Buying a house in Changsha is inseparable from the Meixi Lake plate, one of the three Tianwang plates of "Meibinyang".
The real estate development of the first phase of Meixi Lake was basically completed two years agoThe second phase of Meixi Lake has become the baton, and it has been pinned on high hopes and emerged, and the prototype of the second phase of Meixi Lake has appeared. But Meixi Lake Phase II, can it"Two goals"., smoothly took over the baton.
First, what about carrying the banner?Let's take a look with Lou Lou. (It's very long, so be patient and see the end.) ）
Part 1 The Past and Present of Meixi Lake
The story of Meixi Lake is long. To put it simply, yesFrom a "vineyard" to a "new town".
Meixi Lake is located on the west side of Yuelu Mountain in Yuelu District, adjacent to Meiling Park in the north and Taohualing in the south. In the past, there were no plums or plum blossoms, and there was no big lake, only some ponds and pools, and it was a small mountain village with many vineyards.
Picture: Old photo of Meixi Lake).
The rapid development of Meixi Lake began in 2009, the wave of urban construction nationwide is in full swing, Changsha established the Dahexi Pilot Area (now Hunan Xiangjiang New Area), and simultaneously started the construction of Meixi Lake Road and Dongfanghong Road, officially opening the road of transformation of Meixi Lake.
After more than 10 years of development and constructionIssue 147 square kilometers have been basically completed.
Picture: Aerial photograph of Meixi Lake Phase I).
The first phase of Meixi Lake International New City has basically completed the real estate development, fully introduced various supporting resources, and the subway, education, commercial and other plans have been fulfilled.
Environment:The 3,000 acres of Meixi Lake make Meixi Lake deserved. Transportation:Line 2 traverses the north bank of Meixi Lake, runs through the east and west of Changsha, reaches Changsha South Station on the east side, Changsha West Station on the west side, and passes through Wuyi Square, and basically intersects with other lines. Business:Lanxiu City, Meilanfang, etc. have already opened. Education:It is the golden sign and label of Meixi Lake, and it is necessary to ask for more supporting schools, and other plates cannot be compared. Education is worth breaking down. Supporting enrollment is arranged according to the principle of who invests in the construction and directly benefits. There are three main construction entities for primary and secondary schools in the Meixi Lake area (Yuelu District), namely Meixi Lake Company, Jinmao and Zhenye City, and the above three companies have fulfilled or fulfilled the obligations of supporting the construction of primary and secondary schools on behalf of the land transferee.
Therefore, in the subsequent secondary land development (developers buy land from these companies or develop projects for sale), most of the projects can be enrolled in supporting schools. Except for a few people who do not take land from the above three entities, such as China Resources Kunyu Mansion, they cannot enjoy the supporting facilities.
Therefore, the entire Meixi Lake can be said to be full of famous schools. And after so many years of development, Meixihu and other schools of Normal University have become famous, and the label of famous schools has been welded to their bodies.
Figure: Satellite map of Meixi Lake Phase I).
Meixi Lake has now entered the second phase of development, what is going on?
Part 2 The planning and development of Mei Er
Figure: Meixi Lake Phase II Planning Map).
The second phase of Meixi Lake has a total land area of 234 square kilometers, 27 of the area occupied by residential land15% with a planned capacity of 24880,000 people. Compared with the first phase of Meixi Lake, the land area of the first phase is 147 square kilometers, with residential land accounting for 337%, with a planned capacity of 3170,000 people.
Meixi Lake is pinned on high hopes. In the "Hunan Xiangjiang New Area Land and Space Planning (including Xiangjiang Science City Planning)" plan, the four-level public center systemMeixi Lake will become the "main center" of the city, leading the development of other centers and groups, and the top-level positioning is relatively high.
Figure: Four-level public center system).
Figure: Changsha Planning Map).
Mei Er has learned from Mei Yi's development experience and shortcomings, and compared with Mei Yi, there are several outstanding highlights:
1.The overall density of plum two is lower
Mei Yiduo is a super high-rise building, and the overall density is relatively high. The total land capacity of Meier is larger, the planned population is less, and the human settlement density is smaller and more livable. In addition to the high-rise and super high-rise of the central axis part,There are many low-density businesses of bungalows and stacked villasFor example, Greenland LHJ and Xiangyuan SLZG projects are all bungalows and stacked villas with low plot ratio.
Figure: Xiangyuan SLZG renderings).
2.Pay attention to the industry
Mei is the integration of industry and city, and pays more attention to the development of industry. There are more residences in Meiyi, and there are no obvious highlights in the industry, and the Meixi Lake CBD is still under construction. ButMeier focuses on the four major industries of medical and health, scientific and technological research and development, innovation and creativity, and cultural tourism, and has successfully introduced a number of blockbuster projects
Figure: Rendering of the central axis of Mei Er).
Xiangjiang Digital Health Industrial Park
The total area is about 132 square kilometers, planning and construction for "medical care, nursing, research, business, tourism" five-in-oneA comprehensive demonstration area for industry-city integration.
It has successfully introduced Changsha Maternal and Child Health Hospital (Hexi New Hospital), Changsha Stomatological Hospital (General Hospital) and other medical institutions, with Changsha Health and Medical Big Data Industry Incubation Base as the core, and laid out Taikang Home Xiangyuan, Yida Zhongjian Smart Technology Center, Aier International Eye Health Science and Technology Industrial Park, Greenland Meixi Lake International Medical Care City, Qianhai Life Insurance and other "parks in the park", with a total investment of about 18.4 billion yuan and a construction area of about 1.54 million square meters.
Figure: Industrial landing distribution map).
Key Projects:(1) Incubation base for health care industry
The project covers an area of 90 acres and has a construction area of 1050,000 square meters, with an investment of 1 billion yuan, to build a Changsha health care big data center to attract upstream and downstream ecological enterprises to settle in and incubate.
At present, the project has been completed and opened, and enterprises such as iFLYTEK, Yuanyuan Biotechnology, Hongya Gene, and Shenzhen Xusheng have officially signed contracts
Figure: Planning map of the incubation base of the health care industry).
(2) Taikang Home
Created by Taikang Insurance GroupHigh-quality medical care integrated elderly care community。With a construction area of about 250,000 square meters and a total investment of more than 2.8 billion yuan, all of them can accommodate about 2,100 households and more than 3,000 elderly peopleAnd it has already been officially opened
Picture: Taikang Home Planning Map).
(3) Changsha Maternal and Child Health Hospital (Hexi New Hospital).
Positioned asThe first-class modern first-class maternal and child health care hospital in China. The project will be constructed in two phases. The total planned construction area of the first phase is about 190,000, the total number of designed beds is 1,300, and the total investment is 16300 million yuan.
Not long ago, the building just passed here, and the main structure can be capped within the year, and the progress of the project is still quite fast (there was a period of stagnation after the previous groundbreaking ceremony).It is expected to open in 2025
Figure: Planning map of the Maternal and Child Health Hospital).
(4) Qianhai Life
Project planning land 680,000, with 500 planned beds, and it is planned to be built into a key discipline of pediatrics, critical care medicine and geriatrics**General Hospital
Figure: Qianhai Life Planning Map).
(5) Aier International Medical and Health Industry City
The planned total construction area is 43480,000 meters. At present, the first phase of development has a construction area of about 100,000 square meters, with a total of three monomers, namely the ophthalmic prevention and treatment center, the first building and the pharmaceutical preparation testing centerIt is scheduled to be completed and delivered in 2023
I often pass by Aier, and the façade of the project is quite textured. The environment is also very good, close to the Elephant Trunk Forest Park.
Figure: Aier Planning Diagram).
3.Strengthen education
Meixi Lake is rich in educational resources.
Figure: Meixi Lake School Distribution Map).
Among them, Meiyi has a total of 14 schools planned, and all of them have openedThe brands that have been introduced include Changjun, the High School Affiliated to Normal University, Changsha No. 1 Middle School, Yali Experiment, Lushan International, Zhounan, Yuelu District Experimental Primary School, Changsha Experimental Primary School, Bocai Primary School, etc. Perhaps 50% of Meiyi's success should be attributed to the education package. Famous schools have blossomed everywhere, which has greatly promoted the process of Meiyi's development.
In the future, the school is also the focus of development. Mei Er's school is currently under vigorous construction and development, and the so-called soldiers and horses have not moved the grain and grass first, and the construction of the school has begun before the land is sold.
A total of 14 schools are planned for Mei Er:
3 schools have been built: Lingyun Primary School, Lingyun Middle School of the High School Affiliated to Hunan Normal University, and Lushan Meixihu Experimental Middle School3 schools will be built soon: Lugu Ping'an Primary School, Zhounan Meixi Lake Yingri School, and Nanya Meixi Lake Middle School1 school under construction: Wutong School of the High School Affiliated to Normal University, 7 schools are expected to open in the fall of 2024: Kapok Middle School, Kapok Primary School, Huangyang Primary School, Longbai Primary School, Hongfeng Primary School, Hongfeng Middle School, Bitao Primary School;
(1) Wutong School of the High School Affiliated to Normal University
Wutong School of the High School Affiliated to Normal University isNine-year schoolThe school has 36 classes, including 24 classes in primary school and 12 classes in junior high school, with a total construction area of 39,13963㎡。
The school is located on the south side of Greentown Merchants GYYF, and has completed all the pile foundation works and has fully entered the main construction stage of the basement and other buildings. Expected start of school is in the fall of 2024.
Picture: Renderings of Sycamore School).
(2) Nanya Meixihu Middle School
The school was founded by the people of Changsha City, directly under the Municipal Education Bureau, and fully managed by Nanya Middle SchoolPublic Senior High School
The total land area is about 790,000, with a total construction area of about 760,000, with a total investment of 5600 million, with 60 classes in high school, is expected to accommodate more than 3,000 students. It has already started this year
Pictured: Renderings of Nanyamei Xihu Middle School).
4.Metro
The reason why we want to take out the end of the subway is because the subway is very important for the development of a plate, and the very important factor of fast development depends on the construction of the subway.
Mei two mainlyWest Extension of Metro Line 2. From the second phase of the west extension of Line 2, it starts from Changsha West Station, mainly along Huizhi Road, Cedar Road, Meixi Lake Central Axis and other roads and other corridors, and ends at Meixi Lake West Station (not included). The total investment of the project is about 12 billion yuan, and the total length is 1382 kilometers, with 11 stations (all underground stations) and 1 new parking lot. It is expected to open to traffic in 2025.
According to the long-term plan, Line 2 will be extended to the north by three stations in the future.
Picture: Metro Line 2 West Extension Station Map).
After Mei Er took over from Mei Yi, the speed of development was greatly improved, and the appearance underwent earth-shaking changes.
Photo: Meier satellite image).
Part 3 Mei Er buys a house
With the gradual development of Mei Er, the plots have also been sold to attract gold. The following will analyze the real estate market of Meier.
1.Mei II real estate development stage
Mei Er's real estate development was directly detonated.
The initial stage is the parallel of rigid demand and improvementA little north side of the China Merchants Huafa YYXC, Yuexiu QAL, China Overseas LSJ, Country Garden BCMX several projects are hot, mainly for the rigid demand and just reform;On the south side, close to the green space of Elephant Trunk Nest Park, LHJ and Xiangyuan SLZG2 projects are veneered hand-to-hand combat, low-density bungalows and stacked villas, focusing on improvement, and housing prices are directly on the first echelon.
Many projects are on sale, and Mei Yi has no real estate for sale, so several of Mei Er's projects are selling well, and the heat of the plate has risen rapidly and entered the public eye.
At present, real estate development can be said to have entered the second stage, with improvement as the mainstay, and housing prices are "far ahead" of other sectors。This is very interesting, outside the Third Ring Road (outside the Ring Expressway), there can be this **, which is indeed surprising. In addition to the Greentown Merchants GYYF on sale, there is also Poly TJ on sale, which is not low, and they are all high-rise and super high-rise products.
Figure: Distribution map of the Mei II project).
2.Mei Er's current problem
(1) Industrial issues
Industry is an important factor in judging whether there is room for development of real estate in a place. Mei Er is currently in the initial stage of development, and the population is not much at present, mainly depending on the subsequent population inflow. Industrial development takes a long time. Especially in a city like Changsha (a non-national central city, the GDP is only 7% of Wuhan's;In terms of industry, there is no Optics Valley in Wuhan, and even Hefei is slightly better), and the development of the industry is relatively arduous.
The industry needs to rely on strong financial and technical support, and the development cycle is long and mature. At present, there are only two industrial clusters in Changsha, Lugu and Changsha Economic and Technological Development Zone, with relatively large development scale, relatively concentrated enterprises and relatively mature development.
(2) Word-of-mouth issues
The industry needs a long cultivation period and keeps throwing money, so in the development process, some of them are suspected of turning the tide of the industry in order to return cash. Several projects are industrial land, but they have become commercial villas, which is contrary to the purpose of the plan. And now there is more than one project like this, several of which are selling commercial villas. The commercial villas are all bought and sold with a hammer, and there are too many commercial villas that are not easy to sell, which is harmful to the whole Mei Er.
On the other hand, we should pay attention to the reputation of the project. For example, some projects have certain quality problems. It also has a great impact on the reputation of the entire Mei Er, and it is not conducive to the later sale of land.
In addition to corporate self-discipline, it is also necessary to strengthen supervision.
3.Predict the future direction
Population and industry are important supports for real estate, and because of its main development industry, Mei Er will need a long development time and a long development cycle in the future. "Wait" is required.
However, it is undeniable that in the long run, the plate still has great potential for development in the future, but how long is this time, Lou Lou guesses that the time required for Mei Er to mature may be longer than the development time of Mei Yi.
If the developer wants to build a project and wants to sell it, it must"The price and quality match。For example, it is impossible to create a real-life demonstration area, improve the quality of the project, innovate products, etc., and sell them ly.
Mei Er is more suitable for Mei Yi and the improvement group from Lugu. If it is an investment, it is not recommended, after all, the cycle is very long. For those who want to buy a house in Meier for self-living, you can compare more before deciding. Although the three projects of Greentown Merchants GYYF, Poly TJ, and Dream FQT are all state-owned enterprises, if the building is selected from 3 to 1, it may give priority to the first project. The main reason is that the location is closer to Meiyi, and it is closer to Meixi Lake CBD and Maternal and Child Health HospitalTwo subway intersections, and self-built shopping malls;The school students are not the same;In terms of brand, LC has the genes of luxury houses, and the design and landing are more guaranteed. ps.Mei Er still has low-density formats to be sold in the future, and there may be products such as bungalows and villas, and those who are not in a hurry can also wait.
Mei two, plum two, wait for the flowers to bloom.