朱房村PK功德寺，海淀改善盘杀红眼了-乐居财经

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style="text-align: left;">11月27日，海淀区东升镇北部片区朱房四街棚户区改造项目二期（剩余用地）HD00-0803-0029地块和0030地块进入用地预申请，交易起始价合计150.3亿元，受理时间自2024年11月27日起至12月26日止。</p><p style="text-align:center"><img width="750" src="https://ess.leju.com/common/photo/16-1-qL6DYlmtPNu9nNIvERQjVNIuDp0XYAvbJAzqlpenyWUtQ8oNeS7MvijAtfax2MuNR3ZcnXk0bmhPuU2G.png" style="text-align: center;"/></p><p style="text-align: left;">这两块地甚至不在第五轮拟供地清单上，直接空降到了预申请列表里，不过朱房二期棚改项目早在6月份就已开始宅基地确权公示。</p><p style="text-align: left;">项目位于海淀区东升镇北部片区，地处中关村大街高端创新集聚发展轴辐射腹地，京新、京藏高速、北五环围合区域，整体用地面积约62.59公顷，总建筑规模约85.72万平米，涉及居住用地、研发设计用地、市政设施用地及教育用地等多幅地块，其中基础教育地块确定由清华大学附属实验学校承办，九年一贯制，2026年开工，2027年6月计划完工。</p><p style="text-align:center"><img width="750" src="https://ess.leju.com/common/photo/16-1-bXFEtrqTb2m6EZ5XzOKgbp9brS9qf4XhNrCb3hqFol4RGiPRXUMoSac0eaz8bw1DO1LiY8tXpH4kxtuf.png" style="text-align: center; text-wrap-mode: wrap;"/></p><p style="text-align: left;">住宅部分共7个组团，包括5个安置房地块，最南端清河沿岸的两宗则为商品房地块，也就是本次上架的0029、0030地块。</p><p style="text-align: left;">两宗地块均为纯居住用地，地形方正，无其它配建。用地总规模8.2万㎡，地上建筑规模19.77万㎡，控高48米。其中：</p><p style="text-align: left;">西侧0029地块用地规模4.27万㎡，容积率2.4，地上建筑规模约10.26万㎡，起始价78亿元；</p><p style="text-align: left;">东侧0030地块用地规模3.93万㎡，容积率2.42，地上建筑规模约9.51万㎡，起始价72.3亿元。</p><p style="text-align:center"><img width="750" src="https://ess.leju.com/common/photo/16-1-wjVzCqIhHNT84ZBeWuaf7OcBiPtqODS9fDlLEQxJBSAIJWovkpzN6cxVn93mltqw2IqEWeoKqSZD5Vsm.png" style="text-align: center;"/></p><p style="text-align: left;">两幅地块起拍楼面价均超7.6万/㎡，较月初成交的功德寺地块最终成交楼面价还贵4000+，并且从预申请文件来看，朱房村地块未设地价上限，未来的售价当然也会跟着成交地价走。</p><p style="text-align: left;">朱房村地块隔着万象汇就是海淀北的次新豪宅标杆橡树湾，当前二手房挂牌价在13万/㎡左右，楼龄较新的五期万橡府大户型能卖到15万+。</p><p style="text-align: left;">综合来看，朱房村地块商业配套更为成熟，北面就是清河万象汇，步行可达，功德寺周边生活配套不多，主要是守着中关产业园，前者是能到购物中心里溜弯，后者是腿着就能上班。</p><p style="text-align:center"><img width="750" src="https://ess.leju.com/common/photo/16-1-1LJAK4dV27PcQLuDxAkDpsZjlYd2QfoJG7cmRM2ctgrzILxxNQRL5YWlSAGH5KHKUUCWSSoqNiWEn8v3.png" style="text-align: center; text-wrap-mode: wrap;"/></p><p style="text-align: center;"><span style="color: #7F7F7F;">（上图为朱房村地块区位图）</span></p><p style="text-align:center"><img width="750" src="https://ess.leju.com/common/photo/16-1-HGyqYv4xWW65xJMFmLTXGucnPmNF3NrqyYuDCBRROD4iTqOMwMbgPpO18LmMe9oF9yDCvnTuMlD6Zo4O.png"/></p><p style="text-align: center;"><span style="color: #7F7F7F;">（上图为功德寺地块区位图）</span></p><p style="text-align: left;">出行方面，朱房村地块距地铁13号线上地站步行约1.5公里，昌平线朱房北站约1.2公里，不算近；但功德寺地块离地铁更远，13B号线建成后能近一些，也要在1公里左右，没太大区别。</p><p style="text-align: left;">教育资源还是有点区别的，朱房村周边有海淀实验二小汇缘分校、第二实验小学橡树分校、清华附小清河分校，加上规划的清华附属九年一贯制实验学校，也算优质学区，但对比功德寺地块所在的上地学区还是略逊一筹。上地是派位最好的学区没有之一，包括排名海淀前十的“牛小”上地实验小学、清华附中上地学校，另有一所由北京市101中学承办的12年一贯制学校目前在规划中，无论小学还是中学，师资实力都旗鼓相当，所以哪怕是“海淀家长”，也完全不用担心二派被调剂。</p><p style="text-align: left;">产品方面，朱房村地块由于不限价，未来面向纯改善做大平层豪宅的概率更大一些，功德寺则主攻刚改客群。朱房容积率2.4，限高48米，预计是16F左右小高层产品，按照200㎡的户均建面来算，大概能有近千套房源供应；功德寺容积率2.1，限高30米，预计会做10F以下洋房产品，相对更低密，居住舒适度更好。</p><p style="text-align: left;">不利因素双方都差不多，首先都属于城中村改造项目，周边会有大量安置房。功德寺安置房万德嘉园大约2100套，朱房村安置体量则更<span style="text-wrap-mode: wrap;">庞</span>大，44万㎡，容积率2.8，控高80米，25F高层，设计居住总户数超6000户，但朱房的安置房比较新，起码品相看上去不会太差。</p><p style="text-align: left;">此外，功德寺地块的高压架空线入地工作是个难点，如果不能如期开展，未来会对西北方位房源造成影响；朱房地块则是西南侧距离环线和高速路太近，噪音不可避免。</p><p style="text-align: left;">海淀另外两幅热门地块>></p><p style="text-align: left;">永丰南：<a href="https://www.lejucaijing.com/news-7259172418282517830.html" target="_self" style="text-decoration: underline;"><strong>颐海澐颂“偷阳台”，海开控股食言了？</strong></a></p><p style="text-align: left;">永丰北：<a href="https://www.lejucaijing.com/news-7263174504070444436.html" target="_self"><span style="text-decoration: underline;"><strong>保利嘉华天珺卡壳消防设计，要取消坡屋顶了？</strong></span></a></p> </div> <div class="detail-media"> <p>来源：乐居新媒体</p> <p>作者：徐迪</p> </div> <div class="detial-qian"> <p>相关标签：</p> <a target="_blank" href="/column-114.html">乐居新媒体</a> </div> <div class="detail-line"></div> <div class="detail-tip-text"> 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