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尘埃落地,2026年新香洲二手房将会率先触底反弹

  • 2026-01-26 18:57:52
尘埃落地,2026年新香洲二手房将会率先触底反弹
2025年,是新香洲补跌的一年,尤其是高价房补跌,主要是因为市场“有盼头”,香山湖壹号、铂悦香山、五洲盛景园、名苑雅居等楼盘将会推向市场。大家盼望的是,有更好的户型可以选择,新房挤压二手房价格。
尤其是香山湖壹号,从年初就给了市场巨大的吸引:市区首个四代住宅、四化住宅、超高得房率。根据粉丝们反馈的信息,我写了一篇《珠海楼市:华发香山湖壹号会抢谁的奶酪?》,引起较大反响。
年底铂悦香山跌跌撞撞问世,香山湖壹号千呼万唤也出来了。尘埃落地,这两个新房似乎并没有抢到二手市场豪宅和学区房的奶酪,户型设计与价格体系,没有让存量买家欣喜若狂、疯狂抢购。
于是,近期新香洲二手房市场的豪宅又开始活跃了。相比新房,这些二手房的性价比摆在那里,得到了大家的认可。十二月份,我们成交了两套新香洲豪宅,一套是权英豪苑顶楼豪装226平508万,另一套是五洲花城二期147平461万,相信不少新香洲朋友刷到过这两套房的视频。
这两位买家,都看过铂悦香山和香山湖壹号的户型,购买权英豪苑的是圆了自己的复式梦,又能住宅自己喜欢的香山湖区域;另一个粉丝认为五洲花城二期无论是小区还是户型,147平都优于铂悦香山125平,无非就是楼龄旧了十年而已。从小区附近粉丝同行处得知,近期带看量大幅上升。
香山湖区域的另一个豪宅华发四季也开始被市场密切关注,一些粉丝们的观点:191平南北通透大平层,无论是从户型设计和景观的稀缺性,以及地段的优越性,都碾压了香山湖壹号的168、252平,也碾压同等总价区间的铂悦香山153平(六百多万)。
刚改房方面,新香洲的香山首府年底价格亲民到三万左右,尤其是到了交楼区前后,销量迅速提升。但有意思的是,旁边十来年楼龄的二手房金域华府97平四房,仍然有买家愿意318.8万购买,这个价格是略高于香山首府108平四房的价格区间,且少了香山首府的各种优惠大礼包。
这说明,新香洲经过了去年的大幅补跌后,其性价比已经得到了市场的认可。并且,市场已经开始趋于理性消费,不再盲目追求新房,而是理性地选择适合自己、自己喜欢的房子。
当然,还有一部分等等党,不到黄河不死心,非得等到五洲盛景园和名苑雅居开盘。从目前进度来看,名苑雅居已经封顶却迟迟不开盘,说明开发商不缺资金,不肯贱卖就等着政策春风到来;而五洲盛景园就更不会便宜,从五三的尾盘托底足以看出。
2025年初我先后写了《香山湖标杆豪宅——尚东领域的烦恼》,写过《香山湖片区年度悲喜明星珠光里程,请坐好扶稳!》等文章,对香山湖区域高价房表示担忧,一度引起读者不满,认为是“踩小区”。其实真正的踩踏是小区业主之间,因为中低价房子跌幅太大,想换房的买不起,受众面就大幅降低,只能降低价格套现。
可能有人会说,猪哥你去年初写过一篇《2025年,唐家半岛二手房的中年危机来了!》,预测华发珠海湾问世会给唐家半岛二手房致命打击,结果也确实如此,为什么今年香山湖壹号大量的新房问世,你反而对新香洲的二手房乐观了?
这是有质的区别。
珠海湾是第一个四代住宅,无人机概念引起了很多人的兴趣,包括唐家和市区在内许多人以旧换新期望获得保值,并不是当地刚性需求巨大。另外,开盘价在半岛当时所有的次新房价格区间,而半岛的存量房需求并不大,本身就是人口密度较低的区域。
现在,香山湖壹号并不比华发四季附近的二手房优越,户型也没有惊喜,但开盘价却大幅高于香山湖周边的二手房。受香山湖壹号预开盘影响,华发四季从2025年十月份开始就已经出现2字头,凤凰学区的御景龙湖两万八左右,五二也接近三万了。
相较于这些楼盘,香山湖壹号没有任何的优势,而新香洲是人口密度最大的区域、附加值最高的区域,需求巨大。未来一旦楼市企稳,新香洲将是率先反弹的区域,类似于2019-2021,新香洲涨了30%,市区其他区域很多原地踏步走。划重点:珠海的城市更新重头戏在新香洲!
今天下午,财联社一篇关于高盛对中国股市的预测疯传,高盛建议高配中国股票,预测未来两年涨幅分别为15-20%。猪哥也对中国经济持有非常乐观的态度,相信股市能走出长牛,年底写过一篇《中央经济工作会议解读:股票坚守两三年,房子苦守四五年!》。
许多微信群又嗨了,但猪哥郑重提示:股市永远只有10%的人赚钱,没有经历过顾海浮沉的朋友、心理承受能力差不能长线持有的朋友,千万不要踏足股市。每一轮牛市的到来,是房价的跟涨,而许多指望将首付翻番的人,都被突如其来的股灾将本金丢失。
股市上涨第一年,楼市的反应是止跌,但是因为不少业主想去股市搏一把,愿意便宜点快速套现,是捡漏的最好时机,有刚性需求和置换需求的朋友,2026年要开始关注楼市,蛰伏等漏出现。悄悄透露一下,现在大家看到的贝壳找房挂牌价,大都有5-10%的议价空间。
有买房卖房的朋友,不妨扫码添加猪哥哥微信,是时候找一个专业的置业顾问给你合理的建议了。买二手房,砍价能力令同行瞠目结舌;购买新房,议价能力让你喜出望外的。

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  1. CONNECT:[ UseTime:0.000936s ] mysql:host=127.0.0.1;port=3306;dbname=a_mffb;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.001616s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000639s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000630s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.001422s ]
  6. SELECT * FROM `set` [ RunTime:0.000513s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.001739s ]
  8. SELECT * FROM `article` WHERE `id` = 458697 LIMIT 1 [ RunTime:0.000982s ]
  9. UPDATE `article` SET `lasttime` = 1772292086 WHERE `id` = 458697 [ RunTime:0.001271s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 66 LIMIT 1 [ RunTime:0.000618s ]
  11. SELECT * FROM `article` WHERE `id` < 458697 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.001155s ]
  12. SELECT * FROM `article` WHERE `id` > 458697 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.001046s ]
  13. SELECT * FROM `article` WHERE `id` < 458697 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.001576s ]
  14. SELECT * FROM `article` WHERE `id` < 458697 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.001677s ]
  15. SELECT * FROM `article` WHERE `id` < 458697 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.004179s ]
0.180220s