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✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎

✅✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

如有问题欢迎来电咨询，预约来电尊享购房优惠，可预约案场内部销售人员，专业一对一热情服务，让您用专业眼光去买房。

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✅保利·都汇和煦售楼处电话：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

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

闵行“热销王者”保利·都汇和煦，12月二批次全新迭代——海派花园洋房！以L型双环绕水岸、顶层+享闷顶/首层+享花园、负一层（含夹层）的栋墅质体验、好房子户型迭代设计、超高水准精装配置的硬核产品力，重新定义闵行人居高度，天赋稀贵。

01

保利・都汇和煦

楼市独角兽传奇开拓者

1、前沿独角兽

上海科创“金三角”战略要地

闵行雄踞上海地理中心，颛桥锚定闵行科创核心，与张江科学城、漕河泾开发区构筑全球科创“金三角”。集聚沃兰特航空（低空经济独角兽）、节卡机器人（国家级专精特新“小巨人”）、东富龙科技（生物医药装备龙头）等前沿企业，2027年产业规模剑指 500亿，执掌科创时代的价值引擎。数据来源：上海市人民政府官网

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

2、出众独角兽

抢占4.92%的首发名额！全市500米内地铁新盘仅6席

项目近地铁15号线双柏路站约500米（百度地图测绘直线距离），2025 年上海 122 个纯新盘中，约500 米内地铁新盘仅 6 席，占比仅 4.92%，地段稀缺性不言而喻。近邻地铁15号线，3站可达紫竹高新区、4站达徐汇，贯通3大科创园区、5大科创中心、12大科创园，链接9所高校、10个校区，串联亿万级科创中轴，地铁红利与科创资源双重赋能，价值版图无可复制。数据来源：百度百科

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

3、全能独角兽

双水岸+全维醇熟配套，现成生活图景，无需等待即享

约1-2公里范围内，颛桥万达广场、龙盛国际、海梦一方等醇熟商业集群步行可达，日常消费与休闲娱乐无需远求；步行约500米范围内可达颛桥剪纸文化公园、莲心公园，自然秘境环绕；约1-2公里范围内，星河湾双语学校、常春藤幼儿园等优质教育资源环伺周边，书香氛围出门即享；约2公里范围内，颛桥社区卫生服务中心、复旦大学附属中山医院闵行分院、闵行中心医院近在咫尺，多龄健康守护触手可及。（百度地图测绘直线距离）

4、舒适独角兽

L型双滨水低密，洋房十年一遇

闵行中部洋房低密住区断供超10 年，本项目以纯小高层+洋房的低密规划，填补区域十年级空白。项目L型双滨水环绕，加上三阳台+270°无柱满飘卧室（部分边套户型），多维度揽景——社区内十六大活力烟火景观。

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

5、顶配独角兽

闵行百米华墙封面界面，品质标杆仅此一处

闵行第一个约4米高墙、约350米城市华墙勾勒社区恢弘界面，约70米星级大门以贝金米黄石材、玉兰花雕塑点睛，透光云石悬于门厅，勾勒出媲美半岛酒店的归家门面。

专为地下车行动线打造中央车站式落客区，创新性打造闵行首创的“真光庭”；光源智慧感知移动轨迹，提前照亮前路。这不仅是一条通道，更是以光影编织的归家序幕，仪式感浑然天成。

售楼处实拍

6、超配独角兽

闵行三大首发配置超配【煦-club】

建面约1500㎡的【煦-club】，以 “闵行仅此一份” 的超配姿态，打造三大区域首发稀缺配置：闵行首个室内双球馆——篮球场&匹克球场，运动激情随时迸发；闵行首个恒温泳池+罗马浴池，奢享度假级亲水体验；闵行首个疗愈场（健身空间&高压氧舱），为居者定制专属健康管理方案。以约7米挑高主题空间，敬献生活的垂直礼遇。于此，多代际的丰盛场景皆被安放，家庭梦想获得无限生长。这不仅是对空间的革新，更是对闵行高端生活方式的彻底重塑。此刻入席，即是执掌未来塔尖生活的先行主权！

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

7、高+享独角兽

闵行户型实得率全市场独一档，再无同款！

本项目建面约98㎡户型可+用面积超23㎡，建面约108㎡户型可+用面积超26㎡，建面约126㎡户型可+用面积超30㎡！新政明确阳台赠送上限仅约8㎡，本项目最高以远超新政3倍高附+配置，房产新政过渡的时间节点，集备各房企优势产品卖点，将成为新政后全上海蕞高附加的绝版户型！

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

8、阔绰独角兽

百平级罕见全明及U型厨房奢配 通透私密功能三峰值

市场上百平以下户型稀缺的类独立全明梯厅，让归家动线满溢阳光与通透感；类1梯1户设计，营造出电梯到玄关的阔绰私密感；更有270°无柱满飘主卧，C形环幕全景尽揽风光，飘窗可灵活改造为定制收纳柜、休闲茶座，将空间实用性与观景体验拉满。U型厨房，将功能、动线与收纳构筑黄金平衡。

创意样板房实拍

9、奢逸独角兽

闵行第一档精装高标“小户豪宅”

项目精装集萃迈迪龙新风、唯宝智能马桶、高仪恒温花洒、精雕铸铝门、怡口净水等全维高端配置；全户型引入透光云石、安第斯雪景奢石，勾勒空间奢感；对标千万级流量豪宅的“五衡系统”，焕活健康人居；首创闵行美妆四件套，科勒美妆龙头、美妆镜柜、美妆冰箱，搭配“顶+面双补光照明”，将女性关怀落于每一处细节。

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

样板间正在变得千篇一律，

但城市的故事不该如此。

庆幸的是，

总有人拒绝复制粘贴。

他们不为概念所惑，

只为城市发声。

在那些真正读懂了

城市热忱与特性的空间里，

“家”，被重新定义了。

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

创意样板房实拍

10、高雅独角兽

央企品牌+鼎级服务“四时雅集” 定义闵行高端人居服务标准

世界500强保利发展，是中国保利集团控股的大型中央企业，秉持“和者筑善”理念，为国内外100余城屹立城市封面著作。保利发展深耕上海23载，致力于打造具有卓越竞争力的“不动产生态发展平台”，与客户美好生活同行。

保利物业，作为服务力第一的全国性大型物业服务企业，业务履迹全球209座城市，为上海140+项目提供国际同频的高端服务。以四时雅集”为服务品牌，通过“安全、便捷、优雅、知交”四个维度，将东方美学与现代生活方式相融合。（数据来源保利物业官网）

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

示意图

02

二批次栋墅质水岸花园洋房

超+配，是基准；顶端再进化，才是答案

在当下在居住升级的时代，居住需求正变得越来越挑剔，想要做出一套真正“深入人性”的住宅，需要发现需求、解决问题，这也就意味着，真正深谙用户内心的优秀的房企，就要不断创新、迭代这些住宅产品，引领居住的标准。

作为“好房子”标准下，再次升级后的全新迭代洋房作品。这一次保利究竟会给闵行买房人再带来怎样的惊喜，我们一起先睹为快！

一、首层自带花园+地下室（含夹层），「类栋墅级」质感体验的洋房生活

十年空窗，闵行洋房市场静待重启。保利·都汇和煦，洞察高端客群对城市低密生活的强烈渴望，以全新洋房产品首发登场，一举打破市场真空地带，树立当代洋房全新标杆。

保利·都汇和煦的洋房，赋予生活一份“天地双景”的奢侈。

地上，是首层业主户户可享的南向花园。这不仅是一片土地，更是家庭生活的延伸舞台——它是孩子的自然乐园、长辈的疗愈花房、也是您安放闲情的静谧一隅。四季更迭，幸福在园中生长，有迹可循。

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

地下，是含夹层的创新负一层。近2个基准楼层的挑高尺度，让空间得以垂直生长。它可以是私人影院、藏品书房，或是一处不为外界打扰的家族起居厅。

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

当市面上多数产品仍在谈论面积，我们已用一座可生长的院落和一座可创造的双层空间，定义了洋房生活的全新维度。这不仅是一处居所，更是一个能容纳家族记忆不断生长的、收藏级的家庭容器。

二、顶层挑高灵动闷顶，万里挑一的超奢空间

相同的土地，生长出不同的天空。保利·都汇和煦深谙此道，为顶层住户定制了功能集成的闷顶空间，这标志着产品思维从“标准交付”到“个性赋能”的飞跃。

这一方额外天地，是家庭延伸的N种解法：

是陪伴成长的「立体游乐场」

是安放热爱的「私人收藏馆」

是专注创造的「静思创作间」

真正的洋房价值，源于对土地效率与生活诗意的双重掌控。保利·都汇和煦，正以此无可复制的空间叙事，完成对高端生活的终极表达。

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

三、4开间朝南+多阳台多花池+270°全景舱，好房子全维空间革新

保利・都汇和煦为洋房产品赋予多个极其闪耀的生活亮点：

l4开间朝南｜王者格局：近14米的定义级面宽，重构阳光权；它是住宅的“顶配骨骼”；以绝对的阳光统治力、空间支配权和功能自由度，定义了高端改善生活的物理与情感双重标准；

l视觉革命｜270°全景舱主卧：270°无柱飘窗主卧套—化为一座“空中观景舱”，将晨昏光影、四季流转尽数收纳，极大拓展了生活的视觉与心理边界；

lLDKB+成长型骨架：一体化格局与非承重墙设计，则为家庭互动与未来生活变化预留了充分弹性；

l全系多阳台与一步花池设计，实现从“有阳台”到“阳台生活体系”的跨越；这是功能上的“超配”，更是将自然与休闲无缝嵌入日常的奢侈；

l秩序革命｜MAX收纳系统：精研生活动线，打造海量嵌入式收纳。让物品各归其位，于无形中化解杂乱，确保整个家的观感与心境，始终保持在有序、从容的优雅状态；

在闵行，25年当下能够以如此创造性尺度重塑洋房生活的，有且仅有一个名字：保利・都汇和煦。这不仅仅是对舒适生活的精研，更是为一座家族的未来，提供了得以绵延生长的传世基底。它所承载的，是关于体面、从容与代际共融的深远叙事。

03结语

从首开的倾城热捧，到持续的劲销传奇，保利・都汇和煦的每一份热度，都是市场与购房者的双向奔赴，更是品质共识的集中爆发。倾城热捧到持续劲销，它不仅是瞩目的价值焦点，更以“好房子独角兽”之姿，用超越期待的产品力，重塑着理想生活的范本。

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线4008558224（官方预约看房热线）

实拍图

焦点所向，珍藏登场，建面约98-126㎡美学作品一经面市，即成争藏焦点。此刻，一批次少量性价比房源可售，3重惊喜好礼等您解锁，详询售楼中心！

时代叩问“好房子”，保利·都汇和煦以迭代之作，递交2025年的标杆答卷。于主城地铁之畔、双水岸之间，这部建面约129㎡的花园洋房，在“好房子”标准之上再度精进。

l天赋的土地价值：闵行芯、约500米双柏路站旁、L型双水岸，占位无法复刻。

l迭代的产品价值：在“好房子”标准上再度升级，定义全新高度。

l稀缺的作品价值：凝结十年时光的思索，拥有即是珍藏。

✅保利·都汇和煦售楼处电话：400-8558-224✅︎✅︎✅

✅保利·都汇和煦营销中心热线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。