大兴区楼市，大户型之殇

房财经 ·

2025/10/16 16:30

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每一个楼花，都是独一无二的。这里是楼花网。

10月13日，兴创沐春墅的预售证满月，田永安却高兴不起来。

这位兴创投资董事长，看到了这样一张成绩单：

一个月内，沐春墅只网签4套，均价4.6万元/平米：2#2单元1602室，162平米；5#2单元302室和401室，分别是131平米和110平米；7#2单元602室，127平米。

沐春墅开盘时放出风，成交52套、3.5亿元。或许，其它房源的网签还在路上。

沐春墅如名字一样，沐浴了好房子的春风。

它有邻里中心，四个架空层约1400平米，400米的风雨连廊，还有突破性的赠送面积，甚至公开表态可以用电动窗封阳台。

房子虽好，但架不住市场的大势。

在大兴新城，原本是刚需为主，但不知为何，大户型遍地开花。

花姐做了一个统计，选取大兴区三年来的11个样本楼盘，120平米以上户型供应量突破3000套，去化率只有36.5%。

贪大户型，让大兴区的楼盘集体沦陷。

定位之失

沐春墅惨淡的成绩，源自定位之失。

一年多前，当兴创投资旗下的兴创置地拿下沐春墅地块时，有一些人建议把户型做大，且许下海口要买，但真正要掏钱的时候，却犹豫了。

沐春墅吃了大户型的亏。

它规划了11栋住宅，分洋房、高层和叠墅三类产品，共计360套。

其中，111平米只有13套、占比3.6%，129-135平米三居约108套、占比26.4%；163平米四居约131套，占比36.39%；192平米四居约64套，占比17.78%；205-283平米四居叠墅52套、占比14.44%。

沐春墅首次取证，不含8#和9#的36套叠墅，大概是先用10#和11#的16套叠墅试试水温。

从目前的网签成绩看，叠墅一套也没有。

为了卖房，沐春墅打出了感情牌。

“大兴人，骨子里主城居住情结”、“大兴人，生于此、长于此，业在此，家在此，习惯于此，喜欢于此”。

从某种程度上讲，这种过于强调大兴本土化的口号，反而束缚了沐春墅的手脚。（详见《大兴新城卖房，开始打感情牌了》）

一个楼盘的定位，是靠过往的交易数据支撑的，而不是听信口头上的承诺。

不可复制的神话

田永安想在沐春墅身上，复制兴创屹墅的成功——在沐春墅往北5公里，是大兴区的顶级豪宅。

这一点，在案名上就体现得淋漓尽致，都有“墅”字，定位成大兴区的豪宅。

兴创屹墅是兴创置地开发的项目，于2014年底交付，主打170-430平米大平层和联排别墅，共计538套。但它的容积率只有1.17。

反观沐春墅，占地3.04万平米，规划地上建面6.08万平米，容积率为2.0。

这个条件没法和兴创屹墅比。

沐春墅只能剑走偏锋，规划了高低配产品。西面三栋楼为4-6层的叠墅，东边为5-17层的洋房。

高低配，本身就是一个鸡肋的产品，甚至当下很多区域都不批这类规划了。

如果说兴创屹墅是大兴楼市的丰碑，那兴城之星就是一个新神话。

它于2024年3月开盘，供应242套，至今网签225套，成交均价4.48万元/平米，成交金额18.25亿元。

它的楼面价为2.25万元/平米，目前地价覆盖率180%。开发商中建三局城投和大兴发展，赚翻了。

兴城之星为清一色的大户型，主打150平米、180平米、210、230平米和270平米户型。开盘三个月，就网签了120套。

商场如战场，此一时彼一时。

当时，兴城之星卖大户型，在大兴独此一家。现在，兴城之星的买家，后悔了吗？

毕竟，包括梧桐府、大兴集地021/022项目等等，也是大平层户型为主。

大户型之殇

大兴区楼市，依然是刚需市场。

来看三个例子。

1、西红门的元启。截至目前，网签279套，均价5.32万元/平米。

其中120-140平米户型只网签了14套——供应了144套；140平米以上户型供应198套，网签0套；而120平米以下户型，供应277套，网签了97套。

2、大兴新城的京玺。截至目前，网签235套，均价4.49万元/平米。

其中120-130平米户型供应102套，网签了15套；而80平米以下户型，供应169套，网签了103套。

3、大兴黄村的颐和公馆。截至目前，网签460套，有333套是来自100平米以下；而140-170平米户型供应117套，仅网签了25套。

它们的数字，还原了一个真实的市场。

除了兴城之星和沐春墅，大兴至少还有三个纯大户型楼盘。

1、大兴城开0007地块，拿地快两年、报规图也出了，至今未开盘，规划140-220平米户型242套；

2、大兴集地021/022地块，拿地9个月、报规图出了，至今未开盘，规划120-370平米户型598套；

3、大兴发展梧桐府，拿地一年三个月，供应160-240平米户型288套，只网签了17套。

除此之外，还有像晓月和风、中建玖玥府、橡树湾、颐和公馆等现房里，也有一些大户型供应。

花姐希望，兴创置地052地块和待拍的西红门6038地块，不要重蹈覆辙。

真有点想不通，那些在大兴区的开发商，难道真的只为了一个豪宅梦吗？

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关键字：京城楼花