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深圳新房疯了,越贵越抢!

  • 2026-05-01 09:59:27
深圳新房疯了,越贵越抢!
很多人不理解，前海这个有点过气的新贵，单价14万的海晏府开盘也能接近日光，要知道隔壁的深业云海湾，三年前开盘均价也才9.6万。在深圳房价又跌了至少20%的今天，新房价格反涨了接近50%后，还能日光，离谱！
海晏府是招商开发的，近年同样招商开发的新房还有蛇口的招商玺家园，招商玺是少数几个在房价高峰时候买进，现在卖已经能赚钱的新房，03、04海景127㎡两房户型，开盘总价大概1360万，现在依然能卖到1700万左右，在24年刚交房的时候，甚至一度卖到2000万以上。
同片区同样的海景豪宅，半岛城邦三期，87平的两房户型也就卖1000万左右，别看两个户型产证面积差距大，实际上半岛城邦的使用率能达到85%，而招商玺的使用率仅有73%，实际套内差距只有17平。
但是价格却接近翻倍，有两个原因，第一招商玺的海景更加纯粹，第二虽也是次新的半岛城邦三期品质上比招商玺差了一个台阶。
招商玺实拍图
所以市场上从来不缺愿意为房子的高溢价品质买单的买家！
同样深业云海湾刚成交一套143平四房，成交价1430万。而海晏府139平1700万，品质溢价不到300万，放在半岛城邦与招商玺的案例对比来看，性价比也能完全体现出来。
况且，深业云海湾的拿地楼面价才4.1万，而海晏府楼面价达到8.4万。放在房价上，三四万一平太正常不过。
另外云海湾2023年开盘商品房有919套，这次海晏府开盘才108套，也就是说如果云海湾5000个意向客户里面，要1000个能最终认可，才能清盘。而海晏府即使只有1000个意向客户，仅需100个最终买单，就能达到清盘。两者完全不是一个量级。
所以，海晏府去化不可能有压力的！
毕竟，在品质方面，足够让所有过来看房的客户眼前一亮，完全碾压同片区的所有新房。
海晏府实拍图
在公区设计方面，招商确实没让人失望，如果你恰好2000万左右的预算，即使你翻遍整个深圳的房子，真找不到这样品质的四房。这次的销控表一发出来，很多人质疑是不是又是开发商的骚套路，但这次我是信的，一个月后就可以验证，备案率至少在8成以上。
可能有朋友看到这，觉得我是在写软文，站在我这个从业者角度，海晏府确实做得好，但是贵也是实打实的，在前几年打新热的时候，都是讲究新房与二手房有严重的倒挂，比润玺开盘价13万，彼时的周边二手已经接近20万的单价，所以造就当时万人打新的历史盛况。
自从深圳在24年9.29取消新房限价后，开发商就彻底放飞自我，新房卖得一个比一个贵。按照原先，福田南山的新房一直被12.6万的最高限价限得死死的，取消后，后海澐玺销售均价达到17万左右，而元湾府均价更是突破20万。这边可能还有深圳湾的光环罩着，尚能理解。
但是前海宝中这个地方，原先最高开盘价也就是10万出头，现在直接干到了14万，多少还是有点离谱。
自此，深圳新房的逻辑彻底改变，以前是新房比二手房便宜的倒挂，以后是新房比二手贵的倒挂。
有钱买个自住的没啥问题，从投资角度来说，肯定不行。虽说现在来看品质对比云海湾有碾压性的优势，但是在接下来，深圳一定会越来越多同质化的产品，经过一轮时间周期，品质肯定会做得比海晏府更好。
招商玺之前能卖2000万左右，现在也只能卖1700万，虽对比周边能有不错的品质溢价。但是后面溢价会越来越小，看了海晏府，觉得招商玺也没多牛逼了，过几年再看某某府，海晏府也就那样。
所以后面海晏府二手进入市场后，不可能会有当前招商玺这样的溢价，在投资角度看，这是个风险所在。毕竟取消限价后的第一批豪宅都还没开始交付。
这样，房子可能越来越像电子产品，电子产品不断的卷技术，新房也在不断卷品质。
在之前取消新房限价的时候，我就说过，后面深圳的新房，会在品质上不断输出，从而让消费者为品质买单。
这就是以后的趋势了。
给大家介绍下小站的重点业务
小站：2015年进入房地产领域，熟悉深圳各个片区；连续多年蝉联龙华片区Top Sales。擅长买房选筹、快速卖房，家庭置业建议，主打一个靠谱，用过的都说好。
红山、民治、上塘片区的卖房业主，对接我一对一指导卖房。
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  1. CONNECT:[ UseTime:0.000429s ] mysql:host=127.0.0.1;port=3306;dbname=c460;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.000591s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000296s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000306s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.000527s ]
  6. SELECT * FROM `set` [ RunTime:0.000226s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.000616s ]
  8. SELECT * FROM `article` WHERE `id` = 558799 LIMIT 1 [ RunTime:0.004553s ]
  9. UPDATE `article` SET `lasttime` = 1777633238 WHERE `id` = 558799 [ RunTime:0.005662s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 64 LIMIT 1 [ RunTime:0.000316s ]
  11. SELECT * FROM `article` WHERE `id` < 558799 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.003463s ]
  12. SELECT * FROM `article` WHERE `id` > 558799 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.000971s ]
  13. SELECT * FROM `article` WHERE `id` < 558799 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.001458s ]
  14. SELECT * FROM `article` WHERE `id` < 558799 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.002399s ]
  15. SELECT * FROM `article` WHERE `id` < 558799 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.016516s ]
0.113177s