How is Nanjing Venice Water City? The Yujiang Tianxia real estate over there seems to be pretty good! Does anyone familiar with the property have any advice? It's very troublesome to cross the brid

How is Nanjing Venice Water City? The Yujiang Tianxia real estate over there seems to be pretty good! Does anyone familiar with the property have any advice? It's very troublesome to cross the bridge over there.

I bought a garden house in the 15th block. The price at that time was 8,200 per square meter. I recommend you to go to the Venice Water City owner's community on 365.com to have a look at Xici Hutong. There are also forums to read the comments of the owners, which will be helpful to you. Yes,

The Yujiang Tianxia you mentioned in Block 3 is a river-view room. It is a high-rise building with a relatively low room availability rate of 74%. The price is about 9,500.

You should check it out on 365 this week. Let’s go to Venice with the real estate group. You can go and have a look on site. Nowadays, Venice mainly trades price for volume, and the supporting facilities are not very good compared to other real estate projects in Jiangbei.

Transcript ＊＊＊"A Brief Talk on the Venice Water City in the North of Qiao"

1. Comparative Advantages 1. The first advantage is undoubtedly Metro Line 3 (fully invested by Nanjing City) 29.5 billion), Shuicheng is the first stop in Jiangbei, with six stops directly to Beijing East Road and Xuanwumen, and seven stops to the floating bridge and Zhujiang Road. Of course, Shuicheng is too big, and the distance from the subway entrance is also quite long. ＊＊＊7 _ `- `; ^0 z3 {# S( The elements are relatively coordinated. Such a European design style is relatively rare in ordinary residential buildings in Nanjing. rate, high housing acquisition rate.

The floor area ratio of Venice Water City is only 1.5, while most of the current floor area ratios of new residential areas in Nanjing are around 2, and some have reached more than 3%. It is precisely based on this floor area. The low floor area ratio allows Suning to easily lay out garden houses and other villa systems in larger sizes, making most of the blocks in Shuicheng less cramped and more tranquil and well-proportioned due to the high-rise buildings. Similarly, the low floor area ratio brings a sense of nature. The housing availability rate is high. The housing availability rate for garden houses in Shuicheng is close to 90%, and the housing availability rate for small high-rise buildings is generally above 82%. ＊＊＊Forum 0 z0 w4 w4 J4 g/ @& F& i

4. The overall planning and design of Shuicheng is relatively complete, and there is room for imagination in subsequent construction (this can be an advantage or a disadvantage). Shuicheng is the first project in East China with an overall construction. With an area of ??4.5 million square meters, the overall planning and design is relatively complete, which is reflected in the architectural style, educational facilities, commercial facilities and other aspects. For example, in terms of education, there are many kindergartens, two primary schools and middle schools, and large-scale commercial facilities. However, since the construction of large-scale commercial facilities has not yet started, the existing commercial facilities are obviously insufficient, causing dissatisfaction and psychological dissatisfaction among the owners who have moved in. The gap has also become its disadvantage ＊＊＊" Q% H' j7 M1 y

5. The property management is relatively standardized and is at the first-class level among the existing communities in Jiangbei. The level of property management is of great significance to it. The preservation and appreciation of real estate has a great influence. Of course, any property management company has shortcomings, and every owner has different feelings about this. Just like some owners think that the management of Suning Property is average, but the property management company has shortcomings. Quality needs to be compared horizontally, rather than based solely on the feelings of the owners. It may be a better explanation that the property management of Shuicheng 1 and 2 Blocks has been awarded the title of Nanjing's Excellent Residential District for many years.

6. The owners of Shuicheng. The ingredients are relatively simple, the overall quality of the owners is relatively high, and the living atmosphere is good. Real estate forum, decoration forum, owner forum# d- C: u s0 K4 v* j5 i

In the overall planning of Shuicheng, No demolition resettlement housing has been arranged, while other Qiaobei markets have more or less arranged resettlement housing of a certain scale. In addition, compared with other Jiangbei markets, Shuicheng's owners, in addition to investors, are mainly those born in the 1970s and 1980s. There are few young homebuyers and aboriginal families in Pukou, so the living environment in the community is well maintained and there is basically no noise and disorder common in other communities.

＊＊＊: s, ^/ The 2,000 acres of supporting facilities located between Shuicheng and Tianrun City will add major asset injection concepts to Shuicheng. ＊＊＊* X, U# [ , with a land area of ??65,000 square meters. It is planned to introduce a tertiary grade A hospital with a land area of ??132,700 square meters. However, since the plan has not yet been implemented, it is easy to cause aesthetic fatigue.

8. Pay attention to architectural details and intuitive architectural experience. Buying a house, house purchase, decoration forum, real estate forum: P- k$ R! w, T; E

Shuicheng is in architectural details It is more sophisticated and pays attention to intuitive feelings, such as the magnificent St. Mark's Square and the Venetian Hotel, the grand block gatehouse and European-style sculptures and sketches. In addition, the finely decorated entrance halls introduced in the 9th and 10th blocks of Shuicheng and the third-generation elevator garden house varieties created in the 14th block are at the first-class level in Qiaobei and even in Nanjing, effectively improving the overall building quality. ＊＊＊# v: d! W

9. The overall environment of Shuicheng is quiet, with spacious streets and neat green roads. There is no noise in the busy city that is common in Qiaobei and even in Nanjing. Some blocks face the Yangtze River in the southeast. and Mufu Mountain, with a beautiful environment nj.bbs.＊＊＊.com.cn3 n" Q* Q$ }4 ^! M

The Shuicheng Linjiang area has a beautiful environment, with neither Nangang nor Southeast It also faces the Yangtze River and Mufu Mountain. If the wetland park finally takes shape, it will definitely be a blessing for this part of the block.

10. The developer is committed to maintaining the positioning of Jiangbei's first-class community, especially the second phase of the next three blocks. The opening of Yujiang Tianxia in Block 11 will significantly improve the overall positioning of Shuicheng. House buying, house purchase, decoration forum, real estate forum 't' a3 Suning has always positioned Shuicheng as a first-class community in Jiangbei. Even during the lowest period of real estate in 2008, Even at the current stage when Jiangbei's real estate market is relatively sluggish, developers' funds are generally tight, and Shuicheng's sales are sluggish, Suning has never carried out significant price reduction marketing for Shuicheng. The current maximum discount is only 9.7% off (except for special price rooms and opening day discounts) , house prices are always rising steadily, which benefits both self-occupancy and investment. In contrast, the price system and positioning of some communities in Qiaobei (not convenient to be named here) were disordered and chaotic in 2010. The gap from 2011 is as high as 2,000 yuan, which can easily lead to depreciation and fluctuation in housing prices nj.bbs.＊＊＊.com.cn1 j9 m$ D' r

The second and eleventh phases of the next three blocks. The opening position of Yujiangtianxia, ??a block, will undoubtedly be high-end luxury houses with river views. This can be seen from the fact that the second phase of the existing three blocks will be constructed by the central enterprise CNNC, which will undoubtedly promote the overall development of Shuicheng. Positioning. - m. A) Z k

11. Suning Global’s brand advantage

Speaking of this, many owners of Shuicheng and Nanjing Tianrun City may not agree with it. Scoff. Why, because blocks 1-11 and 13 of Tianrun City are all positioned as mid- to low-end ordinary residences (blocks 12, 14 and beyond have been upgraded to first-class blocks in Jiangbei, and the planned 15th block is even more so because of its planned Yandou Lake Park is positioned as a high-end low-density residence in Qiaobei), so as far as the above-mentioned blocks are concerned, Suning is only a low-end brand, and the existing owners of Shuicheng have also suffered from the lack of supporting facilities in Suning. However, as a listed company with 20 years of development experience, Suning Global has made great achievements in the real estate field through its early development of Longjiang Qianqiu Qingyuan and Suning Global. Suite hotels were all high-end projects at that time. Suning Pearl Spring Foshou Lake single-family villa and Suning Purple Mountain (Chaoyang Mountain) projects to be developed in Nanjing are both first-tier high-end villa and luxury projects in Nanjing. Each unit is expected to sell for thousands. More than 10,000 yuan, even a small project like the sold-out Xiaguan Suning Pudi has a rough price of more than 22,000 yuan. In addition, the unit price of the villa in Zhujiajiao, Shanghai, that it plans to develop is also expected to reach 50,000 yuan.

Having said that, let me say a few more words. I may know Suning better than Suning’s owners and Suning employees (including quite a few senior executives). Having written this, let me give you a comprehensive understanding of Suning Global. It can also be considered as helping Suning with advertising and brand promotion. Buying a house, buying a house, decorating forum, real estate forum* i' Q2 j1 O. P

Suning Global's famous work started in 1999 with the Suning Appliance Xinjiekou flagship building, and then deeply cultivated the land of Nanjing. At that time , at least 20% of the temporary parking lots in Nanjing City (the developers have enclosed the land, but have not yet developed it, so they are temporarily used as parking lots) belong to the sphere of influence of the Suning Group (Suning Appliances, Suning Real Estate). In 2003, they moved to Qiaobei. , accelerating its nationwide deployment after 2007. In 2007, he acquired the land king on Nanjing East Road in Shanghai for 4.4 billion yuan, with a floor price of 67,000 yuan, which caused a sensation in the industry. In addition, Suning Global won the land king in Wuhu history for 2.9 billion in January 2010, Wuxi for 2.8 billion in December 2009, and Kunming for 1 billion in October 2010. The above-mentioned projects are all local projects. Top business or residential area. In 2009, Suning Global acquired the Shanghai Changfeng land parcel and planned to invest 3 billion to build the Jiangsu Enterprise Shanghai Headquarters Park in Shanghai Changfeng Ecological Business District. It is expected to be completed in 2013, by which time, Suning Global's headquarters will also move to Shanghai. In addition, Suning Global Group (an unlisted joint-stock company)'s biggest recent move is to acquire a huge amount of land in Yunnan Stone Forest in April 2011 (the overall plan is 6 square kilometers of land, and the Yunnan government sold it in batches to avoid political risks) , plans to invest 20 billion in phases to build China's largest tourist city. In addition, it is also necessary to talk about Suning Real Estate, a sister company of Suning Global. Suning Real Estate is a latecomer in the real estate industry. It is the real estate company of Zhang Jindong (Suning Appliance), the younger brother of Zhang Guiping (Suning Global). It is another new force in the Suning Real Estate Department. The company's products are ready in one step and are directly positioned as a top brand. . Its main products include Zhongshan International Golf Villa (starting at RMB 40 million per unit), super five-star Sofitel Zhongshan Hotel, Sofitel Shanxi Road Hotel, and existing ordinary residential products such as Suning Ruicheng, Xianlin Zijin East County, etc. , the Olympic Suning Boai Building, the tallest building in Jiangsu to be built, and a new landmark project in Nanjing - the Xinjiekou Xinhua News Agency land project.

Generally speaking, in terms of development scale and overall strength, Suning Real Estate is undoubtedly the first real estate brand in Jiangsu, but they are very low-key, especially Suning Real Estate. The Suning I describe may be quite different from the inherent impression of the Suning brand of Nanjing people, especially Jiangbei owners. But, this is the real Suning real estate. And this is Suning’s subsequent brand influence.

2 Relative Disadvantages

1. The construction of large-scale commercial facilities in the 13th Block and the 9th Block has not yet started, resulting in a situation where the existing commercial facilities are obviously lacking compared with other large markets in Qiaobei, resulting in The owners who have moved in are dissatisfied and have a strong psychological gap. House buying, house purchase, decoration forum, real estate forum + ?2 ]; [: v

At present, the lack of commercial supporting facilities has become Shuicheng's main disadvantage at this stage. As for the commercial supporting facilities, I have described it in my previous article "Jinling Evening News reports that Mingfa Bund Plaza will open at the end of July, which is also a huge benefit for Shuicheng". I will not go into details here. Those who are interested can check it out by themselves. However, as far as I know, the latest situation is: the 15,000-square-meter commercial center in the ninth block has been invited to bid for pile foundations, and the large-scale commercial planning in the 13th block has been reported to the relevant departments. Based on the existing signs, I judge that the ninth-block commercial center should be built earlier than the thirteenth-block commercial center. As for the actual commercial supporting issues, the most recent one is the Yonghui Supermarket in Mingfa Bund Plaza and other supporting facilities.

Here, I would like to suggest that Suning Global and Shuicheng Sales Office should learn from Red Sun and enclose the 9th Street Commercial Center and the 13th Street Commercial Center with fences, and carry out logo promotion and put up The renderings and construction period will also be announced at the on-site sales office and in the building brochure. In this way, firstly, it can form the effect of perfect commercial supporting facilities, thereby driving sales, and secondly, it can partially eliminate the psychological gap with the previous owners and reduce the negative impact. Third, it can enhance the transparency of commercial project development.

2. Shuicheng Primary School does not have the name of a prestigious school.

I have also described this in the article "Jinling Evening News Good News", because Red Sun, Mingfa, Tianrun City, and even Haide North Bank (Haide Primary School is planned to be built after the fourth phase, and it is expected that it may be built after the fourth phase). The buildings will not be put into use until they are finally delivered in a few years), all of which have famous schools settled in them or developers claim that famous schools have settled in them, thus creating a strong psychological gap. P$ |4 n s& a1 [

Here, let me just say one thing: having a nameplate on a primary school is of greatest benefit to developers in the next step of selling off-plan properties, but it has little meaning to existing owners, and even if it does, it is just psychological comfort. Because even if it is listed, Shuicheng's existing teaching staff cannot be significantly improved in the short term. This is the same in any branch.

3. Some of Suning’s promotions have not yet been implemented in real estate forums, decoration forums, and owners’ forums - L/ E& v

For example, the 280,000 yuan wetland park promoted by Suning in the building book, I What can be said about this is: The Wetland Park was not planned by Suning, nor could it be built by Suning. It was the plan of the Pukou District Government. As for the Pukou government, I discussed it in the article "A Brief Discussion on the Pukou Government, Developers and Qiaobei". You can trust the developer's letter of intent, but if you trust everything, you will only live in endless trouble and anger.

4. There has been no substantial progress in the municipal supporting facilities of 2,000 acres promoted by Suning

This point, like the wetland park, is a matter for the Pukou government. However, the implementation on this point The possibility is much greater than that of the Wetland Park, because once the Wetland Park is built, it is your water city's business. The 2,000 acres of municipal supporting facilities are a matter for the entire Qiaobei area. In addition, the municipal supporting facilities also contain a large amount of financial land, business office land and residential land, which is still attractive to the Pukou District Government. But the Pukou District Government knows better than you what is important. If you develop your area first and complete your public facilities, what will Jiangpu do? Your place is close to the main city, and the commercial facilities are super prosperous compared to Jiangpuna. After Line 3 and the Yangtze River tunnels are opened, your transportation will be convenient. If you can also improve your culture, sports, and medical care, Then who would go to Jiangpu to buy a house? How could they fool Agile, Century Star, China Overseas, etc. to buy the large amount of land in Jiangpu? So when will this land be developed? Now, we have to wait until almost all the land in Jiangpu New Town has been sold. Then, looking back, we will have to free up these 2,000 acres. Do you think the Pukou government is stupid? She is smart. At that time, all the land in Jiangpu was sold out. Then, thanks to the efforts of developers, Qiaobei became prosperous, the transportation became more convenient, and the housing prices in Qiaobei also increased, so she began to sell the land in Qiaobei. I will make a lot of money on the ground in Qiaobei again. At that time, it was a trivial matter to spend a small amount of money to build a cultural and sports center. As for tertiary A hospitals? When your popularity explodes, coupled with the urgent needs of the people of Qiaobei and the angry saliva of the people of Qiaobei, then the introduction of tertiary A hospitals will be a matter of course. Then it is time to promote your own politics. It's time for performance. Real estate forum, decoration forum, owner forum# o# r+ \% h# J5 R

5. Shuicheng has no water

This question is well asked, why does Shuicheng have no water. The key problem is not Suning. Suning has repaired the river, so why is there no water or stagnant water? Who is the key to the problem? The rivers in Qiaobei after the 21st century are basically built and repaired by developers, and the source of the rivers in Qiaobei is the Yangtze River. If the Pukou government does not solve the problem of water diversion from the Yangtze River, and if the river channel north of Qiao is still built by developers, then the river channels that are not within the developer's sphere of influence will never be able to operate normally, including Shuicheng, Huadongmao, Rising Sun City, and Tianrun City. There will still be stagnant water conditions in the rivers of all communities including Mingfa and Mingfa. But once the problem of the source of water diversion is solved, the entire water system in Qiaobei will come alive, and the rivers advertised in the books of each community building will truly become rivers. Fortunately among the misfortunes, the great Pukou District Government is already building the Dianshui River and Tuwei River Pumping Station (Shuicheng 3rd Block), and has included the Shujunqiao North River Channel in Pukou’s 12th Five-Year Plan, but the Pukou Government’s speed It is always too slow and returns to the old problem (for details, see "A Brief Talk on Pukou Government, Developers and Qiaobei"). ＊＊＊Forum 6 F- m! J* W6 S

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6. Some blocks are still far away from the Liuzhou Road terminal and the subway entrance. The walking time is long, there are few bus lines, and the bus line capacity is obviously insufficient during peak periods.

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Transportation capacity problem is a common problem in Qiaobei, and the distance between some blocks and the Liuzhou Road terminal can only be fundamentally solved after the Shuicheng bus terminal planned to be located in the north of Shuicheng by the end of the year. There is obviously insufficient capacity in the current period, and there is only the 151 section line that is expected to be launched by the end of the year.

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Overall, the traffic problem is complete. The only solution is to look forward to Metro Line 3.

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7. Nanjing Iron & Steel Co., Ltd. Problem

The neighborhood in the northwest of Shuicheng is facing Nangang, and Nangang’s chimneys often trouble the people of Shuicheng. It depends on how you look at it, and you also need basic knowledge about the steel industry. Real estate forum, decoration forum, owner forum\; S8 O3 J

First of all, visual pollution exists objectively.

Secondly, it is necessary to distinguish the severity of substantive pollution. Among the Nanjing Steel chimneys, the largest ones also produce white. The fat-bellied hyperbolic short chimney with the most gas is the chimney of Nanjing Steel's self-owned power plant, which produces condensed water vapor instead of white smoke and is basically pollution-free. The other tall and thin chimneys are those of steel plants. However, all exhaust gases are desulfurized, and because Nanjing Steel is located in a residential area of ????Dachang, Nanjing City’s emission standards are far more stringent than national standards. Therefore, although a small amount of air pollution exists objectively, it is only a small amount. Just a small amount. You know, the air quality in Pukou always ranks first in Nanjing. In addition, I won’t say more about the wind direction. The wind direction is generally towards Baguazhou, but no one can guarantee that it will be the same every day. . Buying a house, buying a house, decorating forum, real estate forum& S% i5 [2 Z0 j

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1. Greening real estate forum, decoration forum, owner forum# Y. g$ W! O& V! z: i

When it comes to the greening of Shuicheng, every owner in each block or even different blocks has his or her own feelings. I think that after years of development, the greening in the first and second blocks of Shuicheng is now even better. It is also at a relatively high level in Nanjing. The greening level in the 4th to 8th blocks is not bright, and the overall condition is average. But overall, the greening in the 10th block in Qiaobei is still under construction and is still far away from completion. In half a year, the current situation of the part adjacent to the 9th block that has been constructed should exceed that of the 4th to 9th blocks, and should basically reach the level of the 1st and 2nd blocks in two or three years. However, the greening design of the 9th block is rather weird, and the greening design within the community wall is quite strange. There are not many green highlights and there is a lack of large tree species; on the contrary, the greening around the community walls and along the river is better.

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Overall, except for the first and second blocks of Shuicheng, the greening of other blocks cannot be said to be advantageous ( The tenth block may have potential in a few years, but we can't talk about it yet), but at least in the Qiaobei area, it can't be said to be a disadvantage. If you insist on comparing the greening of Shuicheng with other communities, then Shuicheng is also divided into three, six or nine grades. Shuicheng also has greening demonstration areas, such as the villa area in the second block, St. Mark's Square and the Venetian Hotel area. The greening is enough to dominate. Other large-scale communities also have the same problem. ＊＊＊1 Q: a' a# i% y4 Q, W

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2. House quality nj.bbs.＊＊＊.com.cn- M3 L3 a6 R! L

There is no data on this point and it is impossible to make a judgment. However, looking at Shuicheng's online posts, there are fewer posts reflecting housing quality problems, and the frequency is much less than that of some large residential areas.

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3. The problem of insufficient public transportation *** >This is also a problem in Qiaobei. From the perspective of Nanjing, a second-tier center and leading city, there are three types of public transport in urban areas. One is buses, one is taxis, and the third is subway. .

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In Qiaobei, the situation is different.

Bus. Mainly the lines starting with numbers 132, 136, 151, 175 and their section lines, etc. These lines are managed by the Nanjing Customer Service Office and are basically funded by Nanjing City, such as Pu Sai, Pu Han and other Pu characters. There are very few lines managed and operated by Pukou District. Sorry, taxis in Qiaobei are too expensive and I rarely see them. There is also a third mode of transportation in Qiaobei, which is Mazda. This Mazda was built by small owners with their own money, and it seems to have nothing to do with Pukou District. So, since the ownership of these Mazdas is not Pukou District, it is normal that the Pukou District government cannot manage them well and cannot ban them. The Pukou District Government is in trouble again (the section on rivers and public transportation can be used as a supplement to "A Brief Discussion on Pukou Government, Developers and Qiaobei")

Other Qiaobei and even Jiangbei In view of the serious problems that exist in real estate

In view of the difficulty of crossing the river, incomplete road network construction, incomplete public transportation facilities, lack of cultural, sports and medical facilities, rampant Mazda, chaotic city environment, Pukou District Problems such as weak government management, lack of investment, and slow implementation of government plans are the most fundamental problems in Qiaobei. I will not go into details in this post. I believe that with the prosperity of Qiaobei’s proud business and the gradual delivery of many large-scale projects, With the surge in popularity, these fundamental problems are expected to be gradually solved.

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