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2017大城武汉居住新标研究报告(板块篇)

中指研究院华中分院   2017-10-31 10:40

[摘要] 本次研究通过品牌、规划、产品、地段、环境、配套、服务七大指标体系综合评定,每项指标下又分为各细项指标,共计15项。根据各指标特点,分别采用量化分析法或 打分法得出单项指标评价结果, 终对各板块进行综合评定分级。

部分:研究背景

1、研究背景

2016年以来,在 “房子是用来住的、不是用来炒的”调控精神指导下,住宅开始向其居住属性回归。与此同时,房地产市场经过20余年发展已日趋成熟,购房者对于好房子的评判标准也在不断提升。近年来,武汉经济快速发展,城市地位不断提升,城市 吸引力增强,市场需求旺盛,成交量一直位于前三甲,楼市也正处于升级换代的关键时期,亟需一套科学的评价体系引导开发企业打造出更高标准的人居产品和指导消费者 置业。

在此背景下,中指研究院华中分院联合房天下武汉公司开展“2017大城武汉居住新标”研究工作。本次研究采用分级研究的方法,首先将武汉按照 区/板块进行划分,按七大指标体系对各板块的表现进行评定,其次再对各板块内的项目进行分析评定,本文为针对楼市板块的研究结果。

2、研究体系

2017大城武汉居住新标研究报告(板块篇)

本次研究通过品牌、规划、产品、地段、环境、配套、服务七大指标体系综合评定,每项指标下又分为各细项指标,共计15项。根据各指标特点,分别采用量化分析法或 打分法得出单项指标评价结果, 终对各板块进行综合评定分级。

第二部分:研究过程

1、武汉楼市板块划分说明

中指院根据区位特征、楼市发展状况等综合因素,将武汉划分成50个板块,其中,汉口17个,武昌22个,汉阳11个。

图:武汉楼市板块划分

2017大城武汉居住新标研究报告(板块篇)

2、品牌指标评价

品牌开发企业在项目布局方面会综合考量区域的经济、人口、产业、交通、配套等资源要素,他们选取的板块要么拥有较好的资源禀赋,要么具有较好的规划前景,通常均具有较高的居住价值或 ;另一方面,品牌企业的进驻,也会提升所在板块住宅产品的综合品质。因此,本文在板块品牌指标评价中,采用以15企业(恒大、万科碧桂园、保利、中海、绿地、绿城、华夏幸福、华润、融创、龙湖、金地、招商、世茂、鲁能)在汉项目布局及土地储备为评价依据。

表:15企业在售/待售项目布局热点板块

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RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: black 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" rowspan="2" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: #f0f0f0; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="107">15企业
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" height="20" width="107">在售/待售项目数
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">四新国博RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">4
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">白沙洲RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">3
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">后湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">3
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">古田RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">3
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">关山RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">3
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">金银湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">3
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">蔡甸RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">3

目前,15企业均已进入武汉,合计在售/待售项目56个,分布在29个板块,主要集中在三环以内,四新国博、白沙洲、后湖等热点板块是15企业 ,品牌企业的进驻带动了这些板块居住价值的提升,“好房子”的比例也相对较高。

表:15企业土地储备热点板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="144" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: black 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" rowspan="2" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: #f0f0f0; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="72">15企业
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" height="20" width="72">土地储备
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">3
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">金银湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">3
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">蔡甸RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">2
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉南RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">2
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉阳 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">2
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">文化大道RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">2
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">新洲RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">2

15企业中有12家在汉有土地储备,合计34宗,遍及21个板块,除汉口 、金银湖、汉阳 等原有热点板块外,品牌企业开始加大在蔡甸、汉南、新洲等远城区的布局,未来势必会提升远城区住宅产品的品质,为远城区打造更多的“好房子”。

3、规划指标评价

随着人们生活水平的不断提升,现代居民对于居住质量的要求也在不断的增加,很多购房者在挑选房子的时候都会首先关注规划指标,这其中 重要的就是容积率和绿化率,本次研究以板块平均容积率和平均绿化率作为各板块规划指标表现的评价标准。

表:平均容积率5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="144" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="20" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="72">平均容积率
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">后官湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">1.46
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">东湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">1.71
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汤逊湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">1.97
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">沌口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">2.43
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">金银湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">2.91

容积率是衡量建设用地使用强度的一项重要指标,对于业主来说,容积率的高低直接关系到居住的舒适度,容积率越低的话,居住舒适度越高。一个良好的居住小区,高层住宅容积率应不超过3.5,多层住宅应不超过2。本次研究的49个板块中,后官湖、东湖、汤逊湖板块的居住舒适度 ,平均容积率均不超过2.0。

表:平均绿化率5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="144" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="20" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="72">平均绿化率
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">东湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">36%
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">后官湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">35%
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汤逊湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">35%
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">金银湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">34%
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">龙阳大道RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">33%

绿化率是指项目规划建设用地范围内的绿化面积与规划建设用地面积之比,通常而言绿化率越高,建筑面积越低,那么用户的舒适度也就更高,居住环境优美,空气清新。本次研究表明,依然是东湖、后官湖、汤逊湖板块的平均绿化率相对较高,都超过了35%。

4、产品指标评价

住宅产品作为特殊的大宗耐用消费品,有其独特的价值和涵义,但从本质上来讲,住宅是为人们提供满足生活起居需求的产品,设计水平和质量好坏是衡量一个产品的 基本指标;在科技高速发展的现代社会,新材料/新技术的运用能够提升产品的品质,因此消费者对这方面也更为关注。本次研究采用 打分法,对各板块的户型设计水平、房屋质量优劣和新材料/新技术的运用情况进行评价。

表:户型设计5板块

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RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="82">户型设计得分
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">89
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">87
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">87
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">83
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">金银湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">81

户型设计的优劣直接反映了产品的品质,具体又包含空间布局、公共空间、朝向、采光、功能、尺寸等等。通过 的打分结果,武昌 、汉口滨江等 城区板块的得分较高,这也跟板块内的产品定位相关,这些区域的项目大多定位 ,户型面积较大,功能分区合理,设计上对细节考虑周到,且多以精装修交付,整体居住舒适度高。

表:建筑质量5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="157" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="85">建筑质量得分
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">92
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">91
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">关山RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">85
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">徐东RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">83
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">后湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">82

建筑工程作为一个特殊的商品,由于其施工周期较长,使用的材料物理性能存在差异,施工工序繁杂和手工操作,以及工程和施工管理等方面的原因,发生质量缺陷的可能性客观存在,但建筑质量是住宅产品的根本,通过 的打分,武昌滨江、汉口滨江、关山、徐东、后湖等市场发展较为成熟的板块,该指标得分相对较高。

表:新材料/新技术应用5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="212" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 105pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="140">新材料/新技术应用得分
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 105pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="140">91
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 105pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="140">90
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 105pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="140">88
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 105pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="140">85
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">四新国博RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 105pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="140">84

伴随科技不断进步,人们对住宅产品提出的要求越来越多,要想满足住宅建筑更多的使用功能,改善建筑结构功能,就需加强新兴建筑材料及先进施工工艺的运用。不少中 项目采用创新绿色建筑理念,选用绿色环保材质,使得房屋的保温隔热、防水抗震、防尘降噪性能极佳,在为业主们节省生活成本的同时,营造了更加舒适的生活环境;一些项目配置了新风系统、 空调、隐藏式地暖、入户感应灯、灯光场景控制系统等国际前沿智能化设计,提升了客户居住体验。通过 的打分,武昌滨江、汉口滨江、关山、徐东、后湖等市场发展较为成熟的板块,该指标得分相对较高。

5、地段指标评价

地段,一般指物业所处的位置,因房地产的不可移动性,决定了其地段的重要性。对于普通消费者而言,首先考虑的是交通的便利性,区域地段周边 站、公交站、高架、快速交通等,虽然可能距离 较远,但出行所花费的时间还是在可以接受范围内。因此,本次研究以板块内公交站点和 站点数量作为评价依据。

表:公交站点数5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="179" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="20" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="107">公交站点数量
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">黄陂RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">681
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">吴家山RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">506
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">江夏RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">433
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">蔡甸RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">417
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 80pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="107">223

从公交站点数来看,远城区为了解决居民出行不便,在公交站点的配备上较为充足,黄陂、江夏、蔡甸等远城区的公交站点数都超过了400个,汉口 、武昌 等 城区虽然公交线路也较多,但因板块面积相对较小,可选出行方式较多,板块内的公交站点布局相对较少,但也超过了200个。

表: 站点数5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="170" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="98"> 站点数量
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="98">29
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="98">15
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">古田RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="98">7
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">后湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="98">7
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">沌口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="98">7

近年来,武汉处于城市建设的高峰期,尤其是轨道交通的建设,极大的改善了城市面貌、提升了居民出行的便力度, 站点布局的区域价值也不断凸显。根据统计, 站点数 多的板块是汉口 和武昌 ,分别有29个和15个;古田、后湖、沌口 等热点板块的 站点数也较多,解决了板块内居民出行难的问题,板块价值不断提升。

6、环境指标评价

随着人民生活水平的不断提高,越来越多的购房者开始遵循买房就是买环境的置业理念, 是拥有较好资源禀赋或人文景观的房子,格外受到购房者的青睐,即使价格高于其它同类项目,购房者也愿意为此付出更多的购房成本。本次研究以板块内的公园数量和人文景观数量作为对板块环境指标的评价依据。

表:公园数5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="144" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="72">公园数量
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">18
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">14
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">吴家山RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">12
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">黄陂RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">11
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">蔡甸RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="72">10

目前,城市公园大多布局在 城区,武昌 和汉口 板块数量较多,居民休闲娱乐的选择也较多;近年来远城区发展旅游业,也新建了不少适合休闲度假的公园,如东西湖的泾河湿地公园、郁金香主题公园,黄陂的木兰山、云雾山,蔡甸的后官湖国家湿地公园等。

表:人文景观数5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="183" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 83pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="111">人文景观数量
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">东湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 83pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="111">144
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">黄陂RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 83pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="111">134
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 83pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="111">127
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 83pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="111">121
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">新洲RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 83pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="111">84

人文景观主要集中在旅游资源比较丰富的板块,东湖作为武汉 的城中湖,除自然风光优美外,也有很多人文景观和历史积淀,因此也是 置业者的 地;黄陂、新洲分别因木兰景区、道观河景区拥有较多的人文景观资源;汉口滨江历史悠久,沿江大道老租界的各国建筑林立;武昌 黄鹤楼、宝通寺、昙华林等古代与现代人文景观共存。

7、配套指标评价

住宅配套设施的好与坏,决定着生活质量的高低,尤其是 、医疗和商业配套是购房者 为关注的几个方面,本次研究选取板块内 、医院及商业数量作为板块配套指标的评价因素。

表: 数5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="154" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="82"> 数量
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">59
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">49
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">35
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">吴家山RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">28
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">古田RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 62pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="82">21

从统计结果看, 的 资源主要集中在 城区,汉口 板块的 数量 多,有59所;其次是武昌 49所,汉口滨江也有35所,吴家山和古田作为发展比较成熟的板块, 数量也在20所之上。而白沙洲、四新国博等热点区域近年来住宅市场发展较快,但相关配套没有跟上,短期内将面临 资源紧缺的局面,会给购房者带来较差的居住感受。

表:医院数5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="157" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="85">医院数量
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">57
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">43
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">关山RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">11
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">青山RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">8
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉阳 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 64pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="85">7

医疗资源也主要集中在 城区,汉口 和武昌 多,这两个板块的医院数量占到全市的一半以上,分别为57所和43所;其次是发展较为成熟的关山、青山和汉阳 板块,医院数量都在10所上下,基本能够满足板块内消费者的医疗需求。

表:商场数5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="169" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 73pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="97">商场数量
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 73pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="97">58
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 73pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="97">43
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 73pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="97">35
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">关山RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 73pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="97">19
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">古田RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 73pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="97">12

近年来武汉商业供应进入井喷期,武昌 、汉口滨江、汉口 的 城区板块作为传统商业 ,商场数量占据 ;关山、古田等板块也成为新的商业聚集地;后湖、南湖等传统楼市热点板块的商业配套也逐步完善。商业配套的完善可以提升改善内居民的居住体验,板块价值也得到提升。

8、服务指标评价

房地产进入到新常态后,购房自住的比例越来越高,物业管理系统成为现代居住小区不可缺少的一部分,一个好的物业管理系统不仅可以提升小区的管理水平,更可以使小区的日常管理更加方便,几乎承载着入住业主遇到的 生活琐事,所以,提供一个好的物业服务,是考验住宅项目好坏的一个重要标准。

表:物业小区星级评定5板块

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="219" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 29.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: gray" height="39" width="72">板块RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 110pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: gray" width="147">物业小区星级评定得分
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">金银湖RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 110pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="147">4.82
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">汉口滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 110pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="147">4.67
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">武昌滨江RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 110pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="147">4.53
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">关山RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 110pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="147">4.29
RDER-: #f0f0f0; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 54pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="20" width="72">沌口 RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 110pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="147">4.16

(备注:小区物业星级评定满分为5分)

中指研究院基于多年的物业服务研究经验,对20多个国家、国内30个城市物业服务收费机制和物业服务水平标准进行了深入研究,形成了中国物业服务星级评价标准体系。根据代表项目评价结果,加权平均得出各板块得分,金银湖板块有多个万科等品牌物业企业在管项目,整体得分 ;汉口滨江和武昌滨江的 项目也有较好的物业服务,分别位居第二、三位。

第三部分:研究结果

根据上文,研究通过对各板块的品牌、规划、产品、地段、环境、配套、服务七大指标体系综合表现, 终将50个板块评定为三级,其中,汉口滨江、汉口 、武昌 等9个板块成熟度高,居住舒适度高,综合评定为五星级板块;后湖、杨汊湖、南湖等24个板块发展较为成熟,居住舒适度也较高,综合评定为四星级板块;其余16个板块尚处于起步期,各项指标仍待完善,综合评定为三星级板块。


附:武汉楼市需求外溢显现,光谷东等城市圈板块崛起

2017年武汉房地产市场受限购影响,成交量同比下滑明显,周边都市圈的部分城市因与武汉相距 、交通便利、房价相对较低等 ,开始承接武汉的部分外溢需求。其中,鄂州因 光谷,受益于光谷东扩,城市经济和房地产市场都有明显增长。据统计,目前进入鄂州的20企业已达5家(恒大、碧桂园万科、融创、新城),2017年1-9月,鄂州住宅市场成交面积同比增长15%,成交均价同比增长17%。梧桐湖新区、红莲湖新区及葛店开发区等都有望成为吸引武汉外溢需求的热点板块。

图:武汉楼市板块居住新标评级结果

RDER-COLLAPSE: collapse" cellspacing="0" cellpadding="0" width="603" border="0">
RDER-: windowtext 1pt solid; HEIGHT: 15pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: yellow" height="20" width="98">分级RDER-: windowtext 1pt solid; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 379pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: yellow" width="505">板块
RDER-: #f0f0f0; HEIGHT: 36pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="48" width="98">★★★★★RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 379pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="505">汉口滨江、汉口 、武昌 、武昌滨江、汉阳滨江、汉阳 、徐东、关山、东湖 
RDER-: #f0f0f0; HEIGHT: 62.25pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="83" width="98">★★★★RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 379pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="505">后湖、杨汊湖、南湖、王家湾、常青、金银湖、古田、白沙洲、武丰、堤角、龙阳大道、光谷南、青山、四新国博、杨春湖、金银潭、琴断口、吴家山、沌口 、盘龙城、光谷新 、临空经济区、汤逊湖、后官湖 
RDER-: windowtext; HEIGHT: 33pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 74pt; BORDER-BOTTOM: black 1pt solid; BORDER-LEFT: windowtext 1pt solid; BACKGROUND-COLOR: transparent" height="44" rowspan="2" width="98">★★★RDER-: #f0f0f0; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 379pt; BORDER-BOTTOM: #f0f0f0; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" width="505">纸坊、阳逻、文化大道、汉口北、藏龙岛、花山、东风大道、江夏、黄陂、蔡甸
RDER-: #f0f0f0; HEIGHT: 16.5pt; BORDER-RIGHT: windowtext 1pt solid; WIDTH: 379pt; BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: #f0f0f0; BACKGROUND-COLOR: transparent" height="22" width="505">汉南、新洲、长江新城、工人村、黄家湖、豹澥新城、光谷东 

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