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2026年深圳二手房这些小区报价下跌!

  • 2026-02-09 06:23:35
2026年深圳二手房这些小区报价下跌!
2026年1月，深圳二手房市场的关键词是“调整”。根据中原地产统计数据显示，当月业主报价较2025年下跌的小区占比达53.8%，几乎不变与上涨的小区合计仅占46.2%。当“跌多涨少”成为主基调，跌幅榜上的具体案例更像一面镜子，照见不同区域、不同产品的抗跌逻辑与市场痛点。

整体调整：超半数小区下跌，业主从“观望”转向“主动调价”

从宏观数据看，1月深圳楼市的“降温”特征显著：53.8%的小区报价下跌，17.8%持平，28.4%上涨，“跌多涨少”格局明确。但环比上月，市场出现微妙变化——挂盘价不变的小区占比明显下滑，上涨与下跌的小区占比双双回升。这意味着，越来越多业主不再固守“等行情”的心态，而是选择主动调整价格以应对市场变化。
更值得关注的是，当前业主参与楼市的意愿较去年更强。无论是大幅降价促成交，还是小幅调价试探市场，业主对价格的敏感度与行动力同步提升。这种“积极调价”的趋势，既是市场压力的直观反映，也暗示买卖双方正在从“僵持”走向“互动”。

跌幅榜透视：最高跌27.6%，这些小区为何领跌？

跌幅榜是观察市场痛点的“放大镜”。1月深圳跌幅榜中，大鹏新区葵涌片区的三科麓湾以27.6%的跌幅居首，当前业主报价均价4.6万元/㎡；盐田沙头角片区的海都花园紧随其后，下跌26.6%；梅沙片区的天琴湾（二期）则以21.6%的跌幅位列第三。
区域与产品属性是领跌的核心诱因。大鹏新区作为深圳东部的生态涵养区，近年虽有文旅产业导入，但人口密度低、通勤便利性不足，二手房市场长期依赖“度假+投资”需求。三科麓湾等项目因前期定价偏高，在投资客退潮后，缺乏刚需接盘支撑，价格回调幅度最大。
盐田区的两个领跌小区则暴露了“大户型困境”。海都花园与天琴湾（二期）所在的沙头角、梅沙片区，主打山海景观资源，社区规划以低密大户型为主。但当前市场对200㎡以上房源的需求锐减——一方面，高总价超出普通改善客群的预算上限；另一方面，区域内同类产品供应充足，买方议价权显著提升，导致业主不得不大幅降价。

大户型VS小户型：谁的抗跌性更弱？

跌幅榜中一个鲜明特征是：大户型小区集中承压，小户型亦难独善其身。
具体来看，跌幅榜中三个平均面积200㎡以上的大户型小区全部位于盐田，包括东部华侨城天麓（六区）、海都花园、华侨海景山庄。这类房源多为别墅或高端平层，目标客群本就狭窄（以高净值家庭或度假需求为主），且交易周期长、税费成本高。在市场降温背景下，投资属性剥离，自住需求的“挑剔性”被放大——若社区配套、物业服务或景观资源未达预期，价格回调压力陡增。
而面积最小的项目是龙华深圳北站片区的潜龙鑫茂花园（C区），仅32㎡的房源当前报价5.3万元/㎡，跌幅13.5%。尽管小户型因总价低、流动性相对较好，常被视为“抗跌神器”，但在整体市场下行周期中，其价格仍随大市回落。这侧面印证了当前买方市场的强势地位：无论户型大小，业主若不调整预期，很难快速找到接盘者。

启示：调整期，如何应对？

跌幅榜不仅是数据的罗列，更是市场逻辑的具象化。它告诉我们：
区域与产品属性决定抗跌性：新兴片区（如大鹏）若配套未成熟，前期炒作的高价难以维系；大户型因受众窄、交易成本高，更易受市场情绪冲击。
业主需理性调价：盲目坚守“心理价位”可能延长成交周期，甚至被迫“割肉”；参考同小区近期成交价动态调整，是加速去化的关键。
购房者迎来“议价窗口”：当前市场中，多数业主愿为成交让步，尤其是大户型与小户型房源，买方或能以更合理价格入手。
2026年1月的深圳楼市，调整仍在继续，但跌幅榜里的细节已透露出市场的自我修复信号——业主从“被动等待”转向“主动适应”，购房者从“不敢出手”转向“谨慎筛选”。这场调整或许会持续，但也让市场更接近真实的需求与价值。我们持续关注后续动态。（数据来源：大咖深房团）
本文来自网友投稿或网络内容，如有侵犯您的权益请联系我们删除，联系邮箱：wyl860211@qq.com 。

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  1. CONNECT:[ UseTime:0.001036s ] mysql:host=127.0.0.1;port=3306;dbname=a_mffb;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.001957s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000682s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000694s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.001803s ]
  6. SELECT * FROM `set` [ RunTime:0.004650s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.001997s ]
  8. SELECT * FROM `article` WHERE `id` = 460427 LIMIT 1 [ RunTime:0.002542s ]
  9. UPDATE `article` SET `lasttime` = 1771963836 WHERE `id` = 460427 [ RunTime:0.015654s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 66 LIMIT 1 [ RunTime:0.000776s ]
  11. SELECT * FROM `article` WHERE `id` < 460427 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.001843s ]
  12. SELECT * FROM `article` WHERE `id` > 460427 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.001156s ]
  13. SELECT * FROM `article` WHERE `id` < 460427 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.010965s ]
  14. SELECT * FROM `article` WHERE `id` < 460427 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.013633s ]
  15. SELECT * FROM `article` WHERE `id` < 460427 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.004006s ]
0.261114s