What kind of housing do we need?

Recently, a statistical data released by Hopeful Properties shows that among the Guangzhou home-buying group, the post-80s have been the first major home-buying force for six consecutive years, accounting for about 50% of the total. It is worth noting that nowadays the post 90s have risen to shoulder the burden of the second main force of the home-buying army together with the post 70s, and the post 90s, which accounted for only 4% of the total in 2013, has risen to 20% in the just past 2018. The main home-buying group is quietly iterating, and their needs are exactly the direction of the property market changes.

How do first-time buyers choose their favorite properties? The importation of additional children brings family expansion, how to improve the living environment? Choose the peripheral area "time for space" or one-step efforts to take root in the center of the city? How to strike a balance between budget and quality of life?

Housing is a big deal in life. In the decision to buy a home, "value for money" is a proposition that needs to be explored in multiple dimensions. Transportation, property prices, and commercial and educational facilities are three of the most important factors for home buyers. The tentacles of urban expansion, almost synchronized with the extension of public **** transportation, after all, the subway "save" peripheral areas. The most hardcore determinant of home ownership is still the price of a home, and ultimately the time we can make a move is after reaching a settlement with our own wallets. The house is used to live, the community environment, atmosphere and facilities determine the owners of the quality of living, in addition to the degree of housing such as always in the property market in the hands of the "hard currency", health care, health and old age and other ancillary facilities in the society of the aging of the current more and more for the attention of the home buyers.

From a macro point of view, at present, the domestic real estate market, "one city, one policy" is being rolled out, the real estate market long-term mechanism is about to come out. Under the new environment and trend, real estate enterprises are moving forward in the adjustment, and some of the leading enterprises have transformed from pure land acquisition and development to life service providers and multi-business integrated enterprises.

A mature and healthy property market is, in the end, led by supply and demand. What kind of living do we need? The "Guangzhou Residential Values Assessment Report", which is planned and launched by the Industry Intelligence Center, explores what kind of residence is the most cost-effective and what kind of lifestyle should be advocated from the perspectives of transportation, price, and ancillary facilities.

Will you go to the periphery or return to the center of the city?

Three major factors*** with the dominant diversion

Peripheral area property has a relative price advantage, there are traffic and supporting the good support, the attraction of a steady rise; the central city of the mature supporting facilities and atmosphere, for some buyers is a lingering "complex! ". Home buyers have first-time buyers in the peripheral areas to lower the threshold, but because of the "degree housing" and other reasons to return to the central city groups; there are also small and medium-sized homes in the urban area, in the "two children" born after the increase in family members, choose to the peripheral areas. After the increase of family members born with "two children", they choose to go to the peripheral areas to improve the living environment of the group of "fine house for a big house". The company's main goal is to provide the best possible service to its customers," he said.

First, let's look at a set of data: According to statistics from Hopeful Properties, the average age of buyers in the second-hand market is between 33-34 years old in peripheral areas such as Huadu, Zengcheng, Huangpu and Nansha; the average age of buyers in the four districts of Baiyun, Panyu and the center is significantly higher than that of these peripheral areas. Being young is all about having a home. Therefore, home buyers under 30 years old are more interested in two- and three-bedroom utility models with a total price of 1-2 million yuan in Huadu, Nansha, Panyu and other districts, which is also in line with the needs of the fresh demand for the first suite. In their thirties, the choices in life are much more diversified. Home buyers aged 30-40 are interested in houses in Tianhe, Yuexiu and Huangpu with a total price of 4-5 million yuan, but have no particular preference for house types. The golden decade of life, on the other hand, will be more interested in the total price of more than 5 million yuan in Haizhu, Yuexiu, a large house type, but also in line with the need to improve their lives and show their status.

Higher property prices have forced many home buyers in the city to postpone buying a home. The four central districts and Panyu, for three consecutive years, the average age of home buyers to buy a home has increased.

No matter whether it is a first-hand or second-hand home, the choice of home purchase area, the age group reflects the differentiation, not "cause" but "effect".

Guangzhou, for example, the transportation network, especially the subway line of the full pavement, to the periphery of the property to bring more possibilities to acceptable commuting time in exchange for a low threshold of the conditions of the purchase of a home, young people, especially first-time home buyers of the new demand for a more recognized way, the peripheral areas of the "subway disk" for them is the cost-effective! On this basis, consider the community facilities, commercial facilities, primary and secondary school degrees, medical care, etc., are plus points. Part of the choice of the peripheral area of the improvement of large units of the group, the standard also tends to synchronize. It can be said that the transportation, housing prices and supporting the three major factors determine the needs of the members of the home-buying family, they *** with the dominant completion of the home-buying group of internal and external diversion.

Buy big or buy small?

Improvement-oriented demand has regained importance

How big is the house to buy? For every family, the standard of "enough to live in" is different. Three generations of the same family or "two children" family, the demand for space is relatively large; and some families, although the population is not large, but in order to hobbies and tailored to the special space needs are also not small, such as: fitness room, study, collection of rooms, and so on. In this regard, in recent years, real estate is also quite attentive, in product development, "N + 1" flexible house type, compact house type and so on endless.

It is worth noting that in the small and medium-sized household is still the mainstream of the market situation, this year's first-hand large household push accounted for a significantly higher proportion of the family's improvement needs to regain the attention of the market.

From the point of view of the type of openings and additions, there are three brand-new discs launched in March this year, respectively, Liwan Guanggang plate Poly East County, Baiyun Shijing plate C&D Central Seal, from the hot springs town of Cinnamon Park Wangguoyuan. Guangzhou Centaline Research and Development Department that, although focused on the March opening of the brand new disk is not much, but since the end of December last year, there are many new projects "rush" into the market.

From the opening of the type of products, although 90-120 square meters three or four rooms still belong to the mainstream of the market, but there have been 19 projects involving more than 120 square meters of large units, accounting for 73% of the total push project.

From the point of view of the transaction data of the general market, the turnover of 90-120 square meter units, which accounted for 50% in early 2018, gradually decreased to 42% at the end of 2018, while the proportion of 120 square meter units transacted increased from 15% to 19%. Guangzhou Centaline Research and Development Department believes that this reflects to some extent, due to the property market policy on the family "improvement type" of home ownership there is a misunderstanding, resulting in a large area of demand for buyers in the purchase of large units in the "one-step" selection of large units.

Whether to the east or south?

"East barn" and "south battlefield" dispute

Eastward and southward expansion in Guangzhou urban development has always been the most concerned about the two directions. Huangpu and Zengcheng, known as the "East Warehouse", and Nansha, presenting the "South Battlefield" state, have made a strong showing this year, how to choose home buyers?

Look at the center of the city first. First of all, according to Guangzhou Centaline Research and Development Department of statistics, this year, Huangpu District pushed 6.4 times more than last year, and close to the same period in 2016 and 2017 pushed the amount of goods. After a year of "hibernation", once the city's eastern barn again showed its strength, the district's 584 units of supply mainly from the Science City plate. It is worth mentioning that the "Huangpu tram line 1" connecting Changlingju to Xiangxue was written into the "2019 Guangzhou Municipal Government Work Report" and will be completed in 2020 at the earliest, which means that the Changlingju plate will be seamlessly connected to the subway network, and the value of its commuting will be enhanced.

As for the outer districts, Nansha and Zengcheng are still very popular.

In terms of the market situation in March this year, Nansha has become the "main battlefield" of Guangzhou's primary real estate market, with a cumulative total of 690 units launched in 6 panels, counting the mainstream panels such as Jinzhou, Nansha Bay, Huangge, and other smooth-selling projects, the number of competing projects is more than 10, and it is expected that there are nearly 1,000 units available for homebuyers to choose from.

According to the 2019 Nansha Government Work Report, Nansha's traditional plate "Jinzhou - Jiaomenhe" focuses on promoting old reforms this year, as well as improvement of supporting facilities, such as the addition of Guangwai Elementary School and the Nansha Hospital of Guangzhou Women and Children's Medical Center, which will increase the attractiveness of Nansha for families. The attraction of the home buyers is much higher.

Another popular plate Huangge, this year, will actively promote the old reform, committed to the formation of "centralized, the first development of the mature residential community". Guangzhou Centaline Research and Development Department that the Huangge plate residential attributes in the government report has been emphasized, it is expected that the transportation, commercial and service support will be followed up, livability will be gradually reflected.

East barn Zengcheng in March this year appears relatively low-key, "only" the supply of 432 units, a year-on-year drop of 17.6%, only 3 disk push new, other projects to smooth sales. Due to the concentrated consumption in the fourth quarter of last year, the supply of Zengcheng into 2019 appeared "structural tension", especially Zhu Village, Xintang, Yonghe and other more popular urban commuters welcome the plate, to sell the remaining volume of previous periods.

Guangzhou Centaline Research and Development Department believes that although Zengcheng in the past 2 years to maintain an average of 1 million square meters of commercial and residential land supply, but the part of the land contains a large number of directional enterprise building requirements (such as Foxconn technology town plots, the New World plots), at the same time, the supply of land is concentrated in the Licheng, Zhongxin Town, and other farther away from the downtown area of Guangzhou plate, the actual market demand for the plate can be sold more than a small amount of goods, we recommend that the project along the 13/21 line of the project. 13/21 line along the project is interested in home buyers to properly speed up the pace of the market, to avoid excessive waiting to cause the cost of purchasing increased.