王海波止血电建地产，离奇甩卖北京叠墅

房财经 ·

2025/10/12 08:56

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每一个楼花，都是独一无二的。这里是楼花网。

在刚刚过去的9月，王海波戴上了一顶新帽子：

泷悦玖宸荣获北京别墅三冠王——成交28套、成交面积1.09万平米、成交总额3.09亿元。

这是网签成绩单。但要纠正一下，它那不叫别墅，是叠墅，上下叠。

作为电建地产的掌舵人，王海波过了一个愉快的国庆节和中秋节。

7月初，电建地产刚刚接过泷悦玖宸的操盘权，就取得如此佳绩，值得大书一笔。

“把院子还给北京”。这句广告词，很响亮，也很奏效。

拿地七年、开盘五年多来，泷悦玖宸的前身，一地鸡毛。

它曾有过两个名字——鸿瑞西峰、西山源著，只卖出过3套房。当然，它们陆续都做了退房处理。

改名改命？

它改成泷悦玖宸后，真的起死回生了？

离奇的网签成绩单

先来复盘一下泷悦玖宸的网签成绩。

2020年11月18日，泷悦玖宸首次拿到了预售证：京房售证字(2020)143号，准许销售面积21.49万平米，共计1223套。

这个数字很吓人，实则，它包括了三种产权：住宅、仓储和车库。每套住宅和仓储合在一起出售。

其中，住宅488套，是清一色叠墅、上下叠，每套地上面积232-510㎡，总规划建面18.3万平米——含地下仓储面积，容积率1.05。

目前，泷悦玖宸第一批推出的房源，在MC00-0600-0006地块，共计248套，上叠350平米、下叠400平米，地上3.3米，地下一层4.15-5.2米，地下二层3.3米，预计2026年4月交房。

剩余0009地块的240套还没开始卖。

按照网签成绩，它的成交价为2.83万元/平米，包含了简装。

这个价格，的确是蛮低的。比曾经退掉的3套房——网签价在3.65万元-3.8万元/平米之间，低了24%，即打了76折。

但比起案名发布会上宣布总价790万/套起——约2.25万元/平米，还是要高的。

按照拿地文件，泷悦玖宸的住宅销售均价不超过5.39元/平方米（含全装修费用）。如果按照这个价格，目前泷悦玖宸降了47.7%。

只有预售参考价52.3%卖房，泷悦玖宸算不算扰乱门头沟楼市呢？

目前泷悦玖宸网签28套，只去化了0.57%，尚有460套待售。

在这已网签的28套房源里，十分蹊跷的是，泷悦玖宸在2025年9月25日突然网签了13套，且上叠价格统一为33307元/平米，下叠统一为35737元/平米。甚至6-18#3单元301室出现了更离奇的事儿，客户签约合同未700多万，网签价格为1100多万。

泷悦玖宸网签里，到底藏着怎样的秘密呢？

泷悦玖宸"出表"之谜

从泷悦玖宸的案名看，有很明显的电建地产标签。

早在2018年2月，电建地产联合隆泰实业以46.5亿元底价，拿下门头沟区永定镇岢罗坨、秋坡、石佛村MC00-0500-0004、0007、0011、0008、0012、0014和MC00-0600-0004、0006、0008、0009、0031地块。

一个月后，项目公司龙赫置业（北京）有限公司（以下简称龙赫置业）成立，电建地产和隆泰实业分别持股63%和37%。

龙赫置业注册资本2000万元，一直延续到今天仍未变化，有点不正常。

电建地产是央企，隆泰实业是民营企业，由谷红和李金龙分别持股50.5%和49.5%。李金龙旗下曾有多个“隆泰”地产公司。

进入2025年，龙赫置业的管理层出现系列变化。先是法人王志宽等四人退出，新的法人张然登台；后来，李金龙退出，谷红进入。

其中，王志宽是电建地产华北区域党委书记、总经理，是长安华曦府的首要功臣。张然，是电建地产门头沟分公司负责人，北京项目管理二部总经理。

简而言之，泷悦玖宸开始由电建地产全面操盘了。（详见《电建地产，谁的泷悦玖宸？》）

十分蹊跷的是，龙赫置业虽然由电建地产控股63%，但一直没有被电建地产并表。

泷悦玖宸出表，意味着电建地产对它的投入，不计入亏损，只作为借款处理。这是一种典型的粉饰财报处理。

电建地产方面给出的理由是：“按照合作协议约定，股东会决议的事项需由全体股东一致同意方可通过，发行人不能实际控制该企业，故未纳入合并报表范围。”

或许，正是因为有了这份股东会决议的存在，导致电建地产对鸿瑞西峰、西山源著的话语权不大。

它变身泷悦玖宸后，电建地产又控股、又操盘，是否会对其并表呢？

电建地产原地爬起

七年来，电建地产向南赫置业投了不少钱。

仅买地这一开支，至少耗费了电建地产近30亿元。在2019年年末，电建地产向龙赫置业拆出资金28.04亿元。

由于南赫置业几乎没有卖房收入，在建的住宅及商业，又得耗费一大笔钱。

这些投入，应该没有计入投资亏损，只会体现在其他应收款里。截至2025年3月，电建地产的其他应收款为147.85亿元。

一个很有意思的细节，龙赫置业的注册资本仅为2000万元，而它持有价值46.5亿元的土地。

时至今日，这些土地的使用权，依然被抵押给了兴业银行股份有限公司北京知春路支行。

电建地产的日子，也不好过。

2024年度实现营业总收入123.35亿元，同比下降28.97%；净利润亏损23.07亿元。

截至2024年末，现金及现金等价物余额80.69亿元，同比减少18.74%；短期有息负债合计98.7亿元，现金短债比0.82。

到了2025年上半年，电建地产的财务状况依然未见起色，截至2025年6月30日，营业总收入为32.16亿元，营业总成本为42.05亿元，净亏损9.93亿元。

目前，王海波正在想尽办法把业绩搞上去。

他一边拿回泷悦玖宸的操盘权，通过降价走量，尽可能地止血；他一边在门头沟卖地，9月底联手门头沟城投以9.57亿元，拿下四道桥0006地块。

从哪里跌倒，就从哪里爬起来。（详见《电建地产，从原地爬起》）

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