Beijing Property Market: Value Analysis of Daxing and Yizhuang New Cities

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: Brother Jing, let me ask you something. From the perspective of investment preservation, which is more suitable, Huilongguan Banner wins two homes (all down by about 490) or Nanhai Jiayuan Banner wins two homes (all down by about 405)? The quality and property management of the relocated houses in Nanhai Home is a worrying issue. Huilongguan area is relatively high now, is the potential for subsequent appreciation still great? Under your guidance, please choose which of these two communities can preserve and increase value.

A: Hello, which of these two houses is more suitable from the perspective of investment? We can transfer from the house itself to the plate.

Yizhuang's industries are mainly divided into four categories: Internet, biomedicine, artificial intelligence and high-end manufacturing, all of which are vigorously promoted by the state. Enterprises represented by the Internet include JD.COM, Xiaomi and Admiralty Data, and enterprises represented by biomedicine include Bayer, Varian and Jiemai; Companies represented by high-end manufacturing include SMIC, North Huachuang and Intel. Needless to say, artificial intelligence, Yizhuang is an unmanned test area;

The biggest advantage of Huilongguan is its seamless connection with Xi 'erqi High-tech Industrial Zone. Xi' erqi is not an area where production and residence are combined, and production and residence are somewhat separated. Therefore, Huilongguan has become the best area to undertake Xi Erqi. Industry drives employment, employment attracts population, and population causes imbalance between supply and demand. This is the main logic of rising house prices in a region. Huilongguan starts from Xi Banner in the west, ends in Wangjing in the east and ends in Zhongguancun in the south. The purchasing power of the three industrial parks is strong enough, so Huilongguan has always been the top three areas in Beijing.

The Internet industry faces downside risks, so the value will also shift. From the perspective of plates, I think the value of Yizhuang is more stable. Judging from the real estate, Qisheng now has an average price of 52,000 and Nanhai 43,000. Yizhuang already has industrial support, and its supporting value will gradually increase. The future will also be a combination of production and housing. Therefore, from the perspective of investment, the possible rate of return of the South China Sea is more impressive than that of Qisheng.

I suggest you read the articles "The Core Logic and Principle of Beijing Real Estate Investment" and "Daxing Beats the Market" carefully. I wish all the best and ask me any questions.

Q: Hello! I work in the west of Yizhuang River, hold a work residence permit, and have a 2-bedroom apartment in Haizifu. I have no loan, and the real estate license has just expired for 6 months. Now I think the house is a little small. I think we should change to a bigger house, and we can get about 500W at home. Considering the investment and the allocation of residential assets, should I sell and replace one or buy another? If it is changed, can you think that there are three or four in Yizhuang Jinmao or Hedong? If you buy another set, do you still choose Yizhuang Hexi or other areas? thank you

Answer: Hello, thank you for your trust; 1. Haizifu is in the Hexi plate of Yizhuang. I think there is still a lot of room for appreciation and the ceiling is relatively high. The two-bedroom apartment is a hot-selling apartment in Yizhuang. If you are not worried about transportation, you don't need to sell it. And room tickets. There is no loan for the existing house, so you can take out the money and buy a set with the principal. This property can be maintained for several rounds.

2. Yizhuang Jinmao Department has a relatively high premium at present, and the quality of the community is good. If it lives in its own house, it has advantages, but its growth may not be as good as Haizifu. If you plan to live in Haiziwu for a long time, you can consider that the quality of life will be improved with a good house as the foundation. If it is purely an investment, your current residential area may be more suitable.

3. Every round of housing price increase in Beijing is pushed up by replacement groups. Long-term regulation will lead to the backlog of purchasing power concentrated in improved groups, and there are three new houses in the core area where purchasing power is relatively concentrated, which is more in line with the mainstream of the future market. The future mobility of a three-bedroom apartment may be better than that of a four-bedroom apartment, and the value of a big house with poor mobility will be discounted. If the area of a four-bedroom apartment is not too large, such as 3+ 1 small study, and the gap between the area and the three-bedroom apartment is not obvious, then such a four-bedroom apartment has advantages over the three-bedroom apartment.

4. With regard to regional selection, Yizhuang is a more valuable area among all the new districts in Beijing. There is already industrial support, and the supporting facilities will gradually rise. The future will also be a combination of production and housing; If you have a stable job in Yizhuang, you can buy it locally in Yizhuang. The logic of buying a house in Yizhuang is completely different from other districts. Other districts generally look along the subway station, and Yizhuang looks at the areas with relatively concentrated purchasing power according to the supporting high-quality schools, looking for communities with high floor area ratio. This is the principle of real estate investment.

Yizhuang is characterized by strong industry, so there is no shortage of purchasing power. Hedong is an industrial agglomeration and rail transit. However, from the perspective of living, Hedong is not necessarily the core area, such as Guo Mao, and the core area is Guo Mao Bridge. However, the density in Guo Mao is too high. If the old residential areas and office buildings in the whole core area are mixed together, there will be a phenomenon of poor living experience, so the housing prices in Guo Mao are not as high as those in Dawang Road and Jiulong Mountain.

Hexi is a scarce land in Yizhuang in the future, and its advantages are more obvious than Hedong, with Nanhaizi Park and supporting education; Belonging to a low-density area, Hexi will have more advantages in the long run!

I suggest that you carefully read the essence articles "Daxing outperforms the market" and "Core Logic and Principles of Beijing Real Estate Investment". I wish all the best and ask me if you have any questions!

Q: Hello, Mr. Jing, how is the property of MOMA in Tongzhou Wanguocheng? Is it appropriate to buy this property for 9 million?

A: Hello, I think there is a railway behind the leek plate of CEO of Wanguocheng, which cannot be demolished within 20 years. Great harm, the surrounding area is always tattered, and the small villages in the city are pure slums; Choosing generals from midgets is a taboo for investment. Actually, it's not convenient to live in this neighborhood. To go to Beiguan North Canal, you have to pass through a village in the city, and the corresponding Nanguan Primary School is also in the village, surrounded by migrant workers. The overall situation is chaotic, especially the village in the city behind the railway. Moreover, the residential experience of the house itself is located in the luxury plate. In fact, it's unbearable in summer, and I don't want to install air conditioning myself. The quality of housing is not as good as that of MOMA Dongzhimen ten years ago. The living environment is too small and dense, and the plot ratio is too high. The developer publicized the plot ratio of 4.2. In fact, I feel at least above 5. There are only five houses in the whole community, plus a business building No.7; The project's own business is a sub-item; It's a little wasteful to buy this disk for 9 million.

It is suggested to read articles such as Tongzhou Overcoming the Big Market and Core Logic and Principles of Beijing Real Estate Investment carefully. I wish all the best and ask me any questions.

Question: Hello, Teacher Jing! After reading your article, I admire your analysis of housing selection, and the essence is always in place. I'm going to invest in a small apartment with a total price of 300w in the Economic and Technological Development Zone. (Because it is bought in the name of the company, it can't be loaned.) With limited funds, it is always difficult to choose a suitable house because you need to choose a value-added investment house.

Please advise Mr. Jing and look forward to it! In addition, I have chosen some properties myself, but I don't think it is suitable. The new website, Hesheng M Yue 52, is beautifully decorated and has only one bedroom. The advantage is the subway, but the disadvantage is uncertain. The price is high, and the unit price is 6. 1w to 6.5w The auction house will deliver the house at the end of 2024.

The advantage of Tongtai International Mansion is that it is close to JD.COM and other industrial areas, with a subway and Jianhua School. The disadvantage is that it has a large studio of 53 square meters and two elevators for 16 households. Like an apartment, you don't go into the house without taking the community, but you just take the elevator on the street. There is a community across the street, not bad. The budget of 300w can only buy a small studio of 44 square meters. I wonder if it will be easy to rent and sell in the future? (How about liquidity)

I went to see the Nanhai home. The school district is undecided, random, and the high probability is No.2 Middle School. Without the subway, the quality of the relocated houses is even worse. And your garden community, the house in 2000. I have seen other houses in the Economic Development Zone. In my budget, I hardly have a small apartment. Beijing always points to the road. Are these attributes optional? How to sort? Is there a better choice?

A: A: Hello! 1, I still suggest you choose Nanhai Jiayuan first. You are a pure investment, and this dish is a more suitable one with a low total price in Hexi.

2. Hesheng M Yue includes Xiyue Shang Yun, Xiyue Lin Yu, Hejin Chengyuan, China Railway Heyuan and Huayu Building. I seldom use the word affirmative when I answer questions. These sectors have a serious premium. Xinghai Garden is the largest property in Yinghai, followed by Yujing Garden, and finally Demao Community. Xinghai Garden 36,000, Yujing Garden 42,000, Demao Community 38,000, Chenzi Garden 47,000, falling for five consecutive years. Judging from the second-hand market transactions in this area, the purchasing power of this plate is not so strong.

The principle of housing price rotation in Beijing in recent years is different from before, especially after 20 17. The current law is that the first wave of rising house prices is the quality of school districts and popular areas (core areas), and the second wave is still school districts+mature spillover areas (also new demand for quality). The logic of this part of demand leading to the rise in housing prices is in the upward period of the property market. Some property buyers will get on the bus in the core area when the pressure is too high or the capital budget is limited. They will choose to get on the bus in the overflow area with convenient transportation at the first time. The third wave is still the school district+popular core area+inferior overflow area+just needed disk; The fourth wave will turn to the unpopular plate, which is also a new plate with poor quality. These unpopular sectors generally have a premium phenomenon, and the premise of rising is that the premium must be cleared. This is the law of house price rotation when the big market appears. Yinghai is a depression of value. Due to the radiation of Yizhuang, the premium of the new house needs to be washed.

3. If you buy a house in the name of a company, the house will become a company property right, not an individual property right, which will be very troublesome for your future use, transfer and inheritance. Generally speaking, we are very reluctant to buy a house in the name of the company, and the taxes and fees at the time of transaction are very high.

I suggest you carefully read the articles "The Core Logic and Principles of Beijing Real Estate Investment" and "Great Development". I wish all the best and ask me again if you have any questions.

Q: Hello, Mr. Jing. I went to see Shimao Olin today. The price of a three-bedroom apartment facing north and south is close to 1700. The three-bedroom new house of Shimao Tianyu in Minute Temple is about 1700. May I ask your analysis of the three new discs of Minute Temple? Is it worth buying from the perspective of maintaining and increasing value? Compared with the Shimao Olympic Games?

A: Hello, the location of Minute Temple is relatively general. It seems that Chaoyang is actually Fengtai. Belonging to the junction of the two districts, it is easy to become an unattended area. Minute Temple was originally a red light district in the east of Chaoyang. Taxi drivers and takeaway brothers were unwilling to run, and the overall situation was chaotic.

The characteristic of a regional development is that the value of a house is positively related to the level of public service: the better the public service, the more perfect the infrastructure and the higher the house price. Different facilities in the same place correspond to different classes, which will have the opposite effect. You can look at the Panjiayuan area on the north side, which underperforms the market all the year round, but the increase is not as high as that outside the Fifth Ring Road, that is, the residents in this area are all relocated households in Dongcheng District.

Although there are natural geographical advantages, it is difficult to undertake the group that just needs to get on the bus only by relying on international trade because the quality of the business circle is poor. Minute Temple is positioned as a luxury residential area in the East Third Ring Road, but there are 5,000 relocated houses in this area, with millions of neighbors buying houses. The quality of the future business circle is really worrying. 170,000 I think buying in this place is a resource mismatch.

I suggest reading carefully the article "The Core Logic and Principles of Beijing Real Estate Investment" by Planet Top, and wish all the best!

Question: Hello, Teacher Jing! I'm glad to join the planet. Our situation is this: the whole family now has two room tickets, one is the first loan (in the name of parents) and the other is the second loan (ourselves). I plan to buy it in the name of my parents at present, and I will buy it in my own name if necessary in the future. If there is a house near the workplace, we don't even consider moving. Another one in fangshan county, California, can sell for about 300w, and then we have 800w down payment. There are no children at present.

Now there are some problems:

1. With the existing funds, the total budget is 1 100. For the purpose of investment, do you need to sell California Water County to increase the budget to 1500? That is to say, whether 1 100 is enough investment or whether 1500 is worth it.

2. At present, I have seen Laizhen Jiayuan and Shangqing Garden, but I have not taken a fancy to it; Shanglinxi, Runze Mansion and China Railway International City have gone up a lot. I wonder if they are worth it. Seeing Beijing always recommends Wangjing, and Wangjing has also increased a lot. Is there any community recommendation suitable for us?

3. If you have to buy Haidian, what else can you choose? It is easy to rent and sell in the future. Can Tamura, Sijiqing and Yongding Road be considered?

4. Can the new house be started? Teacher Jing said that Yongfeng will take 5-8 years to develop. Does it mean that it will start to rise after 5-8 years, or is it more appropriate to rise slowly in 5-8 years, and it is more appropriate to slow down in 5-8 years?

5. The Xuefu Mansion, which has paid attention to north beach, is not expected to open until April and May, for fear that it will miss the opportunity to buy a second-hand house if it doesn't shake. Is it necessary to wait? I feel that in general, I can't look at it without goals, and I need to look at it in a targeted way. I hope Mr. Jing will give me some advice. Thank you very much

Answer: Hello, thank you for your trust! 1, 1 100 and 1500 all belong to the product budget range that is more in line with the mainstream of the market. In the past, the rise in housing prices in Beijing was just needed, and it was changed to improve the group in each round after the loan was restricted; 1 100 can get 2 bedrooms in the popular area, and 1500 can get 3 bedrooms. Judging from your current real estate situation, I think it is right to allocate funds from California Water County and buy a set of high-quality monopoly with the idea of asset optimization. The development axis of Beijing's industrial layout is mainly in the southeast, Haidian in the northwest, Financial Street in the middle and Lize in the southwest. It seems a bit difficult to develop a new industry. Fangshan obviously lacks industrial support, and it is difficult for the business circle to form the overflow of Changyang belonging to Fengtai. In the future, some of Li Ze's total population just need passengers to get on the bus in the core area, and the pressure will tend to choose Changyang. The increase is relatively limited.

2. My advice to you is that 800 yuan should get on the bus with a down payment and leverage other aspects. The total price is still controlled at around 65,438+0,500. Get on the bus this round and sell the house in Narcissus County, California when the market is good.

3. Laizhen Jiayuan, Shanglinxi, Runze Mansion and China Railway International City are all available. These markets have not risen sharply in this round, but because the region has purchasing power. The normal market is about 20% for half a year. If the market is favorable, it may be above 40%. Then it may be adjusted back to around 10% during the cooling-off period, and the following market will continue to climb. Everyone thinks these markets are exaggerated, but in fact they are all similar.

4. The circulation rate of high-quality houses in popular areas of Haidian is OK. Your budget should focus on leading the rising business circle. The increase of Tamura, Sijiqing and Yongding Road is ok, but it cannot be the leading increase. Haidian's industries are concentrated in Zhongguancun in the north, and the power in the south is insufficient, so the increase in the past is average.

4. At present, the supporting facilities of Haidian North New District are really poor. There is a premium for buying 80 thousand yuan now, and it may sell 9065438+ 10 thousand yuan when it expires. This figure may be one year or two years, but it was uncertain before.

5. north beach Xuefu Mansion is built to the west of G6, to the east of East Campus of Agricultural University, and to the south is the old residential area. North high-speed cutting has no supporting business circle, and there is basically no developable land in the whole plate. If avoidance is suggested from the perspective of investment, the logic of replacement is: mortgage or sell existing inferior assets and buy high-quality assets. If you replace the same product, it is generally not recommended, because Beijing is affected by the policy and the replacement cost is relatively high. It also includes time cost and opportunity cost. I don't think you have any idea about buying a house. You can see it all over the area, so you can't get together. You have a point, such as where I work, where I expect to live, how many rooms can be used, whether to preserve and increase value, or to preserve and increase value and live mainly, otherwise you have no specific goals.

It is suggested to read the article "Core Logic and Principles of Beijing Real Estate Investment" carefully. I wish all the best and ask me any questions.

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Update an article every week.

Macro category (some articles)

0 1# Ten-year mainstream forecast of Beijing property market (2022-2032)

The Adjustment, Opportunity and Risk of 02#SZ Currency to the Future Property Market

The value of 03# Beijing property market is becoming desertification.

04# In the next five years, put all your eggs in one basket to change positions, sell short miscellaneous vegetables, and only stay dominant.

05# commercial housing B rose because there were enough affordable housing.

07# can't move forward without understanding the lever.

4 1# on the real estate bubble

Micro-course (some articles)

1 1#

12# pit avoidance highlights: map of Beijing's great depreciation zone 17

13# School District Collection: Guidance Map for Housing Selection Planning of Dongxihai School District

14# replacement set: 10 once a year, refusing ADHD.

15# wangjing 139, only 39 of them grew steadily.

Practical classes (some articles)

8 1# Core Logic and Principles of Beijing Real Estate Investment

Analysis of 82# Beijing down payment of 300-400, stable 78 just needed.

83# Tongzhou outperformed the market.

84# Daxing outperformed the market, and the guide map was selected.

Investment skills of 84# Beijing holding currency below 200W

86# Fengtai outperformed the market.

continuous renewal ...