THE ALVAU MAGAZINE PROPERTY GUIDE · BEIJING, CHINA
Luxury Real Estate in Beijing: Apartments, Houses and Three Price Tiers Across Seven Prestigious Locations
A large Guomao apartment, a park-adjacent residence, a historic courtyard and a Shunyi house offer different space, maintenance and rights. This guide separates those choices before comparing money. Its seven areas are an editorial selection, not a statistical ranking of Beijing’s most expensive neighborhoods.
Public sources checked: 2026-10-18 · Comparison exchange rate: 1 USD = 6.7220 CNY · 2026-10-16
The amounts are public asking quotations, not verified completed-sale prices, valuations or confirmation of buyer eligibility. Availability is unconfirmed. Three local budget tiers are shown for every area and property type; where evidence is insufficient, that is the finished finding rather than an invitation to invent a range.
Seven locations, one city, separate samples
Beijing is a municipality at provincial level. Shunyi is within administrative Beijing despite its suburban form. Ring roads and the variable marketing label Central Villa District do not define the city boundary. This guide excludes Hebei, Tianjin and properties in other Beijing areas advertised merely as “near” a selected location.
The samples are address-led. CBD covers Guomao/Central Park; the park sample is anchored south of Chaoyang Park at Palm Springs. Park-edge addresses belong to the park chapter, while addresses in the west/northwestern Liangmaqiao corridor belong to Sanlitun–Liangmaqiao. No unit is counted twice. Dongcheng covers Wangfujing, Dongdan, Jinbao Street and selected adjoining Dongsi blocks. Xicheng separates Financial Street apartments and Shichahai/Houhai courtyards. Wanliu means the specified Haidian compounds, not all Haidian or Western Hills. Shunyi means selected Houshayu/Tianzhu addresses, excluding Chaoyang-side villa communities.
How to read the purchase budgets
Luxury, Prime Luxury and Ultra Luxury / Trophy are local editorial budget labels, not official quality grades or a citywide scale. Boundaries follow changes in advertised product, layout and size rather than equal divisions of a minimum and maximum. A price exactly on a boundary belongs to the higher tier; the unrounded CNY amount controls classification. A “+” does not prove unlimited supply.
Research checked public Chinese-language agency sales pages, addresses and stated use on the date shown. Six or more candidate quotations were available for Central Park, combined Guangcai/Yingke, Chang’an Taihe and combined Wanliu compounds. Palm Springs had four candidates, one with conflicting prices, leaving three usable examples. Candidate panels are weaker than fully readable individual records and are identified. No completed transaction price or confidential registry document was independently obtained. This agency-led convenience sample establishes neither market medians, growth, liquidity nor the cheapest entry to an area. Repeated ads and mobile/desktop pages are not extra homes.
The comparison uses CFETS central parity for the last business day before research. The dated CFETS search record and contemporary Reuters report agree; the live CFETS table did not fully render in the text reader. This is not a bank-transfer quote. USD equals CNY divided by the stated rate: totals are rounded to the nearest thousand USD and recurring unit fees to two decimals. CNY is the currency code; RMB is another name for renminbi. In Chinese source units, 万 equals 10,000 and 亿 equals 100,000,000. Total prices, unit prices and monthly rents must not be confused.
CFETS: central parity and methodology · CFETS: dated exchange-rate search record · Reuters: central parity reported on October 16, 2026
Luxury Apartments, Penthouses & Serviced Residences
Start with the exact independent unit and registered use. 公寓 and 酒店式公寓 are marketing descriptions, not proof of residential designation, an operator contract or individual purchase availability. The numeric bands below concern advertisements labeled residential; commercial-use stock is kept separate. Building management can simplify ownership, but services, charges and contents require their own contracts.
Every example remains an advertised asking price, with current availability unconfirmed. Certificates, encumbrances, seller authority and remaining registered land-use terms were not inspected. Where a card quotes 住宅 · 70年, the advertisement declares residential use and a nominal 70-year term; it does not restart on purchase. 精装 means advertised fit-out, not verified turnkey condition, furniture or vacant possession. Unless individually stated, floor, completion/acceptance and handover status are unverified. Plot, garden, garage, basement and pool rights require specific documents.
室 denotes rooms/bedrooms, 厅 living/dining areas and 卫 bathrooms. The source layout is retained where the page contradicts itself. A study is not automatically a bedroom.
| Location | Property type and market availability | LuxuryCNY (≈ USD) | Prime LuxuryCNY (≈ USD) | Ultra Luxury / TrophyCNY (≈ USD) | Market note |
|---|---|---|---|---|---|
| CBD / Guomao · Chaoyang | Residential apartments | CNY 15,000,000–<22,000,000≈ USD 2,231,000–<3,273,000 | CNY 22,000,000–<30,000,000≈ USD 3,273,000–<4,463,000 | CNY 30,000,000+≈ USD 4,463,000+ | Local residential asking bands; small-sample limitations apply. |
| Chaoyang Park · Chaoyang | Residential apartments | CNY 14,000,000–<19,000,000≈ USD 2,083,000–<2,827,000 | CNY 19,000,000–<30,000,000≈ USD 2,827,000–<4,463,000 | CNY 30,000,000+≈ USD 4,463,000+ | Local residential asking bands; small-sample limitations apply. |
| Sanlitun–Liangmaqiao · Chaoyang | Residential apartments | CNY 16,000,000–<18,000,000≈ USD 2,380,000–<2,678,000 | CNY 18,000,000–<20,000,000≈ USD 2,678,000–<2,975,000 | CNY 20,000,000+≈ USD 2,975,000+ | Local residential asking bands; small-sample limitations apply. |
| Dongcheng · Wangfujing / Dongdan | Market observed; comparable evidence insufficient | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Three verified comparable tiers not established. |
| Xicheng · Financial Street / Shichahai | Market observed; comparable evidence insufficient | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Three verified comparable tiers not established. |
| Haidian · Wanliu | Residential apartments | CNY 59,000,000–<70,000,000≈ USD 8,777,000–<10,414,000 | CNY 70,000,000–<80,000,000≈ USD 10,414,000–<11,901,000 | CNY 80,000,000+≈ USD 11,901,000+ | Local residential asking bands; small-sample limitations apply. |
| Shunyi · Houshayu / Tianzhu | Market observed; comparable evidence insufficient | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Three verified comparable tiers not established. |
1 · CBD / Guomao · Chaoyang
The CBD sample concerns an established residential compound within reach of the business center, not landmark offices. Central Park is at Chaoyangmenwai Street, Courtyard 6, Chaoyang. Smaller units exist, but this sample concentrates on larger family apartments. The useful distinction is between conventional family layouts and substantially larger single-floor homes in older completed buildings with different refurbishment histories. Check lifts, window seals, winter heating, ventilation and actual exposure. A skyline description guarantees neither a permanent view nor private park access.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | CNY 15,000,000–<22,000,000≈ USD 2,231,000–<3,273,000 | The family subset includes three-bedroom layouts around the published larger standard-unit sizes. The example is fitted-out in an older completed building. Inspect contents and vacant possession; no specific skyline or hotel service is promised. | Residential apartments · 住宅 Residential advertisement; title and current condition require review. | Central Park / 新城国际CNY 16,500,000≈ USD 2,455,0001650万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 |
| 2 · Prime Luxury | CNY 22,000,000–<30,000,000≈ USD 3,273,000–<4,463,000 | This band reaches larger four-room family layouts in the same compound. The narrative advertises refurbishment and mechanical systems while the condition field is blank. Obtain an inspection and written inclusions; a blank field does not mean bare shell. | Central Park / 新城国际CNY 22,900,000≈ USD 3,407,0002290万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 | |
| 3 · Ultra Luxury / Trophy | CNY 30,000,000+≈ USD 4,463,000+ | The upper example is a substantially larger single-floor residence. Scale and specification contribute to its total, without proving a citywide trophy rank. Inconsistent occupancy statements need resolution; neither terrace nor penthouse status follows from price. | Central Park / 新城国际CNY 32,990,000≈ USD 4,908,0003299万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 |
Central Park / 新城国际
CNY 16,500,000≈ USD 2,455,000Exact source quotation: 1650万 · Total purchase asking price
- Advertised building area
- 186.62 m²
- Published room layout
- 3室2厅2卫
- Public location/address
- 朝阳区 · 朝阳门外大街6号院
- Individual listing
- BJ202606300031
- Original listing date
- Not established from the public record.
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Central Park / 新城国际
CNY 22,900,000≈ USD 3,407,000Exact source quotation: 2290万 · Total purchase asking price
- Advertised building area
- 264 m²
- Published room layout
- 4室2厅3卫
- Public location/address
- 朝阳区 · 朝阳门外大街6号院
- Individual listing
- BJ202605080026
- Original listing date
- Not established from the public record.
住宅 · 70年
Condition fields and narrative disagree; finish and occupancy need inspection.
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Central Park / 新城国际
CNY 32,990,000≈ USD 4,908,000Exact source quotation: 3299万 · Total purchase asking price
- Advertised building area
- 391.35 m²
- Published room layout
- 4室2厅3卫
- Public location/address
- 朝阳区 · 朝阳门外大街6号院
- Individual listing
- BJ202405220031
- Original listing date
- Not established from the public record.
住宅 · 70年
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Highest fully read comparable in this sample: CNY 32,990,000≈ USD 4,908,0002026-10-18 · Public asking price; current availability unconfirmed.
2 · Chaoyang Park · Chaoyang
This sample uses residential blocks south of Chaoyang Park, particularly Palm Springs at Courtyard 8, Chaoyang Park South Road, not all Chaoyang. Its three usable examples differ materially in size within one mature compound. The park is public: a unit can face internal gardens instead, and floors can have very different views. Inspect glazing, balcony safety, orientation, lift access and renovation. The small subset cannot establish a neighborhood distribution or general penthouse premium.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | CNY 14,000,000–<19,000,000≈ USD 2,083,000–<2,827,000 | The entry example is a three-room Palm Springs apartment. A second fit-out and furniture are advertised, but completion and contents need viewing. Its described internal-garden orientation does not establish an unobstructed public-park view. | Residential apartments · 住宅 Residential advertisement; title and current condition require review. | Palm Springs / 棕榈泉国际公寓CNY 14,880,000≈ USD 2,214,0001488万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 |
| 2 · Prime Luxury | CNY 19,000,000–<30,000,000≈ USD 2,827,000–<4,463,000 | The agency panel quotes a larger three-room layout. More area may improve living/private-room proportions, but a convertible room is not an approved extra bedroom. Published building area is not certified usable space; the individual record was incompletely accessible. | Palm Springs / 棕榈泉国际公寓CNY 19,900,000≈ USD 2,960,0001990万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 | |
| 3 · Ultra Luxury / Trophy | CNY 30,000,000+≈ USD 4,463,000+ | The upper example is a larger four-room apartment, not an automatically verified penthouse. It is advertised fitted-out on a lower floor. Compare current maintenance and view individually; another similar-size advertisement had conflicting quotations and was excluded as an extra anchor. | Palm Springs / 棕榈泉国际公寓CNY 31,500,000≈ USD 4,686,0003150万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 |
Palm Springs / 棕榈泉国际公寓
CNY 14,880,000≈ USD 2,214,000Exact source quotation: 1488万 · Total purchase asking price
- Advertised building area
- 191 m²
- Published room layout
- 3室2厅2卫
- Public location/address
- 朝阳区 · 朝阳公园南路8号院
- Individual listing
- BJ202603020013
- Original listing date
- 2026-03-02
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Palm Springs / 棕榈泉国际公寓
CNY 19,900,000≈ USD 2,960,000Exact source quotation: 1990万 · Total purchase asking price
- Advertised building area
- 220 m²
- Published room layout
- 3室2厅2卫
- Public location/address
- 朝阳区 · 朝阳公园南路8号院
- Original listing date
- Not established from the public record.
Individual page not fully accessible; quotation and type read in the linked agency panel.
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Palm Springs / 棕榈泉国际公寓
CNY 31,500,000≈ USD 4,686,000Exact source quotation: 3150万 · Total purchase asking price
- Advertised building area
- 372.29 m²
- Published room layout
- 4室2厅4卫
- Public location/address
- 朝阳区 · 朝阳公园南路8号院
- Individual listing
- BJ202405020038
- Original listing date
- 2024-05-02
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Highest fully read comparable in this sample: CNY 31,500,000≈ USD 4,686,0002026-10-18 · Public asking price; current availability unconfirmed.
3 · Sanlitun–Liangmaqiao · Chaoyang
This combined editorial corridor is not an administrative district. The measured sample concentrates on Workers’ Stadium approaches: Guangcai International on Gongti West Road and Yingke Center’s residential component. Yingke offices are excluded, as are addresses already assigned to the park chapter. Visit the entertainment streets, quieter residential approaches and Liangma River separately; test evening noise and the real commute. Extra money may buy a different building generation or layout rather than more area. The location implies no diplomatic privilege or private riverbank.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | CNY 16,000,000–<18,000,000≈ USD 2,380,000–<2,678,000 | The example is a fitted-out three-room residential apartment in older Guangcai International. It represents a large urban apartment, not a detached house or serviced-hotel contract. Confirm windows, tenant status and parking independently of decoration. | Residential apartments · 住宅 Residential advertisement; title and current condition require review. | Guangcai International / 光彩国际公寓CNY 16,490,000≈ USD 2,453,0001649万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 |
| 2 · Prime Luxury | CNY 18,000,000–<20,000,000≈ USD 2,678,000–<2,975,000 | A smaller-area apartment in Yingke Center’s newer residential component illustrates why price is not a size ladder. Residential use and fit-out are advertised. Every service cost, rental restriction and vacant-possession condition still requires confirmation. | Yingke Center / 盈科中心CNY 18,700,000≈ USD 2,782,0001870万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 | |
| 3 · Ultra Luxury / Trophy | CNY 20,000,000+≈ USD 2,975,000+ | The upper example is another Yingke residential apartment with different area and exposure. The tier is relative to this sample, not a claim to Sanlitun’s most exceptional home. Compare building generation, upkeep and actual layout with larger Guangcai units. | Yingke Center / 盈科中心CNY 21,000,000≈ USD 3,124,0002100万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 |
Guangcai International / 光彩国际公寓
CNY 16,490,000≈ USD 2,453,000Exact source quotation: 1649万 · Total purchase asking price
- Advertised building area
- 216.74 m²
- Published room layout
- 3室2厅2卫
- Public location/address
- 朝阳区 · 工体西路18号院
- Individual listing
- BJ202404120052
- Original listing date
- Not established from the public record.
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Yingke Center / 盈科中心
CNY 18,700,000≈ USD 2,782,000Exact source quotation: 1870万 · Total purchase asking price
- Advertised building area
- 187 m²
- Published room layout
- 3室2厅2卫
- Public location/address
- 朝阳区 · 盈科中心 · 团结湖地铁南侧
- Individual listing
- BJ202204100042
- Original listing date
- Not established from the public record.
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Yingke Center / 盈科中心
CNY 21,000,000≈ USD 3,124,000Exact source quotation: 2100万 · Total purchase asking price
- Advertised building area
- 204 m²
- Published room layout
- 3室2厅
- Public location/address
- 朝阳区 · 盈科中心 · 团结湖地铁南侧
- Original listing date
- Not established from the public record.
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Highest fully read comparable in this sample: CNY 21,000,000≈ USD 3,124,0002026-10-18 · Public asking price; current availability unconfirmed.
4 · Dongcheng · Wangfujing / Dongdan
Chang’an Taihe near Dongdan and Jinbao Street anchors the apartment evidence; historic candidates stay in adjoining Jinbao/Dongsi blocks. Its public profile covers residential and commercial uses, so a common development name is insufficient. The readable residential example has a four-room headline but a three-bedroom-plus-study narrative. Preserve that contradiction, and confirm services, membership and condition separately. Incomplete records and mixed uses do not establish a sufficiently verified residential distribution for three bands; the dated residential example and commercial exclusion are shown separately.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Insufficient verified evidence to establish this tier | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Insufficient verified evidence to establish this tier | ||||
| 3 · Ultra Luxury / Trophy | Insufficient verified evidence to establish this tier |
Chang’an Taihe / 长安太和
CNY 33,600,000≈ USD 4,999,000Exact source quotation: 3360万 · Total purchase asking price
- Advertised building area
- 229.85 m²
- Published room layout
- 4室2厅3卫 / 3室2厅3卫 + 书房
- Public location/address
- 东城区 · 建国门内大街甲11号
- Individual listing
- BJ202109120018
- Original listing date
- 2021-09-12
≠ Not established from the public record.
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
An expensive apartment label can conceal commercial use
The fully read Chang’an Taihe penthouse record expressly states commercial use (商业) and a nominal 40-year term. Its large marketed area and residential-style fit-out do not create a residential title. It is excluded from residential bands. No eligibility for personal residence or foreign purchase is inferred.
Chang’an Taihe / 长安太和 · 商业
CNY 450,000,000≈ USD 66,944,000Exact source quotation: 45000万 · Total purchase asking price
- Advertised building area
- 1883.17 m²
- Published room layout
- 3室7厅7卫
- Public location/address
- 东城区 · 建国门内大街甲11号
- Individual listing
- BJ202208270010
- Original listing date
- Not established from the public record.
商业 · 40年
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
5 · Xicheng · Financial Street / Shichahai
Financial Street apartments and Shichahai/Houhai courtyards are distinct submarkets, not a blended average. At Xicheng Jinghua a public list and readable individual record give an uneven, narrow sample with old listing dates and substantially different quotations. One precise asking amount cannot establish three local apartment bands. Compare building condition, step-free access, refurbishment and service contracts; proximity to Financial Street proves neither a quiet bedroom nor club membership or an unobstructed historic view.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Insufficient verified evidence to establish this tier | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Insufficient verified evidence to establish this tier | ||||
| 3 · Ultra Luxury / Trophy | Insufficient verified evidence to establish this tier |
Xicheng Jinghua / 西城晶华
CNY 51,660,000≈ USD 7,685,000Exact source quotation: 5166万 · Total purchase asking price
- Advertised building area
- 190.31 m²
- Published room layout
- 4室2厅4卫
- Public location/address
- 西城区 · 西城晶华 · 金融街
- Individual listing
- BJ202312260051
- Original listing date
- 2023-12-26
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
6 · Haidian · Wanliu
The Wanliu sample uses Wanliu Academy and Wancheng Huafu Longyuan, identified by the agency as Wanliu compounds. It spans building generations and large fitted-out layouts, without importing Western Hills villas. School proximity is not an admission right. A larger unit may cost less than a smaller one in another building because of product, fit-out, position and seller expectations. Original room counts conflict in the Longyuan and upper Academy records; inspect common-area allocation, terraces, heating, ventilation and the remaining registered term.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | CNY 59,000,000–<70,000,000≈ USD 8,777,000–<10,414,000 | The lower quotation is a Wanliu Academy apartment in the agency comparison panel. Its individual detail record was not fully accessible. Treat the amount as a public asking quotation; exact configuration, present fit-out and registered title remain to be confirmed. | Residential apartments · 住宅 Residential advertisement; title and current condition require review. | Wanliu Academy / 万柳书院CNY 59,000,000≈ USD 8,777,0005900万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 |
| 2 · Prime Luxury | CNY 70,000,000–<80,000,000≈ USD 10,414,000–<11,901,000 | The Longyuan example is a large upper-floor fitted-out residence. Headline and narrative room counts disagree; no extra bedroom is promised. Its total is neither a price per usable square meter nor a benchmark for every Wanliu compound. | Wancheng Huafu Longyuan / 万城华府龙园CNY 74,000,000≈ USD 11,009,0007400万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 | |
| 3 · Ultra Luxury / Trophy | CNY 80,000,000+≈ USD 11,901,000+ | The upper Academy example is a single-floor apartment advertised with a higher-standard interior. Room/living counts differ across sections. Its public asking total does not prove a completed sale or inclusion of furniture, parking and club access. | Wanliu Academy / 万柳书院CNY 82,000,000≈ USD 12,199,0008200万 Public asking price; current availability unconfirmed. | Individual listing 2026-10-18 |
Wanliu Academy / 万柳书院
CNY 59,000,000≈ USD 8,777,000Exact source quotation: 5900万 · Total purchase asking price
- Advertised building area
- 275.32 m²
- Published room layout
- 4室2厅3卫
- Public location/address
- 海淀区 · 万柳华府北街9号院
- Individual listing
- BJ202504120011
- Original listing date
- Not established from the public record.
Individual page not fully accessible; quotation and type read in the linked agency panel.
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Wancheng Huafu Longyuan / 万城华府龙园
CNY 74,000,000≈ USD 11,009,000Exact source quotation: 7400万 · Total purchase asking price
- Advertised building area
- 307.53 m²
- Published room layout
- 4室3厅 / 5室2厅4卫
- Public location/address
- 海淀区 · 万柳 · 万城华府龙园
- Individual listing
- BJ202207310044
- Original listing date
- Not established from the public record.
≠ Not established from the public record.
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Wanliu Academy / 万柳书院
CNY 82,000,000≈ USD 12,199,000Exact source quotation: 8200万 · Total purchase asking price
- Advertised building area
- 323.47 m²
- Published room layout
- 3室2厅 / 3室3厅4卫
- Public location/address
- 海淀区 · 万柳华府北街9号院
- Individual listing
- BJ202406060037
- Original listing date
- Not established from the public record.
≠ Not established from the public record.
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Highest fully read comparable in this sample: CNY 82,000,000≈ USD 12,199,0002026-10-18 · Public asking price; current availability unconfirmed.
7 · Shunyi · Houshayu / Tianzhu
Dragon Bay on Yuyuan Road in Houshayu anchors the selected Houshayu/Tianzhu villa area within Beijing. The profile describes houses and apartments, but the accessible six-unit sales panel is predominantly houses; a separate apartment advertisement is rental-only. This is insufficient independent-apartment purchase evidence. No rent is converted into a purchase budget and no other district fills the gap. A room inside a villa is not a separately purchasable apartment.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Insufficient verified evidence to establish this tier | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Insufficient verified evidence to establish this tier | ||||
| 3 · Ultra Luxury / Trophy | Insufficient verified evidence to establish this tier |
Luxury Houses, Villas & Mansions
A complete house, a stacked unit, a shared courtyard, an ownership share and a long lease are different purchases. Neither the name “villa” nor an impressive gate proves the sale of a whole transferable residential title. The three rows remain present where a market or comparable evidence could not be verified; that does not prove the buildings are absent.
| Location | Property type and market availability | LuxuryCNY (≈ USD) | Prime LuxuryCNY (≈ USD) | Ultra Luxury / TrophyCNY (≈ USD) | Market note |
|---|---|---|---|---|---|
| CBD / Guomao · Chaoyang | No qualifying whole-house sample verified | Not applicable — no verified market for this property type | Not applicable — no verified market for this property type | Not applicable — no verified market for this property type | Three verified comparable tiers not established. |
| Chaoyang Park · Chaoyang | Market observed; comparable evidence insufficient | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Three verified comparable tiers not established. |
| Sanlitun–Liangmaqiao · Chaoyang | No qualifying whole-house sample verified | Not applicable — no verified market for this property type | Not applicable — no verified market for this property type | Not applicable — no verified market for this property type | Three verified comparable tiers not established. |
| Dongcheng · Wangfujing / Dongdan | Market observed; comparable evidence insufficient | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Three verified comparable tiers not established. |
| Xicheng · Financial Street / Shichahai | Market observed; comparable evidence insufficient | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Three verified comparable tiers not established. |
| Haidian · Wanliu | Market observed; comparable evidence insufficient | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Three verified comparable tiers not established. |
| Shunyi · Houshayu / Tianzhu | Market observed; comparable evidence insufficient | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Insufficient verified evidence to establish this tier | Three verified comparable tiers not established. |
1 · CBD / Guomao · Chaoyang
No qualifying public whole-house sale was verified within these CBD address limits. Duplexes and large apartments remain apartment products. A detached Shunyi house cannot supply a CBD budget; the dining-room illustration depicts an apartment, not a CBD villa.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Not applicable — no verified market for this property type | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Not applicable — no verified market for this property type | ||||
| 3 · Ultra Luxury / Trophy | Not applicable — no verified market for this property type |
2 · Chaoyang Park · Chaoyang
The project profile mentions multiple products, including detached forms, but the accessible current sample did not establish comparable complete houses with clear land and garden rights. The apartment terrace illustration does not evidence a house for sale beside the park.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Insufficient verified evidence to establish this tier | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Insufficient verified evidence to establish this tier | ||||
| 3 · Ultra Luxury / Trophy | Insufficient verified evidence to establish this tier |
3 · Sanlitun–Liangmaqiao · Chaoyang
No qualifying whole-house sales sample was verified in the selected corridor. Apartment entrances and internal courtyards do not establish a detached-villa market. Rental-only expatriate advertisements were excluded from purchase budgets.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Not applicable — no verified market for this property type | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Not applicable — no verified market for this property type | ||||
| 3 · Ultra Luxury / Trophy | Not applicable — no verified market for this property type |
4 · Dongcheng · Wangfujing / Dongdan
Two public Jinbao courtyard advertisements claim building certificates. They do not establish complete registered residential titles, exclusive courtyard boundaries, remaining land rights or buyer-specific transferability. Their amounts are candidate asking evidence outside established tiers, not three verified whole-house budgets.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Insufficient verified evidence to establish this tier | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Insufficient verified evidence to establish this tier | ||||
| 3 · Ultra Luxury / Trophy | Insufficient verified evidence to establish this tier |
Jinbao Street / 金宝街
CNY 49,990,000≈ USD 7,437,000Exact source quotation: 4999万 · Total purchase asking price
- Advertised building area
- 364.7 m²
- Advertised plot area
- 591.47 m²
- Public location/address
- 东城区 · 金宝街北侧 · 东四南大街东侧 · 朝阳门南小街西侧
- Individual listing
- BJ202403140042
- Original listing date
- Not established from the public record.
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Jinbao Street / 金宝街
CNY 59,000,000≈ USD 8,777,000Exact source quotation: 5900万 · Total purchase asking price
- Advertised building area
- 262.1 m²
- Advertised plot area
- 380 m²
- Public location/address
- 东城区 · 金宝街
- Original listing date
- Not established from the public record.
Individual page not fully accessible; quotation and type read in the linked agency panel.
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
5 · Xicheng · Financial Street / Shichahai
A Houhai candidate claims an immovable-property certificate and separates plot and building areas. A Financial Street courtyard omits building area. Neither public description documents a comparable fully transferable whole-house sample. Lake proximity is not private waterfront ownership, and these quotations cannot set a uniform Shichahai trophy threshold.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Insufficient verified evidence to establish this tier | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Insufficient verified evidence to establish this tier | ||||
| 3 · Ultra Luxury / Trophy | Insufficient verified evidence to establish this tier |
Houhai / 后海
CNY 65,000,000≈ USD 9,670,000Exact source quotation: 6500万 · Total purchase asking price
- Advertised building area
- 200 m²
- Advertised plot area
- 320 m²
- Public location/address
- 西城区 · 后海
- Individual listing
- BJ202103220009
- Original listing date
- Not established from the public record.
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Financial Street / 金融街
CNY 85,000,000≈ USD 12,645,000Exact source quotation: 8500万 · Total purchase asking price
- Advertised building area
- Not established from the public record.
- Advertised plot area
- 350 m²
- Public location/address
- 西城区 · 金融街四合院 · 西单横二条附近
- Individual listing
- BJ202403150033
- Original listing date
- Not established from the public record.
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
6 · Haidian · Wanliu
Wancheng Huafu’s narrative describes townhouses, so it would be wrong to claim that Wanliu has no houses. However, no sufficiently documented current whole-house comparison was assembled within this scope. Apartment duplexes and lower extensions remain apartments unless the transferred title establishes otherwise.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Insufficient verified evidence to establish this tier | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Insufficient verified evidence to establish this tier | ||||
| 3 · Ultra Luxury / Trophy | Insufficient verified evidence to establish this tier |
7 · Shunyi · Houshayu / Tianzhu
The six-candidate Dragon Bay panel contains detached houses and one townhouse, not six detached mansions. Only one individual house record was fully readable. Conflicting quotations for a larger villa and incomplete title/parcel descriptions prevent three defensible house bands. The one sourced house below uses the structured building-area field, not the larger rounded headline. Verify garden rights, airport noise, heating, schools and commute at the actual address.
Project/address source · Sample and evidence
| Tier | Public asking budget — CNY (≈ USD) | What that budget buys | Property type, designation, tenure and finish | Example and exact asking price | Source and date |
|---|---|---|---|---|---|
| 1 · Luxury | Insufficient verified evidence to establish this tier | Not established from the public record. | Not established from the public record. | No qualifying tier example established. | Project/address source · Sample and evidence 2026-10-18 |
| 2 · Prime Luxury | Insufficient verified evidence to establish this tier | ||||
| 3 · Ultra Luxury / Trophy | Insufficient verified evidence to establish this tier |
Dragon Bay / 龙湾别墅
CNY 19,500,000≈ USD 2,901,000Exact source quotation: 1950万 · Total purchase asking price
- Advertised building area
- 382 m²
- Published room layout
- 4室2厅4卫
- Public location/address
- 顺义区 · 后沙峪镇裕园路
- Individual listing
- BJ202305120076
- Original listing date
- 2023-05-12
住宅 · 70年
Condition and finish: 精装
Public asking price; current availability unconfirmed.
Individual listing · Sample and evidence
Accessed: 2026-10-18
Apartment, Villa or Siheyuan: What You Are Actually Buying
Identify the registered object before decoration: an independent unit and its use; a whole house with its building and land-use basis; or an entire courtyard, several rooms, a share or a lease. 住宅 denotes residential use. 公寓, 酒店式公寓 and 商住 need documentary interpretation. 商品房 is a market category, not a synonym for commercial-use premises. 叠拼 is stacked housing; 联排 is row/townhouse form. Neither implies a detached building and wholly private plot. A hotel suite or operator usage entitlement is not automatically an apartment title for sale.
Building ownership and land-use rights are separate. Nominal terms do not disclose the registered remainder or restart at resale. The Civil Code provides automatic renewal of residential construction land-use rights at expiry, with payment or reduction/exemption governed by law—not guaranteed free perpetual private land ownership. 小产权房 and rural 宅基地 rights are not substitutes for an ordinary registrable urban purchase. Inspect the certificate, register, co-owners, mortgages, seller authority, restrictions, approved use and legal alterations. An agency’s claim that a certificate exists is not review of that certificate or approval for a foreign buyer.
Civil Code: construction land-use rights · Beijing government: registration and eligibility route
Historic Courtyards, Park Views and Villa Communities
A siheyuan offers rooms around a courtyard and a relationship with the lane, but registered boundaries can differ from the visible enclosure. Households may share access, drainage and services. Separate building area, plot footprint and open courtyard; neither a large plot figure nor a gate photograph proves exclusive rights to every structure. Review timber, roof, damp protection, heating, wiring and drainage, and identify valid work approvals.
Beijing distinguishes routine care, repair, reconstruction, relocation and demolition, with different planning and approval procedures. Buying an old house does not authorize basement excavation, roof raising or change of use. Establish whether it is a protected building, cultural relic or within a protected setting. Park adjacency is not private park ownership, and a park-facing window is not a permanent view covenant. In villa communities confirm whether gardens are registered, exclusively allocated, shared or governed by management rules. Visit at different times to test noise, shading and privacy.
Public Listings, Off-Market Opportunities and Direct Owner Sales
A public ad is openly marketed even when rare or expensive. An off-market opportunity circulates privately rather than widely; access depends on owner instructions and the authorized intermediary. This research obtained no confidential inventory or verified private appointment. Ask what is genuinely unpublished, who authorized the introduction and what can be disclosed. ALVAU is ALVAU MAGAZINE’s recommended starting point, with its publisher relationship disclosed above. Its URL alone establishes neither Beijing inventory counts, coverage of all seven areas, broker verification nor exclusive off-market access.
Direct-owner contact can simplify communication without removing title, identity, eligibility or payment checks. Match the owner to the registered right and confirm representatives’ authority. With professional listings identify the responsible agent and exact object. Compare original asking price, currency, unit and area, and retain a written inventory of included items. The purchase tiers are not rental budgets; direct-owner sales and rentals are separate search options.
Beyond the Purchase Price
Budget separately for acquisition, finance, fit-out and recurring ownership. Obtain transaction-specific taxes and fees with each payer identified; no single percentage covers residential apartments, commercial units and courtyards. Financing depends on applicant and property. The developer’s headline or reservation deposit is not the full cost. Published monthly management fees below are questions, not universal operating budgets: confirm phase, contract, area basis and included services. Parking rent and management, club access, storage, concierge extras, heating, utilities and maintenance-fund contributions may be separate; avoid double counting.
For a house inspect heating/cooling, insulation, seals, ventilation and air filtration. Plan envelope, garden and actual pool/lift maintenance; courtyards need structural and heritage repair budgets. No verified property-specific energy, staffing or restoration total was obtained. For new developments check developer, approved project, sale/pre-sale permit, contract object, construction stage, acceptance and handover specification; verify the supervised pre-sale account where applicable. A completed structure does not prove acceptance, registration or finished interiors. Luxury branding does not remove delivery risk; 精装 does not automatically include loose furniture.
Published management fees for sampled compounds
| Location | CNY / ≈ USD | Source and date |
|---|---|---|
| Central Park / 新城国际 | CNY 6.5–8 ≈ USD 0.97–1.19 per m² per month | Source · 2026-10-18 |
| Palm Springs / 棕榈泉国际公寓 | CNY 5.6–9.8 ≈ USD 0.83–1.46 per m² per month | Source · 2026-10-18 |
| Wanliu Academy / 万柳书院 | CNY 12.5 ≈ USD 1.86 per m² per month | Source · 2026-10-18 |
Reconfirm the applicable phase, contract, services and billing area.
Foreign Buyers: Eligibility Before Commitment
Beijing’s foreign-national guide says foreigners working in China with work or journalist visas who do not own a home may buy one property for personal residence. Its introductory page is dated June 2024 and remained public at checking. Eligibility review, online signing and foreign-related review are starting points, not individual approval or an investment-property exemption. The August 2026 notice changed the social-insurance/income-tax qualification period for non-local-hukou resident families; it does not establish unrestricted buying by every foreign individual or company.
Chinese citizens with different hukou status, foreign individuals, Hong Kong/Macao/Taiwan residents and companies are separate categories. No superseding foreign-individual rule was verified in the reviewed sources. Confirm applicable eligibility and foreign-related security review during online signing, registration documents and the bank’s funding/remittance requirements. The government guide lists identity, contract and tax documents, including notarized passport translations where required. Obtain a current checklist for the actual transaction. Purchase guarantees neither visa/residence status, school admission, unrestricted renting, easy resale nor investment return—even in a direct-owner sale.
Beijing government: home purchase services for foreign nationals · Beijing housing-policy notice, August 7, 2026
Areas, Room Counts and Finish: Compare Like With Like
建筑面积 is building/gross area; 套内建筑面积 internal building area; 使用面积 usable area; 公摊面积 allocated common area. Preserve the source definition and obtain a surveyed, registered schedule; do not subtract an arbitrary percentage to manufacture usable area. Separate floors, basement, garage, terrace, garden and plot. A rounded headline or 赠送面积 does not prove registered legal space. If land is quoted in 亩 retain the unit: one mu equals 2,000/3 m²; a hectare is 10,000 m². Three rooms plus two living areas are not five bedrooms. 毛坯 is bare shell and 精装 fit-out, neither proof of acceptance, contents or current habitability.
Questions buyers ask
How much should I budget for a Beijing penthouse?
Start with location and registered product. Upper apartment bands refer to specific public samples, not a universal penthouse price. The very large Chang’an Taihe commercial-use example is excluded from residential budgets.
Is every apartment in a luxury development residential?
No. One project can contain different uses. Check the unit’s certificate and registration; apartment, serviced and branded descriptions do not settle designation or transferable rights.
Does buying a house include permanent land ownership?
Do not infer that. Identify building and land-use rights separately. The advertised nominal term is not the registered remainder, and renewal rules do not promise free perpetual private land ownership.
Can every foreign buyer purchase for investment?
The official guide describes a personal-residence route with eligibility review, not blanket investment permission. Confirm buyer category, proposed use, review and funding before commitment.
Is Shunyi outside Beijing?
No. It is within administrative Beijing, despite the suburban villa setting. Central Villa District is a variable market label; verify the exact district and street address.
Can I freely modernize a siheyuan?
Ownership alone authorizes neither structural changes, excavation nor new use. Establish protection status, registered boundaries and applicable planning/heritage procedures before design.
Are these final sale prices and pictures of real listings?
The amounts are public asking quotations, not verified completed-sale prices. Every illustration is an original AI-generated fictional architectural concept, not the advertised home, its view or its legal rights.
Why are some price tiers unestablished?
A current comparable sample or necessary description of the right being sold was not verified. Three rows with a specific reason are more useful than invented ranges or prices borrowed from another area.
Sources and evidence boundaries
Sources were checked on the displayed research date unless dated separately. Chinese records remain in their original language. Some pages were intermittently unavailable; cards identify quotations taken from accessible agency panels rather than fully readable individual records. No inaccessible title document is represented as reviewed. Obtain a current written quotation and registered documents before commitment.
A same-size Palm Springs unit showed different prices in its sales panel and individual page; it was not counted twice or used as another tier anchor. A large Dragon Bay villa also had conflicting panel/mobile quotations. No house top band is inferred from those figures. Historical listing dates are not completed-sale dates.
- CFETS: central parity and methodology
- CFETS: dated exchange-rate search record
- Reuters: central parity reported on October 16, 2026
- Beijing government: home purchase services for foreign nationals
- Beijing housing-policy notice, August 7, 2026
- Beijing planning authority: historic-building procedures
- Civil Code: construction land-use rights
- Beijing government: registration and eligibility route
- CBD / Guomao · Chaoyang: Project/address source · Sample and evidence
- Chaoyang Park · Chaoyang: Project/address source · Sample and evidence
- Sanlitun–Liangmaqiao · Chaoyang: Project/address source · Sample and evidence
- Dongcheng · Wangfujing / Dongdan: Project/address source · Sample and evidence
- Xicheng · Financial Street / Shichahai: Project/address source · Sample and evidence
- Haidian · Wanliu: Project/address source · Sample and evidence
- Shunyi · Houshayu / Tianzhu: Project/address source · Sample and evidence
Start with the home you need—and the rights you can acquire
Choose daily life first: managed city apartment, terrace, historic courtyard or house with a garden. Compare the same product, confirm residential designation and transferable rights, and budget beyond the headline. Start on ALVAU, browse professional listings and private owners offering direct sales or rentals. Ask agents separately about privately marketed opportunities; public listings are not automatically off-market.
Explore Luxury Real Estate on ALVAU