N本报记者 林姿

N our reporter linzi

　　上周日的七盘齐开，无疑已成为福州楼市近期最热门的话题。而一度低调的市中心项目，此次却成为开盘潮的绝对主力。

Last Sunday's seven plate qi open，No doubt the fuzhou property market has become a recent the most popular topic。And the once low-key downtown project，This is a tide the absolute main opening。

　　事实上，从去年起，自世欧澜山、中庚帝国大苑、群升白马郡等拉开市区盘入市序幕后，行至今日，众多市中心项目已然进入密集上市期。据记者初步统计，单单二环内就有十多个项目在或即将进入销售期。作为寸土寸金的市中心，这样大范围的推盘着实将市中心推向了楼市重镇的位置。

In fact，Since last year，Since the world the billows mountain、These great imperial garden in、Group of white horse county/city and open market prelude dish，Step to this day，Many downtown into dense phase project has listed。According to the reporter preliminary statistics，Only in more than 10 road project in or is about to enter a sales period。As the centre of the treasure land，Such a large range of push plate to the property market will indeed downtown town of position。

　　在五四北、金山楼盘大多进入销售尾期，闽侯、东部板块尚未密集放量之时，楼市热点又再度回归市中心时代。这一变化，将会对楼市产生何种影响？接下来楼市的推盘热点又在何处？

In the north、Jinshan building dish into the most sales period，MinHou、The eastern sector has not dense of rare，Hot property market once again return to downtown era。This change，Will what effect of property market？The next hot property market and where are pushing dish？

　　现象：市中心楼盘扎堆

phenomenon：Building downtown cluster

　　上周日的七盘齐开，不仅让人看到了福州楼市潜在的高端购买力，更是市中心楼盘扎堆上市的“冰山一角”：万科金域中央、融信澜郡、阳光凡尔赛宫、中庚红鼎天下、世欧王庄、福晟钱隆大第等位于市区黄金地段楼盘纷纷开盘销售。

Last Sunday's seven plate qi open，Not only let us see the potential of the high-end market fuzhou purchasing power，But the listing of the cluster building downtown“The tip of the iceberg”：Vanke auric field the central、Melts letter billows county、Sunshine Versailles palace、In the same red to all the world、The European wangzhuang、F sheng QianLong big first gold area in the urban areas such as building opened in sales。

　　而接下来，市中心楼盘还将迎来更踊跃的上市：万科广场、恒宇国际公园、融侨锦江悦府、鼓东一号、冠城大通(600067,股吧)首玺、鼓楼里、香开新城、苏宁广场等等。市中心的楼盘一改往日的低调，汹涌入市。

And the next，Building in downtown will also be more enthusiastically listed：Vanke square、Constant yu international park、Melting remittance of the jinjiang yue mansion、Drum east a number、GuanCheng jpmorgan chase(600067,Shares it)First imperial、The drum、Sweet open new town、Su ning square, etc。The center of the city building a changed the past the low key，Turbulent market。

　　据记者了解，此番上市的市区项目，多为2010—2011年的市区旧城改造项目。如万科广场为宗地2010-01号上海新村旧改项目、鼓楼里为宗地2010-41号原省机械大厦地块、香开新城为宗地2011-01号原福州耀隆化工公司地块、苏宁广场为宗地2011-06号原福建省福发股份有限公司部分用地等。

According to the reporter understands，The transgressions of urban projects listed，Many for 2010-2011 years old city reconstruction project。As China vanke square parcel for 2010-01, particularly to Shanghai old projects、The drum for Pope to 2010-41 the original province machinery building block、Sweet open new town is Pope to 2011-01 original fuzhou, "long chemical company plot、Su ning square parcel for 2011-06 in fujian province, the good hair Co., LTD. Part of the land, etc。

　　而从上市项目来看，不仅项目数量多，而且产品梯度明显，从单身公寓到豪宅、写字楼、城市综合体每个级别的产品都有，差异化特征明显。对此，一市区项目营销经理直言：“市中心的楼盘更容易吸引购房者关注，产品附加值较高。因此无论新区如何发展，市中心永远都是购房者热捧的区域。”

And from a listing projects and see，Not only project quantity，And product gradient obvious，From single apartment to a person of extraordinary powers curtilage、Office buildings、Each level of city complex products all have，Obvious trait differentiation。this，A city project marketing manager for the truth：“The center of the city more easy to attract buyers focus on building，The added value of the products is higher。So no matter how the new development，Downtown is always the person that buy a house hold areas of the heat。”

　　分析：密集旧城改造“成就”市区楼盘

analysis：Dense urban renewal“achievements”Urban estate

　　这一波市中心板块的放量主要与政府的土地供应尤其是旧城改造有关。业内人士林先生表示，“自2009年开始，福州土地供应和城市发展的重点就已经从建设东部分散到旧城改造、金融街建设上了。”

The wave of downtown of main and government tumbled plate of land supply, especially the old city reconstruction。Industry insiders Mr. Lin said，“Since 2009，Fuzhou land supply and focusing on the development of the city has been from the east to the old city reconstruction scattered construction、Financial street construction。”

　　据记者了解，2009年土地出让的重点就是旧城改造和海峡金融街项目。在31幅地块中有13幅为旧城改造项目。2010年，福州全面加快了旧城区及危旧房(棚屋区)成片改造，推进海峡金融商务区和晋安新城鹤林片区等重点区域成片开发。其中，2010年实施第一批500万平方米的危旧房拆迁改造工程。当年，土地市场的重点包括旧城改造项目、海峡金融街、北江滨CBD以及东部片区，其中成功出让的55幅地块中有22幅为旧城改造项目。而在2011年的土地市场低潮期，推地重点依旧为旧城改造以及海峡金融街地块，成功出让的25幅地块中依旧有16幅旧城改造项目。

According to the reporter understands，In 2009 the land transfer is to focus on urban renewal and the financial street project。In 31 of land to 13 pieces for the old city in the reconstruction project。2010 years，The fuzhou faster overall and old dwellings(Hut area)renovation，Promote financial business district and the new forest area and comments crane piece development key areas。Among them，In 2010, the first group of 5 million square meters of implementation of the reconstruction project。That year，The focus of the land market including the old city reconstruction project、Strait financial street、North east and riverside CBD area，The success of the transfer of 55 of land to 22 pieces for the old city in the reconstruction project。And in 2011-the land market，Push to key for urban renewal and still the plot financial street，The success of the 25 of land there are still in the old city reconstruction project of 16。

　　正是随着近两年福州市中心危旧房改造项目地块的大量拍出，以及开发商的积极响应，使稀缺的市中心房源重返市场。林先生表示：“一般而言，从拍地到楼盘上市，至少需要8个月甚至更长的时间。如今，可以说正是这一波市中心地块的推盘节点。”

It is nearly two years with the reconstruction of fuzhou city center project plot a large number of clap a，The positive response and developers，Make scarce, expand the city centre back to the market。Mr. Lin said：“Generally speaking，From pat to listed building dish，Need at least eight months or even longer。now，Can say it is a wave of downtown plot push dish node。”

　　影响：提升中心城区档次

influence：Improve the city centre class

　　“历经3年的旧城改造，已不仅仅是盘活现有土地资源那么简单。”业内人士陈先生认为，从2010—2011年来看，中心城区地块的推出，必然会掀起新一轮城市的升级。尤其是大体量的上海新村改造、王庄危旧房改造等等，面积都在两三百亩以上，涉及商业、办公、住宅等综合体的建设，升级区位优势，使中心城区焕发出新的活力。

“After three years of urban renewal，Already is not only revitalize the existing land resources so simple。”Industry insiders think Mr. Chen，From 2010-2011, and see，City center plot launch，Must be starting a new city of upgrades。Especially the Shanghai DaTiLiang saemaul undong transformation、Wangzhuang of transformation, and so on，In more than 2 or mu area，Involved in business、office、The construction of residential complexes，Upgrade location advantages，The center city show renewed vigor。

　　“目前福州市中心区域尚待开发的地块已经所剩无几，而旧城改造所涉及的地块可谓熟地，交通、配套、人文氛围等都相当成熟，占有很大优势，未来必定是企业、市民的必争之地。”福州大学房地产研究所所长王阿忠称，“比如北江滨CBD和海峡金融街的定向改造，区域的未来发展面貌已经清晰可见。”

“Current fuzhou center area is yet to be developed plot has resigned，And the old city reconstruction, involves the plot is cultivated land，traffic、supporting、Humanistic environment are quite mature，Occupy a big advantage，The future will surely is the enterprise、Battleground of the citizens。”Real estate research institute of fuzhou university WangAZhong says，“Such as north CBD of the financial street and the riverside directional transformation，The future of regional development outlook has clearly visible。”

　　“由于这些地块多涉及商业、办公、酒店等开发领域，旧城改造无疑为商业地产带来新的发展机遇。而不论新区如何发展，城市核心区域的更新无疑是最为重要的，平衡并主导着各次中心区域甚至卫星城的发展。

“Because these plot more involved in business、office、Hotel development fields，Old city reconstruction for commercial real estate undoubtedly bring new opportunities for development。And no matter how the new development，The urban core area is undoubtedly the most important update，Balance and dominated the said the development of the central region and even satellite towns。

　　或推高区域房价

Or push the high area of house prices

　　众所周知，旧城改造所涉及的地块，不论是在交通、配套、人文氛围等都占有相当的优势，加上旧城改造成本较大，这些因素都可能反而推高当前房价。

As is known to all，Old city reconstruction, involves the plot，Both in traffic、supporting、Human atmosphere and so on all have quite advantage，Plus old city reconstruction cost is larger，These factors may push up the current house prices instead。

　　比如在2009—2011年，多个总价地王、单价地王均出现在旧城改造项目中。如冠城大通首玺（宗地2009-33号地块）拍卖总价4.03亿元，楼面价15040元/；世欧王庄（宗地2010-02号王庄危旧房改造地块）拍卖总价60亿元，楼面价8653元/；中庚红鼎天下（宗地2009-30号朝阳路地块）总价10.8亿元，楼面价11557元/；世欧澜山（原锅炉厂地块）拍卖总价11.06亿元，楼面价8805元/，创下当时福州楼面价新高，此“地王”的拍出亦为当时市场的进一步升温“煽风点火”，自此地块拍出后，福州市区各大板块在售项目均价在短时间内迅速上涨。

As in 2009-2011，Multiple price you、The unit price you all appear at old city reconstruction projects。If GuanCheng jpmorgan chase first imperial（Pope to 2009-33 date plot）The auction price 403 million yuan，Floor price 15040 yuan /；The European wangzhuang（Pope in 2010-02, the reconstruction of wangzhuang plots）The auction price 6 billion yuan，Floor price 8653 yuan /；In the same red to all the world（Pope to 2009-30, chaoyang road block）Price $1.08 billion，Floor price 11557 yuan /；The mountain's mission（Original boiler plant plot）The auction price 1.106 billion yuan，Floor price 8805 yuan /，A then fuzhou floor price high，this“royal”Take out of the market for at that time also further warming“stoked”，Since then on a plot，Fuzhou urban district each big plate on sale project all valence in a short time, rising quickly。

　　闽侯一楼盘营销经理告诉记者，“城区地价不菲，在一定程度上影响了人们对后市的判断。”而有城区的房东也认为，“看到城区那的楼面地价都动辄万元了，再加建安成本等，房价肯定得超过1.5万元。现在市区这么多高端楼盘都开始卖了，我的房子单价也该涨了。”

MinHou building a marketing manager told reporters，“Urban land price does not poor，In the impact on people to the market outlook judgment。”And the landlord of the city also think，“See the floor price all urban easily ten thousand yuan，Add the fabrication cost, etc，House prices certainly more than 15000 yuan。Now the city so many high-end buildings are start selling，My house price also the gone up。”

　　事实上，不单单是购房者，不少开发商也在观望，只要城区地价一上涨，其周边楼盘开盘价亦会顺势跟上。“城区的房价，肯定是居高不下，一片涨声之下更没有降的理由。”

In fact，Not only is the person that buy a house，Many developers are looking at，As long as a rising price of the city，Its neighboring buildings will also keep up with the opening conveniently。“Urban house prices，Must be high，A sound more not come up under the reason。”

　　后市：多中心齐开花

Market outlook：Many center together to blossom

　　2012年，福州将实施中心城区危旧房（棚屋区）改造200万平方米，启动南街、津泰路改造，加快“城中村”改造。相关部门已编制了2012—2014年旧屋区改造计划，城区旧屋区计划改造地块168个。目前五城区已启动城区旧屋区改造项目41个，面积400多万平方米。

2012 years，Fuzhou will implement of the city centre（Hut area）Upgrading 2 million square meters，Start south street、Jin tai road reconstruction，Speed up“villages”transformation。Relevant departments have already created 2012-2014 years old house area reconstruction plan，The old house area reconstruction plan around the block 168。At present five city already start old house area reconstruction project urban 41，Area more than 400 square meters。

　　因此，可以预见的是，未来旧城改造项目还将持续放量入市，市区项目放量还将继续。

so，It is expected，The future urban renewal project will also continue peatlands market，The project will continue to have tumbled。

　　而新区的发展同样不容小觑：在金山片区、五四北片区大多进入销售末期之时，大福州的推地则向更东的东部片区乃至马尾，西部的闽侯，北部的连江贵安片区发展。从去年起，闽侯的商服、住宅地块就持续放量，而马尾新城规划出台后，碧桂园、华侨城、上海城开、世茂集团、红星国际纷纷布局落子。

And the development of the new city also acceptance：In jinshan district、The north area into the most sales end，Big of fuzhou to push to the east of the east is more for and even horsetail，Western MinHou，Northern LianJiang your Ann district development。Since last year，MinHou ShangFu of、Residential plot tumbled it constantly，And the new town planning after coming on stage，Countless visitors、oct、Shanghai city open、Shimao group、Hongxing international are sitting layout。

　　届时，土地供应格局就将趋于平衡，甚至在未来两三年内，城区、马尾还有闽侯地区的放量还将呈现“三足鼎立”的格局。

when，Land supply pattern will tend to balance，Even two or three years in the future，city、The MinHou region and will also present tumbled“Tripartite confrontation”pattern。