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深圳限购区新规住房,直降百万!能否入手?

  • 2026-06-09 07:22:00
深圳限购区新规住房,直降百万!能否入手?
今天被一个朋友硬拽去看房，本来想着今天周三工作日，还是正月初九，售楼处应该没啥人，但真实情况，让我大吃一惊。
项目叫君越名都，位于宝安新安片区的前进一路和裕安二路交汇处南侧，紧挨着大悦广场，灵芝地铁站E出口。
刚到售楼处，就能直接感受到现场的热情：
哪哪都是人，除了一窝蜂的中介，客户也不少；去实体样板房的电梯要排队十分钟才能上得去；看完样板房下来的时候，陆陆续续又来了不少客户，观察到大部分都是上了年纪的，年轻客户较少，可能是因为今天工作日的缘故。
等好不容易找到一个位置，让销售算价格，这才发现：这一次的价格比之前折完之后的价格，还要便宜90-115万左右。
比如89平三房单位，在去年7月5日首次开盘时，备案均价约8.1万/平，开盘折扣0.975*0.975*0.975*0.98，折后608万起，后来销售不达预期，又加多三个点，590万起。而今天计算的总价，8楼以下的大概500-510万，8楼以上的中高楼层，价格520-530万，相当于折后直接降价近百万。
115平四房也是同样情况，之前折后要805万起，如今690万起，相当于备案价打了7.2折左右。
而周边次新一些的二手房实际成交，最便宜的万科大都会，成交单价6字头，中洲华府8万+，勤诚达一二期也是7.5-9万/平：
价差明显，这是项目今天人气高的主要原因。现在深圳的住房市场，并不是没有潜在客户，而是没有开发商愿意在价格上向买家低头。
在项目逛了两圈，可以很直观感受项目的优缺点：
优点总结：
1、配套齐全：距离2号线和5号线换乘站灵芝站约200米，2站到宝中，5站到前海湾，板块上算是紧挨前海、宝中和南山；自带3.1万平商业，隔壁就是25万平的大悦城；400米范围，幼儿园到中学都齐全，对面有宝安中医院。
2、小区本身：住宅楼高只有31层，2梯3户的配比，得房率不加赠送只有76%左右，算上赠送最低85%（竖厅户型），最高有98%（横厅户型）；精装交付标准也比较高，如西门子厨房三件套、摩恩垃圾处理器、3m净水系统、日立中央空调等。
缺点汇总：
1、开发商背景复杂：原开发商中南集团曾出现资金危机，后由信达资本接手，信达作为不良资产处置和金融服务的央企，品牌口碑在房地产领域相对较弱，可能存在项目管理和服务方面的不确定性（跟龙华北站的中洲迎玺类似）。
2、业态复杂：项目包含办公、商务公寓、商业、保障性住房、回迁房等多种业态，居住人群相对复杂，可能影响小区的纯粹性和居住氛围。
3、周边城市界面不佳：周边存在城中村和老旧工业区，整体城市面貌有待改善。
这一批次据说只拿出了20套房做工抵房（这是开发商变相降价的最好托词），主打的就是89平和115平竖厅单位，因为使用率相比其他单位偏低（仅有85%，但实际看样板房，我感觉已经是超过大部分市面上的其他新房)，去化稍慢。
现在开发商降价百万后，单价算起来5字头，在这个位置地段，有诚意了。你既然愿意低头，客户应该愿意捧场。
值得一提的是，新安街道还是深圳限购区域，但是今天下午，上海推出房产新政“沪七条”，进一步放开限购，深圳跟上的可能性非常大。
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  1. CONNECT:[ UseTime:0.001006s ] mysql:host=127.0.0.1;port=3306;dbname=c460;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.001319s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000778s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.017387s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.001460s ]
  6. SELECT * FROM `set` [ RunTime:0.000768s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.001627s ]
  8. SELECT * FROM `article` WHERE `id` = 501483 LIMIT 1 [ RunTime:0.009064s ]
  9. UPDATE `article` SET `lasttime` = 1781084405 WHERE `id` = 501483 [ RunTime:0.006300s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 64 LIMIT 1 [ RunTime:0.000780s ]
  11. SELECT * FROM `article` WHERE `id` < 501483 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.001744s ]
  12. SELECT * FROM `article` WHERE `id` > 501483 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.002639s ]
  13. SELECT * FROM `article` WHERE `id` < 501483 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.009412s ]
  14. SELECT * FROM `article` WHERE `id` < 501483 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.008271s ]
  15. SELECT * FROM `article` WHERE `id` < 501483 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.014127s ]
0.169616s