很多人一提到买房，第一反应就是"再等等""万一以后更便宜""说不定规划会起来"。 但真正经历过的人都知道，刚需买房最怕的从来不是买贵一点，而是把一家人的生活押在不确定的未来 上。 在真实市场里，有一句被反复验证过的经验总结成了七个字：买旧、买大、不买三。 一、买旧：优先选已经成熟的房子 现在买房，很多人一听"新盘"就两眼放光，一听"现房"就觉得是旧房，没那么香。但你真在市场里转一 圈就会发现，真正被抢得快、成交快的，反而是那些已经交付、已经有人住的房子。 这些小区普遍都有以下四个优点： 1、风险小 现房最大的好处就一句话：房子已经在那里了。 不会出现说好今年交房，结果一拖再拖的情况，也不用担心开发商资金链出问题。 有些无良开发商，房子是交了，可是里面水电绿化什么都没有，连施工留下的大坑都没填，问就是没钱 了，你能怎么办？ 这时候就能看到成熟现房的优点了。 这不是情绪判断，而是无数人踩坑之后留下来的共识。 钱交出去，房子立刻能看到、能摸到，心里有数。对刚需来说，什么时候能确定住进去，比其他都重 要。 2、看得见 成熟现房好不好住，全靠眼睛，不靠想象。 采光好不好，白天进屋站一会儿就知道；通不通风，窗户一开就有感 ...

Core Viewpoint - The article emphasizes the importance of buying a home that provides a sense of security and happiness, advocating for purchasing existing or slightly used properties rather than new developments that may carry risks [1] Group 1: Buying Strategy - The article suggests the strategy of "buy old, buy big, and avoid three types" to navigate the housing market effectively [3] - It highlights the advantages of purchasing existing homes or newer second-hand properties, which offer more reliability compared to off-plan properties [3][6] - The article warns against the risks of buying off-plan properties, which may lead to delays and uncertainties in possession [9][12] Group 2: Property Types to Avoid - It identifies three types of properties to avoid: old and dilapidated homes, apartments, and illegal constructions [24] - Old properties, particularly those over twenty years old, are prone to maintenance issues and may lack modern amenities, making them difficult to sell later [26] - Apartments are criticized for high communal costs and poor living conditions, while illegal constructions pose legal risks of demolition [28][30] Group 3: Long-term Considerations - The article stresses the importance of choosing larger homes to accommodate future family needs, thus avoiding the hassle of moving again [15][23] - It notes that larger homes tend to retain value better in fluctuating markets, making them a safer investment [20] - The article concludes by encouraging buyers to focus on the essence of properties rather than being swayed by flashy marketing [33]

Core Viewpoint - The article emphasizes the importance of the mantra "buy big, buy less, don't buy high" for homebuyers in the current real estate market, highlighting the changing dynamics and the need for strategic investment decisions [1][3][10]. Group 1: Market Trends - By the second quarter of 2025, 43 out of 70 major cities in China are expected to see a month-on-month decline in new residential property prices, with 48 cities experiencing a year-on-year drop [1]. - In 2024, the average price of large homes (over 120 square meters) in Beijing increased by 4.2%, while smaller homes (under 90 square meters) saw a decrease of 2.1% [2]. - A report indicates that small apartments in first-tier cities take an average of 18.3 months to sell, compared to just 9.7 months for larger units [2]. Group 2: Investment Strategies - The principle of "buy big" suggests investing in larger units and communities, as they tend to retain value better in the current market [2][5]. - "Buy less" advises potential buyers to consolidate their funds to purchase a single, quality property rather than multiple smaller ones, as the likelihood of default on loans is significantly higher for those with multiple properties [5][13]. - The "don't buy high" principle stresses the importance of evaluating property prices against income and rental yields, with a healthy price-to-income ratio being below 8 times [7][8]. Group 3: Financial Considerations - The average mortgage interest rate for first-time homebuyers in 2025 is projected to be 3.85%, a decrease of 0.4 percentage points from 2023 [5][16]. - The article warns that properties priced significantly above their market value, particularly new homes compared to second-hand homes, pose a risk, with new homes often being 25% to 30% more expensive [8][9]. Group 4: Demographic Insights - Population trends indicate that urban areas with strong economic foundations are likely to see property value appreciation, while areas experiencing population decline may face significant price drops [8][10]. - The article highlights that educational resources are becoming more evenly distributed, leading to a decrease in the premium associated with school district properties [9]. Group 5: Practical Advice - Buyers are encouraged to prioritize properties in well-connected areas with comprehensive amenities, as these tend to appreciate more in value [14][15]. - The article suggests that first-time buyers should consider bank mortgage loans over alternative financing options due to lower interest rates [16].

Core Insights - The Chinese real estate market is undergoing a significant transformation, moving from a rapid growth phase to a more rational and stable phase by 2025 [1] - Key strategies for homebuyers in this new environment include "buy big, buy less, and don't buy high," which reflects a deeper market insight [1] Market Trends - In Q1 2025, new residential prices in 70 major cities decreased by 0.8% month-on-month, while second-hand residential prices fell by 1.2% [3] - In 2024, the total sales area of commercial housing dropped by 5.3% year-on-year, and sales revenue decreased by 7.8% [3] - Real estate development investment saw a year-on-year decline of 9.6%, indicating that the market is still in an adjustment phase [3] Pricing and Affordability - The advice "don't buy high" warns buyers against overpriced properties that do not align with local income levels and regional development potential [4] - The national average housing price-to-income ratio was 9.8:1 at the beginning of 2025, with some second-tier cities reaching as high as 18:1, significantly above the internationally recognized reasonable range [4] - Urbanization rate in China is projected to reach 66.2% in 2024, with population inflow concentrated in 19 city clusters, making these areas more attractive for investment [4] Property Size and Community - The recommendation to "buy big" aligns with the growing trend of remote work, with 85.3% of buyers preferring larger homes [6] - The average living space for a three-person household in first-tier cities increased from 87 square meters in 2020 to 98 square meters in 2025 [6] - Larger homes show stronger price resilience, with properties over 140 square meters experiencing only a 3.2% price drop compared to an 8.7% drop for homes under 90 square meters [6] Investment Quality and Financial Management - The strategy "buy less" emphasizes the importance of quality over quantity, as there are currently 65 million vacant homes in China, leading to a vacancy rate of 16.8% [8] - Holding multiple properties incurs high costs and liquidity risks, with the average selling period for owners of multiple properties in second-tier cities reaching 127 days [8] - Recommendations for different income groups include varying down payment ratios and property types to ensure financial safety and avoid excessive debt [8] Conclusion - The Chinese real estate market has shifted from a broad increase to structural opportunities, with savvy buyers focusing on living quality and rational investment decisions [9] - The strategies of "buy big, buy less, and don't buy high" encourage a return to the residential nature of properties, steering clear of speculative investments [9]