Core Insights - The article discusses the competition between two newly launched affordable housing projects in Shenzhen, namely He Tao Gong Guan and Shan Yue Wan Garden, both located in key urban areas, highlighting their similarities and differences in terms of pricing and attributes [1][5]. Project Comparison - He Tao Gong Guan is located near the Huanggang Port area in Futian, while Shan Yue Wan Garden is situated in the Nanshan Qianhai Mawan area, both of which are significant for future development [5][12]. - Both projects offer similar unit types, specifically 70 square meter two-bedroom and 90 square meter three-bedroom apartments, but differ in scale, with Shan Yue Wan Garden having 3,466 units compared to He Tao Gong Guan's 960 units [10][11]. - The average selling price for He Tao Gong Guan is approximately 48,500 yuan per square meter, while Shan Yue Wan Garden is priced at around 42,640 yuan per square meter, reflecting a price point from 2021 [10][11]. Application and Eligibility - The eligibility criteria for the two projects are similar, requiring applicants to have a certain duration of social security contributions and residency status, with specific age and housing history requirements [4][3]. - The recent policy change allows non-registered families to apply for the Shan Yue Wan Garden project, expanding the pool of potential buyers [3]. Market Dynamics - The article suggests that these two projects will serve as a litmus test for the current housing market temperature in Shenzhen, given their competitive nature and the ongoing supply constraints in the new housing market [5][12]. - The surrounding market conditions indicate that the price differences between these affordable housing projects and nearby second-hand properties are narrowing, with second-hand prices in the vicinity of Shan Yue Wan Garden reaching 70,000 to 80,000 yuan per square meter [16][20]. Ownership and Transfer Conditions - Both projects require a 10-year holding period before full ownership rights can be obtained, which significantly impacts the liquidity and asset value for buyers during this period [13][14]. - The rules for obtaining full ownership after the holding period involve a price adjustment based on market conditions, which adds an element of uncertainty for potential buyers [15].

Core Viewpoint - The recent announcement regarding the adjustment of affordable housing policies in Shenzhen indicates a significant shift towards allowing broader access to these properties, potentially transforming them into regular market housing options for all buyers [1][4]. Summary by Sections Policy Changes - Shenzhen has officially opened up the purchase eligibility for affordable housing, allowing families outside the waiting list to apply if there are remaining units after initial sales [3][4]. - Previous adjustments included lowering the educational requirements for applicants and including skilled workers in the selection criteria [5]. Market Conditions - There are approximately 23,000 units of affordable housing still available for sale, with 182,359 families currently on the waiting list [5]. - Despite the high demand, many units remain unsold, indicating a pressing need to reduce inventory in the affordable housing sector [7]. Sales Performance - The sales performance of the Shan Yu Wan Garden project has been notably poor, with multiple rounds of sales yielding decreasing absorption rates [10][12]. - The first five sales rounds of Shan Yu Wan Garden showed a significant number of unsold units, with the highest absorption rate being only 34.55% [13][14]. Pricing Issues - The pricing of units in Shan Yu Wan Garden is considered too high for the target market, with two-bedroom units priced between 2.55 million and 3.16 million yuan, and three-bedroom units between 3.41 million and 4.13 million yuan [20][21]. - Comparatively, other affordable housing projects in less desirable locations have managed to sell out, suggesting that price is a critical factor in the market's response [16][21]. Market Dynamics - The majority of residential transactions in Shenzhen are concentrated in the price range of 5 million yuan or below, indicating that the affordable housing market must align its pricing strategies to meet buyer expectations [30]. - The recent policy changes are expected to influence the broader housing market, particularly as more affordable housing projects follow suit in opening up sales [32].