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Two months ago, Yinxuan Center Building in Baozhong area was launched for sale and was almost sold out on the opening day, marking the first wave of heat in Shenzhen's new home market this year.

A new project has been launched in the Baozhong area, which has repeatedly created sales miracles. The project is called Yuezhen Mansion. Before its construction, it was the first residential land for "ready-to-move-in housing" in Shenzhen, attracting much attention from the market.

Nanduwan Financial News reporter noted thatYuezhen Mansion launched 314 housing units, and 429 groups of customers had successfully registered their intention before the launch, with the subscription rate exceeding 100%.The project will officially start online house selection at 8 pm on July 30, and the offline house selection venue will open simultaneously.

Baozhong, a popular area, has welcomed another new housing project, a project that has attracted market attention since the land auction stage. Can Yuezhenfu continue the sales glory of the area this time?

Project construction site.

Focus

Shenzhen's first "ready-to-move-in house"Residential land is on the market! But this batch isOff-plan

In 2023, in order to further stabilize the basic real estate market, stabilize buyers' expectations and drive the recovery of investment in the entire industry, "guaranteed delivery of buildings" became a key measure for relevant departments to deploy annual real estate market work. In August of that year, Shenzhen further explored the sale of existing homes, and land auctions also ushered in new rule changes. Baozhong A001-0212 land was changed from "competing for affordable housing" to "competing for existing housing sales", becoming Shenzhen's first "competing for existing housing" residential land.

According to the previous transfer conditions, Baozhong A001-0212 land parcel was listed for transfer under the "three limits, double competition + lottery" rule. The competitive index part introduced "competition for existing housing sales area" for the first time. The upper limit of the bidding for existing housing sales area is 35,520 square meters, accounting for about half of the total residential construction area (71,050 square meters). The average sales price of ordinary commercial housing is not higher than 88,600 yuan/square meter (excluding interior decoration).

Perhaps due to the scarcity of residential land in Baozhong, the competition for the land was extremely fierce. One day before the auction, 21 real estate companies including Greentown, Hisense, China Overseas, Tianjian, China Merchants, Beijing Cuifeng, Oriental Yuhong, Huafa, China Railway, Guangdong Ocean, Yuexiu, Poly, OCT, Hong Kong China Travel, Vanke, China Construction Second Engineering Bureau, China Resources, China Railway Construction, Jinmao, China Energy Construction, and Jianfa signed up to participate in the bidding. The bids reached the highest restricted land price of 3.406 billion yuan one day in advance, and directly entered the stage of "competing for ready-to-move-in houses" sales area. However, after only three rounds of bidding, it reached the highest "ready-to-move-in houses sales area" and entered the stage of lottery for 20 real estate companies. In the end, China Railway Real Estate was luckier and won the Baozhong land.

A year later, Yuezhenfu, a project jointly invested and developed by China Railway Group and China Energy Engineering, was launched on the market. On July 24, Yuezhenfu project obtained a pre-sale license, with a total of 314 units registered. The average price of the project was about 85,857 yuan/㎡, which was lower than the price limit. The lowest unit price was only 77,000 yuan/㎡, and the lowest total price was 7.35 million yuan/unit.

"The project launched this time is expected to be delivered in September 2026, and there will be a batch of ready-to-move-in houses for sale in subsequent projects, which may be around 2026." During the on-site visit, the on-site sales of Yuezhenfu told reporters that although the project was a "ready-to-move-in" residential land during the land auction, some of the houses being sold this time are pre-sale houses and will still take two years to deliver.

Reporter's investigation

Room rateOver 90%, but located at the "edge of Baozhong"

"You need to go to the Yuezhenfu city exhibition hall located in the Sino-Italian Smart Building to register before you can arrange for a sales explanation and view the model room at the same time." Recently, the reporter visited the Yuezhenfu project site. The indoor area of ​​the marketing center at the project site is not large, and only a few reception staff are arranged on site. The house viewing process is also relatively complicated. Homebuyers need to go to the project exhibition hall about 800 meters away to register before they can return to the project site for a visit.

Marketing center site.

From a geographical point of view, although Yuezhen Mansion is located in the central area of ​​Baoan, it is actually on the edge of Baozhong. Its specific location faces Dachan Bay. There are many construction sites around the project, and the living facilities have not yet been fully realized, which makes it a bit desolate. The nearest subway station to the same project is Baoan Station on Line 11, which is about 800 meters away in a straight line; the surrounding commercial facilities such as Happy Harbor and Yifangcheng are all 1 kilometer away in a straight line. This means that for the owners of Yuezhen Mansion, it is not convenient to walk to the rich cultural, sports and commercial facilities in Baozhong.

The actual location of the project and surrounding facilities.

So what is the product quality of Yuezhen Mansion? When the reporter visited, he noticed that Yuezhen Mansion has more than ten floors above the ground, and the project's actual model house and some garden effects were also displayed to the public that day.

In terms of products, the project will launch 314 three- to four-bedroom apartments with a construction area of ​​about 95-108-109-138 square meters in the first batch, delivered with simple decoration. According to the on-site sales, the highlight of Yuezhen Mansion is the floor space ratio, which is over 90%. Among them, the floor space ratio of the 108 square meter four-bedroom apartment is over 95%, which is relatively rare in the Shenzhen new housing market where the floor space ratio is generally only about 70%.

However, from the actual model room, some rooms of some apartment types have "eye contact". For example, the windows of the 95㎡ master bedroom 04 and 05 are almost facing each other, but the solution given by the developer in the fine decoration model room is to seal up these windows and build them into wardrobes, which can prevent "eye contact" and make rational use of space.

This situation may be attributed to the dense layout of the project buildings.Volume rateThe area is relatively high, which also leads to a high overall density in the community, a relatively small area of ​​public space, and a slightly crowded appearance. However, from the planning perspective, the community still has basic facilities such as swimming pools, children's playgrounds, and landscape sketches, and the parking space ratio is more than 1:1. The basic needs of just-demand living are met, but it is slightly insufficient for improvement.

Price Analysis

Price backstabbed? Next toHousingThe unit price is only more than 40,000

At present, the overall average price of the houses on sale in Yuezhen Mansion is about 85,857 yuan/㎡, which is lower than the price limit. The on-site salesperson told reporters that customers who register in good faith in advance can enjoy three 9.9% discounts. In addition, the poster before the opening showed that customers who signed the contract in July can enjoy a 9.95% discount.

So what is the price level of 85,000 yuan per square meter in Baozhong? Is there any room for price increase? At present, there are not many new housing projects around the project. The average registered price of Yuexiu Ruiyue Mansion, which was launched last year, was 88,500 yuan/square meter, and the average registered price of Baozhong Yinxuan Building, which was launched this year, was 84,501 yuan/square meter. In comparison, the registered price of Yuezhen Mansion is slightly higher.

However, both Yuexiu Ruiyue Mansion and Yinxuan Building are located closer to the core of Baozhong and have a higher degree of location recognition. Therefore, the sales performance of the two projects is not bad, and the current filing progress of the two projects is over 70%.

Judging from the second-hand situation around the project, there are not many second-hand houses of the same grade and year. The nearby Vanke Rancho Garden and Runheng Royal Garden are both villas. According to the intermediary website, the average second-hand listing price of Gaofa West Coast Garden Phase III on Fifth Avenue around the project is 106,400 yuan/㎡. Currently, the lowest unit price of a 125㎡ three-bedroom apartment in the community is 83,700 yuan/㎡, with a total price of 10.5 million yuan; the average second-hand listing price of Shenzhen New Coastline Phase I is 93,900 yuan/㎡. Currently, the lowest unit price of a 127㎡ three-bedroom apartment in the community is 74,700 yuan/㎡, with a total price of 9.5 million yuan.

It is worth mentioning that the Ruijingwanju affordable housing project, which is only 400 meters away from Yuezhenfu,The price limit of its rough housing is 44,300 yuan/㎡. Compared with Yuezhen Mansion, the price of Ruijing Bay Residence is almost half of that., market sources said the project is expected to be launched next month. However, it should be noted that since the application conditions for affordable housing are relatively strict and mainly for middle- and low-income families, there are obvious differences in the potential buyer groups of the two types of properties, so they do not constitute a direct competitive relationship in the market.

The Residences at the Ruijing Bay is under construction.

Overall, the key to the Yuezhenfu project attracting much attention from the market lies in its geographical location in Baozhong and its title as one of the first batch of "ready-to-move-in houses" projects.

For people who commute to Penguin Island, there is a cross-sea approach bridge connecting Dachan Bay Tencent Island at the intersection next to the project, which makes it very convenient to go to work; for those who love the living atmosphere of Baozhong, the price of new houses in Yuezhen Mansion is not too high. In order to balance the overall price limit, the future sales of existing houses in the project are expected to increase the filing price, so you can consider buying at this time. In addition, the noise problem of the airport and highway that some buyers are concerned about is actually not obvious in the room.

However, if the buyer's needs are more towards improving their home prices and he or she relies on the subway for daily commuting, there are many options for 3-4 bedroom products in the current market with a total price of 7 million to 10 million yuan. You can make a comprehensive comparison based on your actual situation before making a decision.

Written by: Sun Yang, a reporter from Nandu Wancaishe