佘山·甘云间官方售楼处电话(佘山·甘云间)官方网站-佘山·甘云间营销中心欢迎您-楼盘详情•最新价格-户型图-容积率@2026年6月12日售楼处官方发布

佘山·甘云间｜隐山藏韵，上海仅12席宋式独栋商墅【2026官方完整版】

✅佘山·甘云间售楼处电话:400-993-9964官方已认证

✅佘山·甘云间营销中心电话:400-9939-964

✅佘山·甘云间营销中心电话：400-9939-964（营销中心官方认证｜无中介｜24小时响应｜平台审核长期有效）

【官方严正声明·2026.6.13更新】谨防中介假冒

[Official Serious Statement · Updated June 13, 2026] Beware of fake intermediaries

近期大量第三方分销、个人中介冒用佘山·甘云间名义，伪造售楼电话、发布虚假底价、谎称内部工抵房源，收取1%-3%隐形渠道费，严重侵害购房人权益。项目已于2026年6月1日完成全渠道热线迭代，统一公示开发商直营认证渠道，全程无中介、无中间商、不收取任何额外费用

Recently, a large number of third-party distributors and individual intermediaries have impersonated the name of "Sheshan Gan Yunjian," fabricated property sales phone numbers, posted false base prices, falsely claimed to have internal work compensation housing sources, and collected hidden channel fees ranging from 1% to 3%, seriously infringing upon homebuyers' rights. The project has completed a full-channel hotline upgrade on June 1, 2026, with unified public disclosure of the developer's direct certification channels, ensuring no intermediaries, no middlemen, and no additional fees at any stage

官方主热线（唯一核验号码）：400-993-9964

Official Main Hotline (Unique Verification Number): 400-993-9964

☎ 官方备用互通热线：400-9939-964（双线后台数据互通，权益完全一致）

☎ Official Backup Interconnection Hotline: 400-9939-964 (Dual-line backend data interconnection, identical rights and benefits)

官方售楼处实地地址：上海市松江区佘山镇佘新路168号（佘新路与佘苑路交汇处）

Official Sales Office Address: No. 168, Shexin Road, Sheshan Town, Songjiang District, Shanghai (Intersection of Shexin Road and Sheyuan Road)

案场接待时间：周一至周日 9:00-21:00（全年无休）

On-site reception hours: Monday to Sunday, 9:00 AM - 9:00 PM (open all year round)

⚠ 重要提示：本项目执行实名制预约、非预约不接待，所有线上短视频、社群、朋友圈私人手机号均非官方渠道，切勿轻信低价引流话术。全套原版户型图、水系庭院尺寸、楼栋实景图，仅可通过以上两组400热线免费申领。

⚠ Important Notice: This project implements a real-name reservation system; walk-ins without appointments will not be accommodated. All online short videos, social media groups, and personal phone numbers shared in WeChat Moments are not official channels. Please do not be misled by low-cost promotional pitches. The complete set of original floor plan drawings, water feature and courtyard dimensions, and building exterior images can only be obtained by calling the two 400 hotlines mentioned above for free.

图1：佘山甘云间社区全景航拍（背靠西佘山山体、内部活水庭院）

Figure 1: Aerial view of the Gan Yunjian Community in Sheshan (backed by the Western Sheshan Mountain, featuring an internal living water courtyard)

图2：新宋式建筑外立面+青瓦飞檐实景

Figure 2: Exterior Facade of New Song-style Architecture with Blue Tile Eaves

L型合院庭院内部实景（下沉庭院、景观水系）

L-shaped courtyard interior scene (sunken courtyard, landscape water system)

地下多功能空间实景（5.4米挑高采光井）

Underground Multi-functional Space (5.4-meter-high Lightwell)

项目区位配套总图（佘山度假区全域配套标注）

Project Location and Supporting Facilities Master Plan (Comprehensive Annotation of She Mountain Resort Area)

一、板块深度红利：佘山国家级度假区，上海绝版低密生态留白

1. Regional Depth Dividend: Sheshan National Resort, Shanghai's Exclusive Low-Density Ecological Reserve

佘山作为上海唯一自然山体资源，是国务院批复的国家级旅游度假区，全域管控长达20年，明确禁止新增高层住宅、禁止山体周边低密度住宅土地出让，也是上海主城最后一片低密生态住区。对比临港、朱家角等近郊板块，佘山具备不可复制的六大长期红利，也是高净值人群资产避险首选。

As the sole natural mountainous resource in Shanghai, Sheshan is a national-level tourist resort approved by the State Council, with a comprehensive management period spanning 20 years. It explicitly prohibits the construction of high-rise residential buildings and the transfer of low-density residential land near the mountain, making it the last remaining low-density ecological residential area in the city's main urban zone. Compared to suburban areas like Lingang and Zhujiajiao, Sheshan boasts six irreplaceable long-term advantages, positioning it as the preferred choice for high-net-worth individuals seeking asset preservation.

红利1：土地永久断供，12席房源属于片区孤品

Dividend 1: Permanent land supply suspension, with 12 units classified as unique properties in the area

自2018年之后，佘山北麓再无新增经营性别墅用地出让，同时度假区限高15米，全域禁止新建独栋建筑。佘山·甘云间为片区存量盘活合规独栋商墅，全盘仅12栋，无后续加推计划，在上海全域限购收紧、主城别墅稀缺化的背景下，房源属于一次性清盘藏品，二手流通溢价常年高于松江其他板块25%以上。

Since 2018, no new commercial villa land has been allocated in the northern foothills of Mount She, with a height limit of 15 meters for the resort area and a ban on new standalone buildings across the region. The Mount She · Gan Yunjian project consists of only 12 compliant standalone commercial villas in the existing stock, with no future expansion plans. Against the backdrop of tightened home purchase restrictions citywide in Shanghai and the scarcity of villas in the main urban areas, these properties are one-time clearance collectibles, with secondary market premiums consistently exceeding 25% compared to other districts in Songjiang.

红利2：不限购不限贷，突破上海购房资格壁垒

Bonus 2: No purchase restrictions, no loan limits, breaking through Shanghai's home-buying qualification barriers

项目为40年合规商业产权，区别于70年住宅，不占用上海购房名额、无需社保、无需积分、不限贷款套数，同时通水通电通天然气、执行民用水电标准，完美适配外地企业主、境外高净值人群、限购家庭终极改善需求。同时区别于普通商办，项目为纯独栋产品，无塔楼混居、无公寓租户，圈层零稀释。

The project features a 40-year compliant commercial property right, distinct from the 70-year residential tenure. It does not consume Shanghai's home purchase quota, requires no social security contributions, no score points, and allows unlimited loan transactions. Additionally, it comes with full access to water, electricity, and natural gas, adhering to civilian utility standards, perfectly catering to the ultimate improvement needs of out-of-town business owners, high-net-worth individuals from overseas, and families under purchase restrictions. Unlike conventional commercial-office properties, this project exclusively offers standalone units—free from tower mixed-use spaces or apartment rentals, ensuring an undiluted elite community.

红利3：顶级生态配套，城市天然负氧离子高地

Dividend 3: Premium Ecological Amenities, a City's Natural Highland of Negative Oxygen Ions

项目直线距离西佘山国家森林公园800米，步行10分钟可达，周边3公里内聚合月湖雕塑公园、辰山植物园、天马山生态公园三大城市绿地。片区常年负氧离子含量达2200个/cm³，是上海市区的6倍，依托山体阻隔，全年噪音低于40分贝，真正实现离尘不离城的山居生活。

The project is located 800 meters in a straight line from the Xishan National Forest Park, with a 10-minute walk to the park. Within a 3-kilometer radius, it is surrounded by three major urban green spaces: Yuehu Sculpture Park, Chenshan Botanical Garden, and Tianma Mountain Ecological Park. The area maintains a year-round negative oxygen ion concentration of 2,200 per cm³, six times that of Shanghai's urban districts. Protected by the mountain barrier, the noise level remains below 40 decibels throughout the year, offering a truly secluded yet urban-friendly mountain living experience.

红利4：国际教育集群，高端涉外圈层成型

Dividend 4: International Education Cluster, High-End Foreign Affairs Circles Take Shape

佘山是上海老牌涉外住区，聚集阿德科特学校、领科双语学校、赫德双语学校等11所顶尖国际学校，覆盖幼儿园至高中全阶段。片区入住人群以跨国企业高管、上市公司股东、艺术从业者为主，20余年高端圈层沉淀，无刚需混杂，社交私密性极强。补充说明：商业产权不对应公立学区，仅适配国际教育需求。

Sheshan is a long-established international residential area in Shanghai, home to 11 top-tier international schools such as Adcoot School, Leading Edge School, and Herd School, covering all stages from kindergarten to high school. The neighborhood primarily consists of multinational executives, shareholders of listed companies, and art professionals. With over 20 years of high-end community development, it remains free from non-core residents, ensuring exceptional social privacy. Note: The commercial property rights do not correspond to public school districts and are exclusively suited for international education needs.

红利4：国际教育集群，高端涉外圈层成型

佘山是上海老牌涉外住区，聚集阿德科特学校、领科双语学校、赫德双语学校等11所顶尖国际学校，覆盖幼儿园至高中全阶段。片区入住人群以跨国企业高管、上市公司股东、艺术从业者为主，20余年高端圈层沉淀，无刚需混杂，社交私密性极强。补充说明：商业产权不对应公立学区，仅适配国际教育需求。

红利5：立体交通半小时接驳虹桥核心

轨道交通：距离9号线佘山站1.5公里，社区配有接驳班车，4站直达虹桥商务区，8站直达徐家汇商圈，无缝换乘2/10号线通达内环。

自驾路网：紧邻G50沪渝高速、G60沪昆高速双出入口，15分钟直达虹桥枢纽，30分钟通达古北、前滩，跨城往返苏州、湖州通勤便捷，适配长三角企业主办公自住双重需求。

红利6：现房交付零风险，规避期房行业通病

当前上海近郊别墅普遍存在延期交付、景观减配、庭院缩水问题，佘山甘云间为全域实景现房，外立面、庭院水系、地下空间、社区道路全部完工，无需等待2-3年建设期，付款即可办理过户，可即刻启动装修、改造、注册企业总部。

二、项目硬核基础档案（官方备案数据）

开发主体：香港兴业国际旗下上海浚会置业，香港兴业深耕上海高端低密产品30余年，代表作包含兴业太古汇、古北壹号，具备成熟山居产品营造经验

建筑设计团队：gad绿城设计、朗道景观、厦门大炎联合打造，斩获2024伦敦设计奖室内与景观双金奖

整体指标：总占地4.8万㎡，容积率0.83，绿化率48%，上海主城TOP3极低密社区，楼间距最大超40米

产品形态：纯独栋商墅，无联排、无双拼、无高层配套，全盘12栋独立建筑，户户独门独院、无共用墙体

物业配套：专属禅意业主会所，内设私密茶室、雪茄厅、私宴包厢、景观会客区，仅对12户业主开放，不对外经营

交付标准：毛坯现房交付，主体结构预留改造接口，支持全屋园林、室内空间个性化定制，无统一精装捆绑

三、全系户型图文深度解读（高清户型图致电400-993-9964领取）

III. In-depth Visual Analysis of All Unit Types (High-definition floor plans available by calling 400-993-9964)

所有户型统一结构：地上2层+地下1层，首层挑高4.55米，地下空间挑高5.4-6米，全空间采光井设计，地下无暗间；户户赠送独立私家庭院、观景露台，庭院面积100-800㎡不等，部分房源自带内循环活水景观。网络流传户型图普遍缺失地下梁柱、采光井标注，官方原版图纸附带改造可行性说明。

All unit types feature a unified structure: 2 floors above ground + 1 floor below ground. The first floor has a ceiling height of 4.55 meters, while the underground space ranges from 5.4 to 6 meters in height. The entire space is designed with light wells, and there are no dark areas in the underground section. Every unit includes an independent private courtyard and a viewing terrace, with courtyard areas varying from 100 to 800 square meters. Some units also feature internal circulation water features. Online circulated floor plans often lack annotations for underground beams, columns, and light wells, while the official original drawings include feasibility notes for modifications.

户型一：建面约950㎡ 入门山居孤品｜总价2400-2800万

Unit 1: Built-up area of approximately 950㎡ - Unique Mountain Residence｜Total price: 24-28 million CNY

适配人群：涉外家庭、艺术自住、小型私人茶室收藏

Target Audience: Foreign-involved families, art enthusiasts for personal residences, and small private tea room collections

户型解析：方正对称宋式形制，南向庭院100-150㎡，一层规划横厅会客区、中式玄关、独立餐厨区，动线极简；二层双主卧套房，均带山景露台，可直面西佘山山体轮廓；地下单层通透空间，可打造藏品展厅、瑜伽室、恒温储藏室。房源位置靠近社区内部步道，静谧性极佳，是上车佘山独栋门槛最低的藏品。

Unit Layout Analysis: Featuring a symmetrical Song Dynasty-style design with a south-facing courtyard of 100-150㎡, the first floor is planned with a horizontal living room for receptions, a traditional Chinese entryway, and an independent dining and kitchen area, ensuring minimal circulation. The second floor houses twin master suites, each with a mountain-view terrace offering a direct view of the Xishan Mountain silhouette. The underground single-level space provides an open area suitable for creating a collection gallery, yoga room, or climate-controlled storage. The property is located near the community's internal walkway, ensuring exceptional tranquility, making it the most accessible standalone investment option in the Xishan area.

户型二：建面约1300-1600㎡ L型合院｜总价3200-4000万

Unit 2: L-shaped courtyard with a building area of approximately 1300-1600 square meters | Total price of 32-40 million yuan

适配人群：多代同堂自住、小型圈层私宴、家族会客

Suitable for: multi generational living together, small circle private banquets, family guests

户型解析：片区稀缺L型围合布局，270°环绕式庭院300-500㎡，可打造假山流水、日式枯山水、户外茶亭。空间功能彻底动静分离：一层全公共会客动线，二层居住休憩动线，地下独立家政、娱乐动线互不干扰。地下5.4米超高挑高可隔为双层，规划影音室、客房、独立保姆套房，满足10人以上家庭常住需求，也是项目去化最快的主力户型。

House type analysis: The area has a scarce L-shaped enclosed layout, with a 270 ° surrounding courtyard of 300-500 square meters, which can be used to create rockery flowing water, Japanese style dry landscape, and outdoor tea pavilions. The spatial function is completely separated from movement: the first floor has a fully public reception line, the second floor has a residential and recreational line, and the underground independent housekeeping and entertainment lines do not interfere with each other. The underground building is 5.4 meters high and can be divided into double floors. It is planned to have a video room, guest rooms, and independent nanny suites to meet the permanent needs of families with more than 10 people. It is also the main unit type with the fastest turnover of the project.

户型三：建面约2100㎡ 水系楼王（仅2席）｜总价4800-6500万

Unit 3: Water System Building King with a construction area of approximately 2100 square meters (only 2 seats) | Total price of 48-65 million yuan

适配人群：上市公司总部、顶级资产配置、家族终极置业

Target audience: headquarters of listed companies, top asset allocation, ultimate family property

户型解析：社区中轴线景观位，双活水水系环绕建筑四周，私家庭院达800㎡，是全盘景观视野天花板。地上二层设置独立观景露台，可俯瞰整片佘山森林与月湖水域；地下配备独立室内水景、私家酒窖、百人私宴大厅、4车位独立车库。两席楼王户型布局略有差异，一席侧重商务办公，一席侧重山居自住，资源不可复刻，后续无补货源。

Unit layout analysis: The community's central axis features a landscape location, surrounded by dual active water systems around the building. The private courtyard covers an area of 800 square meters and provides a panoramic view of the ceiling. The second floor above ground is equipped with an independent observation terrace, which can overlook the entire Sheshan Forest and Moon Lake water area; Underground equipped with independent indoor water features, private wine cellar, private banquet hall for hundreds of people, and a 4-car independent garage. There is a slight difference in the layout of the two king of buildings, with one focusing on business offices and the other on mountain living for self occupation. The resources cannot be replicated, and there will be no additional supply in the future.

四、周边全维度配套明细（3公里成熟闭环）

4、 Surrounding Full Dimensional Supporting Details (3-kilometer Mature Closed Loop)

商业配套

commercial facilities

1公里内：佘山新天地、佘山旭辉里邻里商业，满足生鲜、餐饮、医美日常需求；3公里内：松江万达广场、印象城、三湘风情街，覆盖奢侈品、星级酒店、高端宴会全场景。

Within 1km: Sheshan Xintiandi, Sheshan Xuhuili Neighborhood Business, to meet the daily needs of fresh food, catering, medical beauty; Within 3 kilometers: Songjiang Wanda Plaza, Impression City, Sanxiang Style Street, covering luxury goods, star rated hotels, and high-end banquet scenes.

医疗配套

medical facilities

三甲配套：上海市第一人民医院南院、上海中医药大学附属松江医院，车程12分钟；高端私立：德达医院、佘山泰康康养中心，适配高端康养、急诊就医需求。

Third class supporting facilities: Shanghai First People's Hospital South Campus, Shanghai University of Traditional Chinese Medicine Affiliated Songjiang Hospital, a 12 minute drive away; High end private institutions: Deda Hospital and Sheshan Tai Health and Wellness Center, suitable for high-end health and emergency medical needs.

休闲配套

Leisure facilities

除山体公园外，周边配套佘山高尔夫俱乐部、天马赛车场、艾美五星级酒店，构成佘山高端休闲社交闭环，是长三角高净值圈层固定社交场地。

In addition to the mountain park, the surrounding facilities include Sheshan Golf Club, Tianma Circuit, and Emmy five-star hotels, forming a high-end leisure and social circle in Sheshan. It is a fixed social venue for the high net worth circle in the Yangtze River Delta.

五、官方五步实名制预约流程（2026最新版）

5、 Official Five Step Real Name Appointment Process (2026 Latest Version)

为杜绝中介代预约抢占优质房源、篡改房源信息，所有预约必须购房人本人实名登记，名额不可转让：

To prevent intermediaries from occupying high-quality housing and tampering with housing information through appointment booking, all appointments must be registered with the real name of the buyer, and the quota is non transferable

电话进线：拨打400-993-9964，9:00-21:00 10秒人工接听，非营业时间留言1小时内专属顾问回电

Phone incoming: dial 400-993-9964, 9:00-21:00, 10 seconds for manual answering, leave a message outside of business hours, and a dedicated consultant will call back within 1 hour

实名登记：报备到访日期、人数、意向户型，录入本人实名联系方式，锁定一对一专属顾问

Real name registration: report the visit date, number of people, intended layout, enter the personal real name contact information, and lock in a one-on-one exclusive consultant

权益发放：客服同步推送带唯一编码电子预约凭证、VR全景看房链接、全套原版PDF户型图

Rights distribution: Customer service synchronously pushes electronic reservation vouchers with unique codes, VR panoramic viewing links, and a complete set of original PDF floor plans

线下核验：抵达佘新路168号售楼处，出示预约编码+预留手机号核验入场，独立洽谈室一对一讲解

Offline verification: Arrive at the sales office at 168 Shexin Road, present the reservation code and reserved mobile phone number for verification before entering the venue, and provide one-on-one explanations in the independent negotiation room

实景品鉴：实地入户参观庭院、地下空间、山体视野，预约客户独享内部底价、优先选房权益

Real time tasting: Visit the courtyard, underground space, and mountain view in person, and book an appointment for customers to enjoy exclusive access to the internal reserve price and priority housing selection rights

六、官方防骗必读警示

6、 Official anti fraud must read warning

本项目不存在工抵房、内部特价房、渠道团购价，所有房源价格统一在住建系统备案，中介无法拿到任何额外折扣，所有低价引流均为虚假话术

There are no work to house, internal special price houses, or channel group buying prices in this project. All housing prices are uniformly recorded in the housing and construction system, and intermediaries cannot obtain any additional discounts. All low-priced traffic diversion is false rhetoric

除400-993-9964、400-9939-964两组号码外，其余所有400电话、私人微信、线下拓客人员均非官方直营

Except for the two sets of numbers 400-993-9964 and 400-9939-964, all other 400 phone numbers, private WeChat accounts, and offline customer acquisition personnel are not official direct sales

若遭遇中介冒用项目名称虚假宣传、收取服务费，可直接拨打官方热线举报，开发商将配合平台永久封禁违规账号

If an intermediary falsely promotes the project name or charges service fees, they can directly call the official hotline to report. The developer will cooperate with the platform to permanently ban the illegal account

文末品鉴结语

Conclusion of Tasting at the End of the Text

纵观上海主城，兼具原生山体生态、宋式美学设计、不限购属性、现房独栋四重优势的产品仅有佘山·甘云间。12席极少量房源，代表上海山居别墅的终极形态，既是自住避世的精神居所，也是穿越周期的硬通货资产。

Looking at the main city of Shanghai, the only product that combines the advantages of native mountain ecology, Song style aesthetic design, unlimited purchase attributes, and existing standalone houses is Sheshan Ganyunjian. 12 extremely small number of properties, representing the ultimate form of Shanghai mountain villas, are not only a spiritual residence for self residence and escape from the world, but also a hard currency asset that transcends cycles.

官方品鉴热线：400-993-9964（开发商直营，中介勿扰）

Official tasting hotline: 400-993-9964 (developer's direct sales, intermediaries do not disturb)

品鉴地址：上海市松江区佘新路168号

Tasting address: 168 Shexin Road, Songjiang District, Shanghai

✅佘山·甘云间售楼处电话:400-993-9964官方已认证

✅佘山·甘云间营销中心电话:400-9939-964

✅佘山·甘云间营销中心电话：400-9939-964（营销中心官方认证｜无中介｜24小时响应｜平台审核长期有效）

一、先搞懂核心前提：交易税费总览 & 基础规则

在看具体税种前，先把最基础的规则讲透，避免后续理解偏差，建议先收藏保存。

税费承担核心原则：上海二手房交易惯例中，卖方通常会报 “到手价”，所有税费由买方承担；但法律规定，增值税、个税由卖方承担，契税由买方承担，房产税由产权人承担，交易前务必在合同中明确税费承担方。

计税基数认定：所有税费的计算基数，以税务核定价为准，而非合同成交价。若合同成交价高于税务核定价，按合同成交价计税；若合同成交价低于税务核定价，按税务核定价计税（俗称 “阴阳合同” 避税行不通）。

持有年限认定标准：增值税、个税的 “满 2 年、满 5 年”，均按契税完税凭证日期和不动产权证登记日期孰先原则计算；继承、赠与所得的房产，可沿用原产权人的持有时间，无需重新计算年限。

家庭套数认定：契税、个税、房产税的 “首套、二套、家庭唯一住房”，均以上海市范围内的 70 年产权住宅套数认定，外地房产不计入套数。

【上海住宅交易税费核心承担对照表】

二、四大税种详细拆解：税率、免征条件、计算公式全讲透

这是全文最核心的内容，我会把每个税种的规则、计算方式、优惠政策全部拆解，每个税种都配真实案例，零基础也能一目了然。

（一）契税：买方必交，无免征，按套数和面积定税率

契税是买房时必须缴纳的税种，无论新房还是二手房，只要发生产权过户，买方就必须缴纳，仅针对特殊政策性住房有减免。

【2026 年上海契税税率官方对照表】

关键补充说明 & 案例

多人共同购房的契税计算：多人共同购买一套房屋，契税按照各个共有权人家庭住宅套数分别计算。

例：A 和 B 共同买房，该房是 A 的首套、B 的二套，房屋面积 100㎡，税务核定价 500 万，无增值税。则 A 承担 50% 份额的契税：250 万 ×1%=2.5 万；B 承担 50% 份额的契税：250 万 ×1%=2.5 万，合计契税 5 万。

特殊免征情形：婚姻关系存续期间夫妻之间房产更名、夫妻离婚房产析产、法定继承人继承房产，免征契税。

（二）个人所得税（个税）：卖方承担，满五唯一全免

个税是卖方出售房屋时产生的税费，核心优惠是 “满五唯一免征”，2026 年新政取消了普通住宅和非普通住宅的税率差异，统一了核定征收标准。

1. 核心征收规则

2. 关键补充说明 & 新政红利

满五唯一认定标准：“满 5 年” 按契税完税日期 / 房产证日期孰先算满 5 年；“唯一住房” 指卖方家庭在上海市范围内，仅有这一套 70 年产权住宅。

换房退税政策（2027 年底前有效）：自 2022 年 10 月 1 日至 2027 年 12 月 31 日，出售自有住房后 1 年内在上海重新购买住房的纳税人，可申请退还出售住房时缴纳的个人所得税国家税务总局上海市税务局。

新购住房金额≥现住房转让金额：全额退还已缴纳的个税

新购住房金额＜现住房转让金额：按比例退税，退税金额 =（新购住房金额 ÷ 现住房转让金额）× 现住房转让时缴纳的个税

例：卖方 2026 年 3 月出售一套上海住宅，缴纳个税 5 万元，2026 年 10 月在上海重新购买一套 600 万的住宅，原住房出售金额 500 万，新购金额大于出售金额，可全额退还 5 万个税。

（三）增值税及附加：卖方承担，满 2 年全免，2026 年税率大幅下调

增值税是二手房交易中占比最高的税费之一，2026 年 1 月 1 日起全国执行新政，上海同步调整，是本次税费调整最大的红利项。

1. 核心征收规则

2. 关键补充说明 & 新政变化

2026 年新政核心调整：一是不满 2 年住房的增值税征收率，从之前的 5% 下调至 3%，税负直接下降 40%；二是全面取消普通住宅和非普通住宅的区别，无论房屋面积、总价多少，只要满 2 年就全额免征增值税，彻底打破了之前 “非普宅满 2 年差额征收” 的规则新华网。

附加税说明：城市维护建设税、教育费附加、地方教育附加，均以增值税为计税基数，目前上海执行减半征收优惠，综合附加税率约 0.18%，通常包含在 3% 的综合征收率内，无需单独额外计算。

真实案例对比：一套不满 2 年的住宅，税务核定价 500 万。

旧政策（5% 税率）：需缴纳增值税 500 万 ÷1.05×5%≈23.81 万

新政策（3% 税率）：仅需缴纳增值税 500 万 ÷1.05×3%≈14.29 万

直接省下 9.52 万，税费降幅非常明显。

（四）个人住房房产税：产权人按年缴纳，首套全免，2026 年税率分界线下调

上海是全国房产税试点城市，个人住房房产税是针对持有环节征收的税，按年申报缴纳，很多人容易和交易环节的契税搞混，这里一次性讲透。

1. 核心征收对象

上海户籍家庭：2011 年 1 月 28 日后，在上海新购的第二套及以上住房（含新房、二手房）

非上海户籍家庭：2011 年 1 月 28 日后，在上海新购的所有住房（符合条件可申请免征 / 退税）

2. 2026 年最新税率 & 计算公式

税率分界线：2026 年上海个人住房房产税税率临界点为92536 元 /㎡（2025 年上海新建住宅销售均价 46268 元 /㎡×2 倍），这是 2018 年以来该分界线首次下调。

新购房单价≤92536 元 /㎡：适用优惠税率0.4%

新购房单价＞92536 元 /㎡：适用标准税率0.6%

官方计算公式：本年度应缴房产税 = 应税面积 × 新购房单价 ×70%× 适用税率

（注：70% 是上海官方规定的计税折扣系数，全上海统一执行）

3. 免征 & 优惠政策（最关键，90% 的家庭都能免征）

上海户籍家庭免征规则

购买家庭首套住房：无论面积多大，全额免征房产税。

新购二套及以上住房：按人均 60㎡建筑面积扣除免税面积，超出部分才需要计税。

例：一个 3 口之家的沪籍家庭，已有一套 100㎡的住房，新购一套 120㎡的住房，家庭总住房面积 220㎡，人均免税面积 60㎡，合计免税面积 180㎡，应税面积仅 40㎡。

成年子女专属优惠（2026 年新政）：沪籍成年子女，新购住房属于其家庭唯一住房的，暂免征收房产税；即便该子女未成年时和父母共同拥有过住房，新购的唯一住房依然享受免征优惠国家税务总局上海市税务局。

非上海户籍家庭免征规则

持有《上海市居住证》连续满 3 年，或居住证积分达到 120 分，新购家庭首套住房，全额免征房产税；未满足条件的，需先按规定缴税，后续满足条件后，可申请退还持证期间已缴纳的全部房产税。

非沪籍家庭新购二套及以上住房：若首套已享受免征，二套及以上按沪籍家庭规则，人均 60㎡扣除免税面积后计税；若首套未享受免征，二套及以上住房全额计税。

三、真实场景案例：不同情况买房，到底要交多少税？

光看规则不够直观，我整理了上海最常见的 4 种交易场景，给大家算一笔明白账，所有案例均按税务核定价 500 万、房屋面积 90㎡计算。

场景 1：刚需首套，购买满五唯一的二手房

买方：沪籍 / 非沪籍，家庭首套住房

卖方：房屋满 5 年，家庭唯一住房

税费明细：

增值税：满 2 年，免征

个税：满五唯一，免征

契税：首套 90㎡，税率 1%，500 万 ×1%=5 万

房产税：首套住房，免征

合计总税费：5 万元

场景 2：刚需首套，购买满 2 年不满 5 年的二手房

买方：沪籍 / 非沪籍，家庭首套住房

卖方：房屋满 2 年不满 5 年，非家庭唯一住房

税费明细：

增值税：满 2 年，免征

个税：不满足满五唯一，税率 1%，500 万 ×1%=5 万

契税：首套 90㎡，税率 1%，500 万 ×1%=5 万

房产税：首套住房，免征

合计总税费：10 万元

场景 3：刚需首套，购买不满 2 年的次新房

买方：沪籍 / 非沪籍，家庭首套住房

卖方：房屋不满 2 年

税费明细：

增值税：不满 2 年，税率 3%，500 万 ÷1.05×3%≈14.29 万

个税：不满足满五唯一，税率 1%，500 万 ×1%=5 万

契税：首套 90㎡，税率 1%，500 万 ×1%=5 万

房产税：首套住房，免征

合计总税费：24.29 万元

场景 4：改善置换，沪籍家庭购买二套住房

买方：沪籍家庭，已有一套住房，新购二套，房屋面积 150㎡，税务核定价 1000 万

卖方：房屋满五唯一

税费明细：

增值税：满 2 年，免征

个税：满五唯一，免征

契税：二套面积＞140㎡，税率 2%，1000 万 ×2%=20 万

房产税：家庭 3 口人，已有一套 80㎡住房，新购 150㎡，总住房面积 230㎡，人均 60㎡合计免税 180㎡，应税面积 50㎡，新购房单价 6.6 万 /㎡，适用 0.4% 税率。年应缴房产税 = 50㎡×66666 元 /㎡×70%×0.4%≈9333 元 / 年

合计交易环节税费：20 万元，持有环节每年缴纳房产税约 9333 元

四、避坑指南：8 个最高频的税费坑，90% 的人都中过招

坑 1：合同里没写清税费承担方，最后被转嫁全部税费

避坑提醒：上海二手房交易默认 “到手价”，但务必在购房合同中明确约定 “本次交易产生的所有税费，哪些由甲方（卖方）承担，哪些由乙方（买方）承担”，避免过户时临时加价。

坑 2：误以为 “满二唯一” 能免个税

避坑提醒：只有 “满五唯一” 能免个税，“满二” 只能免增值税，哪怕满四年不唯一，也需要缴纳 1% 的个税，别被中介误导。

坑 3：社保断缴，以为居住证满 3 年就能免房产税

避坑提醒：非沪籍免房产税的条件是 “居住证连续满 3 年” 或 “积分满 120 分”，断签的居住证不计入连续时长，积分不满 120 分也无法享受免征。

坑 4：换房退税，搞错时间节点无法退税

避坑提醒：换房退税的核心要求是 “先卖后买，且卖房和买房的时间间隔不超过 1 年”，时间以网签合同时间为准，先买后卖无法享受退税，超过 1 年也无法申请。

坑 5：买赠与 / 继承的房子，没算清差额个税

避坑提醒：赠与、继承所得的房产，再次出售时，若不满足满五唯一，需按差额的 20% 征收个税，而非 1% 核定征收。买房前一定要查清房屋的产权来源，避免过户时冒出几十万的个税。

坑 6：误以为网签价做低就能避税

避坑提醒：税务部门有每个小区的最低核定价，合同成交价低于核定价的，一律按核定价计税，做低网签价不仅无法避税，还会影响你的贷款额度，甚至涉嫌违法。

坑 7：房产税忘记申报，产生滞纳金

避坑提醒：上海个人住房房产税按年征收，申报缴费期限为每年的 10 月 1 日 - 12 月 31 日，逾期未缴的，会按日加收万分之五的滞纳金，还会影响个人征信。

坑 8：夫妻更名、离婚析产，误以为要交契税和个税

避坑提醒：婚姻存续期间夫妻之间房产更名、离婚析产，均免征契税、增值税和个税，只需要几十元的工本费，别被中介忽悠交了冤枉钱。

五、结尾真心话：政策红利期，买房前一定要算清税费账

2026 年上海的税费新政，核心是降低交易成本、支持刚需和改善自住需求。

增值税从 5% 降到 3%、满 2 年全免不分普宅非普宅，大幅降低了次新房的交易成本；个税统一按 1% 核定、换房退税政策延续，给改善置换的家庭省下了真金白银；房产税成年子女唯一住房免征、税率分界线下调，也给刚需年轻人减轻了持有压力。

最后还是要提醒大家，买房是人生大事，税费是购房成本里不可忽视的一部分。在签合同、交定金之前，一定要先算清这套房子的全部税费，明确税费承担方，不要因为没算清账导致预算超支，更不要轻信所谓的 “避税偏方”，避免踩坑。