新界豪宅如何訂價

近 期 一 些 發 展 商 在 新 界 推 出 的 豪 宅 盤 , 市 場 的 反 應 皆 不 太 理 想 , 關 鍵 是 發 展 商 對 這 些 盤 有 不 切 實 際 的 期 望 , 故 訂 價 比 市 場 預 期 的 高 出 了 很 多 , 以 至 準 買 家 看 過 後 都 有 點 失 望 。 令 發 展 商 對 新 界 豪 宅 盤 期 望 過 高 的 原 因 , 是 金 融 風 暴 前 新 界 豪 宅 的 售 價 確 一 度 與 傳 統 豪 宅 拉 得 相 當 , 以 至 發 展 商 以 為 只 要 按 傳 統 豪 宅 的 售 價 打 一 個 折 扣 , 就 可 以 作 為 他 們 的 新 盤 的 售 價 了 。 他 們 漠 視 了 他 們 自 己 盤 口 實 際 所 處 的 地 區 的 特 色 , 又 不 肯 參 照 鄰 近 樓 宇 的 二 手 市 場 的 售 價 , 認 為 自 己 的 樓 盤 應 拿 來 與 山 頂 及 南 區 的 豪 宅 比 , 而 不 應 與 鄰 近 的 村 屋 比 , 結 果 訂 了 一 個 與 市 場 期 望 全 不 一 致 的 售 價 , 銷 售 情 況 可 想 而 知 。 
村 屋 的 格 局 、 設 施 以 及 用 料 等 , 當 然 遠 不 及 發 展 商 的 新 界 豪 宅 , 但 卻 處 於 同 一 地 區 , 而 即 使 在 新 界 , 地 價 仍 佔 樓 價 中 一 個 可 觀 的 比 例 , 故 位 置 因 素 不 能 不 加 以 考 慮 。 要 考 慮 地 價 及 位 置 因 素 , 就 不 能 不 考 慮 鄰 近 樓 宇 的 二 手 價 , 不 能 再 以 為 只 要 多 花 五 百 元 一 呎 的 建 築 費 , 就 可 以 賣 高 兩 千 元 一 呎 樓 價 。 金 融 風 暴 之 後 已 沒 有 這 支 歌 仔 唱 了 。 
金 融 風 暴 前 之 所 以 有 這 麼 多 的 豪 宅 買 家 , 是 因 為 泡 沬 經 濟 製 造 了 一 批 新 發 彩 , 地 產 代 理 中 也 有 不 少 人 心 癢 癢 要 一 嘗 住 豪 宅 的 滋 味 , 結 果 住 出 了 負 資 產 , 斷 翼 而 歸 。 這 批 人 本 身 未 具 備 長 遠 住 豪 宅 的 條 件 , 只 是 機 緣 巧 合 給 潮 水 沖 上 了 岸 , 但 一 個 浪 又 把 他 們 沖 了 落 水 。 
很 多 新 界 豪 宅 發 展 初 期 其 實 是 以 這 批 新 發 彩 為 銷 售 對 象 的 , 想 滿 足 一 下 這 批 人 住 大 別 墅 的 虛 榮 心 , 故 一 起 就 起 成 三 千 餘 呎 一 間 屋 。 現 在 這 批 人 要 他 們 付 這 麼 大 間 屋 的 裝 修 費 也 有 困 難 了 , 要 住 別 墅 也 買 錦 繡 花 園 算 了 。 
現 在 大 屋 已 建 出 來 了 , 要 改 則 已 太 遲 , 要 賣 只 能 拉 闊 與 鄰 近 別 墅 的 價 差 , 把 人 家 的 客 拉 過 來 。 要 拉 人 家 的 客 就 得 夠 吸 引 了 , 要 津 貼 搬 遷 費 , 要 補 償 重 新 裝 修 的 損 失 , 這 樣 人 家 才 會 動 心 。 現 時 要 看 那 個 發 展 商 敢 先 行 一 步 , 遲 起 步 付 出 的 代 價 只 會 更 高 。 

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