保利半壁店双子豪宅，最新报规图解析，欢迎阅读

房财经 ·

2025/10/17 22:49

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每一个楼花，都是独一无二的。这里是楼花网。

10月16日，北京海淀区半壁店2201-0003、0004 地块终于揭开了面纱，公示了报规设计方案。

此刻，距离它拿地已过去了近五个月。保利发展+北京建工地产的操盘速度，的确有点慢。不知保利发展董事长刘平，会不会打爱将李红亮的板子呢？

如果说半壁店双子是北京近几年最神秘的项目，一点都不为过。

保利发展是地产一哥，以高周转取胜，突然慢下来，十分不正常。

有人说，是保利发展想慢工出细活。实则，是出于无奈。

半壁店地块有个天生的争议：它的建筑高度到底是15米，还是18米？决定了项目的产品走向，最高是4层，还是5层。

如果建筑限高15米，半壁店地块将是一个烫手的山芋，楼栋排布方案很难实现。

这是一宗海淀之地，是保利发展们从众多房企中拼抢下来的，总价高达45.45亿元，折合楼面价约7.84万元/㎡，溢价率11.95%。

搞定它的建筑高度，是该项目操盘成败的关键。答案随着报规图浮出了。

容积率平权：西地块调高，东地块调低

海淀楼盘报规图，总是很简洁，没有经济技术指标表。

半壁店地块也不例外。

它只披露了总体情况：建筑面积10.15万平方米，地上总建筑面积5.8万平方米，地下总建筑面积4.35万平方米，容积率为1.43。

但它由0003、0004 两个地块组成，仅凭报规图，很难得知分地块的建面和容积率数字。

拿地原文件显示，0003地块占地2.35公顷，规划建面3.05万平米，容积率1.3；0004地块占地1.71公顷，规划建面2.74万平米，容积率1.6。

花姐在9月23日发布的一份半壁店项目公司北京慧海常筑置业有限公司的招标文件中查询到，两个地块的参数发生了变化：

1、0003地块最新参数：总建面约5.56万平方米，地上建面3.33万平方米，地下建面积 2.23万平方米，可以得出容积率1.42；

2、0004地块最新参数：总建面约4.49万平方米，地上建面2.46万平方米，地下建面2.03万平方米，可以得出容积率1.44；

简而言之，0003地块容积率增加了0.12，0004地块容积率减少0.16，令两者的容积率基本拉平。

从这次报规图给出总的1.43容积率，应该和那次招标文件显示的一致。

这种调整容积率，并不违规。在拍地之前，该宗地块的指标已经松绑，明文显示：两个地块的容积率、绿地率可统筹核算，两地块地下可连通。

报规图显示，0003地块的东大门与0004地块的西大门之间，有宽约20米的地下通道。

风水问题：有方有圆，120米长楼体压抑

厘清半壁店双子之间的建面后，再来看它们的具体规划。

它总共规划14栋住宅楼，行列式排布，正南正北朝向，总计330多套房源，户均面积约170㎡，为3至5层低密度洋房。

1、西区0003地块8栋楼：除4#外均为地上5层，部分北向退层；4#东单元为4层，西单元为3层；5#西边也有半个单元退到4层。

2、东区0004地块6栋楼，均为5层板楼。

十分神奇的是，东西地块各有一条“长龙”：1-7#和2-5#都有5个单元，创下了北京近年来单体楼栋的纪录，长约120米。

它们的楼高没有超过18米，没有突破北京好房子对沿街住宅单一方向，不宜超过4个单元的限制。

但是，它们矗立在小区的第一排，挡住了风水，令人会产生压抑感。

或许，为了化解风水难题，保利发展在小区内，设计了“圆与方”建筑：

1、两个地块有3个圆形的消防回车场，半径为6米，这种回车场设计在北京甚是罕见；

2、在西地块中央，设计了一个环形景观廊架，顶部镂空。在这条中轴线上，还有三个正方形的公区景窗；

3、东地块的下沉庭院是长方形，在它上面，除了蜿蜒的风雨连廊外，还有两个顶部镂空的正方形景观廊架。

这组“方圆”的设计，正如项目的设计单位名字一样：天鸿圆方。

但，如此设计，应该有更多的意味，未来有待进一步揭晓。各位粉丝，你是怎么看呢？请加花姐微信：louhuar007，一起交流。

建筑高度突破15米限制，最高点17.15米

有关半壁店双子座，最敏感的数字来了。

报规图显示，它的建筑高度最为东区的5#和6#，15.89米；其次是西区的3#、5#为15.67米；西区6#15.45米，东区1#、2#、3#15.44米，西区1#、2#15.04米，西区4#12.41米。

换句话说，14栋住宅楼中，有13栋的建筑高度突破了15米。

规划图发布之前，关于它的建筑高度一直表述很模糊。

首先，在3月11日的“多规合一”协同平台审核意见函里，这两块地参数表里写的“控制高度为18米”，但“备注”一栏里，特意写上了一行字：“建筑高度以最终批复为准”。

这句话，暗示它的建筑高度可能生变。

果不其然。在4月18日，北京规自委海淀分局发出一份规划要求补充函，里面写道：“......各地块建筑应按15米控制，最终以空军机场主管部门审批意见为准，且建筑高度不得超过18米。”

这句话，依然没有明确，到底地块的建筑高度是多少？

中文博大精深，建筑高度没有定性，就有回旋的余地。于是，央企保利发展和国企北京建工地产就一头扎进去了，它们认为可在建筑高度上争取到最好的条件。

直到9月初，半壁店双子的建筑高度似乎已有定论。慧海常筑置业发出的那则有关“方案设计、初步设计、施工图设计”的招标公告里，很明确地显示，建筑高度为18米。

但从报规图上看，半壁店双子座似乎没有做满18米。

花姐认为，关于此前公告中的18米，不是传统意义上的建筑高度（不含女儿墙、电梯间高度等），而是建筑最高点不能超过18米。

这一点，报规图也间接做出了回应：每栋楼体上标出一参数：Hmax，指的是建筑的最高点标高。

拿最高建筑东区5#来举例：用Hmax数字72.95米，减去正负零数字55.8米，得出最该楼栋的建筑最高点为17.15米。

它比建筑高度15.89米，高出1.26米。多出来的高度，应该是楼梯间顶点的高度。

简而言之，半壁店双子座真正的建筑高度，是17.15米，比拿地文件18米低，但比调规文件里提到的15米要高。

这是一种博弈的结果。保利发展和北京建工地产为半壁店双子，多争取了2.15米的建筑高度，这也成就了它可以做到最高5层的楼，否则，它最高只能建4层楼。

让半壁店双子座的楼栋最高点达到17.12米——在15米和18米之间做了折中方案，保利地产北京公司总经理李红亮的能力非常强。

学习中海树村榜样，一层下沉设计？

虽然如愿争取到了建5层楼的机会，但在1.43容积率的现实面前，半壁店户型的层高问题，依然绕不开。

它拿地的楼面价高达7.84万元/㎡，意味着房价，至少要突破11万元/平米。

这种顶豪，必须在层高上有所突破，而不是只有3米或3.1米。

从报规图上看，用建筑高度除以楼层数，大致推算出户型的层高为3-3.18米。但，这应该不是真实的层高，只有看到建筑坡面图才能揭晓。

到底半壁店双子的户型层高是多少呢？

花姐判断，它会效仿中海树村项目，其层高会向地上和地下要空间。（详见《保利四环豪宅，有了解法》）

中海树村项目层高18米，实际容积率1.955，楼面价突破10万+，它创新了一种做法：

拿它的叠墅举例。

首层下沉0.7米。按照报规图的尺寸，2F高度为5.85米，有了下沉之后，下叠首层变成3.4米、二层为3.15米。

4F高度为12.65米，中叠在3F，层高3.4米；地上4、5层为上叠，首层为3.4米，二层3.15米——向阁楼借了0.5米。

如此一来，中海树村项目叠墅的三叠，首层都是3.4米高，二层为3.15米，妥妥的豪宅品相。

有珠玉在前，半壁店双子座也很有可能，在一层做了下沉设计。

从图纸上看，半壁店双子应该没有叠墅产品——每个单元只有1个入口，为清一色大平层。

花姐推测，它分四款户型：130平米（46套）、160平米（112套）、195平米（46套）和230平米（40套）和顶复（10套）、下跃产品（68套）。

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