More specifically, it was a scarce and high-profit residential product developed by domestic real estate developers in response to the market demand brought by the construction of Shanghai Concession at that time, aiming at specific minority classes, adopting western architectural forms, new engineering technologies and new building materials. Judging from the current definition of real estate, the garden villa at that time was equivalent to the single-family villa in the real estate market now.
I. Definition (1) The architectural styles of garden houses in a narrow sense include European classical style, English country style, Spanish style, and mixed Chinese and Western style (according to the preferences of China owners, Western style is adopted in building technology, housing structure, residential equipment, etc., and China traditional characteristics are integrated into the plane layout, indoor and outdoor decoration, courtyard greening, etc.).
European classical English country Spanish narrow garden villa refers to villa in a great sense. Every household has a private garden with high quality products and luxurious decoration. At present, apart from villas, few garden villas in Beijing real estate market meet the definition of garden villas in a narrow sense.
Few projects can meet the standard of narrow garden houses.
(2) Garden houses in a broad sense: Garden houses in a broad sense are no longer villas. In a sense, it is more appropriate to call them garden houses or garden apartments. At present, most of the garden houses in the market are garden houses in a broad sense. From the perspective of the national real estate market, garden houses in a broad sense can be defined as: multi-storey slab buildings with six floors or less, mainly four floors, with obvious foreign architectural style. Emphasize that the landscape is good and the greening rate is relatively high. Generally exists in the outer suburbs. Generally, the first floor is for the garden, and the top floor is for the terrace. There are also cases where outdoor greening landscape is introduced indoors.
At present, there are many garden houses in the market, such as Jindi Greentown and Olympic Garden, which are typical generalized garden houses.
The plot ratio of garden houses in a broad sense is higher than that in a narrow sense, but they also belong to low-density houses. Huxing and ordinary residential similar, 100 square meters of flat, nearly 200 square meters of duplex. Basically located in the suburbs, it is the product of residential suburbanization, so the price is not high, mostly around 4500-5000 yuan/square meter; Even so, the target group of generalized garden houses is the middle class, which has a certain cultural taste.
Garden houses in a broad sense are between villas and ordinary apartments. It has the advantages of some villas (single-family villas and townhouses), but it cannot be completely separated from the prosperity and convenience of the city. So to some extent, it is also located between the villa area and the main city.
Judging from the overall situation of Beijing real estate market in a broad sense and a narrow sense, this conclusion is valid.
Today, more than a century has passed, the "Garden House" has been mentioned again, first warming up in southern cities, then appearing in Beijing real estate market in 2000 with the "Southern Army marching northward", and then symbolized by the "New House Movement" in Pearl River International City in 2003, the "Garden House" fever reached a new high in Beijing real estate market. However, the current market has hit new highs.
However, the social, economic, political and cultural environment in Beijing and even the whole country is very different from that before liberation, and the supply and demand characteristics of the real estate market are even less similar. But why are garden houses still attractive? What is its future development prospect in Beijing real estate market? In view of the above problems, our company has made a brief study on the present situation and future development of garden houses in Beijing real estate market.
Three. Background With the process of residential suburbanization, low-density housing continues to be popular, and one garden house project has been launched one after another. Although they are all under the banner of garden houses, each project has its own characteristics, distributed in all directions in the suburbs, impacting the real estate market in Beijing.
Although the product form also holds high the banner of garden villa, there are great differences in product form. Needless to say, it is understandable to call it a garden villa. It is a single house with sky above and land below. The upgraded version of Pearl River International City takes "New House Movement" as the slogan and garden houses as the theme. Similar products include styles and forests. Jindi Greentown, Olympic Garden and other projects are self-contained, and the product form is mainly four-story board building, emphasizing good landscape. There are gardens and terraces on the first floor and the top floor, also called garden houses. Some six-story banlou projects, because of foreign flavor and good landscape, also call themselves garden houses, with high greening rate.
It seems that the so-called "garden house" on the market is really a hundred flowers blossom and a hundred schools of thought contend, whether it is a garden house or not. In short, many low-density residential projects are constantly naming their own projects in the promotion: garden houses.
Since features can be associated with garden houses, naturally they are more or less associated with garden houses, or similar in spirit, image or both. Therefore, these projects naturally have some or some characteristics of garden houses. General garden houses have the following characteristics: 1. The architectural style is foreign, full of exotic flavor, mostly European and North American styles. 2. The building density is very low (the floor area ratio is generally less than 1), the greening rate is high, and the landscape is good. There is usually a private garden on the first floor; 3. Widely distributed in the suburbs, there is still a distance from the urban area; 4. Relying on modern urban civilization to a certain extent, the environment is comfortable and quiet; The water, electricity and heating supply in the residential area are readily available, the surrounding facilities are relatively perfect, and the standards of shopping, road traffic and communication facilities are high; 5. Target consumption orientation: middle-and high-income people, even including domestic high-income families, Chinese from Hong Kong, Macao and Taiwan, and foreigners from other countries.
Four, the most representative narrow garden villa is the old villa built before the liberation of Shanghai. Today, the "garden house" in Shanghai dialect still refers to the garden house in a narrow sense. Even when it comes to garden houses, people will think of small single-family villas in Shanghai.
The real "house" is not in China. The garden houses in China are saturated with the culture and history of China.
Verb (verb's abbreviation) combination design In order to facilitate floor residents to enter and leave the viewing terrace, garden houses often adopt the design method of retreating from the terrace and jumping over the floor, forming a rich combination design of plane and section.
The common combination design generally uses indoor stairs to form a jumping design between the first floor and the first or second floor underground; The second or third floor forms a thermocline design, or is leveled; Generally, the top floor is mostly duplex apartments, with several flat apartments in the middle.
1. Apartment villa on the first floor: (1) Exclusive garden entrance: The apartment on the first floor of the garden villa makes full use of the favorable conditions of grounding gas and designs the open space in front of and behind the apartment as the garden of the residents on the first floor. In some cases, the garden is terraced through the comprehensive section design of the apartment, forming a sunken courtyard or outdoor landscape terrace, forming a good landscape environment close to the residents and forming a good visual blending relationship with the indoor space.
In order to make full use of the garden landscape, the first-floor apartment is often equipped with indoor leisure space extending into the South Garden, which is used as a tea room, sun room or entertainment room. Its roof is used as a viewing platform for upper-class residents.
In addition, the main entrance of the first floor apartment usually opens to the garden, and residents enter the house through the garden without going through public stairs to enhance their sense of exclusivity.
The application of these design techniques has effectively improved the quality of the first-floor apartment and achieved the effect of similar villas.
(2) Profile combination design Because only the first floor has a garden, in order to make more floors enjoy the ground garden landscape and improve the comprehensive development benefit of garden houses, profile combination design is often used in the first floor apartment design.
The common combination way is that the first floor and the semi-basement form a jump apartment or the first floor and the second floor form a jump apartment; There are more complex combinations, such as the first floor and the second floor. Each floor has an indoor staircase connected to the (semi-) basement, and the basement has a sunken courtyard according to households, forming a pattern of shared sunken landscape gardens on the first and second floors.
Staggered floors are sometimes used in the profile design of apartment buildings to enrich the changes of indoor space.
2. Floor apartment villa (1) viewing terrace Outdoor garden or garden terrace is the basic feature of garden villa. Therefore, floor apartments often use the roof of low-rise houses to retreat from the platform layer by layer, forming a garden terrace in the air, while the top floor is designed as a jump floor, and the terrace is set on the upper floor of the jump floor. This is the basic pattern of floor apartment design.
(2) The viewing terrace set in some parts of the porch garden is difficult to form the landscape interest shaded by the trees in front of and behind the house. In order to improve this deficiency, in some cases, an enlarged open hall with concave gallery was set at the entrance, supplemented by green plants, forming an entrance garden, which improved the villa quality of the floor apartment.
3. Expanding the design concept of floor-standing garden villa. Because garden villa is essentially a kind of garden-style residential product, some space design techniques of garden villa have been applied in multi-storey or even high-rise residential buildings in recent years.
Some high-rise residential cases improve the indoor landscape and leisure quality through the design of gardens and viewing platforms, and obtain the living effect similar to that of multi-storey garden houses.
In some cases, it is a good garden design method to use the jumping floor design to open a two-story large outdoor platform in the landscape direction, which greatly improves the quality of viewing and living. The intransitive verb deepens the design of the garden villa, which not only strengthens the leisure quality of the apartment, but also comprehensively improves the other functional quality and living comfort of the apartment. Mainly includes the following aspects: 1. Landscape and comfort of traffic space. Traffic space is a transitional space connecting indoor and outdoor, and it is a place where people enter the room to form their first impression. Garden residence attaches great importance to the design of traffic space, highlighting the landscape and comfort of traffic space.
Because the first floor apartment of the garden house mostly adopts the way of small courtyard garden, the entrance of the unit does not need to be directly located on the first floor, and the design method is flexible, usually in two ways.
One way is to set the unit entrance in the room on the second floor, and connect the unit entrance with the outdoor ground through special outdoor stairs, which increases the spatial transition level and interest of entering the house.
One way is that the entrance of the unit is still located on the first floor, but the entrance porch is increased and a relatively transparent facade shape is adopted to form the design of the landscape lobby. The lobby is equipped with letter boxes and rest seats to create a communication space in the neighborhood and improve comfort.
In the design of public stairs, some cases are combined with indoor gardens, which not only improves the indoor landscape environment, but also makes residents feel the visual pleasure of walking in the front garden when taking the stairs. In some cases, it is also an effective way to introduce landscape into public transportation space by arranging elevators on the external walls to form landscape elevators.
2. Pay attention to the etiquette and serialization of spatial layout. The villa quality of garden houses is not only reflected in the configuration of outdoor leisure space, but also in the layout of internal space.
First of all, strengthen the design of etiquette space, set up an independent hall, form a reception area and a comfortable space for changing shoes and coats, so as to avoid the sudden feeling of visitors looking directly into the room.
Secondly, the design of garden houses is from the outside to the inside, and the public space sequence is more abundant and clear.
Compared with ordinary collective housing, the dominant space of garden housing is diverse, the handling of indoor and outdoor space conversion is more perfect, the division of indoor public and private areas is clearer, and the permeability and layering of room, internal and external visual and landscape integration are strengthened.
3. With the deepening and refinement of residential functions and the expansion of relative space, garden houses pay more attention to the improvement of functional quality.
In addition to the foyer and special leisure space, many garden houses have storage, storage space and housework handling space.
In some cases, the master bedroom is divided into special areas according to the functions of hygiene, dressing, sleeping and leisure, and functional half rooms, 270-degree viewing windows and a balcony are added.
In short, the deepening and refinement of residential functions will make the indoor environment more beautiful, clean and comfortable to use.
4. Improve the privacy of the room. The outdoor garden terrace formed by the retreat of the garden house is easy to form the problem of disturbing privacy such as looking at each other, looking up and down.
In order to solve this problem, many measures have been taken to reduce the line-of-sight interference between households, such as increasing visual obstacles such as retaining walls, gratings and slope tops. At the same time, the layout of the platform is asymmetric, which reduces the possibility of looking at each other and looking sideways.
In addition, some cases have optimized the visual interference of Wei Ming, such as the protruding bathroom and the external window on the side wall, which greatly improved the visual interference of the bottom resident Wei Ming.
5. Optimization of equipment system Some equipment components, such as air conditioning panels and indoor exposed radiators, often have adverse effects on indoor and outdoor perception and use. Some garden houses with high quality requirements have optimized their equipment systems, such as adopting low-temperature radiant floor heating technology and canceling radiators; The adoption of user-type central air conditioning improves the adverse effects of scattered air conditioning panels and condensation pipes on the opposite side.
With the maturity of remote transmission technology of water, electricity, gas and heating metering, the relevant meters have been moved indoors, the number of tube wells and meter boxes in public stairwells has been greatly reduced, and the inner wall of stairwells has become cleaner.
Because the garden villa retreats layer by layer, the kitchen and bathroom are often dislocated at the top, which brings about the turning problem of the upper and lower sewer pipes and exhaust flue, and is also the focus of equipment system optimization.