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青岛看房日记01:华新园·央和府

  • 2026-02-15 13:13:51
青岛看房日记01:华新园·央和府
其实在此之前看过一些盘，包括中海雲境、青特璟誉等等，但还是以此作为本系列的第一则记录。
央和府是2024年的盘，属于新都心板块，位于重庆南路和南京路之间。距离最近的地铁站，3号线清江路站，步行十分钟出头。生活购物方面，离麦德龙确实很近，但周中日常采买估计更依赖小区北面新开的菜市场、以及南面青岛科技创新园底商等小店。只是这些小摊小店，目测还是有一股百废待兴之感。
医疗教育方面，青大附院市北院区、市北区人民医院、海慈医院本部等等都在3公里半径范围内，新都心基本配套。我对教育领域不熟，学区方面小学是有四方实验小学，中学由超银托管，应该算一个亮点。
切入主题，说说小区情况。地块形状有点特别，导致五栋楼是从东南到西北斜着排列的。小区不直接临街，西边有一座写字楼遮挡。南北都有院门，开车需要从重庆南路拐下来几十米，自小区北门进入。小区这种斜向勺型排布，中间自然留出了一大片绿化空间，以及摆放着象征大于实际的一部儿童滑梯。
1号楼：10层，均为130平四室户型带精装，一梯一户。电梯旁就是开放的步梯，没有楼梯门。户型实际感受是，这个面积摆下四室有些紧凑，北侧两个并排小卧室倒是可以打通。南向视野被科技园遮挡，但不影响阳台采光。这栋楼房源剩余相对充裕，售350W。
2号楼：33层，精装，每层2个单元共四户，中间有连廊连通，可以去坐隔壁单元电梯。边户125平、中间户115平，户型几乎一样。这栋楼开发商也打出一梯一户宣传，实际是一部有些窄的电梯在东西两侧均可开门，再配合单元内两户间的防火门隔离形成的。加上步梯设在楼外，早晚高峰期可能存在电梯拥堵压力。一旦电梯紧张，连廊使用频率增高，中间户门前的电梯厅空间，私密性和利用率势必要打折扣。
这栋楼的东户视野无敌，尤其是24楼样板间及更高，采光和景观都没得说。中间户和西户就没有这么开阔了，11层以下基本会被1号楼挡住。目前2号楼中间楼层所剩不多，25层以上和4层以下还能挑挑，低楼层售300W-。
3号楼、4号楼：两栋毛坯。3号楼的115平户型只剩一二楼、4号楼剩余的115平户型都在27楼以上的中间户。这两栋楼西户都是143平四室，余量较多，由于超预算没有详细了解，但刷视频已经看到有业主在转手了。
这里有两个特殊产品：
  • 1楼带-1楼：赠送九十几平方的地下空间，样板间做得非常漂亮，明显缺点就是估计常年需开灯。
  • 顶楼带阁楼：没做样板间，阁楼层高3米5，还送天台，视野景观一流。
5号楼：基本售罄，值得一说的是，该栋楼一单元18层以下均为预留的政府人才房，用途尚未明确。
其他方面，小区配有地下停车位、储藏间、车库。开发商是本土民营企业，规模不算大，听说物业服务水平也比较一般。
总体来说，项目进入清盘阶段，如果想以远低于开盘的价格入手捡漏，机会不少。就我个人而言，房型上真正有吸引力的只有2号楼东户剩下的几间高层。一楼带负一以及顶楼带阁楼的户型能够满足一些特定需求人群。地段与配套谈不上什么大优点，但已经属于当下能选择的新房现房里比较不错的了。
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  1. CONNECT:[ UseTime:0.000795s ] mysql:host=127.0.0.1;port=3306;dbname=g460;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.001241s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000565s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000483s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.000938s ]
  6. SELECT * FROM `set` [ RunTime:0.000370s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.001099s ]
  8. SELECT * FROM `article` WHERE `id` = 463182 LIMIT 1 [ RunTime:0.000817s ]
  9. UPDATE `article` SET `lasttime` = 1772002500 WHERE `id` = 463182 [ RunTime:0.017461s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 66 LIMIT 1 [ RunTime:0.000240s ]
  11. SELECT * FROM `article` WHERE `id` < 463182 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.000454s ]
  12. SELECT * FROM `article` WHERE `id` > 463182 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.000400s ]
  13. SELECT * FROM `article` WHERE `id` < 463182 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.000541s ]
  14. SELECT * FROM `article` WHERE `id` < 463182 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.008358s ]
  15. SELECT * FROM `article` WHERE `id` < 463182 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.001509s ]
0.106819s