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突然收紧!南京楼市的产品形态,有点落伍了...

  • 2026-05-05 11:42:38
突然收紧!南京楼市的产品形态,有点落伍了...
最近1个月，我密集考察了苏锡常三个苏南城市的楼市情况，结合南京市场的状态，发现又保守了！
如果谈楼市品质，我们经常讲南京已经杀入全国前三，这话虽然有点托大，但基本也是事实。南京楼盘品质是否前三不好说，但前7稳稳的，与上海、杭州、成都、广州等豪宅相比，不遑多让！
但产品形态这一块，最近南京又收紧了两个动作！
1. 容积率又上去了！
2024-2025年，南京土地市场不好，官方做了一个大胆尝试，就是降低容积率，但确实仅仅是试点，现在看容积率反弹非常严重，比如：
南部新城：嘉佰道容积率1.2，随后几幅地块上升到1.6，刚刚拿下的G01干脆到了2.0，升高明显。
河西新城：凤起潮鸣的1.01拿出来之后，河西的地块容积率再也压不住了，现在主流地块容积率1.6左右。
江北核心区：少量1.01-1.05的地块，现在地块主流是1.6-1.8左右！
只有江心洲，仍然践行低密政策，刚拿出来的地块容积率1.05。
也就是说，南京地块的容积率可以降低，但主要是从高层降到小高层水平，高低配搭一些洋房，这是主流。因为无限制降低容积率，土地出让金会大大缩水，还是不舍得。
2. 墅类政策收紧！
我不知道大家有没有注意到几块地的产品规划，一个在江北，一个在江宁，这些低密地块完全可以规划联排，但这些联排被设计为地面4层，地下2层，共6层。为什么地面要4层？因为3F的不批了...之前做的3F规划，有可能还要改。
注意，如果你做联排，3层和4层有本质区别。4层意味着每一层都不会大，面宽拉不开，如果想大一点，那面积和总价会爆。所以这个政策限制非常严重，之前想做联排的地块，现在不敢做了。其实政策的目的就是这个，就是限制你做别墅。（禁止做庄园类产品，宣传的时候，禁止提别墅两个字）
所以这两年南京只有3个项目做了联排，前面的不批，后面的不好批，南京产品的最高表达方式，还是洋房和叠墅。
而与此同时，苏锡常的墅类产品，却大行其道。据统计，苏州过去两年推出的所有地块中，超50%都涉及墅类产品：
粗略估算一下，自23年至今，苏州市区含别墅的项目总共约有60-70个（含已推/售罄及在售），总套数大约有4800-5500套（含叠加）。
我看了一下主要情况，苏州是各个板块都给你搞别墅，把终极改善的地缘客户全收进来，而且价格差距巨大。3000万以上的别墅不少，600万级别的联排也有很多，主打一个丰俭由人。
更残暴的是，苏州竟然允许你做别墅的抬板社区。。。。也就是说，别墅连地下室两层都没了，直接地上5层，1-2层不算面积，300㎡建筑面积，800㎡的实际使用面积（类似），场景大大扩展，这种产品大平层能比吗？
1000万级别的新房成交，南京胜过苏州，但3000万以上的新房成交，苏州有明显优势，归根到底，还是别墅卖的多。
无锡、常州这两个城市不在赘述，跟苏州差不多，整个改善市场就是洋房、叠墅、别墅产品。
当然，据本地开发商反馈，现在苏州也开始限制别墅了，但都是表面上限制，身体却很诚实。刚刚苏州又挂出4幅地块，全都是低密，意图很明显了。
其实，终极改善客户买房，就图一头：要么房子能保值增值，像香港、上海，寸土寸金，房子小点没关系，保值能力强，其他都认了。要么像苏州这样，能住的爽，反正同样的预算，你在其他城市没有苏州住的爽，购买力还是能留下。最怕既不升值，又住的不爽，购买力会流失。
短期内，南京收紧的趋势不变，但长期看，南京会步苏州后尘，加大墅类产品的供应，原因只有1条：很多板块的待拍土地量太多了！
你认为呢？
南京买房，加我微信！
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  1. CONNECT:[ UseTime:0.000912s ] mysql:host=127.0.0.1;port=3306;dbname=b460;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.001497s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000588s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000548s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.001247s ]
  6. SELECT * FROM `set` [ RunTime:0.000438s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.001258s ]
  8. SELECT * FROM `article` WHERE `id` = 553285 LIMIT 1 [ RunTime:0.006452s ]
  9. UPDATE `article` SET `lasttime` = 1778210034 WHERE `id` = 553285 [ RunTime:0.002312s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 65 LIMIT 1 [ RunTime:0.000584s ]
  11. SELECT * FROM `article` WHERE `id` < 553285 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.000975s ]
  12. SELECT * FROM `article` WHERE `id` > 553285 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.000888s ]
  13. SELECT * FROM `article` WHERE `id` < 553285 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.001700s ]
  14. SELECT * FROM `article` WHERE `id` < 553285 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.001380s ]
  15. SELECT * FROM `article` WHERE `id` < 553285 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.002038s ]
0.163737s