In 20 18, Xiamen's property market fell into a continuous downturn, and land prices plummeted by more than 30%. After several years of adjustment, Xiamen has finally come out of the quagmire, with rising house prices, and some hot spots even have the momentum of catching up with Shanghai.
Xiamen property market has been controversial. According to the data in 2020, the average price of new houses in Xiamen is 47 1.65 yuan /m2, a ten-year high, ranking fourth in the country, second only to Beijing, Shenzhen and Shanghai, and surpassing many strong first-tier cities such as Guangzhou, Nanjing and Hangzhou.
Xiamen is obviously not as good as Guangzhou and Nanjing, but house prices can still remain high. What is the reason behind this?
First, population? The average income of permanent residents in Xiamen is about 6,000 yuan, while the average price of commercial housing in the city is about 40,000 yuan. It can be said that young people in Xiamen have completely lost the support of normal living needs except those who had the foresight to buy a house more than a decade ago. To put it bluntly, young people in Xiamen can't afford to buy a house, and young people pouring into Xiamen from other places have lost their willingness to buy a house in Xiamen because of high housing prices.
Compared with other cities, the influence of population factors on Xiamen's housing prices is relatively small. However, there is a special place in Xiamen, which has a strong adsorption force for the quality population in the province. Generally speaking, rich people in Fujian will choose to buy a house in Xiamen.
There are two reasons. First, as a famous tourist city in China, Xiamen is very livable and has a beautiful environment. Second, Minnan people have a heavy local complex. Of course, the limited number of such high-quality people should not be the main factor affecting urban housing prices. However, in Xiamen, this is an exception, because Xiamen is very small and the land supply is seriously insufficient, so the demand of this part of high-quality people can become a powerful demographic factor in the Xiamen property market.
Second, money? Since 2008, Xiamen has abundant funds, mainly because Xiamen, as a special economic zone approved by the State Council, is also the most famous port and scenic tourist city in the southeast coast, and there are various national comprehensive reform pilot zones, logistics hubs, southeast international shipping centers and other planning blessings, which have been endorsed by the government and attracted a lot of funds.
In particular, the establishment of the free trade zone has caused a large amount of capital to hoard in nearby real estate, which is also the reason why the surrounding housing prices soared after the free trade zone landed. Moreover, Xiamen has a strong ability to absorb Fujian funds, and high leverage leads to high housing prices in Xiamen, which will not change in the short term.
Third, policy? It is said that Xiamen is a small place. The total area of Xiamen is actually equivalent to that of Shenzhen, but the GDP of the whole city may not be as high as that of a district in Shenzhen, ranking lower among all sub-provincial cities, and the growth rate is not outstanding in Fujian Province. Real estate has become the main driving force of Xiamen.
In other words, if Xiamen wants to develop, the government needs fiscal revenue, land is scarce, and land prices are naturally not low. A few years ago, Xiamen's property market was in a downturn, and with the impact of the Black Swan incident, tourism was hit hard. In order to boost the market, the government took out the best land in Siming District of the island. Therefore, in 2020, Xiamen's annual land revenue will increase explosively, with a total turnover of 66.027 billion yuan. It can be said that the reason for the high housing prices in Xiamen is also inseparable from the government's regulation.
Because Xiamen's own industry and purchasing power are not strong, 70% of the houses are bought by foreigners when they are not limited to purchase, so the purchase restriction has a great impact on Xiamen. At present, the Xiamen government has taken action against the overheated property market, drawing a red line for real estate loans and personal housing loans. In a sense, this is also a purchase restriction policy.
Regardless of this regulation for the time being, the last purchase restriction in Xiamen was in March 20 17, and the social security was paid for three years. Up to now, many Xiamen just need to have a quota. Therefore, Xiamen, a city that likes to use leverage, as long as there is a market situation, hot areas must be the first reaction. So, what areas in Xiamen are worthy of attention?
Maluanwan new city
Xiamen is divided into inner island and outer island, and the new city outside the island is the focus of attention at present. At the end of 20 19, Xiamen Metro Line 2 was opened, and Maluanwan New Town entered the "subway era". At the same time, the acceleration of Metro Line 4 and Line 6, and the construction of Xiamen R 1 intercity railway are all great traffic benefits for Maluanwan New Town, ensuring that Maluanwan New Town can quickly reach the core business district of the island.
Xiamen is different from Chongqing, which we talked about in the last article. Because of the lack of land, we attach great importance to the school district. There are more than 90 educational facilities planned for Maluanwan New Town, including Xiamen No.1 Middle School, Shuangshi School and Foreign Language School, all of which are run in Maluanwan, and the educational facilities have advantages.
In terms of planning, Maluan Bay is positioned as the sub-center of Xiamen City, and Suning O2O Digital Retail Commercial Complex and Northern Smart Technology Industrial Park are both located in Maluan Bay New City, which is of great significance for Maluan Bay to attract high-tech talents.
At present, there are many high-end commercial and residential projects under construction in Maluan Bay, which is very good for the improved and just-needed people.
Jimei new city
Another popular area outside the island is also the first new city in Xiamen's cross-island development. First of all, Jimei New Town has a high positioning, integrating information services, education and scientific research, eco-tourism and commercial operations, and integrating Jimei Cultural and Educational Zone, Garden Expo Park, Software Park and Machinery Industry Zone. , with a strong cultural and industrial atmosphere.
In terms of transportation, Jimei New Town has the most access to the island among the four districts outside the island. Three bridges and two subways, Metro Line 6 is worth looking forward to in the future.
Thirdly, Xiamen values school districts most. Jimei New Town has Tingbei School, Jimei Campus of Xiamen Foreign Language School and 13 institutions of higher learning, which are incomparable advantages for other new towns outside the island.
The average house price in Jimei is between 30,000 -6. 1 10,000 square meters, and the overall value tends to be stable, with strong anti-risk ability.
Xiang 'an New City
Why did I choose Xiang 'an instead of Tong 'an? Because Tongan's traffic is a disadvantage, Xiang 'an New Town has a better development prospect in the long run.
Moreover, Xiang 'an New Town is different from other districts, which is suspected of speculation, but there are real major municipal construction plans. Xiang' an is located as the municipal center in the east of Xiamen, which has the advantages of the eastern airport and the new sports exhibition city, and the planning and landing is superior to other new districts.
The most important thing about Xiang 'an is that it has the largest number of municipal schools outside the island. In terms of education, Xiang 'an has great advantages, while in Xiamen, educational advantages are basically the touchstone of housing prices.
However, it will take a long time for Xiang 'an New District to cash in, so it is ready for long-term investment.
The reason why I don't talk about the island is because most people on the island come for the school district. School districts are all parents who are "short-lived" within their own tolerance. If it is on the island, I suggest to look at the transaction of second-hand houses on the spot, and choose the overall high-quality plate and the area where the house price is relatively flat.
If you want to replace the island outside the island, then Li Laohu District is still the first choice. If you want to invest in the island, it is actually better to have this capital to go to Shenzhen and Shanghai, with a lower relative leverage ratio and a healthier property market.