本站消息 This news“16300元/河西跳水价”“15000元/起售，均价15900元/”……这两组价格，分别是苏宁睿城和天正滨江曾在河西板块先后刷新的区域“谷底价”，一个发生在2010年，另一个是在2011年。很多人说，自调控以来，河西板块“伤”得最重。 >>>河西住宅谷底价刷新 天正滨江豪宅15000元/起跑

“16300 yuan/hexi diving price”“15000 yuan/up sales，Average 15900 yuan /”......The two groups of price，And it was SuNingRui city were riverside was in hexi plate has refresh area“Rock bottom price”，A occurred in 2010，Another is in 2011。Many people say，Since the regulation，Hexi plate“injury”Must heaviest。 >>>House price refresh when it was beyond the bottom binjiang a person of extraordinary powers curtilage 15000 yuan/start

　　距南京“限购令”施行已有1年半时间，“宠辱与共”中前行的河西板块开发企业，在产品开发思路和定价策略上，有发生变化吗？

From nanjing“限购 make”And there have been 1 and a half years time，“Spoiled and shame”The first done hexi plate development enterprises，In product development ideas and pricing strategy，Have change？

　　据最新消息，7月底8月初，河西板块将有多家项目推出90-120左右的刚需面积段产品，试图以低总价的特点在原本相对狭窄的改善住区市场另辟蹊径，甚至有楼盘再度祭出“16500元/刚需谷底价”，试与“两江”抢刚需。不止如此，原先定位高端大平层的项目，也有意向“转投刚需所好”，开挖“高端刚需”客群。 >>>小面积房源“撬动”高端市场 河西刚需纯新盘蓄势待发

According to the latest news，The end of July, early August，There will be more hexi plate home project out of around 90-120-just need for area products，Trying to lower the characteristics of the original price in relative narrow improve residential market the other way，Even a building dish out again offering“16500 yuan/just need to rock bottom price”，Try it with“Two rivers and”Rob just need to。More than this，Originally positioning of high-end Pacific layer project，Are also turning“Just need to move into”，excavation“High-end just need to”customers。 >>>Small area, expand the“move”High-end market to XinPan hexi just pure gaining momentum

16500元/起 河西纯新盘"叫嚣"刚需市场 16500 yuan/the hexi pure XinPan"jeering"Just need to market

　　“刚需大明星”，6月份以来，时常能在地铁广告牌上看到这句通俗的广告语。这个自嘲宣传语有点“俗”的项目，是位于河西新江东板块的一家纯新盘金轮翡翠名园项目详情业主社区相册样板户型视频地图，140多户的“迷你”体量，90-120的刚需户型占2/3的比重，俨然一副和江宁、江北抢刚需的势头。

“Just need to big star”，Since June，Often can see the billboard in the subway sentence popular slogan。The riffs propagate language a little“common”project，Is located in hexi new jiangdong plate of a pure XinPan jinlun hisui gardens project details owner community model family photo album video map，More than 140 households of“mini”dimension，90-120 just need two-thirds door model the proportion，Like a pair of jiangning and、Jiangbei rob just need momentum。

　　近日，据金轮翡翠名园项目详情业主社区相册样板户型视频地图宣传策划总监黄栋透露，该项目首次开盘定价为折后16500元/起售，折后均价17000-19000元/。在苏宁睿城已清盘收官，天正滨江85折优惠回归9折，折后均价重回18500元/之后，金轮翡翠名园把河西“谷底价”的名头取而代之。

recently，According to jinlun hisui gardens project details owner community model family photo album video map promotion planning HuangDong director said，This project was the first to open quotation price discount for 16500 yuan/up sales，Discount price 17000-19000 yuan /。The city has been running in SuNingRui liquidation，It was the 85 discount of regression discount of，Fold the average price is 18500 yuan/back after after，The famous jadeite jinlun hexi“Rock bottom price”Attitude instead。

　　黄栋表示，该项目河西刚需盘的定位和定价主要基于当前的市场需求。“项目开发前期，有对南湖、新江东一带的老小区、二手房业主做过市场调研，发现老小区的居民对刚需、刚改的住宅有很强烈的需求，老小区业主的子女想买刚需婚房，有的业主自己想改善居住环境住大房子，有地缘情结的客户群体来买房这一特点体现得很明显。”

HuangDong said，The project to the orientation of hexi just dish and pricing is based on the current market。“The project development，To the south lake、New jiangdong area the old district、Secondhand the room owner do market research，Found the old district residents of just need to、Just change of housing has a strong demand，Old village owner children want to buy just need to marriage room，Some owners themselves want to improve the residential environment live big house，A geographical complex of customers to buy a house this feature reflect very obvious。”

　　不止金轮翡翠名园一家项目瞄上刚需一族，今年以来推广强度堪比碧桂园的海峡城项目详情业主社区相册样板户型视频地图也以90-120中小户型，“云科技”的潮流概念，试图网罗刚需客这只市场生力军。坊间传言，海峡城项目详情业主社区相册样板户型视频地图首次开盘精装均价有可能在16000-19000元/之间，该项目最终的精装均价是否能洞穿金轮翡翠名园的“谷底价”，目前还不得而知。

More than jinlun hisui gardens project glance just need a house，Since this year promotion strength could be compared to the city on country the project details owner community model family photo album video map in a 90-120 small and medium-sized family，“Cloud technology”Trend concept，Try to snare to guest this market just only powerhouse。Rumors among the，The project details city owner community model family photo album video map first opened in May 16000 hardcover average-19000 yuan/between，The final project hardcover average price if you can get jinlun hisui gardens“Rock bottom price”，At present is still unknown。

　　另外，本周末，与金轮翡翠名园相距不远的中北英郡项目详情业主社区相册样板户型视频地图，预计加推1号楼32套87、108的精装小户型。“昔日”的地王，也盯上了有一定支付能力的年轻刚需。

In addition，This weekend，And jinlun hisui gardens not far apart the project details bei county community model family photo album the video map，Add 1 is expected to push building no. 32 set of 87、108 hardcover small family。“former”Star of，Also marked the ability to pay a certain young just need to。

大平层欲改小户型 河西刚需市场有“钱景”？ Pacific layer to change small family just need to market beyond“QianJing”？

　　项目开发前期就定位刚需小户型的开发商，或许这会儿正庆幸当初的决定，恰好顺了调控下市场的这一波风头。那么曾经笃定河西高端大平层市场向好的开发企业，现在动摇了吗？

The project development positioning just need to small family of developers，May now be lucky at the beginning of the decision，Just for the control of the next market the wave of thunder。So once you bet hexi high-end Pacific to the good development of market enterprise，Now be moved？

　　前些天，业内传出华润悦府项目详情业主社区相册样板户型视频地图要改做100以下小户型，华润置地(南京)公司相关负责人表示只是公司内部个别人的意见，认为华润悦府项目详情业主社区相册样板户型视频地图做小户型的传言实属“不着边际”，但据本站最新了解，华润悦府调整规划设计，转攻高端小户型产品市场，或将成顺应当下市场的不得已而为之之举，毕竟，大户型卖不动是目前河西高端住宅市场不得不面对的现实。

The other day，The China resources yue fu project details from the album model family video map community to below 100 to do the small family，China resources land holdings(nanjing)Company officials say just internal company of individual opinion，Think huarun yue fu project details owner community model family photo album video maps of the small family that is“rambling”，But according to this new understanding，China resources yue fu adjustment planning and design，Turn the high-end small family product market attack，Or will the market into conform to the necessity of the lift，After all，Big family sells fixed is the hexi high-end residential market have to face the reality。

　　除了华润悦府，招商地产(000024,股吧)进驻河西的首个项目招商局河西G53地块，也于今年上半年基本确定了要把原先精装大平层的产品定位“改小”。去年，招商局河西G53地块曾定位为延续“招商珑原项目详情业主社区相册样板户型视频地图”系列产品的精装大平层，今年上半年，据招商地产相关营销负责人透露，已将G53地块调整为延续“招商雍华府”系列产品的“高端刚需产品”，主打小户型面积段。

Besides China resources yue mansion，Investment real estate(000024,Shares it)The first project in hexi China merchants hexi G53 plot，Also in the first half of this year to determine the basic to former hardcover Pacific layer product positioning“Change small”。Last year，China merchants hexi G53 plot had location for the last“The project details and exquisite investment community model family photo album the video map”Series products hardcover Pacific layer，In the first half of this year，According to the real estate investment related marketing chief said，Already will continue to adjust G53 plot“Investment promotion harmony Washington”Series products“Just need to high-end products”，Main small family model for area。

　　无独有偶，在今年5月30日365地产家居网主办的“河西十年地产峰会”上，招商局地产（南京）有限公司营销总监徐敏曾提出一个新意，她认为河西或许可以开发高端刚需产品，面积不要太大，总价不要太高。“刚需在河西也会有更美好的前景，其实像目前南京的科技新城每天上下班地铁沿线全是年轻人，这是未来各个地产商可以转变思路的一个方向，也是在新的限购限贷下的新的突破点。”

similarly，In this year May 30 365 real estate JuWang sponsored by the house“Ten years beyond real estate summit”on，China merchants property（nanjing）Limited company marketing director Colombia has put forward a new idea，She thinks the hexi may just need to develop high-end products，Area not too big，Price not too high。“Just in the west to also can have a better future，In fact like current of nanjing xincheng technology daily on the subway is young people all along，This is the future all developers can change the thought of a direction，Also in new 限购 loan limit the new breakthrough。”

　　与华润、招商的眼光不谋而合的，是不久前刚在河西拿地的深圳莱蒙国际。初入河西这一南京楼市改善住宅聚居区，莱蒙国际却斩钉截铁地将楼面地价过万的地块，定位为刚需产品。莱蒙国际首席运营官陈风杨直言，正是因为河西是改善型产品居多的板块，才给了该企业更多的信心。“刚需产品在河西可以说是缺少的，那正好可以另辟蹊径。”

And huarun、The eye of the investment promotion to coincide，Is just in the hexi take shenzhen international lemone。Off to the nanjing property market hexi improving the ghetto，Lime international but firmly floor price will have plots，Positioning for just need to products。Lime international chief operating officer ChenFeng Yang the truth，It is because of the majority is to improve products beyond the plate，Just gave this enterprise more confidence。“Just need to products in hexi can say is missing，That can just the other way。”

　　此外，预计7月底8月初加推3期新房源的中海凤凰熙岸项目详情业主社区相册样板户型视频地图，也在户型设置上做了“手脚”。中海地产南京公司相关营销负责人去年曾透露，3期住宅产品全部为200以上的大户型，但目前3期开盘在即，主力户型却为100-150。华润、招商、中海3大央企的“顺势而为”，或足以证明其对河西刚需、刚改市场“钱景”的预判。

In addition，At the end of July and early August is expected to push 3 of the new houses cnooc phoenix city land project details owner community model family photo album video map，Also in the family on the set“Thumbs and”。China real estate nanjing company is related marketing leaders last year has revealed，3 period residence products for all more than 200 large family，But at present stage 3 at the opening，Main door model but for 100-150。huarun、Investment promotion、The three scholars from renmin“act”，Or is proof enough of the hexi just need to、Just change the market“QianJing”anticipation。

一味求大的户型将遭遇瓶颈 "变小"或是明智之举 Blindly pursuing big door model will have a bottleneck "becomes"Or wise

　　如果“调控”持续，河西高端大平层市场将持续遇冷吗？昨天，在由365地产家居网与网尚机构联合主办的《陷阱？转折？2012年南京楼市务实高端论坛》上，网尚研究机构总经理、江苏省房协房地产研究所所长李智发布了限购(贷)笼罩下的购房需求变化研究报告。>>>重磅:下半年南京房价将小涨 房地产还有新“黄金十年”

if“regulation”continue，Hexi high-end Pacific market will continue to encounter cold layer？yesterday，By 365 in real estate JuWang home with nets is hosted by the agency《trap？turn？2012 years nanjing property market pragmatic high-end BBS》on，Nets is general manager of research institutions、The real estate association, director of jiangsu province room li zhi released 限购(loan)Under cover of the pent-up demand change the research report。>>>Blockbuster: the second half of house prices will rise small nanjing real estate and new“Golden decade”

　　李智对比了上一轮调控(2009年)和2011-2012年本轮调控期间购房需求的变化，不难发现，2009年即上一轮量价齐升主要归功于大面积改善型需求积极入市，大面积户型销售趋势持续上扬，使得当时对面积升级的走势判断过于乐观，从而导致目前大面积库存滞销局面的出现。

Li zhi compared the regulation in the last round(2009 years)And 2011-2012 during this round of control the pent-up demand changes，Is not difficult to find，2009 that is a JiSheng quantity and price of large area is mainly attributed to improve type needs positive market，Large area sales rising trend door model，Such that the trend of the upgrade to area of judgment too optimistic，Thus caused the current situation of the large inventory slow-moving appear。

　　李智分析，因限购原因，使改善需求的大户型出现累计滞销，限购时间越长，对改善型，特别是超大户型积极入市越不利。“随着经济发展，改善需求仍然需要满足，精品户型，精致社区会受到欢迎，但只是一味求大的户型设计，其需求增长将遭遇瓶颈。刚需、刚改会是市场中长期的购房主力。”(365地产家居网 李悦)

Li zhi analysis，限购 reason for，To improve the demand large family is in total，限购 time is longer，To improve type，Especially large family is more adverse positive entry。“With the development of economic，Improve still need to meet demand，High-quality goods door model，Delicate community will be welcome，But just blindly pursuing big door model design，The demand growth will encounter bottleneck。Just need to、Just change would be the future.as the medium and long term market。”(365 real estate home JuWang LiYue)