The total budget is100000. Considering the investment in luxury houses in Beijing now, do you have any good suggestions?

One. Let's talk about the general direction first (this can't be wrong, and all subsequent actions will be guided by this)

1. investment type, I can't live by myself, I hope to preserve the value for a long time, sell well and have a high valuation.

About 2 10/00000 yuan, not considering the Yizhuang Taihu plate in the southeast.

3. We hope to measure the demand for multi-functions by whether the lot will develop in five years and whether it will be easy to sell in 10.

Two. Investment analysis.

1. Considering the future, the market must put its own preferences in the second place, focusing on those who are willing to pay a high price to buy our house.

2. Investment is to occupy and monopolize scarce resources (small units only need land supply in the future market, so they are not considered), and the future demand is large: large units, multi-function and good property. Generally speaking, it is a villa (at least 120, one old man and two children), with good schools and high level of property management.

3. Special packaging:

1. Rail Transit: Not the first consideration. Most of the houses that rely on rail transit to occupy the pricing advantage are mainly just-needed, and small-sized houses are the main ones. Of course, rail transit will bring certain commercial advantages (crowd gathering), but for luxury residential areas, commercial advantages are not the first choice, but schools, which allow rich people to live in one place for a long time for the extremely rigid needs of educating their children and caring for the elderly. Considering that rail transit is mainly for the convenience of going to work, the corresponding customers with high dependence have low quality of wealth, mainly working class, not profit-seeking class. Migrant workers' wealth accumulation is slow, and their wages will never run faster than house prices. No matter how high the wages of migrant workers are, they will be enough to pay a pot of money every month and have no more spending power. The ultimate improvement of a family is basically replacement for most people, and working has become exploitation.

2. Continue the article and talk about business. Luxury residential areas pay more attention to business. Where there is business, there are working people. When people get together, there will be wealth. This lot will have development value and the house will be attractive. For projects with less business, the turnover cycle is long. If there is no school, it is easy to depreciate in short-term fluctuations (some buildings in Changping have collapsed). As an exploiting class enjoying the advantages of luxury residential lots, the income (including the appreciation of house prices) and the appreciation of lots are essentially the surplus labor time of the tertiary industry that exploits the bottom workers (non-manufacturing industrial zones must have tertiary industries), and the population density, the quality of workers and the per capita output value of lots directly affect the house prices. Of course, the luxury residential area itself needs proper crowd density, there is no subway nearby, and workers only need to go to work nearby. If the population density is high, the rich will be driven away. There were many cases in Beijing in previous years.

3. parks. Color matching, adding late turnover rate. Look at the big air environment more. Mentougou, Changping, Haidian, there is no park, and the air is very good.

Three. Market analysis.

1 is definitely not perfect. See Article 2 1 for details of the house.

Later, the house entered the second-hand market, and the buyers themselves did not have more choices. The self-improvement of large-scale demand is the core, the value of lots is the priority, and the supporting facilities of lots are king, so as to ensure that the property does not depreciate.

After 3 luxury houses, they are basically second-hand houses. If you sell one less set now, you can make money with a mansion with a good school. New house and mansion? Will Miyun go? Are you going to visit Beijing?

4 Land acquisition time and bank valuation-it is not that important, because it affects the future second-hand down payment ratio. Originally, there were not many houses, the choice was small, and the total price was still high. It is easy to get a low down payment, but a high monthly payment is difficult for most families. Because most of them are replacements, they basically pay a high down payment or even buy them in full (there are very few high-flow families like you).

Regional development-a relatively empty concept, is no longer applicable to the current market. The basic context of development corresponds to the backward places where there was nothing before. In the primary stage of Beijing real estate, the era of analyzing big infrastructure, big supporting facilities, big planning and rising house prices is now over. And the premium of many houses has been overdrawn for the next three years.

Our investment depends on the spontaneous influence of the market in the next five years-the active gathering of the rich (or the choice of luxury residential areas, because there is no land for others). What we want is ready-made businesses, ready-made wealth groups and ready-made schools. Never go to a planned area, a sparsely populated industrial area or a deceptive tourist area.

7 The areas with rich people and luxury houses in the surrounding plates are also concentrated. It is difficult for a generation to start from scratch, at least for a long time.

Four. Real estate analysis

I know you have seen Fangshan before. Don't invest in Fangshan, the per capita wealth ability is not good, just need too much, it is difficult to take over.

North: Emerald Park, the investment value of this property lies in the scarcity of its own villas, high cost performance, the surrounding villa gathering area, adjacent to the central villa area, and good customers in the future. The basic attributes of collocation are not bad, not top-notch. Can be used as a concern for real estate.

Nan: You have Haizi Mansion.

Orient: Yes, it suits you. The price is beyond your budget.

West: In the four seasons of autumn and horse, their own large-sized apartment is also scarce, with a good customer base and excellent commercial facilities, which has advantages for the school. The price/performance ratio is slightly lower, but considering that there are not many high-quality buildings with the budget of Jingxi100000, and the east side is close to the area to be improved for high-income people in Fengtai-Lize-Xidan-Haidian (if it is to be improved, the local houses are too expensive), this can be considered. As far as investment safety is concerned, existing homes are also reliable.

Xishan Tianjing large apartment is scarce, with better apartment type than Qiuma (gift area), excellent business and advantages of the school. At present, Mentougou has a high cost performance. The customer base is also good. The villa is covered with less than 6,543,800,000 yuan of blanks, covering a large area.

contrast

Jade Park Xishan Tianjing: It's faster, but the down payment period can be discussed. Xishan Tianjing 10% down payment can be initialled. The contract can be signed in June next year. Emerald Park School is average.

Autumn mother's four seasons Xishan Tianjing: Jingxi high-quality projects, merchants and customers are neck and neck, and the down payment cycle can be discussed. One is that an existing house can be rented immediately, and an auction house needs to wait. Tianjing villa blank.

Mentougou North Mentougou South: In essence, it compares Jingshan School and No.8 Middle School. Tell you the answer directly, Jingshan is better than No.8 Middle School. Business, the two are almost the same, and the track and the south have their own advantages. However, there are many customers in the south section, and most of them are low-quality (merchants, moving back). High-voltage lines in some properties will affect the price of second-hand houses.

The conclusion is:

1 If you pursue high cost performance and don't want to stay for five years, Jade Park will gain more in the future with its current price advantage.

I hope the house will be preserved for a long time. Five years later, I will look at the property market again. After 10 years of wind and rain, I still have the urge to sell it. I can think about it. Compared with small apartment, the turnover rate is high. Xishan Tianjing high-level can also be considered.

If you want to keep the house, it is worth living in for a long time. Because of the villa, because of the school