjing is to rely on the rapid development of the Internet industry in previous years. The core feature of the Internet industry is that the wealth of a few winners expands at a geometric speed after accumulation and monopolizes a certain field in a short time. Once the company grows successfully, the first demand is to build a cheap land in Gai Lou and leave its core assets. Secondly, the rise of Wangjing was the 2008 Beijing Olympic Games, and the T3 terminal of the Capital Airport was expanded. Wangjing, which is in a favorable position in the whole country, has been called Beijing by the world. In the same year, the Beijing Municipal Development and Reform Commission announced that the environmental improvement and land development project of Dawangjing Village in Cuigezhuang, Chaoyang was approved, and then Wangjing was turned into the second CBD in Beijing. Today's Wangjing is the only district in Beijing with the best balance between production and housing. It is difficult to find a second district like Wangjing in Beijing. Once the development dividend period of the industry has passed, it will be gone.

The development history of Wangjing started from foreign companies, and later the mobile Internet entered the market. The two are seamlessly connected. In the past 20 years, I have received two bonuses from big waves, which is enough time for a district to develop completely. The most expensive school district in Beijing except East and West Seas is Wangjing. Even if Beijing has the strictest purchase restriction policy in China, the perennial growth of Wangjing is not a school district housing premium, which proves the purchasing power behind this district.

One of the main gathering places of high-tech industries in Chaoyang District is Guo Mao and the other is Wangjing. Guo Mao feels a bit like a hodgepodge of everything, surrounded by high-rise buildings or dilapidated buildings, and the living atmosphere is relatively backward. So the house price has not been high.

Now Wangjing is relatively mature and has overflowed from Guangying. Ali's new headquarters will be delivered immediately, and the whole area has buildings of different grades. Therefore, many areas in Chaoyang that just need improvement and final reform will take Wangjing as the first choice. In the medium and long term, the development space of Wangjing is still relatively large, and the ceiling of house prices is relatively high;

Wangjing itself is divided into Wangjing East, Wangjing West, Wangjing North and Wangjing South. Among them, Wangjing East, Poly Central Park, Ke Rong olive city, Yuanyang Wanhe have the best development. Wangjing North is also the focus of development in recent years, with benchmark properties such as Jinmaofu, Zhenyuan and Donghuwan. The population structure of the whole region is good, and famous schools have opened branches here, so Wangjing's educational resources are not bad, and it belongs to the upper-middle level in Chaoyang.

2. Chaoyang Park belongs to the landmark area of the first batch of luxury houses in Beijing. It is also the area where stars only rely on the natural advantages of Chaoyang Park to buy the most houses. The advantage is that the crowd structure is relatively pure. Unlike Wangjing Sun Palace Shuangjing, this plate is all luxury houses, while the plate like Wangjing Shuangjing has three different grades of buildings: high, medium and low. Therefore, the internal substitution power of Chaoyang Park is lacking, and it can only attract external people, especially first-line stars. A strange phenomenon in this area is that ordinary people don't want to buy here, which is mainly reflected in the apartment type. 140 flat may be one room and two halls. It feels a little ungrounded, and the advantage is that the circle of the whole area is relatively pure. In the past, the benchmark of Chaoyang Park was Palm Springs International Apartment. Later, due to poor residential design and poor property management, it was replaced by the Pan-Ocean Department.

Shuangjing can be said to be one of the preferred investment areas in Beijing at present. It belongs to the best quality plate to undertake international trade, and its biggest advantage is to make up for the shortage of high-quality sub-new plate faults north of the East Third Ring Road International Trade Center, so it is the best residential area in the southeast of Chaoyang. Therefore, there is a saying that Shuangjing calls it the back garden of ITC. There are three different grades of houses with high school and low school, which can undertake different groups of buyers in Chaoyang core area. This plate has no shortage of purchasing power for a long time, and the current regional price is not high, so the growth of high-quality real estate in the later period is better.

These three business districts are divided into three different directions in Chaoyang, with the northeast as the main direction.

Comprehensive suggestion: If you pay attention to the investment attribute of the property, it is suggested that Wangjing be the first choice. If we pay attention to the living environment, Chaoyang Park has more advantages. Finally, Shuangjing and Shuangjing ranked last because the budget of 3000+ belongs to the CEO disk of Shuangjing, which is isolated and scattered very little. Unlike Chaoyang Park and Wangjing, it is easy to form a word-of-mouth impression on the outside world and attract more buyers.

When you have time, you can look at the article "Chaoyang Final Reform and Investment and Financing Guide Map" on the top of the planet. I wish all the best! Please consult me again if you have any questions!

Q: Hello! I live in sfsd. In addition to my own house, my father owns two suites, namely 1998 Suzhou Street apartment (a nine-year school district of Bayi School, with a market value of 1 100w) and 2004 Qinghe Gaoban apartment (two years and 22 years in September, with an original value of 372 and a market value of 550w).

Considering that the old tower has no living environment, the school district is average and the mobility is poor, I want to re-plan my assets. The cash flow at home is average, and I can bear the monthly payment of 1w or so. I grew up in Zhongguancun, Haidian, and hope to work in JD.COM after graduation in June this year. Originally, I was in a new house such as Jingchang Road in Haidian, but I just graduated, so I should not approve a large loan, and the sfsd advantage is not used. The plan focuses on new quality in Orson and Wangjing. It is planned to sell high-liquidity Qinghe Yiju in Xiaoyangchun first, and transfer ownership in September to ensure the down payment ability of 5.5 million &; There are only five apartments in Suzhou Street, and then two plans are prepared according to the sales situation of the two apartments before September: a) The two apartments are not for sale, and the down payment is 550+ my loan 150w. You can buy a large apartment in Wangjing and put it in my&,which can give consideration to investment & I work and live by myself. At present, we are optimistic about Baoxing International Phase II. B) The two-bedroom apartment was successfully sold. 1100-1300w Buy a two-bedroom or three-bedroom apartment with the full amount, put it in my father's name, buy it for rent, and preserve the value with pure investment.

I want to ask you:

1) Do you think my plan is reasonable? Ask for asset planning advice! Especially the choice of time point.

2) Plan B has not decided where to buy it. It seems difficult to produce new quality at this price in Haidian. I especially like Shangyuan Junting, but I am not sure about the potential of the plate. Wangjing is a little afraid to start, and its quality has improved a lot in the past two years.

3) Plan B is actually the same as buying a new house on Jingchang Road in full. Is there any way to operate the funds? There is definitely no time to sell both sets before the opening at the end of April.

4) 4) Can Plan A be carried out after selling the house? You can save a lot of money (down payment), but the salary is not enough for 6 months, and you are worried that the bank mortgage will not be approved.

Answer: Hello, thank you for your trust! I wish you a happy new year.

1. Regarding the time point of selling the house, there will be substantial LHZC landing this year, and Xiaoyangchun is right to sell the house. However, buying a high-quality plate in the core area after selling the house means that the high-quality plate in the core area will also rise. If the profit is maximized, it is recommended to buy before Xiaoyangchun. You can make a down payment+deposit by YD first, lock the house first, and sign a relatively sufficient time with the owner to sell the house. Generally 4-6 months is the normal time in the market. The future growth space of one bedroom is not as good as that of three bedrooms. Most of the one-bedroom apartments are groups that just need to get on the bus. The characteristic of these groups is that they can only be sold when the market is hot. The purchasing power accumulated by Beijing due to long-term regulation will focus on improving the group. The total price is more than150,000, which belongs to the blue ocean market. From 100 to150,000, you can get the core lot. Almost an orphan, from the perspective of investment, the core area with relatively concentrated purchasing power is new and conforms to the mainstream of the future market.

2. Shangyuan Junting mainly relies on Wangjing's industry. My logic has always been to suggest buying high-quality dishes in the core area. Why did the income from investing in new houses in the new district in the past be considerable? It is because the past was the era of real estate increment, that is, the era of building cities, and almost all new districts started from scratch. The incremental era is characterized by a low social starting point. At that time, the price depression in the new district was more popular in the market, and the price would be gradually filled over time, resulting in regional value.

But now that we have entered the era of stock, the economy of the new district will not be the same as in the past, and the future price space will be gradually compressed because of the increase of construction costs. If the serious value of premium is not prominent, it is difficult to break through the price resistance of this new area. At present, the social efficiency is increasing day by day, and the high-quality population structure will be concentrated in areas with higher value. From the developer's point of view, the cost of developing real estate in the core area is lower than that in the new area, and it is easier to dilute the cost. In the incremental era of city-building, the direction of developers and buyers is the same, and the judgment mood is also the same frequency. But now, after entering the stock era, developers' expectations will gradually become pessimistic and their enthusiasm will also decline.

From a macro perspective, Beijing's current population is at a stagnant stage, and the high-end population with purchasing power will be concentrated in the core area. Tall buildings in the outer suburbs can be built quickly, but population is a problem! Population is the premise of all economic activities. Without population, the economy will not prosper.

The main advantage of Wangjing is relying on the rapid development of the Internet industry in previous years. The core feature of the Internet industry is that the wealth of a few winners expands at a geometric speed after accumulation and monopolizes a certain field in a short time. Once the company is successful, the first demand is to build a cheap land in Gai Lou and leave its core assets.

Secondly, the rise of Wangjing was the 2008 Beijing Olympic Games, and the expansion of T3 Terminal of Capital Airport was completed. Wangjing, which is in a favorable position in the whole country, has become a window for the world to understand Beijing. In the same year, the Beijing Municipal Development and Reform Commission announced that the environmental improvement and land development project of Dawangjing Village in Cuigezhuang, Chaoyang was approved, and then Wangjing became the second CBD in Beijing.

Today's Wangjing is the only district in Beijing with the best balance between production and housing. It is difficult to find a second district like Wangjing in Beijing. Once the dividend period of the industry has passed, it will be gone. The development history of Wangjing started from foreign companies, and later the mobile Internet entered the market. The two are seamlessly connected. In the past 20 years, I have received two bonuses from big waves, which is enough time for a district to develop completely. The most expensive school district in Beijing except East and West Seas is Wangjing.

Even if Beijing has the strictest purchase restriction policy in China, the perennial growth of Wangjing is not a school district housing premium, which is enough to prove the purchasing power behind this area. One of the main high-tech industrial clusters in Chaoyang District is Guo Mao and the other is Wangjing. Guo Mao feels a bit of a hodgepodge, surrounded by either high-rise buildings or old residential areas, so the living atmosphere is relatively backward. Therefore, house prices have not been high; Now Wangjing is relatively mature and has spilled over to Guangying. Ali's new headquarters will be delivered immediately, and the whole area has buildings of different grades. Therefore, many areas in Chaoyang that just need improvement and final reform will take Wangjing as the first choice. The population structure of the whole region is good, and famous schools have opened branches here, so Wangjing's educational resources are not bad, and it belongs to the upper-middle level in Chaoyang. In the medium and long term, the development space of Wangjing is still relatively large, and the ceiling of house prices is relatively high; If you work in Wangjing, you can take Wangjing as the preferred area. 3. you can do DYD/LL3.6

4. What kinds of circumstances will lead to mortgage loans not being approved, fake materials being exposed, excessive debts, non-compliance and disqualification? The bank has no quota; In addition to the above problems, other problems can be solved.

It is suggested to read the article "The Core Logic and Principles of Beijing Real Estate Investment" carefully. Good luck with everything. Please consult me again if you have any questions.