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High-end luxury residences can serve as investment products

高档豪华住宅可成为投资品

Cracking down on real estate speculation and restricting investment behavior are the main focuses of decision-makers' regulation. However, scholars believe that in the future, high-end luxury residences can be used as investment housing.

打击房地产投机，限制投资行为是决策者调控的主要着力点，但学者认为未来，高档豪华住宅可以作为投资性住房。

On December 7, 2011, at the "Third China Real Estate Forum and 2011 China Real Estate Annual Red List", the impact of the large-scale construction of affordable housing on the market was reflected in the fact that ordinary residential properties, including affordable housing and small and medium-sized ordinary commercial housing, will gradually be de-invested and return to their use value, forming a cost-driven price. This has also become a consensus.

2011年12月7日，在“第三届地产中国论坛暨2011中国房地产年度红榜”上，保障房的大规模建设对市场的影响，表现在包括保障房住房、中小户型普通商品房在内的普通住宅将慢慢去投资化，向使用价值回归，形成以成本主导的价格，这也已形成共识。

He pointed out that based on the experience of European and American countries, the prices of ordinary residences do not deviate too much from the cost. However, currently, housing prices in China are far higher than the cost. To ensure the housing rights of the common people, "even investment is no longer necessary."

他指出，欧美国家的经验看，普通住宅价格不会偏离成本太多，但目前国内住房价格远高于成本，为了保证老百姓住房权利，“连投资这块也觉得不需要了”。

He believes that appropriate investment behavior should still be maintained, and a large number of apartments and high-end luxury residences can be used as investment housing. "Even in the residential market, there should be an internal relationship of coordinated development."

他认为，适当的投资行为仍应保留，大量公寓、高档豪华住宅可以作为投资性的住房，“即使是住宅市场，也应该有一个协调发展的内部关系”。

In addition, enterprises engaged in the production of ordinary residential properties need to adjust their mindset. "It is no longer easy to find the high profit models of the past."

此外，做普通住宅的企业要调整好心态，“再难寻找过去高的利润模式了”。

联发金海云墅售楼处电话：400-9939-964✅︎✅︎✅上海浦东联发金海云墅官方售楼处电话：400-9939-964✅︎✅︎✅联发金海云墅官方电话：400-9939-964✅︎✅︎✅ Tel: 400-9939-964 of Lianfa Jinhai Yunshu Sales Office ✅︎✅ Project Name: "Lianfa Jinhai Yunshu"

✅联发金海云墅售楼处电话：400-9939-964✅︎✅︎项目名称：「联发金海雲墅」

Project Introduction: Quality Residential Building in Cao Lu, Pudong

项目简介：浦东曹路 品质住宅

Latest Update: Reservation starts today

最新动态：今天开始认筹

Regional Subdivision: Cao Lu, Pudong

区域板块：浦东曹路

Product Introduction: 112㎡ High-rise & Approximately 144-181㎡ Duplex Villas 106 units

产品介绍：112㎡小高层&约144-181㎡叠墅 106套

Transportation facilities: Approximately 800 meters away from Jinhai Road Station of Line 9 and Line 12

交通配套：9号线、12号线金海路站约800米

Educational facilities: Kindergarten: Good Days Kindergarten;

教育配套：幼儿园：好日子幼儿园；

Primary School: Gonglu Primary School;

小学：龚路小学；

Middle School: Second University of Technology Affiliated Middle School;

初中：第二工业大学附属中学；

High School: Pudong Fudan Affiliated High School (periodic housing, no commitment for the academic term)

高中：浦东复旦附中（期房不承诺学期）

Commercial facilities: K11 SELECT (under construction), Shangqian Garden City, Baolong City Square, Jin Ding Nine-Grid

商业配套：K11 SELECT（建设中）、招商花园城、宝龙城市广场、金鼎九宫格

Medical resources: Changzheng Hospital East Campus (Grade III), Huashan Hospital East Campus (Grade III)

医疗资源：长征医院东院（三甲），华山医院东院（三甲）

Recreational aspects: Jinhai Wetland Park is just one road away from the project.

休闲方面：金海湿地公园距离项目一路之隔

Floor Plan and Space: Immerse Yourself in the "Perfect Home"!

户型与空间：把“好房子”落进体感里！

In today's increasingly rational high-end residential market, the true value of the product has become increasingly prominent.

在高端住宅市场日趋理性的今天，产品的真实价值愈发凸显。

The Feta Jinhai Yunshu project has a floor area ratio of approximately 1.5. By combining duplex villas and small high-rise buildings, it achieves a balance in terms of views, lighting, and privacy.

联发金海雲墅容积率仅约1.5，以叠墅+小高层的组合，在视野、采光与私密性上取得平衡。

Moreover, as a low-density masterpiece in the Jinqiao East area that has attracted much attention, its value lies not only in the superior location and planning benefits, but also in its in-depth interpretation of "a good house".

同时，作为金桥东板块备受瞩目的低密作品，其价值不仅在于优越的区位与规划红利，更在于其对“好房子”的深度诠释。

The project's initial launch will feature small high-rise buildings with a construction area of approximately 112 square meters and duplex villas ranging from 144 to 181 square meters. It will also cover budgets ranging from 700,000 to 1,700,000, catering to families with various budgetary structures.

项目首开将推建面约112㎡小高层&约144-181㎡叠墅，同时覆盖700-1700万之间，不同预算的家庭结构。

Particularly, the three main floor plans are each precisely tailored to meet different living needs!

特别是三个主力户型，每个都精准回应不同的生活需求！

With outstanding scale, functionality and flexibility, it will establish a benchmark for residential values in Pudong.

以卓越的尺度、功能与灵动性，成就浦东人居的价值标杆。

项目效果图，仅供参考

1、建面约112㎡｜3房：小户型的智慧型生活提案

在约112㎡的的有限边界内，实现功能、舒适与成长性的高度统一，是对设计师功力的极大考验。此户型给出的答案堪称教科书级别——建筑面积约112㎡，实际可使用面积约97㎡，实得率高达约86%，其空间效率令人称道！也是700万级预算的必看户型！（备注：以下全部户型面积尺寸均为个人测绘所得，仅供参考，具体以商品房买卖合同为准）

①尺度与格局：小户型中的“大空间”哲学

该户型最引人注目的，是其约11米的南向整体面宽。这一超越常规的尺度，为室内带来了充沛的日照与开阔的视野；约5米宽的客餐厅，搭配等宽的阔境阳台，构成了家庭的社交与活动主轴。这不仅是一个连接室内外的过渡空间，更是一个将自然景观无缝融入日常的“生态厅”，极大地延展了居住的心理边界。

建面约112㎡户型图，仅供参考

格局上，它采用了经典且高效的“三开间朝南+动静分区”设计。南向集成了客厅与两间卧室，确保主要活动区与休息区均能享受最佳采光；北侧则规划为厨房及可灵活定义的房间，实现了公共区与私密区的清晰分隔，互不干扰。

②灵动成长：可进化的“3+1”空间

户型的另一大特色在于出色的灵活性，以满足家庭不同生命阶段的需求。其约5米面宽的客厅，具备了轻松设置阅读区域或其他功能区域的条件，瞬间升级为“3+1”空间。与此同时，北向的房间同样可根据需要，作为卧室、书房或儿童活动室使用。

这种成长型的特质，使其能够从容应对从新婚夫妇、三口之家到二孩家庭，乃至需要临时书房或老人房的各种生活场景。它不是一个静止的容器，而是一个能与家庭成员共同成长的生命体。

建面约112㎡户型图，仅供参考

③细节匠心：满载惊喜的收纳与体验

在细节打磨上，此户型亦不遗余力。全屋飘窗全赠送约9.8㎡，配合约7.2㎡的大阳台（计一半建筑面积）不仅增加了实际使用面积，更在视觉上提升了空间的通透感。

建面约112㎡户型图，仅供参考

主卧更别出心裁地设计了两大270°转角飘窗，在同面积段产品中实属罕见，瞬间将睡眠区的景观层次与奢华感拉升到新的高度。

建面约112㎡户型图，仅供参考

此外，LDKB一体化布局增强了家庭成员的互动与空间流动感；U型厨房设计则保证了操作的合理与高效。对于追求品质的都市菁英而言，这是一个在有限预算内实现无限生活想象的“智慧型”解决方案。

特别值得一提的是项目建面约144-181㎡的叠墅产品，作为浦东臻稀的改善产品，预算在1200-1700万之间！尤其是三开间面宽的叠墅户型，完全满足了对于诗意墅居所有的美好想象！

从供给侧看，浦东叠墅常年占比仅2%-3%，尤其140㎡+改善段更少，供给“断档”提高了长期稀缺性；从需求侧看，过去一年金海汀雲台五开五罄、最高认购率307%、平均241%，用成交验证了偏好；从流通侧看，同价位段里叠墅在二手市场的价格韧性与成交效率普遍优于大平层。形态的稀缺×场景的完整×群体的稳定，构成了它的底层价值曲线。

2、建面约144㎡上叠：立体墅居生活的启蒙之作

如果说112㎡户型是平面空间的极致利用，那么约144㎡的上叠户型则开启了垂直生活的无限遐想。其建筑面积约144㎡，但通过巧妙的挑空、露台及灵动空间设计，实际可使用面积高达约180㎡，实得率约125%，价值感瞬间拉满。

上叠144㎡户型首层，仅供参考

上叠144㎡户型二层，仅供参考

①空间叙事：从仪式归家到全景社交

产品从独立入户梯厅开始，便奠定了归家的尊崇仪式与私密性。

步入首层，一个约7.3米面宽、搭配南向270度转角采光的横厅豁然开朗。这已超越传统客厅的概念，它是一个融合了观景、聚会、休闲功能的“全景社交平台”，室内的通透感与空间张力足以让人惊叹。

上叠144㎡户型二层，仅供参考

②功能跃层：私密、休闲与拓展的完美融合

循步而上，二层作为家庭的静区，规划了三个卧室。其中南向两间，主卧采用舒适的大套房设计，并设计有270度转角飘窗，保障了主人的私密与尊享。北向则连接了一个面积超过30㎡的阔景露台，为烧烤派对、星空茶会等家庭休闲活动提供了绝佳场地。

上叠144㎡户型二层，仅供参考

然而，产品的“彩蛋”远不止于此。作为上叠，它还规划了层高超过2米的灵动空间（因屋顶造型因素，边户约36㎡，中间户约45㎡）。

得益于南北双老虎窗的设计，这个空间采光通风俱佳，绝非传统的“小黑屋”，可作为瑜伽、阅读或其他休闲空间。这一设计，使得产品的质价比实现了颠覆性突破，为家庭生活提供了远超想象的拓展可能。

项目叠墅效果图，仅供参考

3、建面约168㎡上叠：立体庭院与垂直生活的呈现

如果说144㎡上叠是墅居生活的入门，那么约168㎡的上叠户型则是对立体空间的升级。这个户型视为追求生活质感人群打造的垂直居所，通过三面宽布局与多重露台设计，实现了室内空间与自然景观的完美共生。与此同时，实际可使用面积高达约234㎡，实得率超139%！

上叠168㎡户型首层，仅供参考

上叠168㎡户型二层

①格局与尺度：三面宽的空间设计

该户型最引人注目的特征是其约9.8米的南向三面宽，三个南向阳台贯通连接，形成罕见的“跑道式”超大阳台，将室内生活场景无限向外延伸。

首层作为家庭的社交主场，采用创新的“洄游动线”设计，使U型厨房与餐客厅自然衔接，营造出流畅而丰富的空间体验。全明带飘窗的超大玄关，一举打破了传统暗玄关的压抑感，从归家伊始便有了开阔明亮的空间基调。

②洄游动线与全景视野的融合

客餐厅采光充足，东侧超大全明飘窗将景观视野与室内尺度感提升至全新高度，带来“物超所值”的空间感受。

二层专属静区规划尤为出色，环幕主卧套间配备独立卫浴与衣帽间，营造出酒店式居住体验。最令人惊叹的是南北双露台的配置，为盆栽园艺、星空茶室、阅读角落等个性化生活场景提供了无限可能。

③功能拓展：双露台与闷顶空间的无限可能

更为难得的是，该户型同样拥有面积客观及采光通透的闷顶空间（边户约37㎡/中间户约38㎡），这一“可生长”的区域让家庭功能得以随需求而变，真正实现了垂直墅居的空间自由与未来可能性。

4、建面约181㎡下叠：世家大宅的终极生活场

对于追求一步到位的改善家庭，约181㎡的下叠户型无疑是最具吸引力的选择。它以其恢弘的尺度、完备的功能和极高的可塑性，定义了何为传承级的墅质生活。

建筑面积约181㎡，实际可使用面积约292㎡，实得率约161%，堪称空间价值的极致兑现。

下叠181㎡户型首层

下叠181㎡户型二层

①地上生活：尺度与奢华的平层叙事

该户型拥有约9.8米的南向三面宽，仅此一项数据便昭示了其不凡气度。首层作为家庭的社交中枢，通过仪式感入户、全明玄关的过渡，进入阔绰的公共区域。客餐厅一体化设计，营造出豪宅特有的空间气派。南向三面宽阳台，将室内空间与外部园景紧密相连。

地上两层从容布局，满足多代同堂的居住需求。特别是二层南向的超尺度主卧套间，配备270°环幕视野、独立卫浴及衣帽间，其奢华体验堪比顶级酒店套房。主卫亦享有270度转角飘窗，让日常洗漱成为一种景观享受。

②地下想象：功能与意境的无限延伸

此户型的另一核心价值点，在于其约5.4米挑高的地下室空间。配合采光井的设计（地下室面积约125㎡），有效解决了传统地下室昏暗潮湿的痛点，将其变为一个可自由定义的功能场域。无论是打造为私人藏酒阁、专业级视听室，还是禅意茶室，皆能随心所愿。

更为巧妙的是，凭借优越的挑高，业主还可根据需求设置像是工作室、私人阅读区、家庭休闲等全新空间，让每一寸面积都紧密契合居者对于理想生活的终极想象。

纵观联发金海雲墅这三款精心打磨的户型，我们看到的是一条清晰的产品逻辑：以精准的客群洞察为前提，通过极致的空间利用、灵活的功能规划和匠心的细节设计，为不同阶段的改善家庭提供量身定制的解决方案。

从112㎡的“智慧成长型”住宅，到181㎡的“传承型”世家大宅，它们共同构筑了一条清晰的品质生活进阶路径。在浦东这片产业蓬勃、价值明晰的热土上，联发金海雲墅以其过硬的产品力，不仅是在提供一处居所，更是在执笔描绘未来生活的美好蓝图。

兑现与生活

把蓝图拆成今天就能用的清单

当然，出色的户型设计远非项目的全部！联发金海雲墅的真正魅力，更在于其周边如“六边形战士”般均衡且强大的配套设施，共同构筑了无可挑剔的卓越居住体验。

1、公园首排的三重价值：景观、健康、稀缺

项目西侧是一片约600亩的金海湿地公园，这是上海外环绿带上唯一以湿地为特色的生态公园，不仅是城市的绿肺，更是一种生活方式的载体。作为上海市12个野生动物栖息地之一，金海湿地公园相当于约56个标准足球场的天然绿肺，为金海雲墅提供了不可复制的生态底色和景观资源。并且，它不只是隔着马路看看的风景，而是能晨跑、能露营、能带孩子放风筝的日常。

金海湿地实景图，图源网络

从城市经验看，前滩、联洋、碧云等成熟低密板块，公园首排几乎天然携带两重属性：居住舒适度与资产稀缺性。真正的稀缺，不会在短期交易中喧哗，但会在长期里不断抬升门槛。

项目效果图，仅供参考

2、轨交+高架的组合效率

从现有的交通路网来看，自驾层面，金海快速路已通车，外环东段（华夏中路—龙东大道）的功能提升在推进中，叠加内环/中环/外环/杨高路，拥堵时有多条“备选路径”。

轨交层面，项目位于9/12号线金海路—顾唐路之间，直线距离金海路站约600米；14号线桂桥路站约2公里。

通勤场景已经相当“丝滑”——9号线直连金桥、世纪大道、陆家嘴、新天地，12号线贯穿人民广场、南京西路、北外滩等核心区。再加21号线（在建，计划2026年底通车）、22号线（在建）的换乘拓展，形成“五轨+双高架”的立体通勤。

3、商业的三级金字塔：日常—品质—审美

项目紧邻招商花园城、宝龙广场等商业综合体。其中招商花园城作为2023年以来浦东规模最大的新开业单体购物中心，影院、餐饮、亲子娱乐一应俱全；而宝龙广场则覆盖了大量日常采购。

招商花园城实景图，图源网络

往西约500米，规划中的K11 Select将引入“文化沙盒”理念，补齐艺术商业和社交审美场景，使“周末的仪式感”也变得可得。三级商业体系让“下楼买菜—周末逛街—社交会客”各有去处。

浦东K11 select效果图，图源网络

4、教育与医疗的现实进度：可验证的安心

项目周边构建起覆盖从幼儿园到大学的全程教育体系。板块内九年一贯制学校在推进，项目南侧将新建特色幼儿园，还靠近顾路中学、龚路小学等优质公立学校（期房不承诺学区，实际以教育局公示为准）。

此外，周边亦坐落有多所知名私立学校，如上海民办启能东方外国语学校、以及上海民办平和学校金鼎校区，教育资源多元且有保证。

上海民办平和学校金鼎校区，效果图仅供参考

医疗层面，项目周边拥有优质的医疗配套。长征医院浦东新院（三甲）直线约2公里（预计2026年试运营），华山东院约6公里，叠加浦东肺科与和睦家等，形成“公办+国际化”的联合健康保障。

长征医院浦东新院效果图，仅供参考

我们可以试想一下未来生活在这里场景。早高峰，从家步行到金海路站不足十分钟，9号线1站到金桥、7站至世纪大道、9站到陆家嘴；孩子的托育、幼小衔接在社区与板块半径内解决；周末在湿地公园露营、放风筝、骑行，或从招商花园城步行回家。把这些片段拼在一起，居住改善的意义就不再是“房间+1”，而是“生活的阻力-1”！

附全套一房一价表：

联发金海雲墅

✅上海浦东联发金海云墅官方售楼处电话：400-9939-964✅︎✅︎✅联发金海云墅官方电话：400-9939-964✅︎✅︎✅联发金海云墅售楼处电话：400-9939-964✅︎✅︎✅上海浦东联发金海云墅官方售楼处电话：400-9939-964✅︎✅︎✅联发金海云墅官方电话：400-9939-964✅︎✅︎✅

项目名称：「联发金海雲墅」

项目简介：浦东曹路 品质住宅

最新动态：今天开始认筹

区域板块：浦东曹路

产品介绍：112㎡小高层&约144-181㎡叠墅 106套

交通配套：9号线、12号线金海路站约800米

教育配套：幼儿园：好日子幼儿园；小学：龚路小学；初中：第二工业大学附属中学；高中：浦东复旦附中（期房不承诺学期）

商业配套：K11 SELECT（建设中）、招商花园城、宝龙城市广场、金鼎九宫格

医疗资源：长征医院东院（三甲），华山医院东院（三甲）

休闲方面：金海湿地公园距离项目一路之隔

户型与空间：把“好房子”落进体感里！

在高端住宅市场日趋理性的今天，产品的真实价值愈发凸显。联发金海雲墅容积率仅约1.5，以叠墅+小高层的组合，在视野、采光与私密性上取得平衡。同时，作为金桥东板块备受瞩目的低密作品，其价值不仅在于优越的区位与规划红利，更在于其对“好房子”的深度诠释。

项目首开将推建面约112㎡小高层&约144-181㎡叠墅，同时覆盖700-1700万之间，不同预算的家庭结构。特别是三个主力户型，每个都精准回应不同的生活需求！以卓越的尺度、功能与灵动性，成就浦东人居的价值标杆。

项目效果图，仅供参考

1、建面约112㎡｜3房：小户型的智慧型生活提案

在约112㎡的的有限边界内，实现功能、舒适与成长性的高度统一，是对设计师功力的极大考验。此户型给出的答案堪称教科书级别——建筑面积约112㎡，实际可使用面积约97㎡，实得率高达约86%，其空间效率令人称道！也是700万级预算的必看户型！（备注：以下全部户型面积尺寸均为个人测绘所得，仅供参考，具体以商品房买卖合同为准）

①尺度与格局：小户型中的“大空间”哲学

该户型最引人注目的，是其约11米的南向整体面宽。这一超越常规的尺度，为室内带来了充沛的日照与开阔的视野；约5米宽的客餐厅，搭配等宽的阔境阳台，构成了家庭的社交与活动主轴。这不仅是一个连接室内外的过渡空间，更是一个将自然景观无缝融入日常的“生态厅”，极大地延展了居住的心理边界。

建面约112㎡户型图，仅供参考

格局上，它采用了经典且高效的“三开间朝南+动静分区”设计。南向集成了客厅与两间卧室，确保主要活动区与休息区均能享受最佳采光；北侧则规划为厨房及可灵活定义的房间，实现了公共区与私密区的清晰分隔，互不干扰。

②灵动成长：可进化的“3+1”空间

户型的另一大特色在于出色的灵活性，以满足家庭不同生命阶段的需求。其约5米面宽的客厅，具备了轻松设置阅读区域或其他功能区域的条件，瞬间升级为“3+1”空间。与此同时，北向的房间同样可根据需要，作为卧室、书房或儿童活动室使用。

这种成长型的特质，使其能够从容应对从新婚夫妇、三口之家到二孩家庭，乃至需要临时书房或老人房的各种生活场景。它不是一个静止的容器，而是一个能与家庭成员共同成长的生命体。

建面约112㎡户型图，仅供参考

③细节匠心：满载惊喜的收纳与体验

在细节打磨上，此户型亦不遗余力。全屋飘窗全赠送约9.8㎡，配合约7.2㎡的大阳台（计一半建筑面积）不仅增加了实际使用面积，更在视觉上提升了空间的通透感。

建面约112㎡户型图，仅供参考

主卧更别出心裁地设计了两大270°转角飘窗，在同面积段产品中实属罕见，瞬间将睡眠区的景观层次与奢华感拉升到新的高度。

建面约112㎡户型图，仅供参考

此外，LDKB一体化布局增强了家庭成员的互动与空间流动感；U型厨房设计则保证了操作的合理与高效。对于追求品质的都市菁英而言，这是一个在有限预算内实现无限生活想象的“智慧型”解决方案。

特别值得一提的是项目建面约144-181㎡的叠墅产品，作为浦东臻稀的改善产品，预算在1200-1700万之间！尤其是三开间面宽的叠墅户型，完全满足了对于诗意墅居所有的美好想象！

从供给侧看，浦东叠墅常年占比仅2%-3%，尤其140㎡+改善段更少，供给“断档”提高了长期稀缺性；从需求侧看，过去一年金海汀雲台五开五罄、最高认购率307%、平均241%，用成交验证了偏好；从流通侧看，同价位段里叠墅在二手市场的价格韧性与成交效率普遍优于大平层。形态的稀缺×场景的完整×群体的稳定，构成了它的底层价值曲线。

2、建面约144㎡上叠：立体墅居生活的启蒙之作

如果说112㎡户型是平面空间的极致利用，那么约144㎡的上叠户型则开启了垂直生活的无限遐想。其建筑面积约144㎡，但通过巧妙的挑空、露台及灵动空间设计，实际可使用面积高达约180㎡，实得率约125%，价值感瞬间拉满。

上叠144㎡户型首层，仅供参考

上叠144㎡户型二层，仅供参考

①空间叙事：从仪式归家到全景社交

产品从独立入户梯厅开始，便奠定了归家的尊崇仪式与私密性。

步入首层，一个约7.3米面宽、搭配南向270度转角采光的横厅豁然开朗。这已超越传统客厅的概念，它是一个融合了观景、聚会、休闲功能的“全景社交平台”，室内的通透感与空间张力足以让人惊叹。

上叠144㎡户型二层，仅供参考

②功能跃层：私密、休闲与拓展的完美融合

循步而上，二层作为家庭的静区，规划了三个卧室。其中南向两间，主卧采用舒适的大套房设计，并设计有270度转角飘窗，保障了主人的私密与尊享。北向则连接了一个面积超过30㎡的阔景露台，为烧烤派对、星空茶会等家庭休闲活动提供了绝佳场地。

上叠144㎡户型二层，仅供参考

然而，产品的“彩蛋”远不止于此。作为上叠，它还规划了层高超过2米的灵动空间（因屋顶造型因素，边户约36㎡，中间户约45㎡）。

得益于南北双老虎窗的设计，这个空间采光通风俱佳，绝非传统的“小黑屋”，可作为瑜伽、阅读或其他休闲空间。这一设计，使得产品的质价比实现了颠覆性突破，为家庭生活提供了远超想象的拓展可能。

项目叠墅效果图，仅供参考

3、建面约168㎡上叠：立体庭院与垂直生活的呈现

如果说144㎡上叠是墅居生活的入门，那么约168㎡的上叠户型则是对立体空间的升级。这个户型视为追求生活质感人群打造的垂直居所，通过三面宽布局与多重露台设计，实现了室内空间与自然景观的完美共生。与此同时，实际可使用面积高达约234㎡，实得率超139%！

上叠168㎡户型首层，仅供参考

上叠168㎡户型二层

①格局与尺度：三面宽的空间设计

该户型最引人注目的特征是其约9.8米的南向三面宽，三个南向阳台贯通连接，形成罕见的“跑道式”超大阳台，将室内生活场景无限向外延伸。

首层作为家庭的社交主场，采用创新的“洄游动线”设计，使U型厨房与餐客厅自然衔接，营造出流畅而丰富的空间体验。全明带飘窗的超大玄关，一举打破了传统暗玄关的压抑感，从归家伊始便有了开阔明亮的空间基调。

②洄游动线与全景视野的融合

客餐厅采光充足，东侧超大全明飘窗将景观视野与室内尺度感提升至全新高度，带来“物超所值”的空间感受。

二层专属静区规划尤为出色，环幕主卧套间配备独立卫浴与衣帽间，营造出酒店式居住体验。最令人惊叹的是南北双露台的配置，为盆栽园艺、星空茶室、阅读角落等个性化生活场景提供了无限可能。

③功能拓展：双露台与闷顶空间的无限可能

更为难得的是，该户型同样拥有面积客观及采光通透的闷顶空间（边户约37㎡/中间户约38㎡），这一“可生长”的区域让家庭功能得以随需求而变，真正实现了垂直墅居的空间自由与未来可能性。

4、建面约181㎡下叠：世家大宅的终极生活场

对于追求一步到位的改善家庭，约181㎡的下叠户型无疑是最具吸引力的选择。它以其恢弘的尺度、完备的功能和极高的可塑性，定义了何为传承级的墅质生活。

建筑面积约181㎡，实际可使用面积约292㎡，实得率约161%，堪称空间价值的极致兑现。

下叠181㎡户型首层

下叠181㎡户型二层

①地上生活：尺度与奢华的平层叙事

该户型拥有约9.8米的南向三面宽，仅此一项数据便昭示了其不凡气度。首层作为家庭的社交中枢，通过仪式感入户、全明玄关的过渡，进入阔绰的公共区域。客餐厅一体化设计，营造出豪宅特有的空间气派。南向三面宽阳台，将室内空间与外部园景紧密相连。

地上两层从容布局，满足多代同堂的居住需求。特别是二层南向的超尺度主卧套间，配备270°环幕视野、独立卫浴及衣帽间，其奢华体验堪比顶级酒店套房。主卫亦享有270度转角飘窗，让日常洗漱成为一种景观享受。

②地下想象：功能与意境的无限延伸

此户型的另一核心价值点，在于其约5.4米挑高的地下室空间。配合采光井的设计（地下室面积约125㎡），有效解决了传统地下室昏暗潮湿的痛点，将其变为一个可自由定义的功能场域。无论是打造为私人藏酒阁、专业级视听室，还是禅意茶室，皆能随心所愿。

更为巧妙的是，凭借优越的挑高，业主还可根据需求设置像是工作室、私人阅读区、家庭休闲等全新空间，让每一寸面积都紧密契合居者对于理想生活的终极想象。

纵观联发金海雲墅这三款精心打磨的户型，我们看到的是一条清晰的产品逻辑：以精准的客群洞察为前提，通过极致的空间利用、灵活的功能规划和匠心的细节设计，为不同阶段的改善家庭提供量身定制的解决方案。

从112㎡的“智慧成长型”住宅，到181㎡的“传承型”世家大宅，它们共同构筑了一条清晰的品质生活进阶路径。在浦东这片产业蓬勃、价值明晰的热土上，联发金海雲墅以其过硬的产品力，不仅是在提供一处居所，更是在执笔描绘未来生活的美好蓝图。

兑现与生活

把蓝图拆成今天就能用的清单

当然，出色的户型设计远非项目的全部！联发金海雲墅的真正魅力，更在于其周边如“六边形战士”般均衡且强大的配套设施，共同构筑了无可挑剔的卓越居住体验。

1、公园首排的三重价值：景观、健康、稀缺

项目西侧是一片约600亩的金海湿地公园，这是上海外环绿带上唯一以湿地为特色的生态公园，不仅是城市的绿肺，更是一种生活方式的载体。作为上海市12个野生动物栖息地之一，金海湿地公园相当于约56个标准足球场的天然绿肺，为金海雲墅提供了不可复制的生态底色和景观资源。并且，它不只是隔着马路看看的风景，而是能晨跑、能露营、能带孩子放风筝的日常。

金海湿地实景图，图源网络

从城市经验看，前滩、联洋、碧云等成熟低密板块，公园首排几乎天然携带两重属性：居住舒适度与资产稀缺性。真正的稀缺，不会在短期交易中喧哗，但会在长期里不断抬升门槛。

项目效果图，仅供参考

2、轨交+高架的组合效率

从现有的交通路网来看，自驾层面，金海快速路已通车，外环东段（华夏中路—龙东大道）的功能提升在推进中，叠加内环/中环/外环/杨高路，拥堵时有多条“备选路径”。

轨交层面，项目位于9/12号线金海路—顾唐路之间，直线距离金海路站约600米；14号线桂桥路站约2公里。

通勤场景已经相当“丝滑”——9号线直连金桥、世纪大道、陆家嘴、新天地，12号线贯穿人民广场、南京西路、北外滩等核心区。再加21号线（在建，计划2026年底通车）、22号线（在建）的换乘拓展，形成“五轨+双高架”的立体通勤。

3、商业的三级金字塔：日常—品质—审美

项目紧邻招商花园城、宝龙广场等商业综合体。其中招商花园城作为2023年以来浦东规模最大的新开业单体购物中心，影院、餐饮、亲子娱乐一应俱全；而宝龙广场则覆盖了大量日常采购。

招商花园城实景图，图源网络

往西约500米，规划中的K11 Select将引入“文化沙盒”理念，补齐艺术商业和社交审美场景，使“周末的仪式感”也变得可得。三级商业体系让“下楼买菜—周末逛街—社交会客”各有去处。

浦东K11 select效果图，图源网络

4、教育与医疗的现实进度：可验证的安心

项目周边构建起覆盖从幼儿园到大学的全程教育体系。板块内九年一贯制学校在推进，项目南侧将新建特色幼儿园，还靠近顾路中学、龚路小学等优质公立学校（期房不承诺学区，实际以教育局公示为准）。

此外，周边亦坐落有多所知名私立学校，如上海民办启能东方外国语学校、以及上海民办平和学校金鼎校区，教育资源多元且有保证。

上海民办平和学校金鼎校区，效果图仅供参考

医疗层面，项目周边拥有优质的医疗配套。长征医院浦东新院（三甲）直线约2公里（预计2026年试运营），华山东院约6公里，叠加浦东肺科与和睦家等，形成“公办+国际化”的联合健康保障。

长征医院浦东新院效果图，仅供参考

我们可以试想一下未来生活在这里场景。早高峰，从家步行到金海路站不足十分钟，9号线1站到金桥、7站至世纪大道、9站到陆家嘴；孩子的托育、幼小衔接在社区与板块半径内解决；周末在湿地公园露营、放风筝、骑行，或从招商花园城步行回家。把这些片段拼在一起，居住改善的意义就不再是“房间+1”，而是“生活的阻力-1”！

附全套一房一价表：

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High-end luxury residences can serve as investment products

高档豪华住宅可成为投资品

Cracking down on real estate speculation and restricting investment behavior are the main focuses of decision-makers' regulation. However, scholars believe that in the future, high-end luxury residences can be used as investment housing.

打击房地产投机，限制投资行为是决策者调控的主要着力点，但学者认为未来，高档豪华住宅可以作为投资性住房。

On December 7, 2011, at the "Third China Real Estate Forum and 2011 China Real Estate Annual Red List", the impact of the large-scale construction of affordable housing on the market was reflected in the fact that ordinary residential properties, including affordable housing and small and medium-sized ordinary commercial housing, will gradually be de-invested and return to their use value, forming a cost-driven price. This has also become a consensus.

2011年12月7日，在“第三届地产中国论坛暨2011中国房地产年度红榜”上，保障房的大规模建设对市场的影响，表现在包括保障房住房、中小户型普通商品房在内的普通住宅将慢慢去投资化，向使用价值回归，形成以成本主导的价格，这也已形成共识。

He pointed out that based on the experience of European and American countries, the prices of ordinary residences do not deviate too much from the cost. However, currently, housing prices in China are far higher than the cost. To ensure the housing rights of the common people, "even investment is no longer necessary."

他指出，欧美国家的经验看，普通住宅价格不会偏离成本太多，但目前国内住房价格远高于成本，为了保证老百姓住房权利，“连投资这块也觉得不需要了”。

He believes that appropriate investment behavior should still be maintained, and a large number of apartments and high-end luxury residences can be used as investment housing. "Even in the residential market, there should be an internal relationship of coordinated development."

他认为，适当的投资行为仍应保留，大量公寓、高档豪华住宅可以作为投资性的住房，“即使是住宅市场，也应该有一个协调发展的内部关系”。

In addition, enterprises engaged in the production of ordinary residential properties need to adjust their mindset. "It is no longer easy to find the high profit models of the past."

此外，做普通住宅的企业要调整好心态，“再难寻找过去高的利润模式了”。

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一、房地产相关概念

(1) Concept of real estate: Real estate, also known as immovable property, refers to land, buildings, and the inseparable parts fixed to land and buildings.

(一) 房地产概念:房地产又称不动产,是指土地、建筑物及固着在土地、建筑物上不可分离的部分.

Among them, the inseparable parts, such as trees, plumbing equipment, etc.

其中不可分离的部分,如树木、水暖设备等.

Real estate exists in three forms:

房地产有三种存在形式:

1. Pure land;

1、 单纯的土地;

2. Simple buildings;

2、 单纯的建筑物;

3. Properties that combine land and buildings;

3、 土地与建筑物结合的房产;

(II) Classification of the Real Estate Market: According to the characteristics of the real estate development, sales and consumption processes, the real estate market can be divided into:

(二) 房地产市场的分类:根据房地产开发,销售与消费过程特点,可以将房地产市场分为:

1. Primary market (land market)

1、 一级市场(土地市场);

2. Secondary market (real estate incremental housing market);

2、 二级市场(房地产增量房市场);

3. The tertiary market (the existing housing market);

3、 三级市场(房地产存量房市场);

(3) Land and Land Ownership:

(三) 土地及土地所有权:

The concept of land: Generally, it refers to a certain range of space above ground, below ground and above ground.

1、 土地的概念:一般是指地面、地面以下和地面以上一定范围的空间.

In real life, land is a region with a specific area range that is artificially demarcated.

现实生活中的土地是人为划分的,具有特定面积范围的地域.

2. Public ownership of land: According to the Constitution, land ownership is divided into ownership by all the people (state-owned land) and collective land ownership. Only when a collective land is converted to state-owned ownership can it be transferred. Individuals and units only have the right to use the land.

2、 土地公有制:根据宪法规定,土地所有权分全民所有(国有土地)与集体土地所有权,集体转为国有才能转让,个人和单位只拥有土地的使用权;

3. The right to use land can be leased, transferred or mortgaged within the term.

3、 土地使用权在期限内可以出租、转让、抵押.

(4) Method of obtaining land use rights:

(四) 土地使用权获取方式:

1. Land use right transfer:

1、 土地使用权出让:

It refers to the act where the state grants the right to use state-owned land to land users for a certain period of time, and the land users pay the land use right grant fees to the state.

指国家将国有土地使用权在一定年限内出让给土地使用者,由土地使用者向国家支付土地使用权出让金的行为;

The transfer of land use rights is conducted through three methods: tendering, auction, and mutual agreement.

土地使用权出让采用招标、拍卖、双方协议三种方式;

Six types of land (commercial, entertainment, tourism, financial, service, and commercial housing) shall be used through bidding or auction.

六类用地(商业、娱乐、旅游、金融、服务业、商品房)采用招标、拍卖的方式;

The renovation of the old city is carried out through mutual agreement.

旧城改造采用双方协议的方式；

The term of grant for the right to use state-owned land: 40 years for commercial, tourism and entertainment land.

国有土地使用权出让年限：商业、旅游、娱乐用地40年;

Industrial land, science and education land, cultural and sports land, health land, sports land, comprehensive or other land for 50 years;

工业用地、科教、文体、卫生、体育用地、综合或其他用地50年;

Housing land for 70 years;

住房用地70年;

The term of the right to use real estate has a direct impact on its value.

房地产的使用权年限对价值有直接影响.

2. Allocation of land use rights

2、 土地使用权划拨:

It refers to the act of the people's government at or above the county level, in accordance with the law, approving the delivery of a piece of land to the land user for use after the land user has paid compensation, resettlement and other fees, or delivering the land use right to the land user for free.

指县级以上人民政府依法批准,在土地使用者缴纳补偿、安置等费用后将该幅土地交付其使用,或者将土地使用权无偿交付给土地使用者使用的行为;

Where the right to use land is obtained through allocation, there is no limit on the period of use, except as otherwise provided by laws and administrative regulations.

以划拨方式取得土地使用权的,除法律、行政法规另有规定外,没有使用期限的限制;

The land use rights of the following construction land may be allocated by the people's government at or above the county level in accordance with the law if they are indeed necessary: land for state organs and military land.

下列建设用地的土地使用权,确属必须的,可由县级以上人民政府依法批准划拨: 国家机关用地和军事用地;

Urban infrastructure land and public welfare land;

城市基础设施用地和公益事业用地;

Land for key state-supported projects in energy, transportation, water conservancy, etc.

国家重点扶持的能源、交通、水利等项目用地;

Other land uses as prescribed by laws and administrative regulations;

法律、行政法规规定的其他用地;

(V) Architectural Concepts

(五) 建筑概念

1. Architecture: The general term for buildings and structures;

1、 建筑:建筑物和构筑物的总称;

2. Narrow sense of buildings: Refers to all kinds of houses and structures such as trees, elevators, water and heating equipment, etc.

2、 狭义建筑物:指各类房屋,构筑物如树木、电梯、水暖设备等;

3. Standards for qualified buildings: applicable, economical and aesthetically pleasing;

3、 合格建筑物的标准:适用、经济、美观;

Application: Safety, waterproofing, sound insulation, heat preservation and insulation, lighting, complete functions, reasonable spatial layout;

适用:安全、防水、隔声、保温隔热、采光、功能齐全、空间格局合理;

Economy: Reasonable purchase price, low energy consumption for maintenance, heating and air conditioning.

经济:购置价格合理、维修保养、采暖、空调能耗不高;

Aesthetics: Architectural form, color beauty, and harmony with the environment;

美观:建筑造型、色彩美感、与环境协调;

(6) Property concept

(六) 物业概念

1. Property: In a broad sense, property refers to real estate; in a narrow sense, it encompasses all types of buildings and their affiliated equipment, facilities, and related sites.

1、 物业:广义的物业就是房地产,狭义的物业,包括各类房屋及其附属的设备、设施和相关场地;

All kinds of houses: They can be building complexes, such as residential communities, or a single residence.

各类房屋:可以是建筑群,如住宅小区,也可以是一幢住宅;

Ancillary equipment, facilities and related sites: These refer to all kinds of indoor and outdoor facilities, municipal public facilities, road traffic, etc. that are matched with the above-mentioned buildings.

附属的设备、设施和相关场地:是指与上述建筑物相配套的室内外各类设施、市政公用设施、道路交通等;

Ii. Common Knowledge of House Construction

二、房屋建筑常识

1. Floor area ratio

1、 容积率:

The ratio of the total building area to the total land area, a technical and economic indicator reflecting the degree of land utilization, usage intensity and economic efficiency.

总建筑面积与总用地面积的比值, 反映土地利用程度、使用强度及其经济性的技术经济指标;

Floor area ratio = Total building area ÷ Land area;

容积率=建筑总面积÷用地面积;

Generally speaking: Ordinary residential buildings ≥1.0;

一般来讲:普通住宅≥1.0;

Non-ordinary residential properties < 1.0;

非普通住宅＜1.0;

2. Building density

2、 建筑密度:

The proportion of the total area of all types of building land within the project land use scope to the total land area.

项目用地范围内各种建筑用地面积总和占总用地面积的比例.

The total area of the building base can also be divided by the total land area to reflect the vacant land ratio and the density of buildings within the construction land area.

也可以建筑物基底总面积÷总用地面积,反映建筑用地范围内的空地率和建筑物的密集程度;

3. Green coverage rate

3、 绿化率:

It refers to the proportion of the total area of green space within the planned land use scope of the project to the planned construction land area.

指项目规划用地范围内绿化用地总面积占规划建设用地面积的比例;

4. Green space ratio

4、 绿地率:

It describes the ratio of the total sum of all types of green Spaces within the residential area to the residential area land.

描述的是居住区用地范围内各类绿地的总和与居住区用地的比率;

2. Allocation of land use rights

2、 土地使用权划拨:

It refers to the act of the people's government at or above the county level, in accordance with the law, approving the delivery of a piece of land to the land user for use after the land user has paid compensation, resettlement and other fees, or delivering the land use right to the land user for free.

指县级以上人民政府依法批准,在土地使用者缴纳补偿、安置等费用后将该幅土地交付其使用,或者将土地使用权无偿交付给土地使用者使用的行为;

Where the right to use land is obtained through allocation, there is no limit on the period of use, except as otherwise provided by laws and administrative regulations.

以划拨方式取得土地使用权的,除法律、行政法规另有规定外,没有使用期限的限制;

The land use rights of the following construction land may be allocated by the people's government at or above the county level in accordance with the law if they are indeed necessary: land for state organs and military land.

下列建设用地的土地使用权,确属必须的,可由县级以上人民政府依法批准划拨: 国家机关用地和军事用地;

Urban infrastructure land and public welfare land;

城市基础设施用地和公益事业用地;

Land for key state-supported projects in energy, transportation, water conservancy, etc.

国家重点扶持的能源、交通、水利等项目用地;

Other land uses as prescribed by laws and administrative regulations;

法律、行政法规规定的其他用地;

(V) Architectural Concepts

(五) 建筑概念

1. Architecture: The general term for buildings and structures;

1、 建筑:建筑物和构筑物的总称;

2. Narrow sense of buildings: Refers to all kinds of houses and structures such as trees, elevators, water and heating equipment, etc.

2、 狭义建筑物:指各类房屋,构筑物如树木、电梯、水暖设备等;

3. Standards for qualified buildings: applicable, economical and aesthetically pleasing;

3、 合格建筑物的标准:适用、经济、美观;

Application: Safety, waterproofing, sound insulation, heat preservation and insulation, lighting, complete functions, reasonable spatial layout;

适用:安全、防水、隔声、保温隔热、采光、功能齐全、空间格局合理;

Economy: Reasonable purchase price, low energy consumption for maintenance, heating and air conditioning.

经济:购置价格合理、维修保养、采暖、空调能耗不高;

Aesthetics: Architectural form, color beauty, and harmony with the environment;

美观:建筑造型、色彩美感、与环境协调;

(6) Property concept

(六) 物业概念

1. Property: In a broad sense, property refers to real estate; in a narrow sense, it encompasses all types of buildings and their affiliated equipment, facilities, and related sites.

1、 物业:广义的物业就是房地产,狭义的物业,包括各类房屋及其附属的设备、设施和相关场地;

All kinds of houses: They can be building complexes, such as residential communities, or a single residence.

各类房屋:可以是建筑群,如住宅小区,也可以是一幢住宅;

Ancillary equipment, facilities and related sites: These refer to all kinds of indoor and outdoor facilities, municipal public facilities, road traffic, etc. that are matched with the above-mentioned buildings.

附属的设备、设施和相关场地:是指与上述建筑物相配套的室内外各类设施、市政公用设施、道路交通等;

5. Floor height

5、 层高:

The height of a residence is calculated in units of "floors", referring to the distance between the lower floor or slab surface and the upper floor surface.

住宅高度以“层”为单位计算,是指下层地板面或楼板面到上层楼层面之间的距离.

6. Clear height

6、 净高:

It refers to the distance between the lower floor surface or the upper surface of the floor slab and the lower surface of the upper floor slab.

指下层地板面或楼板上表面到上层楼板下表面之间的距离.

Clear height = Floor height - floor slab thickness;

净高=层高-楼板厚度;

7. Depth:

7、 进深:

It refers to the length of a residence, which is the actual length from the front wall to the back wall of an independent house or a residential building. To ensure that residences have good natural lighting and ventilation conditions, the depth of rooms in a large number of urban residential buildings in China is generally limited to about 5 meters and cannot be arbitrarily expanded.

指住宅的长度,指一间独立的房屋或一幢居住建筑从前墙皮到后墙皮之间的实际长度,为了保证住宅具有良好的自然采光和通风条件,目前我国大量城镇住宅房间的进深一般都限定在5米左右,不能任意扩大.

If the depth of a residence is too large, it will become long and narrow. The indoor space far from the doors and Windows will have insufficient natural light. However, a residence with a large depth can effectively save land.

住宅进深过大,就是住宅成为狭长型,距离门窗较远的室内空间自然光线不足,但进深大的住宅可以有效的节约用地;

8. Room:

8、 开间:

The width of a residence refers to the actual distance between one side of the wall and the other side of the wall within a room. There are strict regulations on the bays of a residence in residential design.

指住宅的宽度,指一间房屋内一面墙皮之间到另一面墙皮之间的实际距离,住宅的开间在住宅设计上有严格的规定;

A smaller bay area can shorten the inter-floor span of the floor slab, enhancing the integrity, stability and seismic resistance of the residential structure.

较小的开间范围,可缩短楼板的层间跨度,增强住宅结构的整体性、稳定性和抗震性;

9. Building area:

9、 建筑面积:

It refers to the horizontal area of the space enclosed by the outer walls of a building.

指建筑物外墙外围所围成空间的水平面积.

It includes the usable area for living in the house, the area occupied by walls and columns, the area of stairs and corridors, and other common areas, etc.

包含了房屋居住可用的实用面积、墙体柱体占地面积、楼梯走道面积、其它公摊面积等;

10. Common area:

10、公摊面积:

It refers to the total area of the stairs, elevator shafts, exterior walls, public lobbies, corridors, equipment rooms, first-floor lobbies of buildings and some other supporting facilities within the community.

指建筑物的楼梯、电梯井、外墙、公共门厅、走道、设备间、首层大堂及小区内其它一些配套设施的面积总和;

11. Usable area:

11、使用面积:

It is the net usable area directly available for residents' living after deducting the shared area and the area occupied by walls and columns from the building area, commonly known as the floor tile area.

它是建筑面积扣除公摊面积、及墙体柱体所占用的面积后的直接供住户生活的净使用面积,俗称地砖面积;

12. Land area:

12、占地面积:

The area occupied by the foundation of a building and its functions is also called the red line area.

建筑物基底及其功能需要占用的面积,也叫红线面积;

13. The usable floor area within the unit = the usable floor area within the unit + the floor area of the walls within the unit + the floor area of the balcony (the area of the terrace is calculated as half the area).

13、套内建筑面积=套内使用面积+套内墙体面积+阳台建筑面积(露台面积按半面积计算);

14. Building area = usable floor area + shared area;

14、建筑面积=套内建筑面积+公摊面积;

15. Sales area = usable floor area + shared common floor area.

15、销售面积=套内建筑面积+公摊的公用建筑面积;

Commercial housing is sold by "sets" or "units".

商品房按“套”或“单元”出售;

16. Common floor area = Total floor area of the entire building - floor area within the unit - floor area that should not be allocated.

16、公用建筑面积=整幢建筑面积-套内建筑面积和-不应分摊的建筑面积;

17. The shared common building area = the floor area within the unit × the coefficient of shared building area allocation.

17、公摊的公用建筑面积=套内建筑面积×公用建筑面积分摊系数;

18. Coefficient of shared building area allocation: Shared building area ÷ sum of usable building areas;

18、公用建筑面积分摊系数:公用建筑面积÷套内建筑面积之和;

19. The allocated common building area includes: lobbies, public halls, corridors, passageways, shared toilets, elevator lobbies, stairwells, elevator shafts, elevator machine rooms, garbage chutes, pipe shafts, fire control rooms, fire escape routes, pump rooms, water tank rooms, refrigeration machine rooms, distribution rooms, gas pressure regulating rooms, air conditioning rooms, elevator workers' rest rooms, duty guard rooms, satellite receiving machine rooms, etc.

19、分摊的公用建筑面积包括:大堂、公共大厅、走廊、过道、共厕、电梯前厅、楼梯间、电梯井、电梯机房、垃圾道、管道井、消防控制室、消防通道、水泵房、水箱间、冷冻机房、配电室、煤气调压室、空调房、电梯工休息室、值班警卫室、卫星接收机房等;

20. Unrecorded common areas: warehouses, garages, driveways, heating boiler rooms, civil air defense basements, property management rooms, self-operated and self-used houses of the housing sales unit, and guard rooms serving multiple buildings.

20、不记入的公摊面积:仓库、车库、车道、供暖锅炉房、人防地下室、物管用房、售房单位自营、自用房屋、多幢房屋服务的警卫室;

21. Practicality rate = Usable floor area within the unit ÷ Residential floor area;

21、实用率=套内建筑面积÷住宅建筑面积;

22. Utilization rate = usable area ÷ residential area. Generally, for high-rise towers, it is between 72% and 75%, and for slab buildings, it is between 78% and 80%.

22、使用率=使用面积÷住宅面积,一般高层塔楼在72%至75%之间,板楼在78%至80%之间;

Less than the practical rate;

小于实用率;

23. Basement

23、地下室:

It refers to the height at which the floor of a room is lower than the outdoor ground level, exceeding half of the room's clear height.

指房间地面低于室外地平面的高度超过该房间净高的1／2;

24. Semi-basement

24、半地下室:

It refers to the height at which the floor of a room is lower than the outdoor ground level, exceeding one third of the clear height of the room and not exceeding one half.

指房间地面低于室外地平面的高度超过该房间净高的1／3,且不超过1／2;

25. Balcony

25、阳台:

A space for residents to engage in outdoor activities, dry clothes, etc.

供居住者进行室外活动/晾晒衣物等的空间;

26. Platform

26、平台:

The upper roof or the part extending from the ground floor of a residence to the outside for residents to engage in outdoor activities;

供居住者进行室外活动的上屋面或由住宅底层地面伸出室外的部分;

27. Standard Floor

27、标准层:

Refers to residential floors with the same floor plan layout;

指平面布置相同的住宅楼层;

28. Middle layer:

28、中间层:

The middle floor between the ground floor and the highest entrance floor for residents.

底层和最高住户入口层之间的中间楼层.

Iii. Terminology in the Real Estate Industry

三、房地产行业术语:

(1) Indoor facilities:

（一）室内设施:

Four gases: heating, gas, water heater, air conditioner;

1、 四气:暖气、煤气、热水器、空调;

2. Complete: Household appliances (TV, refrigerator, washing machine) and furniture (bed, wardrobe, sofa, TV cabinet, integrated kitchen cabinet);

2、 全齐:家电(电视、冰箱、洗衣机)和家具(床、衣柜、沙发、电视柜、整体橱柜);

(II) Decoration Classification:

(二)装修分类:

1. Roughcast: cement floors, cement walls;

1、 毛 坯:水泥地、水泥墙;

2. Simple decoration: Floor tiles, white walls;

2、 简 装 修:地砖、白墙;

3. Medium installation and repair: Large floor tiles, wooden floors;

3、 中 装 修:大地砖、木地板;

4. Fine decoration and renovation: wooden flooring, door and window cladding;

4、 精 装 修:木地板、包门、包窗;

5. Luxurious decoration: Avant-garde decoration and high-quality materials.

5、 豪华装修:装修前卫、用料讲究;

(3) Layout and Area:

(三)户型及面积:

One-bedroom: Public housing area :30-50 square meters;

1、 一居室:公房面积:30-50平米;

Commercial housing area :40-60 square meters;

商品房面积:40-60平米;

2. Two-bedroom: Public housing area :50-70 square meters;

2、 二居室:公房面积:50-70平米;

Commercial housing area :70-100 square meters;

商品房面积:70-100平米;

3. Three-bedroom: Public housing area :60-90 square meters;

3、 三居室:公房面积:60-90平米;

Commercial housing area :110-150 square meters;

商品房面积:110-150平米;

4. Floor jumping: The house uses a floor jumping layout, such as crossing two floors, three floors crossing four floors, etc.

4、 越层:房屋使用层跳跃的房型,如一越二,三越四等;

5. Staggered floors: A house type with uneven ground within the building.

5、 错层:房屋内地面错落的房型;

(4) Floor and Orientation:

(四) 楼层及朝向:

1. Floor description: A multi-storey building has 6 floors. The floor where the house is located is on the 3rd floor, abbreviated as 3/6.

1、 楼层描述,多层楼房为6层,房屋所在层3层,简写3/6;

Advantages and disadvantages

优劣:

There is a saying among multi-storey buildings that "March is golden and April is silver", meaning that the third floor of a six-storey building is the best, and the fourth floor is the best.

楼房中多层楼有“金三银四”的说法,即六层楼三层最佳,四层次之;

The higher floors in high-rise buildings tend to have higher prices, except for the top floors in second-hand houses.

高层楼中楼层较高的价位也较高,但二手房中顶楼除外;

2. Orientation (based on the direction corresponding to the master bedroom window) The orientation of multi-story buildings is mostly north-south or east-west.

2、 朝向(以主卧室窗户所对应的方向为准)多层楼朝向多为南北正向或东西侧向;

The orientation of high-rise slab buildings and multi-storey buildings is similar.

高层板楼与多层楼的朝向相似;

High-rise towers are mostly four-cornered, and their orientations are mostly southeast, southwest, northeast, northwest and various inclined directions.

高层塔楼多为四角,其朝向多为东南、西南、东北、西北及各种斜向;

Iv. Characteristics of Real Estate

四、房地产特性:

(1) Immobility;

(一) 不可移动性;

(2) Uniqueness;

(二) 独一无二性;

(3) Long service life;

(三) 寿命长久性;

(4) Limited quantity;

(四) 数量有限性;

(V) Diversity of uses;

(五) 用途多样性;

(6) Mutual influence;

(六) 相互影响性;

(7) Greatly influenced by policies and the market;

(七) 受政策\市场影响大;

(8) High bid;

(八) 标的高;

(9) Slow monetization;

(九) 变现慢;

(10) Preservation and appreciation of value;

(十)保值增值性;

V. House Classification and Detailed Explanation:

五、房屋分类及详解:

(1) Classified by the number of residential floors:

(一) 按住宅层数划分:

1. Low level: The number of floors is 1 to 3.

1、 低层:层数为1-3层;

2. Multi-layer: The number of layers is 4 to 6.

2、 多层:层数为4-6层;

3. Middle and high-rise buildings: The number of floors is 7 to 9.

3、 中高层:层数为7-9层;

4. High-rise buildings: Over 10 floors;

4、 高层:10层以上;

(2) Classified by nature of use:

(二) 按使用性质划分:

Productive buildings;

1、 生产性建筑;

Factory buildings, workshops, etc.

厂房、车间等；

2. Non-productive buildings;

2、 非生产性建筑;

Residential buildings: such as residences, etc.

居住建筑:如住宅等;

Public buildings: such as offices, cultural and sports facilities, transportation facilities, etc.

公共建筑:如办公、文体、交通等;

(3) Classification by structural type:

(三) 按结构类型划分:

1. Brick-concrete structure: The vertical load-bearing components of this type of building are brick walls or brick columns, and the horizontal load-bearing components are reinforced concrete floor slabs and roof slabs.

1、 砖混结构:这类建筑物的竖向承重构件采用砖墙或砖柱，水平承重构件采用钢筋混凝土楼板、屋顶板。

This structure has small rooms and a low number of floors, and is generally used in multi-story buildings.

这种结构房间小、层数低，一般用于多层建筑中；

2. Frame structure: The load-bearing part of this structure is a framework formed by beams, slabs and columns made of reinforced concrete or steel, which can be used in small high-rise buildings.

2、 框架结构:这种结构的承重部分是由钢筋混凝土或钢材制作的梁、板、柱形成的骨架，可用于小高层建筑;

3. Reinforced concrete shear wall structure;

3、 钢筋混凝土剪力墙结构;

The vertical and horizontal load-bearing components of this type of building are all made of reinforced concrete and are mostly used in high-rise buildings

这类建筑物的竖向承重构件和水平承重构件均采用钢筋混凝土制作，多用于高层建筑

4. Spatial structure: including: cable structure, grid structure, shell structure, etc.

4、 空间结构:包括:县索结构、网架结构、壳体结构等。

Such as stadiums, grand theaters, etc.

如体育馆、大剧院等；

(4) Classified by building materials:

(四) 按建筑材料划分:

1. Brick-concrete: Red bricks and cement;

1、 砖混:红砖与水泥;

The main load-bearing components are constructed with bricks and concrete.

承重的主要构件是用砖和混凝土建造的;

2. Steel-concrete: Cast, the most solid.

2、 钢混:浇注、最为结实;

The main load-bearing components are constructed with steel and reinforced concrete.

承重的主要构件是用钢、钢筋混凝土建造的;

3. Precast slabs: Precast concrete slabs and steel bars;

3、 预制板:预制的混凝土板与钢筋;

The main load-bearing components are constructed with reinforced concrete.

承重的主要构件是用钢筋混凝土建造的.

Buildings including thin-shell structures, large formwork cast-in-place structures, and reinforced concrete structures constructed using sliding formwork, lifting slabs, etc.

包括薄壳结构、大模板现浇结构及使用滑模、升板等建造的钢筋混凝土结构的建筑物;

(V) Classification by building type and appearance:

(五) 按楼型外观划分:

1. Slab building

1、 板楼:

It refers to a residence composed of multiple residential units, each of which is equipped with a staircase or both a staircase and an elevator.

是指由多个住宅单元组合而成,每单元均设有楼梯或楼梯、电梯皆有的住宅;

Each unit has its own separate staircase and elevator.

每个单元用自己单独的楼梯、电梯;

The basic form of slab buildings: Multi-story: less than 6 floors;

板楼基本形式:多 层:６层以下;

Small high-rise buildings: Within 7 to 12 floors;

小高层:7-12层以内;

High-rise: 13th to 18th floors;

高层:13-18层;

Super high-rise: Over 18 floors or even higher;

超高层:18层以上甚至更高;

2. Tower

2、 塔楼:

It mainly refers to high-rise residential buildings where multiple units are arranged with shared staircases and elevators as the core.

主要是指以共用楼梯、电梯为核心布置多套住房的高层住宅.

In simple terms, the layout of the tower is centered around elevators and stairs. After reaching the floor, one can directly enter the interior by walking in all directions.

通俗地说,塔楼以电梯、楼梯为布局核心,上到楼层之后,向四面走可以直接进入户内;

Basic forms of towers: butterfly-shaped, triangular, Z-shaped, combined tower and slab, cross-shaped, square towers.

塔楼基本形式:蝶型、品字型、Z字型、塔板结合、十字型、方形塔楼;

Supplementary: Tube Building: Bathrooms and kitchens are shared collectively.

补充：筒子楼:卫生间、厨房都集体公用；

Office building: For office use;

写字楼:办公使用;

(6) Classified by house type:

(六) 按房屋户型划分:

One-bedroom apartment;

1、 一居室;

One bedroom

一卧室;

2. Two-bedroom;

2、 二居室;

Two bedrooms

二卧室;

3. Three-bedroom;

3、 三居室;

Three bedrooms

三卧室;

4. Multi-bedroom;

4、 多居室;

Multi-bedroom;

多卧室;

5. Split-level: This mainly refers to a situation where a house is not on the same plane, that is, the living room, bedroom, bathroom, kitchen and balcony within the house are on several planes of different heights.

5、 错 层:主要指的是一套房子不处于同一平面，即房内的厅、卧、卫、厨、阳台处于几个高度不同的平面上。

6. Duplex: A duplex residence is a unit that occupies two floors and is connected to the upper and lower floors by an internal staircase.

6、 跃 层:跃层住宅是一套住宅占两个楼层,有内部楼梯联系上下层;

Generally, the living room, kitchen, dining room and bathroom are arranged on the first floor, and it is best to have one bedroom. On the second floor, bedrooms, studies and bathrooms are arranged, etc.

一般在首层安排起居室、厨房、餐厅、卫生间,最好有一间卧室,二层安排卧室、书房和卫生间等。

7. Duplex: A duplex residence is conceptually one floor, but its floor height is higher than that of an ordinary residence. A mezzanine can be partially opened up to arrange bedrooms or studies and other contents, and stairs are used to connect the upper and lower floors.

7、 复 式:复式住宅在概念上是一层，但层高较普通的住宅高，可在局部掏出夹层，安排卧室或书房等内容，用楼梯联系上下。

The aim is to enhance the utilization rate of residential space.

其目的是提高住宅空间利用率。

(7) Classification by nature of property rights:

(七) 按产权性质划分:

1. Commercial housing: It refers to the houses invested and constructed by various real estate development companies with the aim of making profits and operated in accordance with market rules.

1、 商品房：指各房地产开发公司投资兴建的，以赢利为目的，按市场规律经营的房子；

Category

分类：

(1) Ordinary residence

(1) 普通住宅:

Floor area ratio 1.0(inclusive) or above;

容积率1.0(含1.0)以上;

The building area is less than 140 square meters.

建筑面积在140平方米以下;

The transaction price is less than 1.2 times the average transaction price of land and housing at the same level.

成交价低于同级别土地住房平均交易价格1.2倍以下;

(2) Non-ordinary residential properties

(2) 非普通住宅:

"Jia Zhai"

甲宅;

24-hour elevator service, security guards and property management fees are relatively high.

24小时电梯、保安，物业费较高；

Apartment

公寓;

Commercial housing, 24-hour elevator, security guards, 24-hour pipeline hot water;

商品房、24小时电梯、保安、24小时管道热水；

Villas (detached houses, townhouses, semi-detached houses, and stacked houses) are generally located in remote areas.

别墅:(独栋、联排、双拼、叠拼)一般较为偏远;

(3) Qualifications for selling commercial housing: The sale of commercial housing must be accompanied by the following five certificates: "State-owned Land Use Certificate", "Construction Land Planning Permit", "Construction Project Planning Permit", "Construction Engineering Construction Permit", and "Pre-sale Permit for Commercial Housing".

(3) 商品房销售资质:商品房销售须具备以下五证：《国有土地使用证》、《建设用地规划可证》、《建设工程规划许可证》、《建筑工程施工许可证》、《商品房预销售许可证》；

2. Purchased public housing:

2、 已购公房:

Ordinary public housing: It refers to the public housing whose original property rights belong to the unit, which is purchased by the employees of the unit at cost price, standard price or preferential price in accordance with the relevant housing sale policies of the national housing reform.

普通公房: 指按照国家房改有关售房政策,单位职工按成本价、标准价或优惠价购买的原产权属于单位的公有住房.

The housing purchased by employees in accordance with national policies at cost price or standard price for the affordable housing projects constructed by the unit and the housing built through collective fundraising and cooperation.

职工根据国家政策,按成本价或标准价购买的由单位建设的安居工程和集资合作建设的住房;

Central government-owned housing: It refers to public housing purchased by employees of units at cost price, standard price or discounted price in accordance with the relevant housing reform policies of the state, whose original property rights belong to central units in Beijing, large and medium-sized state-owned enterprises and various Ministries and commissions of the State Council.

央产房: 指按照国家房改有关售房政策,单位职工按成本价、标准价或优惠价购买的原产权属于中央在京单位,国有大中型企业及国务院各部委机关的公有住房.

The housing purchased by employees in accordance with national policies at cost price or standard price for the affordable housing projects built by central units in Beijing and the housing built through collective fundraising and cooperation.

职工根据国家政策,按成本价或标准价购买的由中央在京单位建设的安居工程住房和集资合作建设的住房;

3. Affordable housing

3、 经济适用房:

Definition: It is an ordinary residence with social security nature, built in accordance with national residential construction standards and targeted at low - and middle-income families with housing difficulties.

定义:以中低收入家庭住房困难户为供应对象,并按国家住宅建设标准建造的,具有社会保障性质的普通住宅.

Land supply should, in principle, be implemented through allocation. Housing design should reflect the principles of economy, practicality and aesthetics, and in terms of usage functions, it should meet the basic living needs of residents.

土地供应原则上实行划拨方式,住房设计要体现经济适用美观的原则,使用功能上要满足居民的基本生活需要.

The supply price of affordable housing shall be determined by the administrative department in charge of the construction of affordable housing in conjunction with the price control department based on the construction cost.

经济适用房的供应价格由经济适用房建设的行政主管部门会同物价部门按建设成本确定.

Only having the ownership of the house: The form of the "House Ownership Certificate" is made of red anti-counterfeiting materials, and the seal of affordable housing is affixed at the top of the first page or it is managed as affordable housing.

只拥有房屋所有权:表现形式为红色防伪制材的“房屋产权证”并在第一页上部加盖经济适用住房印章或按经济适用房管理;

4. Right-of-use housing: Right-of-use housing is a product of the planned economy and the housing allocation system, commonly known as public housing.

4、 使用权房:使用权房是计划经济和住房分配体制下的产物，俗称公房。

The property rights of this house belong to the state or the collective. However, this right of use is an independent property right separated from the ownership, allowing the user (the tenant of public housing) to transfer or exchange the right of use of the house within a certain scope through a certain method. The income obtained, after deducting the taxes and fees due, belongs to the user.

该房屋的产权属于国家或集体，不过，这项使用权是从所有权分离出来的一项独立的财产权，允许使用权人（公房承租人）在一定范围内通过一定方式转让或交换房屋使用权，所获收益扣除应缴税费后归使用权人所有。

5. Private property bungalow: Also known as private residence, it is a residence purchased and built by an individual or a family.

5、 私产平房:也称私有住宅,是个人或家庭购买和建造的住宅;

In rural areas, farmers' residences are basically self-built private houses.

在农村，农民的住宅基本上是自建私有住宅。

Public housing is sold to individuals and families through the residential consumption market and thus becomes private housing.

公有住房通过住宅消费市场出售给个人和家庭，也就转为私有住宅。

6. Small property rights houses: These refer to houses built on rural collective land without paying land transfer fees and other charges. The national housing management department will not issue property certificates for them.

6、 小产权房:是指在农村集体土地上建设的房屋，未缴纳土地出让金等费用，国家房管部门不予颁发房产证。

The term "small property rights house" is not a legal concept but a commonly used name formed by people in social practice.

“小产权房”不是法律概念，是人们在社会实践中形成的一种约定俗成的称谓。

This type of property does not have the land use certificate and pre-sale license issued by the state. The purchase contract will not be filed with the land and Housing Administration Bureau. Therefore, one cannot truly enjoy legitimate rights and interests when buying or selling such properties.

该类房没有国家发放的土地使用证和预售许可证，购房合同在国土房管局不会给予备案，买卖此类房屋不能真正享有合法权益。

According to the relevant requirements of the state, "small property rights houses" are not subject to confirmation of rights and issuance of certificates and are not protected by law.

按照国家的相关要求，“小产权房”不得确权发证，不受法律保护。