The following is an inventory of the buildings in beijing, produced by the iupu “decision-makers” aid digital staff. A 20-year structured database with a full-process generation from dismantling tasks, integrating market dynamics to generating visual analysis。
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In february 2025, the central villa's core district was re-opened after more than 10 years of low-security housing disruptions. The plot, which landed at a volume rate of 1. 01, was close to the policy boundary of low-intensity development within the framework of the beijing site。
After entering the market, the project showed a certain degree of market heat: (a) after the beginning of the first phase in 2025, the rapid de-diposition was achieved in the short term, with nearly 80 per cent of the first phase of de-development, with a cumulative value of over $3. 8 billion
In march 2026, the second deposition, with an average filing price of approximately $74. 3 million per square metre, increased by about 7 per cent over the first。
But from a market structure point of view, beijing yoon park is more like a “sampling project” -
There is a clear tension between its sales performance, its pricing strategy and its supply context。
This paper will provide a systematic assessment of the project from the three dimensions of the price system, the supply structure and the de-mining logic。
I. Policy and supply context: phased revival of low-secret products
The development of the beijing villas has been strictly regulated since the retrenchment of the houses order around 2000, with the approval of land with a capacity rate of less than 1. 0 largely suspended, and the central villas' core area has entered an empty supply window period of more than 10 years. In this context, intraregional stocks are ageing, while demand for improvement among high net value populations continues to accumulate, creating a mismatch between supply and demand。
The entry of the plot of land in beijing is essentially a gradual release of this supply-demand relationship:
• the volume rate of 1. 01 is close to the minimum density permitted by the policy
♪ in the heart of the central villa ♪
• the conditions of development determine that it can only land low-secret products
This supply is somewhat scarce under the current policy framework。
It needs to be emphasized, however, that this scarcity is more of a phased supply window than one that cannot be replicated over time。
From the end of last year to the present, the plan for the release of the shelter, either on the side of the wynga river (near the beijing mooring garden) or on the side of the roman lake, two kilometres north, has the same level of accommodation waiting to enter the city。
Ii. Project fundamentals and product logic: typical high-end improvement model
In terms of the project's nature, the product logic of the beijing yoon park is clear and complete。
Approximately 170,000 square metres of land are planned for the project, covering approximately 17. 21 million square metres of housing, with a total of 111 dwellings and 483 households, covering two types of products, eight-storey oceanic houses and double-collar villas, extending from approximately 270 square metres to nearly 1,000 square metres。
Product systems exhibit typical high-end improvements:
One is the low-secret space structure. The capacity rate of 1. 01 is already very low in the new housing system in beijing, superseding low-level building forms and giving them a natural advantage in the comfort of their residence。
The second is space plastic design. The project adopted a framework structure that reduced the load wall restrictions and provided space for later retrofitting, a design tailored to the personal needs of high-end clients。
Three is clear direction. The total price range is about 16 million starters, actively screening the population and forming a relatively pure community structure。
In terms of product dimensions, beijing yoon park is more competitive, which is also an important reason for the faster phase of its transformation。
Price system analysis: significant deviations from plate price anchors
The project price system is more controversial than product-end certainty。
According to crete and related publicly available data:
• the average price of new housing in the yen yi district is approximately $44,578/m2
The average second-hand room in the yi yi district is about $19,666/m2
The average cost of new houses in beijing is about $56,129/m2
And beijing yunwon:
• about 69,000 yen/m2 for the first class
• about $7. 43 million/m2 for the second class
• the villa is about $94. 8 million/m2
This leads to multiple deviations:
• new houses with a relative degree of consistency: 1. 57 times
• fabulous second-hand room: approximately 3. 56 times
• compared to beijing as a whole: about 24. 8 per cent higher
This difference has become apparent in the region as “price isolation”。
Further, from the market structure, the trade-off between second-hand houses is highly concentrated in the medium and low-price segments:
More than 70 per cent are below $2 million, while only about 5 per cent is above $5 million。
In response, the entrance threshold for beijing yunwon was approximately $18 million。
This means:
Local purchasing power is difficult to absorb
The project has to rely on cross-section visitors
That is, its marketing logic is not based on “regional circulation” but on “external import”。
From the perspective of asset attributes, this structure will directly affect future liquidity。
Iv. Supply side changes: scarce narratives facing revaluation
One of the important underpinnings of the current pricing of the beijing mosaic is the narrative of “the last low-security area in the central villa area”。
However, this logic is changing in terms of supply structure。
According to the beijing municipal land supply plan 2026:
• three residential plots are proposed to be supplied around the wynth river
~ the volume rate is 1. 01
• planning for construction of approximately 19. 17 million square metres
• close to the location of the project
Its overall size exceeds that of its own。
At the same time, the price of new plots of land in the region is generally between 15,000 and 28,000 yuan/m2, which is significantly lower than the cost level of some 35,000 yuan/m2 for mooring。
This change means:
♪ the same product will no longer be unique ♪
• greater price adjustment space for follow-up projects
From the development cycle, plots are expected to be concentrated between 2027 and 2028。
As a result, the current “frequent premium” at the beijing yoon park is essentially a time window attribute。
V. Definition of structure and follow-up: divisional and medium-term
The sale data was better:
• entering 221 housing units
Yeah, that's close to 80%
• reduction of the evaporation cycle from 15. 2 months to 4. 2 months
However, this performance needs to be understood in conjunction with the structure。
First, the first phase of the product contains some of the relatively low-priced stratospheric products (approximately $65,000/m2) and carries out the main evaporation function。
Second, the project uses the “high and low” strategy:
On the floor, the house is profitable. After the second phase, the situation changed:
• a monolithic product structure
Average price increase of about 7. 7%
In the absence of a significant increase in the price of the plate, the increase was more reflected in the development of an agreed price strategy than in the overall rise in the market。
As a result, uncertainty remains as to whether phase ii evaporation rates continue at one level。
At the same time, there are concerns about community quality consistency. The delivery of the villas and the refinement of alternative models may lead to differences in quality within communities。
The discussion in beijing is not about “good and bad”, but about a more fundamental issue:
Where does the market end up when there is a mismatch between product strength and price。
The answer to this question in the short term depends on the pace of sales
In the medium to long term, it depends on a rebalancing of supply and demand。
