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行业发展至今，一个词一直在被提及
穿越周期
一个个优质项目，在用各自的努力，去挑战真正的“被时间留住”，留下自己的名字。
在上海是汤臣一品，在深圳是深圳湾一号
而在嘉兴，我现在的答案是
香港兴业国际·御璟湾
■ 又壹城 / 御璟湾区位图
2025年，在槜李路的主轴上
香港兴业国际这家在嘉兴扎根13年的开发商，带来了ta的第六子。
也是迄今为止，香港兴业国际的产品力巅峰之作。
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
香港兴业·御璟湾售楼处24小时vip热线☎：400-855-8224【开发商售楼处预约看房热线】
NO. 1｜壹
御璟湾，延续了香港兴业国际一贯的开发作风：不疾不徐，脚踏实地，稳扎稳打，不断进步。
2023年3月拿地后，经过两年半的持续开发，才终于在这个九月开放了实景示范区。
艺术馆般华丽的悦动生活中心，作为未来小区的“邻里社交场”，里面有健身房、瑜伽室、篮球场、童趣中心等高端配套空间。
■ 又壹城 / 御璟湾实景图
■ 又壹城 / 御璟湾实景图
而法式风情的社区大门、约5.8m挑高的全景架空层、局部石材拼花铺贴的精装大堂、全空调覆盖的住宅电梯轿厢、流体动线型的地库入户大堂……也在时刻宣示着这个项目的华美与高雅。
■ 又壹城 / 御璟湾实景图
而这些，都只是御璟湾的开始。
回到家的舒适，才是这个项目真正诱人的存在。
通过对本地改善用户需求的研磨，御璟湾给到了业主一套【精致生活场景】的范本。
让我们，从【空间尺度的改善】开始……
■ 又壹城 / 御璟湾鸟瞰图
香港兴业国际为御璟湾打造了东西两大组团，规划23栋建筑，
12栋花园洋房，建面约130㎡、约150㎡、约310㎡；
约130㎡、约150㎡户型交付为精装；约310㎡大平层，为一层一户的毛坯制式，全部沿河分布；
6栋精装高层，建面约123㎡、约143㎡、约174㎡；
还有5栋毛坯高层，建面约198㎡、约260㎡。
更采用精装、毛坯的类别化设计：
全系174㎡以上户型为毛坯，174㎡及以下户型为精装。
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
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■ 又壹城 / 御璟湾130㎡户型图
我们以项目约130㎡的户型为例。
当业主回家打开门，通过玄关一眼看到的是【LDK一体化南北通透】的空间。
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
香港兴业·御璟湾售楼处24小时vip热线☎：400-855-8224【开发商售楼处预约看房热线】
约3m的层高下，约7m的阳台带给室内出色的采光和视野。
当单体区域的尺度拉大，每个户型产品的舒适度也被同步放大。
于是【套房主卧的舒适和餐厅+北阳台的舒爽】，就显得顺理成章。
这使得整个户型即使在早饭和起居的时分，也能欣赏到窗外的美景，享受清风在耳畔的吹拂。
■ 又壹城 / 御璟湾174㎡户型图
取悦自己，回归家庭。
城市精英在房子里需要的不仅是物理的空间，更是灵魂的安放地。
于是，在约174㎡的户型里，我们见到了【生活场景的进一步升级】。
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
香港兴业·御璟湾售楼处24小时vip热线☎：400-855-8224【开发商售楼处预约看房热线】
厨房、餐厅、客厅和超大的南阳台，被设计在一条轴线上，中间没有一根承重柱，形成家居生活的便捷动线，空间一览无余。
客厅面宽长达约6m，几乎没有墙面采光遮挡，南北视野极佳。
主卧实现了高星级酒店标准的套房设计，带浴室的内卫和自然采光的梳妆区，让业主拥有自我的松弛休憩场所。
另一侧的套房，也设计了独立的三件套卫浴，并靠近客厅，便于长辈动线的便捷。
同时享有南向采光，和主卧形成“合而不扰”的居住关系。
一方面，满足了客户的私密空间尺度，另一方面又考虑到家庭需求，给每个家庭成员充分的尊重。
空间的居住平权，本质上也是御璟湾在周全生活方式的一种体现。
■ 又壹城 / 御璟湾198㎡户型图
再来看约198㎡的户型。
南向4+1开间，面宽达到了惊人的约19m，轻松实现大方厅+左右双套房的精致生活。
约19m的面宽有多无敌？！
四辆问界m7，可以在这里首尾相接排队！
普通电影院的imax屏幕，也不过这个大小！
嘉兴同类户型能做到这个尺度的寥寥无几！
依托如此宽阔的尺度，我们拥有的是这样一个【超级社交空间】。
厨房偏于一隅，北阳台、餐厅、客厅、南阳台在一条直线上，动线明确，空间舒适。
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
香港兴业·御璟湾售楼处24小时vip热线☎：400-855-8224【开发商售楼处预约看房热线】
独立玄关进来，视野开阔，这是只有【大面宽+大面积】才能实现的风景。
兼顾社交属性和居住舒适度的朝南无柱宽幕客餐厅，可以随时根据业主生活的不同需要进行空间的改造升级！
功能区的开辟、中西双厨的岛台式生活、大面宽的奢侈客厅……均可轻易实现。
就连北阳台都达到了约4m的尺度，未来在这里往外望，看到的直接是项目北侧的自然河流，很难不让人心潮澎湃。
■ 又壹城 / 御璟湾效果图
NO. 2｜贰
外在尺度需要平衡，内在回归客户底色。
在香港兴业国际人的眼里，品质才是最大的奢华，内在品质才是真体面。
因此，在尺度空间的基础上，御璟湾还对户型产品的精装做了精致到点滴的划分。
■ 又壹城 / 御璟湾效果图
对改善用户，香港兴业国际明白一套【安心的精装定制】，就是他们的心头好。
于是我们看到了，大金空调地暖的一体机，全屋的新风系统、全屋的热水循环这三大基本盘。
■ 又壹城 /约174㎡交付标准样板间实景图
全屋高仪的洗浴设备……
■ 又壹城 /约174㎡交付标准样板间实景图
方太厨房灶台、油烟机和洗碗机。
吸油烟机采用方太的主推商场同款，手臂在灶台上方轻扫，即可实现自动开关。
■ 又壹城 /约174㎡交付标准样板间实景图
西门子蒸烤一体机……
■ 又壹城 /约174㎡交付标准样板间实景图
室内空间的设计，也更多注重家庭氛围的营造。
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
香港兴业·御璟湾售楼处24小时vip热线☎：400-855-8224【开发商售楼处预约看房热线】
比如厨房空间，为了增加与客厅的交互，在为业主打造U型台面的同时，特别定制了一字型的上轨玻璃移门，开启时，拥有开放式的宽阔舒适；关闭后，又有封闭式厨房的安全与整洁。
■ 又壹城 /约174㎡交付标准样板间实景图
比如卧室的地板，采用费时费材的人字拼，华美的质感一下子就起来了；
■ 又壹城 /约174㎡交付标准样板间实景图
比如电视背景墙，软包直接解决，顶部更是选择工艺难度较大的圆弧龙骨吊顶。并安排金属走边，每次回家，你的视野都会被这样优美的曲线包裹。
比如踢脚线摈弃了常见的木质踢脚线，转而选择耐厚性高，颜值、实用性更加出色的金属踢脚线。
■ 又壹城 /约174㎡交付标准样板间实景图
甚至，还有一些【专为舒适生活打造的细节】。
比如马桶一侧设有纸巾筒……
■ 又壹城 /约174㎡交付标准样板间实景图
主卫镜面柜，部分户型内置美妆冰箱；
无论主卫内卫的镜柜，内部皆设有牙刷消毒装置……
■ 又壹城 /约174㎡交付标准样板间实景图
进门鞋柜装有通风杀菌系统……
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
香港兴业·御璟湾售楼处24小时vip热线☎：400-855-8224【开发商售楼处预约看房热线】
■ 又壹城 /约174㎡交付标准样板间实景图
无论主卫、客卫都装有德国品牌的电热毛巾架……
■ 又壹城 /约174㎡交付标准样板间实景图
甚至就连阳台的扶手，都做了人体工程学的设计，手感更加舒适。
所有细节不是服务于营销、也不是服务于炫技，
这些生活设计里的细节带来了一种更有温度也更高级的精致生活，业主能够在这里得到真正的放松。
NO. 3｜叁
所以，为什么御璟湾会被我们拿出来说？
因为香港兴业国际。
这家开发商给我最大的感慨是，坚持和创新。
ta在嘉兴的六子，都在坚持一个观点，【与水为邻，以人为本】。
这使得每一块香港兴业国际的土地，都有难以复制的自然地貌。
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
香港兴业·御璟湾售楼处24小时vip热线☎：400-855-8224【开发商售楼处预约看房热线】
■ 又壹城 / 御璟湾实景图
而从姚家荡开始，他的所有产品迭代，又都在【从客户视角全新出发】。
这样的视角，使得香港兴业国际做项目的逻辑与其他开发商不同。
ta的产品视角集中在【客户的体验】，还有【项目与城市的关系】上。
产品在设计之初，背后的客户画像就是如此的清晰明确。
因为生活，所以高端会所出现在了璟玥湾，
因为价值，所以南湖核心定位给了星逸园，
因为美学，所以南法的优雅诞生在了御璟湾……
这次的御璟湾，更是如此，从拿地开始就定位的中产以上精英阶层。
项目每一寸的思考，都是香港兴业国际对精英阶层需求的回应。
■ 又壹城 / 御璟湾效果图
这使得你在实景示范区，就能够想象“若干年后，这里的生活，有欢声笑语，更有灿烂人生”。
这使得你在实景样板房，就能够触摸“居家生活的舒适，随处可见的舒心，温馨美满的家庭”。
这，就是御璟湾。
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
香港兴业·御璟湾售楼处24小时vip热线☎：400-855-8224【开发商售楼处预约看房热线】
香港兴业·御璟湾售楼处电话：400-8558-224✔✔✔（已认证）
香港兴业·御璟湾售楼处线上预约看房热线电话：4008558224（24小时热线含专属置业顾问）
香港兴业·御璟湾售楼处24小时vip热线☎：400-855-8224【开发商售楼处预约看房热线】
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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