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I. Development Status of xx Real Estate Market

Superior geographical environment, strong commercial atmosphere, historical landscape of the old city and unique riverside landscape features are the main characteristics of the development of xx real estate industry. Since 2000, the price of commercial housing in xx has been rising steadily. Xx has become the main gathering area of high-grade real estate in Wuhan, and it has also become the actual competition place of advantageous real estate. Generally speaking, xx real estate tends to be in the middle and high end, both in product positioning and innovation degree.

After xx years, with a large amount of foreign capital injected into xx, the real estate pattern in this area has undergone new changes. On the one hand, the concept of real estate integration has been continuously enhanced, such as the Xintiandi project in Yongqing District, which integrates different commercial formats such as houses, hotels, office buildings and shops. Real estate development is no longer based on a certain kind of property, but deepened into an industrial concept, and the influence of real estate on the city is further enhanced. On the other hand, top-level projects have stimulated high-end consumption power. For a long time, the high-end consumption of Wuhan real estate has been greatly restricted by products, and the equality of project quality has made the real estate industry in xx unable to meet the requirements of market segments. After 2006, this situation was broken, and xx riverside real estate and commercial real estate showed a positive development trend. In 2007, xx real estate entered the hottest year in history.

At present, xx real estate presents a pattern of commercial and residential development, with high-rise buildings as the main property form, and investment-oriented properties are constantly emerging. Under the influence of national macro-control measures, although the digestion speed of real estate projects has slowed down, the price is still rising steadily. The article you are browsing is organized by www.DIYIFANWEN.COM (the first fan Wang Wen), and the copyright belongs to the original author and original source.

Second, the development characteristics of xx commercial housing

Product features: the residential buildings in the central area of xx are mainly high-rise residential buildings and high-grade apartments; The edge of the suburbs is dominated by multi-storey, small high-rise and townhouses.

Price characteristics: The overall price level of commercial housing in xx is about 6,500 yuan/square meter, and the buildings with an average price below 6,500 yuan/square meter are mainly concentrated in Houhu, gold and silver lake, Erqi and Gutian.

Characteristics of supply and demand: among the commercial housing sales projects in the city, xx area accounts for 39.54%, and the supply and demand of real estate in xx area are basically balanced.

Consumption characteristics: including civil servants, businessmen, company employees, business owners, outsiders, etc.

Product Positioning: High-end products are the main products, while low-end properties are not so heavy (mostly concentrated in Houhu and gold and silver lake).

Characteristics of cultural appeal: urban cultural characteristics such as business and entertainment are strong.

III. Analysis on the Basic Situation of Commercial Housing Supply and Marketing in xx City in 2008 (1-June)

(1) Analysis of the price and sales volume of commercial housing

With its unique geographical location, rich land resources and beautiful natural environment, the real estate development in xx area was in the forefront of Wuhan in the past. Compared with other regions, its price has been rising. In 2008 (1-June), the average residential price in xx reached 5894.43 yuan/square meter, up 39.57% year-on-year. On the other hand, influenced by the national macro-control policies, the sales volume of commercial housing has declined to some extent since 2008. In 2008 (1-June), the sales volume of xx houses was 8950 sets, which was 5 1.32% lower than the same period of last year.

As can be seen from the above table, the average residential price in xx District is consistent with the overall average residential price in Wuhan, and the increase is very stable. From the perspective of the whole regional market, high-grade buildings are mainly concentrated in the downtown area of xx, while middle-grade buildings are mainly concentrated in Dongxihu, Houhu and Gutian.

As a hot spot in Wuhan, xx Central District has made great efforts in residential development. At present, about 45,000 properties can be sold in this area. In terms of market acceptance, it is also ideal. I believe that with the continuous economic development in this region, the real estate industry will play an increasingly important role in it.

At the same time, the traffic in this area is getting smoother and smoother, and the municipal facilities are gradually maturing. The greening, beautification and comprehensive environmental improvement in Dongxihu, Houhu and Gutian areas have achieved positive results, which will bring some room for appreciation of housing prices in this area.

(2) the relationship between supply and demand in 2)XX commodity housing market

1 and in 2008 (1-June), the total commercial housing market in xx was about 45,000 sets. 1-June, the total supply was 13299 sets, the total market sales volume was 8950 sets, and the overall supply-demand ratio was 1.49: 65438+.

2. The proportion of house demolition and investment purchase decreased, resulting in a decrease in residential sales.

In order to avoid excessive passive demand growth and market price fluctuation caused by excessive house demolition, Wuhan began to reduce the scale of demolition in xx. In 2008 (1-June), the area of old city reconstruction and demolition in the whole city was 1.6 million square meters, down by 28.94% year-on-year.

At the same time, the policy introduced by the state has increased the cost and risk of investing in house purchase, which has also directly led to the reduction of demand for house purchase. According to the online survey data of Fang Yi. According to the survey data of more than 90 real estates this year (1-June), 47.52% of the families already own a house and make the second or multiple purchases, including improving living conditions and investing in housing. Because this motivation is not an urgent demand, it is greatly influenced by the external environment and becomes a scalable demand in the housing market.

As the main area of real estate investment in Wuhan, the slowdown of investment real estate sales has reduced the overall residential sales of xx.

3. Buyers have a high preference for the houses in the central city of xx.

According to the latest survey data of Fang Yi Research Center in 2008, the regional preference of potential consumers to buy houses is mainly concentrated in the central city of xx. However, due to the high housing prices in this area, some people who work in this area and want to buy a house in this area have to seek alternatives in other areas.

4, the main sales of housing products prices concentrated in 5000-7000 yuan/square meter.

As shown in the following figure: the sales volume of commercial housing at the price level of 5000-7000 yuan/square meter accounts for more than 65% of the total sales volume, and the sales volume of products above 7000 yuan/square meter is also increasing gradually.

5. The main types of products on sale in June and June this year are 90-120m2.

In 2008 (1-June), the statistical results of the supply-demand ratio of xx units show that the supply of units below 90 square meters is less than the demand, the supply of units above 140 square meters exceeds the demand, and the supply and demand of units above 90- 140 square meters are relatively balanced. Among them, the listing volume of units below 90 square meters accounts for 20.52% of the total listing volume of xx, and the sales volume of units below 90 square meters accounts for 27.83% of the total sales volume of xx. The listing and sales of units below 90 square meters are increasingly affected by policies. In June-June this year, the number of units below xx90 square meters was relatively large, accounting for 40. 17% of the city's same-size units, while the sales of units below 90 square meters accounted for 45.43% of the city's same-size units.

Four. General situation of residential market development in xx area

At present, xx District consists of four districts: xx Central District, Gutian District, Erqi District, Houhu District and Dongxihu District. According to its real estate development characteristics, the following will analyze its residential development characteristics according to different regions:

(1)xx central area

In the first half of 2008, the average transaction price in the central area of xx was 6875.42 yuan/square meter, up by 2 152.88 yuan/square meter, or 45.59%. Among them, 3,235 sets of commercial housing were sold, a decrease of 4,630 sets or 58.87% compared with last year.

Judging from the transaction price in the central area of xx in the first half of the year, it showed an upward trend from 1 to May, reaching the price peak of 7286.34 yuan/square meter in May, and then the price dropped slightly in June, but the price per square meter remained stable at more than 7200 yuan. Compared with the price, the transaction volume has shrunk seriously compared with last year, and the overall transaction volume is less than half of the same period last year.

This situation is mainly caused by two factors. First, the supply of commercial housing in the central area of xx tends to decline. Compared with the same period last year, the supply of new houses has decreased by as much as 30%, which has restricted the consumption of buyers; Of course, the more important reason lies in the overall downturn and wait-and-see of Wuhan property market in the first half of the year. Especially in the central city, housing prices have risen too fast, even exceeding the ability of middle-and high-income buyers to pay, and the property market is increasingly depressed. In the face of such a market, most developers chose to be firm, and only a few later projects started price wars, which also made the price in the region fall slightly in June.

The development of xx is always accompanied by the pace of business. With the arrival of wuhan heaven and earth, the 6,543,800+4,000-square-meter mass project integrating multiple functions such as residence, Grade A office building, retail, catering, entertainment and boutique hotel will inherit and recreate Yongqing culture, which will inevitably lead to the rise of the whole Yongqing plate. The Times Haoyuan and Palm Springs on the Bund also make the whole picturesque plate along the Yangtze River full of vitality; With the launch of Kerong Tiancheng and the upcoming construction of the comprehensive project of Jiefang Avenue, the old section of Jiefang Avenue in the inner ring of xx glows with new charm. Previously, the completion of the New World Center and the construction of Wuhan International Plaza also made the Wuhan-Guangzhou plate even more powerful.

It is expected that in the near future, the inner ring of xx will present a comprehensive development trend of Hanzheng Street, Wuguang, Yongqing, Xunlimen and Jiang Yan. The functional orientation of each plate is different and promotes each other. The development of the surrounding areas will be driven by the rise of the plate, thus promoting the accelerated construction of the entire xx central area.

Information on the main properties for sale in xx Central District (as of June 30, 2008)

(2) Gutian area

In the first half of 2008, the average transaction price in Gutian area was 52 17.82 yuan/square meter, up 15 16.4 yuan/square meter, with an increase of 40.97%. Among them, commercial housing transactions 1 195 sets, a decrease of 2609 sets or 68.59% compared with last year.

Judging from the transaction price, although Gutian area has been rising steadily from 1 to June this year, compared with the same period of last year, the price increase of all districts in the city ranks last, only higher than Qingshan area. In addition, in terms of transaction, Gutian only sold 1 195 sets, ranking first in the city.

Judging from the regional distribution of real estate in this area, all active real estate projects are concentrated along Gutian 4th Road to Gutian 2nd Road on Jiefang Avenue, close to the central city, and the surrounding facilities are relatively perfect, which constitutes the main supply place in Gutian area at present. Because of this, with the cooling of light rail construction and the gradual completion of development along Jiefang Avenue, the supply in this region has decreased and the market attention has declined. Coupled with the impact of affordable housing on the price system of commercial housing, the property market in Gutian area is relatively calm this year.

The government's overall planning of Gutian region has improved the external environment for the development of Gutian plate property market, and the regional real estate market is promising in the later period. With the disposal of idle industrial land in Gutian area by Qiaokou government, the projects in Gutian area can be developed as a whole. At the same time, the opening of light rail in the future and the formation of West Hanzheng Street business circle will greatly improve the urban environment in Gutian area and provide strong support for the development of Gutian property market.

Information of main buildings for sale in Gutian area (as of June 30, 2008)

(3) Erqi, Houhu area

In the first half of 2008, the average transaction price in Erqi and Houhu areas was 5 186.25 yuan/square meter, up 1694.93 yuan/square meter, with an increase of 48.55%. Among them, 2,364 sets of commercial housing were sold, down 42.06% from last year.

Judging from the transaction price, the price increase in this region basically tends to be stable, rising steadily from 1 to May, with a slight correction in June. Affected by the supply, the attention of commercial housing in Houhu area has declined, and projects such as Baibuting Modern City and Li Xiang Guo Ting have propped up the trading entities in this area. Erqi area is still the commercial housing market monopolized by Aerospace Twin Cities and Toray International. As the number of newly listed properties decreased significantly compared with the previous two years, the overall property market in Erqi and Houhu areas showed a moderate upward trend, some properties increased their preferential treatment, and the prices of high-end commercial housing dropped significantly.

Encouragingly, the second phase of the light rail project is accelerating construction. The section from Dijiao to Danshuichi is basically completed, and the Huangpu section has been built more than half. The traffic bottleneck is expected to be broken in the next two years. In terms of business, Erqi East Shopping Park is in full swing, and commercial giants such as Carrefour have confirmed their presence. In the future, she will radiate to Houhu and Erqi to make up for the practical problem of insufficient commercial facilities.

Erqi Information on main properties for sale in Houhu District (as of June 30, 2008)

(4) Dongxihu District

In the first half of 2008, the average transaction price of Dongxihu area was 4,708.77 yuan/square meter, up 143 1.83 yuan/square meter compared with the same period of last year, with an increase of 43.69%. Among them, 2,364 sets of commercial housing were sold, an increase of 14.07% compared with last year.

Judging from the transaction price and the number of transactions, Dongxihu District has achieved Shuang Sheng in volume and price this year, especially in sales volume. Although it only increased by 14 percentage points, the performance of this district is still considerable.

Although the whole market atmosphere has been in a wait-and-see state, the survey of individual projects in this region shows that the average reception volume of customers has not decreased much. Many customers who come to see the house also choose the suburbs as the target, because the price is relatively low. In the face of high housing prices, low-and middle-income buyers who urgently need housing have to look to the suburban market. Judging from the current situation, East and West Lake, although inconvenient in transportation, has a low price and a good environment, which makes up for some shortcomings.

As the most digestible type of suburban ordinary residential products, multi-storey has always been the main product of regional development. The decreasing trend of its supply in recent four years shows that under the influence of the market environment, developers began to pay attention to the adjustment of product structure, and the focus of products gradually shifted from multi-storey to high-rise and small high-rise

Different from the multi-storey-small high-rise-high-rise transition stage in other regional markets, due to its own conditions, the transition time of small high-rise buildings is not long and the transition amount is small, which has quickly entered the development stage of high-rise properties. Therefore, it will take some time for high-rise properties to run in the market before they are gradually accepted by the regional market. Judging from the general trend of property market development, high-rise property is the mainstream product in the future market.

Dongxihu Lake is known as the "North Gate" of Wuhan, and gold and silver lake is an airport economy. In the future, a bonded logistics center will be built here to develop the logistics economy. This will greatly strengthen the link between East and West Lake and the city circle, accelerate the pace of home ownership in different places, and lay the foundation for the prosperity of the property market in the next step.