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不好!南京的四代宅,开始卖不过三代宅了?

  • 2026-05-09 15:04:49
不好!南京的四代宅,开始卖不过三代宅了?
现在的南京楼市，趋势很明显：就是四代宅已经全面替代三代宅了，四代宅的价格，往往比周边在售的三代宅贵10-20%，甚至更高。主要是因为四代宅设计更先进，产品品质更好，得房率更高。很多人直言：南京的三代宅，已经被淘汰了。
但最近我们看到一种现象，有点倒反天罡。比如位于南部新城的伟星誉璟府，刚成交了一套，单价达到4.63万。这个价格，甚至还高于南部新城一些四代宅价格。不少人大呼看不懂。
与此同时，3-4月份南部新城卖的最好的新盘，还是中信泰富九庐，它也是三代宅。它的价格与四代宅差不多，但得房率更高的四代宅就是卖不过它，好像违反了市场规律。
其实，这种现象我认为是正常的。南部新城，包括河西，未来的状态可能就是这样，房价高与低，不取决于你是四代宅还是三代宅，而是更重要的关键点。
1. 南京的楼盘品质，巅峰已过
很多人有一个印象，房子越新的越好。其实我们业内人看的很清楚，南京楼盘内卷最激烈的年份，在2024年，那时候南京的房子，配置都是劳芬、当代、嘉格纳，品质卷到极致。随后南京配置卷不动了，很多房企开始反思，不要卷配置了，成本太高，太贵了。房子卖出去还不赚钱，何况还不好卖。不如卷设计，卷文化，卷生活方式。其实就是卷不花钱的领域。有的新盘开始找替代方案了，比如国外品牌换成国内的，石材替换成铝板，就是为了降成本。当然国产的也不错，但方向就是降成本，反内卷。现在品质配置最高的楼盘，就是伟星誉璟府和九庐那一批。南京后面的新盘，配置超过这两个盘的，其实不多。
包括河西的长江之歌交付，我们发现尽管它是三代宅，但配置就是最高的，未来二手价格，可能不低于一些四代豪宅。
2. 改善楼盘，对于得房率没有那么敏感
抛开品质不谈，四代宅最大的优势就是利用率。算上飘窗、阳台、露台，基本上可以达到100%。但其实三代宅也有飘窗，也有阳台，只是没有露台而已。如果把阳台飘窗算上，三代宅的利用率，也可以达到90%，差值的这10%主要就是露台。
对于刚需来说，这10%的利用率优势很大。但对于改善盘来说，他们对于空间的敏感度没有那么高，尤其是大平层产品，反正面积已经够大了。他们反倒更关注产品本身。
3.一小部分人对四代宅有所担忧！
现在南京有一波人，对四代宅不感冒。他们担心未来四代宅很难打理，下雨、下雪阳台湿滑，会不会出现雨水倒灌？有的四代宅为了追求得房率，阳台包到室内，晾衣服的空间也没了。还有人担心，万一有邻居不顾阻拦封露台，那么外立面就很难看了，反倒影响二手房价。
所以四代宅确实有一些优势，但在一些高端板块，这个优势未必是碾压性的。再加上交房时间差异和个人品味不同，一些四代宅卖不过三代宅也是正常现象。河西金陵月华、长江之歌，这样的豪宅虽然不是四代宅，但仍然具有很高竞争力。
当然，四代宅仍然是趋势，仍然具备后发优势，而且四代宅也在进化。那么，如果买房，你会选择几代宅呢？
想了解南京最新成交的，抓紧加我微信了解：
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  1. CONNECT:[ UseTime:0.000476s ] mysql:host=127.0.0.1;port=3306;dbname=b460;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.000795s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000328s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000300s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.000568s ]
  6. SELECT * FROM `set` [ RunTime:0.000206s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.000631s ]
  8. SELECT * FROM `article` WHERE `id` = 544909 LIMIT 1 [ RunTime:0.000478s ]
  9. UPDATE `article` SET `lasttime` = 1779071570 WHERE `id` = 544909 [ RunTime:0.006696s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 65 LIMIT 1 [ RunTime:0.000290s ]
  11. SELECT * FROM `article` WHERE `id` < 544909 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.000501s ]
  12. SELECT * FROM `article` WHERE `id` > 544909 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.000547s ]
  13. SELECT * FROM `article` WHERE `id` < 544909 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.002809s ]
  14. SELECT * FROM `article` WHERE `id` < 544909 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.002325s ]
  15. SELECT * FROM `article` WHERE `id` < 544909 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.001252s ]
0.093235s