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龙华中心,成了深圳楼市的重灾区

  • 2026-05-09 11:53:15
龙华中心,成了深圳楼市的重灾区
近期的龙华中心区，新房二手遭遇了双杀。
新房方面，金地启曜府1月30号取证至今，备案数量至今为0。开盘一个多月一套都没有卖出去，这惨状跟万福花园比有过之而无不及。
更迷幻的是开发商的迷之操作，本来产品卖不出去应该降价促销，人家万福花园的价格也是一直降价不断，结果启曜府反向操作，价格不降反涨。
启曜府开盘时折扣是92折，现在直接收回两个点折扣变为94折，然后启动转介，给中介2个点佣金。也就是说开发商只想卖房，但绝不让利。之前价格卖不动，那就把折扣转变为佣金，让中介去帮他忽悠客户过来买。
但是，现在新房返佣一家比一家卷，你两个点的佣金最终中介返佣下来，利润都不如一个租单，人家有啥动力卖命去帮你推。
现在新房佣金哪个盘不是4个点左右，万福花园佣金都涨到6个点了，这一点又落后于万福花园。
其实，启曜府本身条件并不算差，在品质方面，要优于隔壁的尚云。同样中学也是龙华实验的学区，但是尚云就能够抓住机会快速清盘。启曜府抠抠搜搜，硬是把一把好牌打得稀巴烂。
启曜府隔壁的幸福城销售数据同样也不好看，这盘去年7月份取证，大半年时间过去，去化率仅仅12%。
二手房方面，龙华体量最大的盘壹成中心价格也陷入跌跌不休，89平的四方户型，半年前成交价基本在460万左右，而现在成交价来到416万，半年时间，价格又下来10个点。
我们分析这个片区之所以成为楼市的重灾区，最主要原因还是片区的密度太高，供应太大。
就比如，光是启曜府和幸福城，就贡献了超过1000套的库存，在楼市并不景气的当下，光是这1000套消耗完就不知要等到狗年马月。
并且因为还有壹成中心超大体量的二手供应，现在已经形成新房二手互卷。启曜府卖不动最终也只有降价这一条出路，而新房降价的时候，二手又不得不降价，新房二手价格进入螺旋下跌的状态。
片区密度高衍生出来的问题就是交通拥堵，如果在下班高峰期去过壹方城就有深刻体会，眼看还有两公里就到，结果硬生生要开半个小时。所以现在很多买家提到壹成中心，首先想到的缺陷就是太堵。
不过，只要价格到位，这个片区还是有一些可圈可点的方面。
比如拥有龙华最好的商业壹方城；地段对比龙岗、宝安北、光明，与福田南山的物理距离有着明显的优势；400来万就可以买次新四房，整个深圳较为核心的位置，也就这里能实现。
另外还有地铁22、25、27号线正在修建中，等地铁开通，路边恢复，堵车问题就有修复的可能。
对于在龙华上班，或者关内上班的低总价群体，龙华中心也是个不错的选择，价格到位之后，也很难挑出比这边性价比更高的房源了。
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  1. CONNECT:[ UseTime:0.000552s ] mysql:host=127.0.0.1;port=3306;dbname=c460;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.000838s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000329s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000251s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.000522s ]
  6. SELECT * FROM `set` [ RunTime:0.000191s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.000537s ]
  8. SELECT * FROM `article` WHERE `id` = 512945 LIMIT 1 [ RunTime:0.000465s ]
  9. UPDATE `article` SET `lasttime` = 1778675277 WHERE `id` = 512945 [ RunTime:0.013719s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 64 LIMIT 1 [ RunTime:0.000327s ]
  11. SELECT * FROM `article` WHERE `id` < 512945 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.009187s ]
  12. SELECT * FROM `article` WHERE `id` > 512945 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.000582s ]
  13. SELECT * FROM `article` WHERE `id` < 512945 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.001390s ]
  14. SELECT * FROM `article` WHERE `id` < 512945 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.001186s ]
  15. SELECT * FROM `article` WHERE `id` < 512945 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.005133s ]
0.103772s