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200万新房三室,前期业主血亏,石家庄楼市新动态

  • 2026-05-09 21:01:38
200万新房三室,前期业主血亏,石家庄楼市新动态
云J府前段时间出了几套工抵房，2.0容积率、六层到顶、不临街、纯新的电梯洋房，套价两百万、单价一万七！
两年前，二环内的电梯洋房是什么价位呢？拿最有名的荣盛华府举例，A区的电梯洋房单价起码两万多甚至逼近三万一平！套价三四百万起步！现在石家庄电梯洋房被打到这个价位，已经可以说明很多事情了。
云J府的报价并不是个例，隔壁的凤鸣朝Y也有类似房源在售，也是电梯洋房，单价一万六七，套价230~250万，而且凤鸣朝Y的学区比荣盛华府更好。荣盛华府上的是23分校，凤鸣朝Y是本部！
现在很多性价比差、销量也很差的新房楼盘在偷偷调价，尤其是XXX，几乎所有项目都会背刺前期业主.比如石钢某楼盘，隔壁地块春节也不过了、连夜开盘，同样的2.0容积率，一楼带院的房源、套价220万单价17000元/平！一楼带院啊亲~其他楼层更别说了，一万四五起步，一万六随便挑，把石钢某楼盘逼得不断降价，前期业主还没交房呢，就体验到房价一平跌小千的残酷行情了！
我一直讲石家庄的房子性价比最低、成交量最差的就是新华桥西，无论新房二手。比如云Q，18层小高、126平建面的精装四室，套价240多万，单价一万九；11层的所谓洋房、139平建面的精装四室，套价270多万，单价一万八九。这是40和81直系分校的地块才敢定的价格，但云Q狗屁学区都没，就敢定这种价格，云镜府好歹还有个九中呢，六层电梯洋房单价一万七......
新华的央X，30层大板楼、134平建面的毛坯三室，套价200万、单价看似一万五，公摊25%！！！200/（134*75%）=1.99万/平，实际套内单价已经飙到两万了。
桥西西三教的地块，18层小高、148平建面的精装四室，套价316万，单价2.13万/平。41中本部都自身难保，师资紧张，41西三教还没盖好呢，划片内的新房小高就敢卖单价两万多了！（别扯什么精装，精装是金子做的？一平溢价好几千？）
所以为什么新华桥西二环内的新房销量那么差？就是因为性价比太低了，学区现在的确不那么重要了，但初中入学高峰期会持续到2030年前后，这两年学区房需求依然旺盛，长安优质学区的新房定价一万四五起步，新华桥西狗屁学区没有的新房就敢定价一万七八起步，精装小高甚至敢卖单价两万多，比长安的电梯洋房还贵，简直倒反天罡！
现在开发商也不是傻子，同一个开发商、同一地域、同样的容积率、新出的楼盘定价在不断降低，同时还会用工抵房的噱头偷偷促销，只有这样才有销量，代价就是前期业主背刺血亏。
还是以桥西为例，24年我讲过某个开盘单价2.7~3.1万/平、却很快被抢购一空的楼盘，现在它的后期地块一平暴降好几千，再远一点的兄弟地块，公摊更低、得房率更高、单价却更便宜大几千！
这个楼盘我印象很深刻，因为它，我被很多开发商养的自媒体疯狂攻击。当时有人付费咨询，我说这楼盘性价比太低，没有一流学区只凭品质卖不到这个价位的，抢不上就放弃别买了。咨询人转头在开发商养的自媒体评论区说看好这个楼盘、相信XX（某无良自媒体）的眼光、开发商精装怎么怎么好、已经下定（好像买了个很差的楼层），还跟着喷我如何如何，给我看无语了。时间是公正的，市场是无情的，两年后再回头看，一切自有定论......
扯得有点远了，总之现在石家庄楼市已经进入了一个新的阶段，——二环内新规新房定价普遍控制在三室200万以内才能有很好的销量，而且还要求有一定学区属性，即使是挂个牌子的名校分校。
定价低、有二流保底学区的楼盘不愁销量，没有性价比又没有学区的楼盘越卖越煎熬，偷偷调价背刺前期业主的楼盘越来越多！不信邪的业主自己去售楼部问问，是不是已经被背刺了......
2027年和2030年是两个重要节点，2027年各校中考表现决定新的学区房格局，2030年是最后的初中入学高峰，2030年以后学区房需求必定会大幅降低。最近两年孩子要上学的家长切记：二环内200万新房三室是一个硬性指标，套价超过200万，优先选新房，新房优先选新规楼盘，新规楼盘优先选本部或直系分校。预算低于两百万买二手房，往死里砍价即可，二手房已经失去了底线，砍不动就继续观望，孩子马上要上学、那你买套价低到四五十万的老破小即可。
图文无关，个人观点仅供参考。石家庄学区/房产粉丝交流群，微信搜索danxinqun，好友申请备注石家庄即可。
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  1. CONNECT:[ UseTime:0.000537s ] mysql:host=127.0.0.1;port=3306;dbname=nowww460;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.000806s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000306s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000273s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.000470s ]
  6. SELECT * FROM `set` [ RunTime:0.000192s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.000566s ]
  8. SELECT * FROM `article` WHERE `id` = 507701 LIMIT 1 [ RunTime:0.000484s ]
  9. UPDATE `article` SET `lasttime` = 1778388589 WHERE `id` = 507701 [ RunTime:0.007706s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 65 LIMIT 1 [ RunTime:0.000242s ]
  11. SELECT * FROM `article` WHERE `id` < 507701 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.000429s ]
  12. SELECT * FROM `article` WHERE `id` > 507701 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.000360s ]
  13. SELECT * FROM `article` WHERE `id` < 507701 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.000630s ]
  14. SELECT * FROM `article` WHERE `id` < 507701 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.002073s ]
  15. SELECT * FROM `article` WHERE `id` < 507701 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.006127s ]
0.089280s