海上·清和玺售楼处电话→2025徐汇海上·清和玺售楼中心电话→楼盘百科→首页网站→楼盘百科→首页网站→售楼处24小时热线电话

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎

✅✅海上·清和玺营销中心热线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✅海上·清和玺售楼处电话：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

海上·清和玺是位于上海市徐汇区的高端住宅项目，由招商蛇口开发，均价约11.5万/㎡，主力户型为112-177㎡的三至四房。项目位于徐汇滨江核心区，融合海派美学与现代科技，配备全精装交付和智能家居系统。周边教育资源丰富，包括上海中学、园南小学等。

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

最新消息

徐汇中环唯一新房供应

海上·清和玺六期

最后161席火爆热销中

本次房源位于5号楼

建面约112-120㎡3房

均价110650元/㎡！

热销的外因主要在于三点：

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

如果对项目有兴趣，欢迎点击下方专属看房报名通道。三万平方用专业角度，带您选优质好房。在您通过小程序报名之前，请确保您已阅读并同意《用户服务协议》及《隐私政策》。在报名之后，我们将视为您已知晓。

Part 1

地段稀缺性×强校矩阵×规划成长性

三重价值红利驱动「徐汇现象级红盘」

其一，稀缺地段的价格红利：抢占徐汇价值「原始股」

徐汇作为上海核心城区中「房价跃升幅度最大」的板块（新房门槛从约13万/㎡攀升至约20万/㎡），正成为高净值人群必争之地。而海上·清和玺以整盘约11.5万/㎡的政府指导价，成为当前及未来1200万起入主徐汇中环的唯一窗口。

这一价格不仅低于区域市场预期，更因徐汇土地供应稀缺性（未来难有同类地块推出），使其成为兼具「自住属性」与「资产保值」的双重稀缺品。

其二，强校矩阵：项目周边2公里10所名校聚集

海上·清和玺周边2公里，云集了上海小学、上海中学、徐教院附中、徐教院附中南校、上海小学（龙川校区）及逸夫小学等10所名校。

作为上海教育的「头部板块」，徐汇优质教育本就出名，而清和玺周边更以「清一色徐汇名校」形成独特的「教育磁场」，放眼全市难寻其二。值得关注的是，刚刚更名的徐教院附中南校与本校是同一个校长，意味学校将与徐教院附中深度融合，资源共享，进一步提升教育水平。

免责：仅为介绍周边教育资源，不作为开发商对购房人家庭及相关未成年人的入学承诺。入学政策以政府教育主管部门及校方的最新政策为准。）

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

事实上，前期已购业主中有很多都是冲着周边学校资源来购买的。甚至不少买家就是周边学校的教师、家长。

客观讲，一所学校的氛围和家长的素质有很大关系，高知邻里保证了整个小区圈层的纯粹性，让你的孩子在书香氛围中成长。

其三，徐汇滨江第七组团：下一个十年的价值爆发点

徐汇滨江北段已发展饱和，下一步发展着力点就是海上·清和玺所在的中央公园组团，将是徐汇滨江下一个发展极。据悉，中央公园将结合上海植物园的先发生态优势，打造大面积生态、居住及商业的组合业态。其实这就是徐汇滨江一贯的开发逻辑，让居住和生态、休闲紧密结合在一起，只不过中央公园组团更强调绿色生态，更宜居。另外，根据最新发布的《黄浦江沿岸地区功能融合发展和空间品质提升专项规划（2024-2035）》，长桥板块被官方纳入徐汇滨江，成为整个滨江发展核心场域之一，未来可期。

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

如果对项目有兴趣，欢迎点击下方专属看房报名通道。三万平方用专业角度，带您选优质好房。在您通过小程序报名之前，请确保您已阅读并同意《用户服务协议》及《隐私政策》。在报名之后，我们将视为您已知晓。

Part 2

实景兑现力×公区超配力×服务奢享力

全市少有的万方实景示范区

海上·清和玺前期的五开五捷，是其以内外兼修构建产品护城河的必然结果。向内深耕产品力，通过实景展示区的匠心兑现、超配公区的细节突破、硬核户型与装标的品质把控，形成差异化的竞争壁垒。我们来简单解析一下：

1、实景示范区：以「双倍规模」刷新豪宅标准

关于这个示范区有几点值得重点强调：

首先，规模超大，一般示范区也就4000、5000方，海上清和玺约10000㎡展示面是开发商对自身产品兑现力绝对自信的体现。

其次，不仅大，更有里子有面子

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

总结几点，大家一起来看一下项目惊人的兑现力。

2000平超配会所，全实景开放展示！

在海上·清和玺，招商蛇口首次提出“垂直会所体系”的空间布局设计，将原本扁平式的功能布局以立体的方式重新构建，实现复合空间的多元利用。

其中会所及架空层总体量约3000㎡，如此大规模的定制，在整个上海高阶产品中同样也是超前列的存在。

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

约2000㎡会所内含璀璨星空顶泳池、私宴厅、室内高端健身器材（沃特罗伦或同等档次品牌）甚至高尔夫场所（高尔夫尊或同等档次品牌）。

其中，星空顶泳池用纯天然优质石材打磨的罗马柱点缀。这不仅仅是一个活动空间，更是一个艺术的门庭，让业主足不出户尽享法式惬意优雅。

约1000平主题架空层，作为业主生活的延伸。海上·清和玺部分楼栋还为业主定制了1000平架空层、七大主题！其中包含艺术品鉴、社交娱乐、品茗阅读、亲子互动、儿童娱乐等全覆盖。其中阅读主题“龙门书院”、儿童娱乐架空层已部分实景呈现。

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

全域风雨连廊，顶豪级的归家居住体验！海上·清和玺将风雨连廊扩容为一个完整的归家体系，将整个社区以约500米全域连廊体系贯通，真正做到全住宅楼栋无风雨归家。

殿堂级车库，领创中央车站！

地上空间的美学感受随着车行归家动线也延伸到了地下，海上清和玺的地下车库，不仅精装交付，还首次提出“中央车站”概念。

作为地下的驱车通道，本身也是整个空间的枢纽平台，连通海派会所、地下庭院，高效抵达的同时，保证了业主的私密性，营造独一份的尊崇体验。

此外，海上·清和玺将奢宅的功能充分融入空间思考，留有专属的访客车位，私人司机休憩室、VIP业主洗车等。在场域设计中，空间展开成星级酒店式、可社交的中央场所，访客和业主可实现无界的会所观赏和交互。

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

“中央车站”的出现，打破了原有车行通道的理念，让空间更像一个可以短暂停留的开放式空间。

超50米的气派门庭，焕新徐汇归家仪式感的尺度。

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

社区含“奢材”量很高。门庭延街的外立面，以精工定制弧形米色石材为主调，镶嵌典藏级老虎玉大理石，点缀古铜色现代海派艺术感灯器，整体呈现出百年海派的贵雅气质。

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

在门庭的环岛空间，景墙面采用中轴对称的设计布局，定制了奢石镶嵌装饰，将曲面艺术与经典石器之美圆融交融。

展示区实拍图

不仅是金钱上的奢侈，更是时间广度的奢侈。比如，整个下沉式庭院材料选用土耳其进口老虎玉，由匠人耗时60天手工打磨定制，可见海上·清和玺对业主归家仪式感设计的用心与苛求。海派光厅之外的归家迎宾树木更是由设计师辗转多个城市才寻到的、树龄超60年的福木“紫薇”

展示区实拍图

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

在公区配置上，我认为项目可以说是超配。

Part 3

徐汇少有选择

配备大几千万级的顶豪精装！

项目户型和精装质感也是同级中翘楚，为海上·清和玺赋予了更高的一层价值，是徐汇新一代品质标杆。精装上，项目拥有不输顶级豪宅的配置

大金(或同等档次品牌)的中央空调；百朗（或同等档次品牌）新风系统；博世（或同等档次品牌）燃气灶+油烟机+洗碗机、博世或AEG（或同等档次品牌）冰箱等；台盆为唯宝（或同等档次品牌）；主卫科勒（或同等档次品牌）复古龙头，马桶为高仪智能马桶（或同等档次品牌）……

同时精奢细节的嵌入，不仅室内高颜值，更保障了业主后期绝佳的使用体验。

管中窥豹：

比如，定制铸铝门、专属奢石把手，进门后玄关地面设计了专属石材拼花，并定制通体玄关柜

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

每个样板间都是城市风华与时代印记的浓缩载体，即便怀揣高远意境，亦能扎根生活本质娓娓道来。在这里，设计师以开阔格局铺展视野，用柔和色调描摹质感，让整个世界都成为空间的延伸与点缀。

这大概就是我们对这里心生熟悉与眷恋的缘由，空间自带温柔本底，以从容姿态邀我们踏入，悄然铺就出一方避世桃源。

核桃木的醇厚色调萦绕空间，柔和天光浸润其间，令这处时代大平层满是生活烟火气。

理石肌理与白色调交织相融，构筑起通透基底，焦糖色家具自带温和诗意，与窗外城市景致遥相呼应，共同勾勒出生活的丰盈画卷。

色调与格局双双赋予家天生的松弛感，一体化构造中藏着巧思尺度，在饱满丰盈与留白写意间找到平衡，酝酿出独有的雅致美学韵律。

疏密有致

从容运作的融合之力

回望整个空间，你是否感受到独特的融合质感？它跳出传统简约的局限，也摒弃堆砌奢华的浮躁，所有元素皆有序叠加、疏密相宜，最终抵达美学的理想之境。

客餐厨顺势衔接、浑然一体，无一丝多余设计，美好生活的理想画卷徐徐展开。窗外高楼林立映江景，涛声阵阵入庭来，在这天然背景中，我们化身生活的主宰，肆意挥洒灵动笔触，为日常添彩。

空间的超强收纳力堪称点睛之笔，设计师执意回归其“容器”本质，既容得下宏观格局，也藏得住私属细节。这份由点及面的包容感，正是色彩、留白与格局交织共生的必然结果。

半隔断消解了生硬的尺度划分，空间迂回流转、互通共生，这份圆满通透的体验，构筑起家的核心生命力。

跟着我绕过浅绿隔断墙，一方雅致茶室便映入眼帘。白橡木打造的桌椅与置物柜，与空间背景自然相融、相得益彰。

柜内分区灵动顺畅，艺术品始终保持着规整秩序。茶香袅袅萦绕，身后万物在茶气浸染下，悄然生出别样意趣。品茗赏艺，时光从气韵到指尖，丝丝温润沁入丹田。

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

逛完这座样板间，你是否汲取了更多家的设计灵感？相较于空间与生俱来的尊贵感，设计本身的真、善、美反而更具吸引力。我们享受与空间产生共鸣的刹那，更对在此相聚的日常满怀憧憬。所以样板间的打造奥义，或许和家居空间一脉相承。

✅海上·清和玺售楼处电话：400-8558-224✅︎✅︎✅

✅海上·清和玺营销中心热线4008558224（官方预约看房热线）

海上·清和玺售楼处电话：400-8558-224【售楼中心热线】海上·清和玺营销中心热线4008558224海上·清和玺售楼处地址400_855_8224，楼盘项目全面介绍，本电话为开发商提供线上预约售楼电话，楼盘项目全面介绍（包含楼盘简介，均价，房价，现房，期房，别墅，叠墅，大平层，价格，楼盘地址，户型图，交通规划，备案价，备案名，项目配套，样板间，开盘时间，认筹时间，楼盘详情，售楼处电话，最新消息，最新详情，周边配套，一房一价，最新进展等详情咨询）楼盘详情丨价格丨更多优惠丨机不可失丨欢迎致电丨诚邀品鉴！售楼处位置丨特价房丨工抵房丨剩余房源丨户型图丨最新消息丨免责声明：将文章内容综合来源于网络、只作分享，版权归原作者所有！！如有侵权，请联系我们，我们第一时间处理如有问题欢迎来电咨询，专业一对一热情服务，让您用专业眼光去买房。如果您想了解更多楼盘详情，欢迎提前预约拨打海上·清和玺售楼处电话400-855-8224

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。