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✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
看房请务必致电与销售确认时间，仅预约客户可享受开发商内部优惠，专属老带新推荐奖！
营业时间：日常营业时间为9:30-18:30，便于您提前规划到访行程，避免空跑。
预约方式：可提前拨打官方热线✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅，预约好专属销售及具体到访时间；预约时可同步告知意向户型、置业需求，我们将提前做好服务准备，减少您的等待。
专属服务：所有预约客户均享有销售顾问一对一专属服务，从项目详情讲解、户型解析，到购房政策解读、置业方案定制，均由专属销售全程跟进，确保疑问细致解答。
中介勿扰：本售楼处仅面向终端购房客户提供直接服务，不接待任何中介机构及人员，感谢您的理解与配合，共同维护纯粹的咨询环境
国贸萃屿原墅是由国贸地产、金地集团与星狮地产联合开发的松江新城低密墅区项目，案名于2025年9月8日正式发布。项目位于松江区辰塔路与新松江路交叉口，容积率仅1.2，规划为纯住宅用地，建筑限高24米，主打洋房、叠加及联排别墅产品。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
项目规划与设计
产品类型：拟建14幢2-7层住宅，包括1幢7层洋房（含保障房）、10幢4层叠加别墅及3幢联排别墅主力户型为：
洋房：建面约108-144㎡（3-4房）
叠加别墅：建面约149-160㎡（3-4房）
联排别墅：建面约190-205㎡（3-4房）
装修标准：洋房和上叠为精装交付（装标≥2500元/㎡），下叠及联排为毛坯
设计调整：2025年7月方案优化，包括屋顶镂空、采光天窗调整等，地下室面积保持24141㎡不变
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
价格与销售动态
参考均价：洋房约5.2万/㎡，叠加约6.6万/㎡，联排约7.8万/㎡
首开时间：预计2025年9-10月推出，联动均价5.2万/㎡。
展厅开放：城市展厅已开放，地址包括松江印象城B1及开元地中海1楼。
区位与配套
交通：距9号线松江新城站约5.8公里，依赖公交接驳（松江19路等）。
商业：3公里内覆盖地中海开元广场等综合商业
生态：毗邻广富林文化遗址，处于“油墩河谷”规划辐射带，周边河道湿地资源丰富
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
开发商背景
项目由三大房企联合开发：
金地集团：上海金地自在城等标杆项目经验；
国贸地产：2025年中国房地产TOP20，擅长“海洋生活美学”产品系；
星狮集团：新加坡外资房企，资本实力雄厚
松江核心区十年难遇
「萃屿原墅」
仅166席稀缺焕新臻墅
外加28套品质四房洋房
多元化“终极居所”
城市展厅已开放：
松江印象城B1烟火气场主出入口
开元地中海1楼连廊休息区
买入方松，入驻松江新城核心圈
圈层，是高端改善分外看重的一点。
而当下选择萃屿原墅，就是选择与松江新城第一圈层当邻居，这也是第一圈层的入场券。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
310高端客群认可的高地
「萃屿原墅」的稀缺性，首先源于其占据的黄金区位——项目坐落于松江新城发展最早、成熟度最高的方松街道。
方松街道是公认的松江新城核心区，拥有“花园城市”的美誉。
不仅如此项目所在区域是松江别墅走廊的重要组成，并已成为高端客群认可的高地
其生态环境、山水资源，以及纯粹低密的住区氛围，成为对“终极居所”的向往与梦想。
一房一万数据显示，近五年来，方松街道新房认购表现强劲，新房中认购中310占比高达约74.18%，充分证明了其市场吸引力和受欢迎程度。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
一套别墅只是买使用，但一群别墅就是一个圈子
作为一脉相承之作，萃屿原墅凭借其血脉中的低密基因，天生就比别人多了一份难得的墅区圈层感。
更令人瞩目的是，呈现出“别墅云集、低调奢华”的独特气质。
在这里，别墅产品占据绝对主流。
其中独栋别墅占比约48.37%，堪称板块住宅形态的中流砥柱，而叠墅、联排、合院等类型也极为丰富。
整体来看，别墅类产品占比近六成，不仅为追求高品质生活的人群提供多样化选择，也彻底奠定了区域的高端基调。
松江新城板块正在“断供”
随着改善需求的持续膨胀，但供应却不再放量。
过去五年里，松江新城改善型户型的供应量不足3000套，占比不到整体供应的三成。
供需的显著失衡，让核心区的改善别墅更显珍贵。
这种供需矛盾在别墅产品上尤为突出——方松街道别墅类产品近10年中8年处于"0供应"状态，即便偶有新增项目，其规模也极为有限。
以国贸·金地·星狮联袂开发的「萃屿原墅」约2万方的墅居社区，主力户型建筑面积约152-200㎡，还有少量品质四房洋房产品。
在松江核心区这样低密多样化的高端产品，近十年内少有类似项目入市，打造高端圈层和区域标杆的实力。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
地块基本信息
成交时间：2025年2月（上海一批次土拍）
推广名：萃屿原墅
竞得方：国贸、金地、星狮联合拿地
成交价格：8.1521亿元
溢价率：13.98%
成交楼面价：26216元/㎡
装修标准：不小于2500元/㎡
土地规划指标
土地用途：纯住宅用地
容积率：1.2
建筑限高：24米
产品定位：规划低密墅区产品
项目规划方案
拟建14幢2-7层住宅，包含以下业态：
松江正在建设新城绿环，绿环范围内涉及十余条骨干河道，包括黄浦江、油墩港、通波塘、大涨泾、北泖泾等主干河道，还包含华阳湖、昆秀湖等多处湖泊湿地。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
「萃屿原墅」正处于上海“十四五”重大工程“油墩河谷”规划的核心辐射地带。
油墩河谷规划是上海生态文明建设的新示范，这条北起吴淞江、南至黄浦江横潦泾，全长约36.47公里的南北向河道，贯穿了嘉定、青浦、松江多座新城及其周边的郊野地区，是上海“一环十射”航道工程的重要组成部分。
交通方面：距轨道交通9号线松江新城站直线距离约5.8公里，周边有1805路、1809 路、1810 路、松江 19 路、松江 95 路、松江99 路等多条公交线路。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
如果方松的价值仅停留在“醇熟”，那它或许只是一个完美的“老钱区”。真正的价值内核在于，它从未停止进化。
它的未来，由两大引擎驱动：一是松江大学城的“产学研”红利，二是油墩河谷的生态规划升级。
科创+文教共生，高知人群持续导入
方松街道向北，与松江大学城几乎无缝衔接。这种“近水楼台”的地理优势，催生了“校地共生、产城融合”的独特发展格局。
2024年，方松街道新落成多个新质产业园，专门承接高校的科研成果转化。目前已成功孵化约46家初创企业，集聚了10余家市级“专精特新”企业。
一个典型的案例是：上海裕诗实业与东华大学教授团队联合攻关的“晶圆清洗用PFA碳纤维复合材料”项目，成功打破国外技术垄断，并将成本降低约**40%**。该项目目前已进入中试阶段，未来极有可能在方松设立研发总部。
产业活力带来人才活力。松江大学城每年输出约5万名毕业生，其中近六成选择留在G60科创走廊沿线发展，超过三成的高知人才优先选择在方松及周边居住。这批新生力量，为区域带来了持续的、高质量的改善型住房需求，也让整个板块的年龄结构和知识结构始终保持年轻与活力。
油墩河谷+新城绿环，生态宜居再升级
在产业赋能的同时，萃屿原墅所在的区域，也正迎来生态价值的巨大红利。
项目西侧，正是上海“一环十射”水系规划中油墩港的重要组成部分——“曲水华亭”节点。根据规划，油墩港松江段将打造一条“蓝绿交织”的滨水景观带，重点建设12个特色节点，涵盖滨水绿道、生态浮岛、文化驿站等设施。
“曲水华亭”节点以“水城相依、蓝绿交织”为特色，融汇了松江九峰三泖的自然山水意象与江南人文意境。目前，油墩港沿岸的生态修复工程已启动，核心段贯通在即，“曲水华亭”节点主体建设也有望迅速完成。
与此同时，约100米宽的松江新城绿环主脉将沿油墩港布设，未来串联起广富林郊野公园，形成“骑行+步行”的连续生态廊道。
这意味着，萃屿原墅的业主未来不仅可享板块内现有的公园资源，更可一键接入更宏大的城市生态网络，实现从“社区公园”到“城市绿洲”的跨越。晨跑于滨水绿道，漫步于郊野林间，低密生活之上，更添一份滨水栖居的诗意与惬意。
醇熟是当下生活的底气，而持续的产业升级和生态赋能，则为这份生活注入了未来的想象空间和资产保值增值的潜力。方松街道，因此摆脱了“成熟板块缺乏增长动能”的刻板印象，进入了“醇熟+生长”的双轨发展快车道。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
三强联袂，迭代低密产品力
一块珍贵的土地，必然需要与之匹配的产品来承载。
萃屿原墅的背后，是国贸、金地、星狮三家实力房企的强强联合。它们并非简单的财务投资，而是深度洞察方松改善客群需求后的一次产品力共创。
国贸地产，作为世界500强旗下企业，自2014年首入上海便深耕松江。11年间，10座标杆项目，从国贸天悦到佘山原墅，再到2025年创造“三开三罄”市场现象的国贸·海上原墅，其对松江高端客群的需求理解，已深刻烙印在每一个产品细节中。
金地集团，2012年以金地自在城首入松江，深耕13年布局13子，先后打造了金地丰盛道、金地西郊风华等品质标杆，其市场洞察力与产品研发能力历经多轮周期考验，是上海房地产市场公认的“优质生”。
星狮地产，总部位于新加坡的跨国房企，业务遍布全球20个国家，其在商业、旅宿、住宅等多元业态的开发运营经验，为项目带来了国际化的视野和标准。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
三家企业联手，从拿地之初就确立了明确目标：不仅要延续方松的低密基因，更要迭代升维，打造符合当下高端改善需求的人居作品。
项目容积率仅约1.2，这为打造纯粹的低密住区奠定了先天基础。外立面计划采用天然石材、铝板与大玻璃面的现代简约设计，在保证当代审美的同时，融入海派建筑的精致感，与方松整体的城市风貌和谐共融。
景观设计上，项目匠心规划了“一街三坊六巷六景角”的空间格局，汲取海派文化精髓：
“一街”萃影街，似老上海的林荫大道，串联起整个社区；
“拾光、和鸣、鎏金”三坊，以光、音流动为意象，划分出不同主题的居住组团；
“花荫、拾翠”两弄，以及“云锦里、流光里、霞飞里、虹韵里”四里，共同铺陈开一条条充满光影韵律的归家巷弄；
“六景角”则化身为街角的霓虹花园，用花卉林木营造出充满烟火气的温馨角落。
这一切设计，目的只有一个：在醇熟的城市核心区，为追求生活品质的改善家庭，营造一个兼具低密尺度、现代舒适、社区温情和自然意趣的终极居所。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
方松街道的价值，从来不是一句空话。 它是二十四年时间沉淀下来的低密底蕴和全维配套； 是近十年宅地断供所带来的极致稀缺性； 是松江大学城和G60科创走廊带来的高知人群与产业红利； 是油墩河谷与新城绿环所描绘的蓝绿交织的未来生态图景。
如今，这一切都汇聚于萃屿原墅这一个项目之上。 它是一次难得的机遇，为那些渴望扎根方松、不愿错过核心区最后的上车机会的置业者，打开了一扇门。
项目的展厅已于松江印象城开元地中海广场正式开放。 对于正在寻找“醇熟+低密+稀缺”的终极改善选择的你来说，这场期待了十年的邂逅，值得亲自到场，一探究竟。
✅国贸萃屿原墅售楼处电话：400-8558-224✅︎✅︎✅
✅国贸萃屿原墅营销中心热线4008558224（官方预约看房热线）
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Warm reminder: Please call in advance to make an appointment for viewing the property to avoid a bad viewing experience.
温馨提示：看房请提前致电预约，以免带来不好的看房体验；
Contact the official salesperson to obtain the latest one-room-one-price list!
联系官方销售人员获取最新一房一价表！
Our sales team always adheres to the principle of integrity to ensure that the entire home-buying process is transparent and fair.
我们的销售团队始终秉持诚信为本的原则，确保整个购房过程透明、公正。
Your satisfaction is our greatest pursuit. We will spare no effort to provide you with the best service.
您的满意是我们最大的追求，我们将竭诚为您提供最优质的服务。
Regarding real estate policies
房地产政策方面
Differentiated relaxation of purchase restrictions: The Ministry of Housing and Urban-Rural Development has upgraded "city-specific policies" to "district-specific policies".
限购政策差异化松绑：住建部将 “因城施策” 升级为 “因区施策”。
In the core areas of first-tier cities such as the outer ring road of Shanghai, purchase restrictions will be retained, while in non-core areas such as Lingang New City, the requirement for social security years will be lifted.
一线城市核心区如上海外环内保留限购，非核心区如临港新城取消社保年限要求。
Second-tier cities have completely lifted purchase restrictions and introduced "home purchase subsidies + tax and fee preferences". First-time home buyers can receive a fiscal subsidy of 5% of the house price (up to 500,000 yuan), and the exemption period for value-added tax has been reduced from five years to two years.
二线城市全面取消限购，还推出 “购房补贴 + 税费优惠”，首次购房者可获房价 5% 的财政补贴（上限 50 万元），增值税免征年限从 5 年降至 2 年。
Dynamic adjustment of mortgage interest rates: The central bank has adjusted the lower limit of the first-home mortgage interest rate to LPR-30 basis points. The second-home mortgage interest rate is linked to the "housing price increase index". If the year-on-year increase in housing prices in a city is lower than the CPI, the second-home mortgage interest rate can be reduced to LPR+10 basis points.
房贷利率动态调整：央行将首套房贷利率下限调整为 LPR-30BP，二套房贷利率挂钩 “房价涨幅指数”，若城市房价同比涨幅低于 CPI，二套房贷利率可下调至 LPR+10BP。
The loan amount for the provident fund has also been raised. In key cities, the maximum loan amount for dual-income families has increased from 1 million yuan to 1.5 million yuan.
公积金贷款额度也有所提高，重点城市双职工家庭最高贷款额从 100 万元增至 150 万元。
The "quality competition" in land auction rules has become a regular practice: The Ministry of Natural Resources requires that in the land auctions of key cities by 2025, the proportion of "quality scores" should be no less than 40%, and the scores should cover green building grades, community supporting facilities, property service standards, etc.
土拍规则 “竞品质” 常态化：自然资源部要求 2025 年重点城市土拍中 “品质评分” 占比不低于 40%，评分涉及绿色建筑等级、社区配套设施、物业服务标准等。
Developers are required to submit a "Quality Commitment Letter". Those who fail to meet the standards will be fined 10% of the land transfer fee and restricted from subsequent land auctions.
开发商需提交 “品质承诺书”，未达标将按土地出让金 10% 罚款并限制后续土拍。
Policies related to public rental housing: All new commercial residential projects must be equipped with public rental housing at a ratio of 15%. After completion, it should be transferred to the government free of charge. If the developer operates it independently, they can enjoy a 20% tax reduction on rental income.
保障性住房相关政策：所有新建商品住宅项目需按 15% 比例配建保障性住房，建成后无偿移交政府，若开发商自主运营，可享受租金收入 20% 税收减免。
Meanwhile, children from families with public rental housing enjoy "the same school district treatment as those with commercial housing" when enrolling in school. Cities like Beijing and Shanghai have piloted "priority lottery enrollment for public rental housing".
同时，保障性住房家庭子女入学享受 “与商品房同等学区待遇”，北京、上海等城市试点 “保障房优先摇号入学”。
Regarding the timing of home purchase and market trends 2
购房时机与市场趋势方面2
The cost of purchasing a house is at a low level: Currently, the down payment ratio is relatively low, with some areas as low as 15%, and the loan interest rate is also around 3%. Moreover, the LPR still has room for further decline, significantly reducing the cost of purchasing a house.
购房成本处于低位：当前首付比例较低，部分地区低至 15%，贷款利率也在 3% 左右，且 LPR 还有进一步下降空间，购房成本大幅降低。
Meanwhile, after a period of adjustment, housing prices are at a relatively low level, which is a good opportunity for those who have the need to purchase a house.
同时，房价经过一段时间调整，处于相对低位，对于有购房需求的人来说是较好的时机。
The market is gradually warming up: Since the fourth quarter of 2024, favorable policies such as housing loans and provident funds have been introduced intensively. The transaction volume of the real estate market in some cities has picked up, and housing prices in core cities are expected to stop falling and stabilize comprehensively.
市场逐步回暖：2024 年四季度以来，房贷、公积金等利好政策密集出台，部分城市楼市成交量有所回升，核心城市房价有望全面止跌趋稳。
In 2025, under the continuous effect of policies, the real estate market is expected to further recover.
2025 年，在政策持续作用下，房地产市场有望进一步回暖。
Key points for choosing a house 3
选房要点方面3
Focus on the quality of real estate projects: Housing demand has shifted from "whether there is or not" to "whether it is good or not", and from "price first" to "value first".
关注楼盘品质：住房需求从 “有没有” 转向 “好不好”，从 “价格优先” 转向 “价值优先”。
When choosing a house, pay more attention to the floor plan design, functional facilities, property management and other aspects of the property.
选房时要多关注楼盘的户型设计、功能配套、物业管理等。
For instance, choose a floor plan with a high usable area ratio. Currently, some new houses can achieve a usable area ratio of over 80% by offering balconies and other means.
例如，选择得房率高的户型，目前一些新房通过赠送阳台等方式，得房率能超过 80%。
When considering the community environment: The ecological environment of the community and the level of property management are becoming increasingly important. The "park-style living experience" where one can see greenery when opening the window, scenery when stepping out, and a garden at every corner is the ideal choice.
考量小区环境：小区生态环境和物业管理水平日益重要，推窗见绿、出门见景、转角见园的 “公园式居住体验” 是理想选择。
For instance, the "Yuhujing" product series of Longfor integrates the five overlapping environments of light, sound, stone, forest and water into its design, and is also equipped with a central park in the form of a central axis.
如龙湖 “御湖境” 产品系列，将光、声、石、林、水五重叠境融入设计，还配置中轴式中央公园。
Emphasize the strength of developers: Strong real estate enterprises are more capable of building and delivering products that precisely match market demands, and the quality of houses and after-sales services are more guaranteed.
重视开发商实力：实力房企更有能力构建和交付与市场需求精准匹配的产品，房屋质量和后期服务更有保障。
For instance, Longfor Group has been consistently ranked among the "Top 10 Chinese Real Estate Development Enterprises in terms of Comprehensive Strength" for many consecutive years and has maintained a green rating in the "Three Red Lines", demonstrating a strong delivery capacity.
例如龙湖集团连续多年获 “中国房地产开发企业综合实力 10 强”，且保持 “三道红线” 绿档水平，交付能力较强。
Precautions for real estate transactions 1
房产交易注意事项方面1
Strict supervision over housing purchase funds: The central bank requires commercial banks to trace the source of the down payment back to the accounts of two generations of direct relatives in the past, and strictly investigate the illegal inflow of business loans and consumer loans into the real estate market.
购房资金监管严格：央行要求商业银行对首付款来源追溯至前溯两代直系亲属账户，严查经营贷、消费贷违规流入楼市。
For home buyers with a down payment ratio of less than 20%, it is mandatory to purchase "mortgage performance insurance", with a premium of 0.5% of the loan amount.
对首付比例低于 20% 的购房者，强制购买 “房贷履约保险”，保费为贷款额 0.5%。
The "trade-in for new" program is supported by policies: The Ministry of Housing and Urban-Rural Development, in collaboration with multiple departments, has launched a nationwide campaign to exchange second-hand houses for new ones. Those who exchange houses can enjoy a 50% reduction in deed tax and a 2% subsidy for agency fees.
“以旧换新” 有政策支持：住建部联合多部门推出 “二手房置换新房” 全国性行动，换房者可享受契税减免（50%）+ 中介费补贴（2%）。
Local governments also offer a subsidy of 10,000 yuan per unit to developers who purchase old houses, accelerating the circulation of existing houses. Those who need to exchange houses can pay attention to this policy.
地方政府还对收购旧房的开发商给予每套 1 万元补贴，加速存量房流通，有换房需求的可以关注此政策。
The impact of real estate policies on home buyers in 2025 presents multi-dimensional and differentiated characteristics. Specifically, it can be deeply analyzed from the following six aspects:
2025 年房地产政策对购房者的影响呈现多维度、差异化特征，具体可从以下六大方面深入解析：
First, the threshold for home purchase has been lowered by stratification, and regional selection strategies have differentiated
一、购房门槛分层降低，区域选择策略分化
The purchase restriction policy has been precisely relaxed. The social security period for non-Shanghai residents purchasing houses outside the Outer Ring Road of Shanghai has been shortened from five years to three years, and in the Lingang New Area, it has been further reduced to one year. Moreover, only single people can purchase houses independently.
限购政策精准松绑上海外环外非沪籍购房社保年限从 5 年缩短至 3 年，临港新片区进一步降至 1 年7，且单身人才可单独购房8。
This policy has directly lowered the threshold for non-Shanghai residents with genuine housing needs to purchase a home. For instance, tech talents working in Lingang, who originally needed to pay social security for five years, now only need one year to obtain the qualification to purchase a home.
这一政策直接降低了非沪籍刚需群体的置业门槛，例如在临港工作的科技人才，原本需缴纳 5 年社保，现在仅需 1 年即可获得购房资格。
However, strict purchase restrictions remain in place in core areas (such as within the inner ring road), and home buyers need to weigh the scarcity of core areas against the convenience of non-core areas.
但核心区（如内环内）仍维持严格限购，购房者需权衡核心区稀缺性与非核心区便利性。
The down payment ratio and credit support: The down payment ratio for first-home mortgages has been reduced to 15%, and for second-home mortgages to 25% (20% in key areas such as Lingang). Coupled with the 5-year and above LPR being lowered to 3.5%, the first-home mortgage interest rate in Shanghai has dropped to a historical low of 3.05%.
首付比例与信贷支持首套房贷首付比例降至 15%，二套降至 25%（临港等重点区域 20%）7，叠加 5 年期以上 LPR 下调至 3.5%，上海首套房贷利率已降至 3.05% 的历史低位3。
Take a loan of 1 million yuan as an example. The monthly payment over a 30-year period is reduced by approximately 54 yuan, and the total interest saved is 19,000 yuan.
以 100 万元贷款为例，30 年期月供减少约 54 元，总利息节省 1.9 万元3。
For families with multiple children, the maximum amount of the provident fund loan can be increased by 20% to 1.929 million yuan, significantly reducing the financial pressure on improvement-oriented demands.
对于多子女家庭，公积金贷款额度最高可上浮 20% 至 192 万元9，显著降低改善型需求的资金压力。
Second, the two-way adjustment of holding and transaction costs reshapes market expectations
二、持有与交易成本双向调整，重塑市场预期
The pilot program of the real estate tax may be deepened, and the scope of the pilot may be expanded to include groups holding multiple properties. By imposing differential tax rates (such as a 1.2% tax on high-end residences), the holding cost can be increased by 10%.
房地产税试点深化试点范围可能扩大至持有多套房产群体，通过差别税率（如对高档住宅按 1.2% 征税）增加持有成本10。
This will force investors to sell off properties in non-core areas. For instance, the number of second-hand houses listed in areas like Waigaoqiao in Pudong may rise, while high-quality assets in core areas are more resilient due to their scarcity.
这将迫使投资客抛售非核心区房源，例如浦东外高桥等区域二手房挂牌量可能上升，而核心区优质资产因稀缺性更具抗跌性。
Meanwhile, the pilot funds are used for the construction of affordable housing, indirectly diverting rental demand and easing the pressure of rising rents by 10%.
同时，试点资金用于保障房建设，间接分流租赁需求，缓解租金上涨压力10。
The exemption period for value-added tax on transaction taxes has been optimized from five years to two years, and the assessed collection rate for individual housing transfers has been reduced to 1%.
交易税费优化增值税免征年限从 5 年降至 2 年，个人转让住房核定征收率降至 1%7。
Take a second-hand house that has been owned for two years and has a total price of 8 million yuan as an example. The value-added tax can be saved by approximately 440,000 yuan.
以一套满 2 年、总价 800 万元的二手房为例，增值税可节省约 44 万元。
Furthermore, the "trade-in for new" policy offers a 50% reduction in deed tax and a 2% subsidy for agency fees, significantly reducing the trade-in cost.
此外，“以旧换新” 政策提供契税减免 50% 和中介费补贴 2%9，显著降低置换成本。
For instance, those who are upgrading their houses in the Qibao area of Minhang can save approximately 120,000 yuan in taxes and fees by selling their old houses and then purchasing new ones.
例如，闵行七宝板块换房者通过出售旧房再购新房，可节省税费约 12 万元。
Third, the dual-track development of affordable housing and commercial housing is squeezing the "old, dilapidated and small" market
三、保障房与商品房双轨并行，挤压 “老破小” 市场
The proportion of construction and quality improvement: New commercial housing must be equipped with public rental housing at a ratio of 15%, and it is required to be delivered fully furnished.
配建比例提升与品质升级新建商品房需按 15% 比例配建保障房，且要求全装修交付6。
For instance, the affordable housing built in a certain project along the Xuhui Riverside adopts green building standards and shares community facilities with commercial housing. This might divert some of the first-time home buyers and further put pressure on the prices of the surrounding "old, dilapidated and small" buildings.
例如，徐汇滨江某项目配建的保障房采用绿色建筑标准，与商品房共享社区配套，这可能分流部分刚需客群，导致周边 “老破小” 价格进一步承压。
At the same time, children from families with affordable housing enjoy the same school district treatment, which may weaken the premium space of traditional school district housing.
同时，保障房家庭子女享受同等学区待遇6，可能削弱传统学区房的溢价空间。
The diversion effect in the rental market is intensifying. In 2024, Shanghai will add 16,000 units of public rental housing, with rents 20% to 30% lower than those of commercial housing in the same area.
租赁市场分流效应加剧2024 年上海新增 1.6 万套保租房，租金较同地段商品房低 20%-30%5。
For instance, in Zhangjiang area, due to the increased supply of public rental housing, the proportion of tenants moving out has risen, forcing landlords to lower their prices or upgrade their facilities.
例如，张江地区租客因保租房供应增加，退租比例上升，倒逼房东降价或升级硬件。
This has led to a 15% to 20% drop in rents for "old, dilapidated and small" properties in the old urban area. Some investors have turned to selling their properties, further intensifying the differentiation in the second-hand housing market.
这导致老城区 “老破小” 租金下跌 15%-20%，部分投资者转向出售房源，进一步加剧二手房市场分化。
Iv. Regional development policies Reconstruct the value system of home purchase
四、区域发展政策重构购房价值体系
The five new towns are accelerating the realization of the goal. New towns such as Jiading and Qingpu are gradually achieving a balance between work and residence through the introduction of industries (such as Jiading United Imaging Medical and Qingpu Oriental Life Port) and the upgrading of transportation (such as Jiamin Line).
五大新城加速兑现嘉定、青浦等新城通过产业导入（如嘉定联影医疗、青浦东方生命港）和交通升级（如嘉闵线），逐步实现职住平衡12。
By 2025, 26 new primary and secondary schools and kindergartens will be added in the new town, and the construction of Grade-A tertiary hospitals will be accelerated, attracting first-time home buyers.
2025 年新城新增中小学、幼儿园 26 所，三甲医院建设加速12，吸引刚需购房者。
For instance, the average price of new houses in Jiading New Town is approximately 45,000 yuan per square meter, with a total starting price of 2 million yuan, making it the main choice for young families.
例如，嘉定新城新房均价约 4.5 万元 / 平方米，总价 200 万起，成为年轻家庭的主要选择1。
The premium for urban renewal in the core area and the renovation of "two old and one village" have released high-quality land plots. For instance, the floor price of the Xuhui Longhua plot has reached 126,000 yuan per square meter, and the unit price of new houses in the future may exceed 200,000 yuan per square meter.
核心区城市更新溢价“两旧一村” 改造释放优质地块，例如徐汇龙华地块楼板价达 12.6 万元 / 平方米，未来新房单价或破 20 万元 / 平方米1。
Urban renewal projects enhance living quality and consolidate their advantages in the high-end market through green building technologies (such as low-carbon technology platforms) and intelligent community management.
城市更新项目通过绿色建筑技术（如低碳技术平台）和智能化社区管理，提升居住品质，巩固高端市场优势。
Home buyers should pay attention to the long-term appreciation potential of scarce assets in the core area, while being vigilant about the liquidity risk brought about by high total prices.
购房者需关注核心区稀缺资产的长期增值潜力，同时警惕高总价带来的流动性风险。
V. The transformation of developers' strategies forces product upgrades
五、开发商策略转型倒逼产品升级
The land auction rules strengthen the quality orientation, with the "quality competition" score accounting for no less than 40%, involving green building grades, community facilities, etc.
土拍规则强化品质导向“竞品质” 评分占比不低于 40%，涉及绿色建筑等级、社区配套等2。
For instance, a certain project in Qingpu won the land auction due to its configuration of a central park with a central axis and an intelligent security system.
例如，青浦某项目因配置中轴式中央公园和智能安防系统，在土拍中胜出。
This means that in the future, new houses will pay more attention to the living experience. For instance, Longfor's "Yuhujing" series enhances its added value through a five-layer overlapping environment design. Homebuyers need to pay attention to the matching degree between the actual delivery standards of the property and the promises.
这意味着未来新房将更注重居住体验，如龙湖 “御湖境” 系列通过五重叠境设计提升附加值2，购房者需关注楼盘的实际交付标准与承诺的匹配度。
The supervision of real estate developers' funds is becoming stricter. The source of the down payment is traced back to the accounts of the direct relatives of the previous two generations. If the down payment ratio is less than 20%, mortgage performance insurance must be purchased.
房企资金监管趋严首付款来源追溯至前溯两代直系亲属账户，首付比例低于 20% 需购买房贷履约保险2。
This increases the difficulty of proving funds, especially for young home buyers who rely on their parents' financial support.
这增加了资金证明难度，尤其是依赖父母资助的年轻购房者。
It is recommended to prepare a complete financial statement in advance to avoid affecting the home purchase process due to incomplete materials.
建议提前准备完整的资金流水，避免因材料不全影响购房流程。
Vi. Long-term Trends and Response Strategies
六、长期趋势与应对策略
The market presents a pyramid structure. At the top are the scarce luxury residences in the core area (such as Greentown Chaoming Dongfang), in the middle are the planned new districts (such as the Five New Towns), and at the bottom are the far suburban areas with lagging supporting facilities.
市场呈现金字塔结构塔尖为核心区稀缺豪宅（如绿城潮鸣东方），中部为规划新区（如五大新城），底部为配套滞后的远郊板块1。
Home buyers need to weigh their options based on their own needs between the scarce assets in the core area and the potential areas in the new town.
购房者需根据自身需求，在核心区稀缺资产与新城潜力板块间权衡。
For instance, first-time home buyers can give priority to new towns like Lingang and Jiading, while those seeking to improve their living conditions can focus on core areas such as Xuhui Riverside and Qiantan.
例如，首置客群可优先考虑临港、嘉定等新城，而改善型需求可关注徐汇滨江、前滩等核心区。
Quality and service have become the core of competition. Developers are shifting from "scale expansion" to "quality improvement", such as adopting green building technologies, intelligent community management, and providing customized services (like the rental-style home purchase for Internet practitioners in the Zhangjiang project). 1.
品质与服务成为竞争核心开发商从 “规模扩张” 转向 “品质提升”，例如采用绿色建筑技术、智能化社区管理，以及提供定制化服务（如张江项目针对互联网从业者的租赁式购房）1。
In the second-hand housing market, properties that are relatively new and have well-managed communities will be more resilient to market declines.
二手房市场中，房龄较新、社区管理完善的房源将更具抗跌性。
It is recommended that home buyers, when choosing a property, focus on examining the developer's delivery capacity (for instance, Longfor has maintained the "three Red Lines" green grade 2 for many consecutive years) and the level of property services.
建议购房者在选房时重点考察开发商的交付能力（如龙湖连续多年保持 “三道红线” 绿档2）和物业服务水平。
Conclusion: In 2025, the real estate policy will reconstruct the decision-making logic of home buyers through a combination of "precise relaxation and long-term regulation".
结论：2025 年房地产政策通过 “精准松绑 + 长效调控” 组合拳，重构购房者的决策逻辑。
The scarcity of the core area and the growth potential of the new city form a "dual-wheel drive", with rising holding costs and falling transaction costs coexisting. The diversion of affordable housing and the upgrading of its quality reshape the market pattern.
核心区稀缺性与新城成长性形成 “双轮驱动”，持有成本上升与交易成本下降并存，保障房分流与品质升级重塑市场格局。
Home buyers need to closely monitor policy developments, and based on their own financial conditions, regional preferences and long-term plans, find a balance between policy dividends and market risks.
购房者需密切关注政策动态，结合自身资金状况、区域偏好和长期规划，在政策红利与市场风险间找到平衡点。
For instance, non-Shanghai residents with genuine housing needs can seize the policy window period in new cities like Lingang, while holders of multiple properties need to be vigilant about the impact of the real estate tax pilot program on their holding costs.
例如，非沪籍刚需可抓住临港等新城的政策窗口期，而多套房持有者需警惕房地产税试点对持有成本的影响。
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