两套6000万元的豪宅，被全款拿下！但近50%的项目选择降价，这座一线城市楼市会怎么走？

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每经记者：黄婉银 每经编辑：陈梦妤,孙志成

“限时拼团秒杀”“穿底清盘”“15万团购优惠倒计时”“新出50套工抵房”

“小阳春”开局后，广州的开发商们都在抓紧促销出货，过往主要集中在外围区域的拼团购房、工抵房等优惠促销也开始出现在海珠、天河等中心区。

据合富研究院，3月广州全市推货共3400套，是自2023年5月以来的高位，但较去年同期仍有34%的差距。



越秀、华润、中海、新世界等位于天河、海珠的项目纷纷新开推售，这些项目都属于高总价豪宅，户型较大且基本不限购，每平方米开盘价则普遍低于吹风价0.4万-1万元不等。

克而瑞广佛区域首席分析师肖文晓在接受《每日经济新闻》记者采访时表示，3月广州新房成交约60万平方米，环比大增139%，创造了一季度最好成绩，但同比减少45%，显示今年“小阳春”较去年成色有所不足。

两套6000万的豪宅被全款拿下

中国铁建·招商蛇口西派天河序项目的入市速度创造了广州豪宅新纪录。

2023年10月11日，广州天河牛利岗北街以西地块经过40轮竞价后，触及上限地价59.79亿元，最终中国铁建在摇号环节胜出。扣除配建后，该地块实际楼面价超过5.2万元/平方米，闯进广州楼面价TOP5。

3个月后，该项目就已开放临时展厅，市场吹风价8万-9.5万元/平方米。项目3月24日正式开盘，开盘价最低去到6.9万元/平方米，最高约9万元/平方米，官方数据首开销售约18亿元。

链家平台信息显示，紧邻该项目的二手房信达金茂府建成时间约2016年，2024年以来成交单价在7.3万-8.4万元/平方米。

同时，紧邻西派天河序的还有越秀天河和樾府，其在3月推出清栋专场一口价房源，单价7字头起，正面“对打”。



每经记者采访了解到，天河和樾府3月底单日去化最多达到15套。

此外，越秀观樾项目前期吹风价在8万-10万元/平方米。但3月17日，项目正式开盘，首开均价跨度比预期大，在6.85万-9万元/平方米。

4月5日，记者以购房者身份从售楼处了解到，项目均价在7万-9.3万元/平方米，个别特价房源7万元/平方米左右。

这一定价在市场看来非常有诚意。

要知道，该项目所在的牛奶厂板块前几年二手房均价都能去到7万-8万元/平方米，而附近的二手小区天河公馆今年最新成交的一套户型均价约5.9万元/平方米。

链家数据显示，天河公馆同户型房源2021年成交均价约7.5万元/平方米。4室2厅户型今年1月成交了一套，均价6.3万元/平方米，而2022年成交的一套同朝向房源均价约8.2万元/平方米，两年时间单价滑落近2万元/平方米。

在合富研究院的统计中，越秀观樾是3月重点住宅推新项目中去化最高的。记者了解到，3月该项目销售已达到20亿元。

有意思的是，西派天河序还发了海报祝贺越秀观樾首开告捷，称“提振豪宅楼市新纪元”。

整体来看，广州豪宅市场仍然有一定的购买力。记者了解到，华润置地位于荔湾的白鹅潭悦府，近日有两套总价约6000万元的房源被全款拿下，单价超过13万元/平方米。

近50%项目选择降价

天河还有一个不得不说的新盘——华润天河润府。

从市场端反馈的情况看，天河润府的开盘价与吹风价差距仅在0.5万元/平方米以内，未触及市场预期。

但事实上这个项目拿地成本并不低。去年7月，华润置地底价拿下天河岐山路AT1010008、AT1010010地块（吉山仓地块），总价约45亿元，但需配建南沙全民文化体育综合体项目，建设金额为30亿元，折合算下来地块楼面价约3.8万元/平方米。

记者综合市场信息了解到，天河润府目前总认购套数接近100套，认购额约6亿元，均价约5.3万-5.8万元/平方米。

紧邻天河润府的珠江花城3月推出了一批特价房，76平方米的3+1房总价390万元起，86.7平方米的总价450万元起，上车总价低于天河润府。天河润府自然也坐不住，开盘后不久就推出“银行整单折扣团购，90平方米南向三房470万起”的优惠。



中海大境则是近期唯一一个在海珠首开的豪宅项目，其以超出市场预期的价格入市，首开销售额33.6亿元，超过上述几个项目。



海珠已有多个项目均价去到10万元/平方米以上，因此市场普遍预计中海大境开盘价格最高也会到10万元/平方米，但开盘价最低仅7万元/平方米，最高9.8万元/平方米，未刺破10万元的天花板。

新开项目低价入市，在售项目自然也不能“坐以待毙”。

一位番禺在售项目房企人士也告诉《每日经济新闻》记者，3月他们项目加大营销力度后，成交确实较之前有起色，有时候一天能有5套成交。

据合富研究院，3月广州近50%的项目有“让利优惠”动作，为近年来数量最多的月份。库存压力相对较轻的区域（比如天河、海珠、荔湾、黄埔），主要通过“工抵房、拼团购房、渠道专场”等活动促进成交，优惠幅度普遍处于5%-10%，其中珠江花城、保利天汇成交显著改善。

而库存压力较大（可售面积150万-200万平方米）、去化缓慢的区域以价换量动作则更积极，个别规模大盘让利幅度突出。热点项目如亚运城降10%-15%并配合渠道高佣金，还有保利悦公馆、越秀大学星汇城等项目营销力度加大，降价5%-8%，成交效果较好。



肖文晓认为，3月广州二手房网签量再次回到9300套之上。自认房不认贷、增值税5改2等政策利好落位之后，广州二手房交易趋于活跃，这有利于对改善客占比增大的新房市场形成反哺效应，预测今年二季度走向会较去年平稳，不会出现去年“小阳春”之后断崖式降温的情形。

记者|黄婉银

编辑|陈梦妤 孙志成 杜恒峰

校对|陈柯名

｜每日经济新闻 nbdnews 原创文章｜

未经许可禁止转载、摘编、复制及镜像等使用

每日经济新闻

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