Buying a house is deep? Understand these points of the plan, and then suddenly realize!

It's a long way to buy a house. I'm going back to the countryside.

As a small white with no experience in buying a house, when you step into the sales office, the property consultant has already prepared impeccable sales rhetoric and a perfect model room waiting for you.

The property consultant circles the planning map with a laser pen and enthusiastically tells you how many primary schools and kindergartens will be built in the project, and there are several provincial middle schools next to it. Where is the subway station in the community, how many shopping malls are around it, and how many plans are expected to land in xx.

As the saying goes, picking the products, choosing the right position, choosing the right collocation and choosing carefully are the earnest hopes of lifting a finger and not regretting. After all, no one wants to be cheated, so do you know the matching criteria?

However, what you see and hear are all designed in advance. In this case, how not to be easily confused?

Simple method: Look at the plan.

The appearance of a city or region depends largely on its planning.

It should be clear that the real estate market in China is greatly influenced by the government. This does not refer to policy regulation, but refers to the difference of government investment, construction cost and planning in a place, which directly affects the house price and appreciation potential of the whole region.

For us property buyers, learning to read the scheme is far more reliable than listening to the boasting of property consultants.

Intermediaries and real estate consultants may praise you, and various advertisements may deceive people, but the control regulations will never deceive people. Every plate and every road drawn by the Planning Bureau with a ruler is the most authentic, accurate and authoritative standard in the process of buying a house.

So, what is a land planning map?

The so-called "planning" generally refers to the guiding policies made by the government on urban land use, spatial layout, road planning and so on within 5 years to 10 years. Just like the government's "Thirteenth Five-Year Plan" and "Fourteenth Five-Year Plan", it is a programmatic document for urban development, which can generally be found on the website of the Urban Planning Bureau.

There are three main types of land planning maps: urban master planning map, detailed land planning map and project planning map.

Usually, every time the government develops an area, it will draw a control plan accordingly.

Open Baidu search "land planning map" and you will see-

Can be said to be colorful, but also lost.

So for ordinary people who just want to buy a house, what do you think of the plan?

It's simple-look at the color.

General planning drawings have their own legends, and the different colors marked in them represent different land use types. We only need to focus on several colors:

Red: stands for business and commercial land;

Yellow: represents residential land.

Brown: It stands for industrial land.

Green: stands for park green space.

The most important things are red and yellow. Commercial land and residential land are usually the two types of land with the largest proportion in a plate. The proportion of these two types of land determines the future development of this plot.

There is a simple reason. Take flower city square, Guangzhou Pearl River New Town as an example;

Obviously, you can see that the whole plot in the middle of flower city square is all red, which means that this place is full of office buildings, and there must be a large number of enterprises and employment people. The yellow residential land next to it must have irreplaceable value.

In fact, more than half of Guangzhou's top 500, financial and large state-owned enterprise headquarters are gathered in this area, and the house price in this area is also the most expensive place in Guangzhou.

It is of course an afterthought to say that the housing price of Pearl River New Town is expensive now, but we should be clear that when we get a regional planning map, we should have an expectation at first sight, what is the color distribution of this local plate, and basically what is the housing price.

In addition, we should also pay attention to one thing:

It is also indicated in red, but there is a difference between commercial land and commercial land (also called commercial office land).

Generally speaking, commercial land is mainly used for retail, wholesale and other formats, while commercial land refers to office buildings, apartments, etc., with a wider scope, so the gold content will be higher than commercial land.

Therefore, when you look at the plan, you must pay attention to the distinction to see if it is marked with commercial land or commercial land.

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For a city, urban planning is the foundation of its development.

Looking at the city from the planning map, we can roughly understand the development of the city from the perspective of spatial planning, and make clear the key development direction of the city.

For buying a house, we only need to know from the urban planning: where is the city center.

When developers take land, they will release many favorable plans and spend a lot of money to speculate on the area. For most property buyers, it is easy to fall into the beautiful package promoted by developers.

Learn to look at urban planning, where is the business circle, where there is any planning, at a glance.

Only by learning to understand the city center can we know where the really valuable plate of this city is.

For example, Beijing's urban spatial structure is "one core, one master, one deputy, two axes, multi-point and one area", in which "one deputy" is a new urban sub-center, which is listed after "one core" (the functional core area of the capital) and "one master" (the six main urban areas), indicating that Tongzhou is the urban center after the six urban areas and needs special attention.

For another example, the urban spatial structure of Hangzhou has clearly expressed that there are two main centers in the city center-the old city of Hangzhou in the north of the Yangtze River, and Qianjiang New City and Qianjiang Century City. Even if people in Jiangbei are biased against Jiangnan, we should know that the general trend of Jiangnan Jiangbei is balanced development.

For another example, even though many people think that Shenzhen's "eastward strategy" means that the east is the tuyere, the urban center of Shenzhen is still Futian and Nanshan, and the west is better than the east.

For example, let's look at the layout planning of Shanghai Central Activity Area:

Obviously, you can see a large piece of red land near the Huangpu River in the north of the central activity area, which is the most densely distributed place in the whole area.

The reality is that this place includes the Bund, People's Square, Lujiazui and other old Shanghai business districts. It is the main area bearing the core functions of Shanghai's financial services, headquarters economy, business office, culture and entertainment, innovative tourism and other global cities, and the core area of Shanghai CBD.

It is worth noting that, as can be seen from the planning, an important feature of the future commercial development of the central activity area is that the trend of commercial distribution along the Huangpu River is becoming more and more obvious, and there is great potential for future plate appreciation.

As can be seen from the planning map, a large number of green land has been reserved in the Qiantan-Houtan-Xuhui Riverside area marked by the red circle, which is also the most reserved land along the Huangpu River in the main city.

Except for green land, most of the rest land belongs to commercial and commercial land, and residential land is very scarce. It also shows that the future planning of this place is to build into a modern commercial activity center, with equal emphasis on business and greening, a good combination, more livable houses and more scarce houses, and a lot of room for house price appreciation.

This is also the case. At present, Qiantan-Houtan-Xuhui Riverside is the area with the latest construction, the largest area and the lightest historical burden, and it is also the focus of Shanghai's current development. A large number of key enterprises will be arranged to settle in the future.

The house price here has long been eager to move: a real estate in Qiantan, known as the "first set of Qiantan", opened at an average price of 67,086 yuan/m 2 three years ago. This year, the average price of second-hand houses has reached 1.349 million yuan/㎡, an increase of 1.0 1% in just three years. In Shanghai, house prices have hardly risen in the past three years, and there is no doubt that they have outperformed the Shanghai market. So is it important to learn to look at planning?

three

Different from the overall planning of a city, when we want to analyze the development potential and investment value of a sector in detail, we usually look at the detailed planning of a plot, which is referred to as "regulatory planning" for short.

The control plan is similar to the overall urban planning, but the scope is reduced to a specific section, which is more accurate. It not only marks the nature of each piece of land, but also marks the infrastructure such as parks, roads, schools and hospitals.

Compared with the overall urban planning, regulatory planning plays a greater role in the location selection of our house.

What do you think of the control chart?

First look at the proportion of land color.

In some places, the red market accounts for a large proportion, indicating that the local business is developed and there are many office buildings, which are likely to be commercial centers.

In some places, the yellow market accounts for a large proportion, so it may be based on residential functions, indicating that this place is likely to just need the market. If you invest here, there is not much room for growth.

Let's take a look at the comparison of the following two plates, and everyone will understand:

The left plate is mainly yellow residential land, with a few red patches scattered sporadically.

Obviously, this is a "sleeping city" with residential function as the main function.

And the one on the right is all commercial and commercial land, only one residential land, obviously taking the route of the commercial center.

Want to buy a house, which side is more valuable?

There is no doubt that this is correct.

What is the investment in buying a house-scarcity.

The above two pictures are both in Guangzhou, with Jinshazhou on the left and Panyu CBD Wanbo on the right.

Geographically, both of them are not far from the CBD of Zhujiang New Town, with Jinshazhou 14km and Wanbo 16km. Moreover, Jinsha Island and the old town of Liwan are separated by a river, and the geographical position is even superior.

However, the actual number of tens of thousands of Botu factions has now reached more than 30,000, which is higher than the average house price of 289 13 yuan/㎡ in Jinshazhou. Where is the room for rising house prices, it is clear at a glance.

Why? The reason is that the positioning of plates is different.

Looking at the control regulations, we can see that Jinshazhou is almost all residential land, without office buildings and industrial parks, and it is a typical "sleeping city". In addition, Jinshazhou is an island separated from the urban area by a river. Even if it is closer, traffic congestion and other problems still block the value of this place.

Although Wanbo has no advantage in location, it is red in the planning map, and the core area has only one residential land, which is clearly positioned as a business center. This is also the case. The commercial area of Wanbo Business Circle is even larger than that of Zhujiang New Town, where famous enterprises such as YY and Ctrip South China Headquarters have settled in.

In this area, the scarce residential land, the project unit price has exceeded 60 thousand, the value of residential business district can be seen.

As for Jinshazhou, it is not worthless. Just getting on the bus is a good choice, but from the perspective of investment, the appreciation potential will be relatively poor.

four

The second depends on the control scheme, that is, the matching.

When we talk about matching, it includes two parts: internal matching and external matching. The control chart can provide us with external matching information.

How important is external support?

In life, the school solved the problem of children going to school.

Commercial facilities and shopping malls meet the shopping needs of eating, drinking and having fun.

With convenient transportation, the value of "subway house" goes without saying.

Find the specific location of the community you want to buy and see if there are any large-scale supporting facilities around, including schools, subway stations, bus stations, hospitals, shopping malls and so on.

Yellow stands for residence, red stands for business and green stands for park. Some plans are more detailed and will clearly mark the location of primary and secondary schools. The planning of subway, light rail and high-speed rail can also be found in the legend, which is usually represented by dotted lines and solid white lines.

The matching in the plate not only brings us convenience in life, but also brings more premium space to the house.

This is the control planning of the second phase of Meixi Lake International New City in Changsha.

As the "new network red landmark" of Changsha, it is also the hottest area for buying houses in recent years. The second phase of Meixi Lake has always enjoyed a high degree of home ownership with its good ecological environment and high-quality school resources.

On the whole, it can be seen that the proportion of commercial land and residential land is moderate. From the perspective of land planning, this plot is not only for commercial and residential purposes, but also has perfect culture, education and medical care, and there are many cultural and sports facilities and hospitals, which shows that this place is a comprehensive urban area with political, economic and cultural functions.

Judging from the actual planning content, in addition to commercial land, there will be 4 hospitals, 4 health service centers and 6 mixed medical and nursing land after the planning. Educational facilities include 3 high schools, 3 junior high schools and 9 primary schools, with 546 classes. Judging from the scale of construction and the education system covered, it is not inferior to the first phase of Meixi Lake, which is praised by almost everyone.

Since the 20 17 planning, the house price here has been rising all the way. August 20 16, the house price here is 7850 yuan/square meter. Now, the average price has reached 17233 yuan/square meter.

The city sub-center under construction has now entered a substantial cash settlement, and many projects have been signed. With the increasing favorable conditions, the development potential of the property market is sufficient, and its value will be further highlighted in the case of multi-industry projects in the later period.

five

Mrs Robinson, a British economist, once said:

"I study economics so as not to be deceived by economists."

The same is true of buying a house.

We can all become "real estate experts" by understanding the planning map, understanding the future development direction of the region, combining real-time policies and information, and not being blinded by propaganda routines.

Dear friends, after reading the article here, will you read the control plan? Welcome to leave a message for discussion ~