二手房市场历来都是跟着一手房走，近日南宁市场却出现一个怪象：一二手房房价出现倒挂。相对于不少楼盘的打折促销，二手房业主宁愿有价无市，也不肯轻易让利成交，导致部分楼盘二手房价格比一手房还高。南宁部分中介公司反映，7月二手房成交量延续前两个月的颓势，房价却仍在高位徘徊。以下是从科正评估公司搜集的南宁5个主城区24个分片区7月份二手房基本行情。

城区    片区        基本情况                                                  二手房价格区间                    参考楼盘（元/平方米）

                                                                              （元/平方米）                         

青秀    南湖周边    主打湖景房，放盘量及成交量均较少，湖景房价格依然坚挺。    南湖东均价9200、南湖西均价7000    绿城画卷、汇金苑均价9300

                                                                                                                南湖国际均价8500

    桃源古城片区      旧房居多，配套完善、就学方便。上月桃源路段放盘较多，但因价格保持高位，成交较少。    5000~8000                                                   盛天国际均价1.3万

                                                                                                                                                                      怡景公寓均价6500

    东葛葛村片区      配套齐全，学区房是卖点，放盘较多，价格与上月持平。                                  次新房8500~1.1万、二手旧房5000~6800                         西湖新天地均价7600

                                                                                                                                                                      荣和·中央公园8500~1.1万

    东盟国际商务区    放盘量有所增多，成交很少，价格在高位徘徊，个别楼盘逆市小涨。                        公寓住宅7500~1.1万，写字楼1.3万~1.5万，联排别墅均价1.5万    利海·亚洲国际住宅8000~8500

                                                                                                                                                                      泰国城联排别墅均价1.6万

    凤岭              放盘较多的是毛坯房，成交量少，个别楼盘因促销，价格有小幅回落。                      均价7000以上                                                蓝山上城均价8300

                                                                                                                                                                      汇东郦城均价6800

    仙葫              放盘不多，成交较少，价格保持不变。                                                  住宅4000~5500、与邕宁区接壤区域3300~4200                    联发·尚品均价4900

                                                                                                                                                                      天池山高层5000

    柳沙              以新建小区为主，江景房所占比例较大。上月放盘量少，价格偏高，少有成交。              6500~8500                                                   民发·大观天下及半岛·半山均价7500以上

    五象广场周边      以专业写字楼、商住楼及高档住宅为主，商务繁华。放盘量极少，成交也少，保持高价。      8500~2万                                                    地王国际1.2万~2万

                                                                                                                                                                      水晶城均价1.25万

兴宁      朝阳片区                商业繁华，片区人流量大。上月成交量少，价格保持平稳。                           5000~7300                                              盛世·联邦广场均价6700

                                                                                                                                                                        金朝阳均价6500

          民主建政路片区          房源集中在民主园湖路口和建政路一带。放盘量不多，成交量很少，价格仍旧坚挺。     5500~7000                                              阳光新都均价6300

                                                                                                                                                                        聚宝苑均价5700

          望州路、东沟岭片区      二手旧房为主，环境欠佳。成交量不大，价格基本与6月持平。                        3800~6700                                              保利·山水怡城精装房均价6000，香樟林均价约6300

西乡塘    北湖明秀片区            放盘量不多，部分楼盘价格有些许回落，成交量少。                                 3500~6000                                              瑞丰花园4200~5000

                                                                                                                                                                        振宁翠峰5200~5800

          北湖北及秀厢大道片区    以房龄5年以上二手房为主，放盘量及成交量少，价格未见松动。                      4200~6500                                              柏涛湾5200~5500

                                                                                                                                                                        盛天名都均价5800

          大学明秀片区            房源集中在广西大学及广西财经学院附近，放盘量及成交量少，价格与6月持平。        3700~~6500                                             世贸西城5500~6500

                                                                                                                                                                        百汇华庭5600~6500

          新阳明秀片区            放盘量不多，成交少，价格涨跌不一，但波动幅度不大。                             二手旧房3500~4500                                      台湾街均价5500

                                                                                                                 次新房5500~6500                                        福满花园均价6000

          鲁班北路片区            放盘不多，成交量低，价格在高位徘徊，个别楼盘现微涨。                           6000~7500                                              隆源国际花园6300以上，瀚林华府精装高层7800~1.2万

          高新区                  放盘量极少，鲜有成交，价格与6月相比变化不大。                                  二手旧房3500~4500                                      嘉华绿洲均价5900以上

                                                                                                                 次新房4300~6500                                            

江南      邕江一桥南              整体价格变化不大，个别楼盘微涨，成交量较少。                                   江景房均价7500、二手旧房3500~4500、次新房5000~6500     江南香格里拉5300~6700

          白沙大道东段            价格与6月基本持平，少有成交。                                                  4100~6500                                              荣和新城4400~5800

                                                                                                                                                                        金湾花城5500以上

          星光白沙片区            放盘量有所增加，但卖家叫价高，总体成交量偏少。                                 4000~5800                                              云星·尚雅名都4800~5600

                                                                                                                                                                        龙光·普罗旺斯均价5500

          壮锦大道片区            放盘量和成交量有所增加，价格与上月持平。                                       3700~5300                                              碧园·南城故事均价4600

                                                                                                                                                                        南宁奥园均价4400

          五一富宁片区            放盘量及成交量有所增加，除个别新楼盘价格微涨，大部分楼盘价格与6月基本持平。    二手旧房3300~4000                                      江南新兴苑4100~5200

                                                                                                                 次新房3800~5300                                            

良庆      五象银海片区            次新房为主，放盘量有所增加，成交少，价格有小幅回落。                           4200~5500                                              新加坡城均价4700

          大沙田金象商住区        放盘量较少，成交量低，价格有小幅回落。                                         3500~5000                                              鑫金怡园4100~4700

                                                                                                                                                                        金象绿城均价4700

　　你问我答

　　住宅性质商铺

　　怎么评估？

　　周先生：我有一间首层临街商铺，现需要贷款评估，但证载用途是住宅，请问可以按商铺评估吗？

　　科正评估公司：根据《房地产估价规范》及《房地产抵押估价指导意见》等文件的相关规定，评估中特别是在抵押评估中，要遵循合法原则及谨慎性等原则。政府部门颁发的《房屋所有权证》、《国有土地使用证》等证载用途为房屋的合法用途，评估只能在遵循合法产权、合法使用、合法处置等前提下，经进行最高最佳使用分析后，得出评估结论。像周先生这种情况，只能按合法用途住宅进行评估，但在评估过程中，会根据估价对象实际所处的区域位置、临街状况、市场供需等情况进行综合分析，评估测算出房屋的市场价值。

　　房地产估价

　　程序如何？

　　邓女士：我想了解一下，一般专业的评估公司进行房地产估价的程序有哪些？如何收费？

　　科正评估公司：评估公司自接受估价委托至完成估价报告期间，房地产估价应按下列程序进行：1、明确估价基本事项；2、拟定估价作业方案；3、搜集估价所需资料；4、实地勘查估价对象；5、选定估价方法计算；6、确定估价结果；7、撰写估价报告；8 、估价资料归档。收费一般为房屋评估总价的千分之五。（韩云广）