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深圳和厦门比,差距到底在哪?

  • 2026-06-12 17:47:40
深圳和厦门比,差距到底在哪?
有个厦门粉丝在佛山工作，家在厦门，昨天开车来深圳找我，想在深圳投资，问问我的看法。
我俩后面到处找停车场，竟然在罗湖口岸附近的金光华广场歇下来喝了下咖啡。这商场地库高密集的港澳车牌、商场人流如织的景象不仅让他吃惊，我自己也吓了一跳，这“含港量”很夸张。
他预算500万，想再贷款1000-1500万去南山买套房，被我否决了。这和他现在的需求完全不相符，一是他已经40了，接下来工作充满不确定性，不能高杠杆博30年房贷；二是他追求资产保值增值，南山现在租售比只有1%，完全搏资产增值风险太大。
南山是个好地方，但南山房价最高，租售比最低，为何租售比最低，因为现在贷款利率太低了，深圳湾海景房翡翠海岸，高峰期28万/平，现在18万/平，只租15000/月还可以砍价，租一年只能回收1平方，关键还是没有空档期的前提下。
我给他两个建议，一是直接买罗湖楼梯房，罗湖香港人最多，离福田最近，租金很高，250万的房子随便租个六七千，租售比深圳第一，因为他的需求是20年的长期投资，楼梯房虽然不如大厦租售比高，但3%的租售比，顺便搏一搏投资，可以兼顾。最近看上海145万粉丝的博主采访各种退休老头老太太的视频，太多人靠拆迁翻身了，而最让人印象深刻的是，有个人这几年手里握着20套楼梯房红本，他说这辈子已经经历过拆迁6次。
二是买福田市中心的某个超大型楼梯社区，旁边就是福建商会，也算是一种渊源。虽然租售比不如罗湖，租金也能有6600，总价比罗湖高50%，但是如果真的拆迁，直接原地换一套新房的话，市场价就能从现在的5万/平飙到12万/平，而罗湖新房价格只能到7万5/平。
为啥盯上老旧楼梯房了？上海也好，深圳也罢，最近拆迁旧改规划摆在眼前，罗湖和福田这几年出来的新盘，全是旧改盘，而刚推出来的旧改新规，更是为未来深圳500个旧改项目铺路，如果按20年这么长的周期来作长投资，我觉得博拆迁是可行的，一来租金给自己一份养老保障，二来一旦拆迁，直接原地起飞。我看了上海那个博主的视频发现，人生经历一次拆迁其实就赢在了起跑线。
那为何不投资光明、沙井这些地方？主要还是那边规划了上千个新盘，未来新增房子可以供几百万人居住。
当然，我也跟他说了下深圳住宅和厦门的差距：
1、深圳没有厦门安静。深圳噪音盘非常多，一是机场噪音沿线控制带，从前海妈湾-宝中-碧海-坪洲-福永-会展新城，都饱受噪音困扰；二是深圳月亮湾大道、明珠大道等大货柜车太多，南坪高速、环城高速、北环大道、滨河大道、滨海大道、盐龙高速等旁边的房子噪音很大；三是深圳地铁线路太多，很多板块震动很强，再就是露天的地铁噪音周边楼盘很大噪音。此外，深圳隔板很薄，楼上楼下噪音很明显。厦门很安静。
2、深圳学区和居住分离明显。你要同时在学区和居住上满意，只能买两套，比如南山赤湾、南头城盘新但学校很差，福田中心区地段超牛，但学校很差，深圳湾红树湾地段无敌，但学校很差；少数盘能同时满足，但是很贵，比如深业中城一平19万，还全是大户型。厦门好学区遍地，房子还好。
3、深圳新规盘很贵。厦门新规盘对比地价，卖得价格不贵。深圳你4万拿的地，媒体帮你宣传你的保本价是6.5万/平，深圳新规盘卖得都很贵，一开始大家以为容积率降下来后，居住品质会提升，没想到深圳开发商全部宣传豪宅，贵到离谱，连郊区光明边缘地段的龙湖观萃都卖3万1，靠近东莞的宝安沙井某新盘卖4万5，关键这边还要明牌供应上千个新盘，这个价格是我，我宁愿买关内核心区楼梯房。
我不鼓励大家来深圳投资，如果你们确实家在厦门，人在广东工作，在深圳买房，要想想华润城从89平1900万跌了1000万本金，还不算利息的历史，要想想深圳湾某盘从35万/平跌回20万的历史，要想想南二外海德20多年楼龄某学区盘从20万/平跌回10万的历史，要想想老前海某盘从17万跌回6万的历史。
如果你有500万，40岁，觉得未来工作不稳，你是愿意贷款1000-1500万上车一套租售比1%的改善盘，还是去杠杆，直接收租博拆迁？
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  1. CONNECT:[ UseTime:0.000390s ] mysql:host=127.0.0.1;port=3306;dbname=c460;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.000539s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000237s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000287s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.000507s ]
  6. SELECT * FROM `set` [ RunTime:0.000194s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.000528s ]
  8. SELECT * FROM `article` WHERE `id` = 586350 LIMIT 1 [ RunTime:0.008660s ]
  9. UPDATE `article` SET `lasttime` = 1781709697 WHERE `id` = 586350 [ RunTime:0.000544s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 64 LIMIT 1 [ RunTime:0.002747s ]
  11. SELECT * FROM `article` WHERE `id` < 586350 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.000814s ]
  12. SELECT * FROM `article` WHERE `id` > 586350 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.001474s ]
  13. SELECT * FROM `article` WHERE `id` < 586350 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.026617s ]
  14. SELECT * FROM `article` WHERE `id` < 586350 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.019115s ]
  15. SELECT * FROM `article` WHERE `id` < 586350 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.011564s ]
0.146613s