上海长滩售楼处电话→上海长滩售楼中心电话→2025上海宝山上海长滩楼盘百科→首页网站→楼盘百科→首页网站→售楼处24小时热线电话

上海长滩售楼处电话：400-8558-224✔✔│上海长滩官方售楼处地址发布：上海宝山上海长滩官方售楼处电话400-855-8224

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上海长滩是位于上海宝山区淞宝板块的大型滨江综合体项目，由上港集团开发，定位为"北上海约146万㎡滨江大城"。以下是综合多维度信息的关键解析：

上海长滩售楼处电话☎：400-8558-224

一、项目概况与定位

整体规模

总占地约77.62公顷，总建面超140万㎡，规划人口1.26万，融合住宅、商业、文化、旅游等多功能

分七期开发，目前住宅已开发至五期（宜东苑），2025年6月四期交房，五期预计2025年9月交付，均为现房或准现房销售

核心优势

滨江资源：坐拥1.8公里一线江景，部分高层可远眺长兴岛甚至上海市中心"三件套"。

地标集群：规划180米长江观光塔（计划2025年运营）、巨幕球体影院、长滩音乐厅、游艇码头（127泊位）等高端配套。上海长滩售楼处电话☎：400-8558-224

二、区位与交通

地理位置

原为上港十四区集装箱码头，属宝山主城区，紧邻牡丹江路（宝山核心商业带），医疗资源丰富（周边2家三甲医院）3

交通便捷度

地铁：距3号线友谊路站约1.5公里，需公交/单车接驳；5站达新江湾，11站至虹口足球场，15站至人民广场

自驾：同济路高架贯通，军工路快速路（在建）将提升至杨浦、虹口的通达性上海长滩售楼处电话☎：400-8558-224

上海长滩售楼处电话☎：400-8558-224上海长滩售楼处电话☎：400-8558-224三、产品与户型

在售房源

四期二批次（2025年热销中）：建面约66~233㎡ 2-4房，主力户型包括：

66-78㎡ 2房：总价约364万起，适合刚需

113-123㎡ 3房：横厅设计，部分瞰江，总价603万起

145-200㎡+ 大平层：主卧套房+独立观江阳台，总价773万起

五期宜东苑（收官之作）：建面约78-133㎡，总价377万起，2025年7月交付

交付标准

精装配置：大金中央空调、博世地暖、西门子开关、科勒洁具、方太厨电等。

社区实景：绿化率35%，电梯厅挑高+瓷砖通铺，坡地公园与滨江步道已贯通。

️ 四、商业与生活配套

商业能级

自带约30万㎡商业体，含18万㎡奥特莱斯（2026年开业）、万豪酒店及"江豚形"主题商圈

周边现有宝乐汇印象城、宝杨宝龙城两大综合体，生活烟火气浓郁。

生态与文化

三大公园：长滩瀑布公园（人工瀑布）、坡地公园、滨江公园，绿化总量相当于4.2个美兰湖23。

国际邮轮旅游度假区：上港集团与中旅免税共建，强化文旅属性

上海长滩售楼处电话☎：400-8558-224

“世界湾岸、长立潮头”——上海长滩

推售建面约78-108-133㎡1-3房

均价53188元/㎡，总计377万起！

前期还有少量建面约77-245m²2-4房

上海长滩售楼处电话☎：400-8558-224

上海宝山上海长滩官方售楼处电话☎：400-855-8224【开发商售楼处预约看房热线】（一对一热情服务）

看房请提前致电预约，可享受内部渠道优惠！联系销售人员获取最新一房一价表，官方售楼处最新优惠底价！开发商官方销售人员将详细介绍每个户型的独特设计和优势，带您参观样板间，感受精装修的品质和温馨氛围。您还可以了解周边配套设施，包括高端购物中心、优质学校和便捷交通网络，让您的居住体验更加完美。

利好接踵而至

01、乌卡时代，现房为王

在如今期房盛行的时代，购买期房往往伴随着诸多不确定因素。

漫长的等待时间，可能会面临开发商资金链断裂、楼盘烂尾的风险；房屋交付时的实际情况与宣传不符，如房屋质量问题、小区配套缩水、装修标准降低等，让购房者的权益难以得到保障。

相比之下，实景现房的优势不言而喻。

上海长滩五期作为实景现房，不用等待漫长的交房周期，购房者可以直接拎包入住，节省了过渡成本，经济又划算。项目的外立面、园林、装修等都实景呈现，品质所见即所得！

02、近日，2025上海学区划分公布！

2025年小学校区划入宝山区实验小学，初中校区划入宝山中学及宝山实验学校分校，实现“小初双优”教育组合。

《2025年宝山区义务教育阶段学校校区范围与招生计划（小学）》

上海长滩售楼处电话☎：400-8558-224

《2025年宝山区义务教育阶段学校校区范围与招生计划（初中）》

宝山实验学校

上海长滩售楼处电话☎：400-8558-224✔✔✔【预约☎】

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先后荣获全国雏鹰大队、上海市文明单位、上海市安全文明校园、上海市素质教育示范校，上海市行规示范校、上海市教育系统巾帼文明岗上海市红旗大队，宝山区科技特色学校等一百多项荣誉称号，教育部中学校长培训中心确定学校为定点教育考察学校。

宝山中学

上海长滩售楼处电话☎：400-8558-224

创办于1920年，历经百年积淀。百年来，学校为国家培养了数万名优秀人才，包括儿童文学家陈伯吹、作家陈向平、中医顾雨时等杰出校友，彰显了其育人成果的广泛社会影响力。

03、一线滨江，千亿级发展红利

上海长滩占据宝山一线滨江的绝佳位置，尽享“一江一河”千亿级城市更新红利。

大吴淞地区以“三江交汇、上海之门”为标志意向，规划打造国际科创中心核心功能区和高品质世界级滨水城区，总规划面积约110平方公里，相当于39个前滩。

如此高规格的规划定位，预示着这片区域未来在城市界面、资源配套和生活方式等方面都将发生翻天覆地的变化。

上海长滩所在的滨江板块，不仅是宝山的经济、行政、文化中心，更是产业发展的高地。近年来，宝山积极推动吴淞、滨江、南大“三箭齐发”，传统钢铁产业加速转型，机器人、生物医药、新材料、邮轮旅游等新兴产业蓬勃发展。

在土拍方面，周边区域房价不断攀升，

南大在短短的半年时间内，新房联动价直接从6.3万/㎡蹦到了6.9万/㎡，如今新出的地块，更是锚定7万/㎡大关。

淞南新拍的两幅地块，双双溢价成交，入市均价或突破7万+/㎡。

而宝山滨江板块，上海长滩却依然保持着5字头的均价，巨大的价格红利，使其成为购房者不可多得的上车机会。

户型图赏鉴

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上海长滩售楼处电话☎：400-8558-224

78m²南向双阳台设计，无论采光面还是景光面，都得到放大；

1房这个户型还可以灵动改为2房（可参考现场样板间），对于单身贵族或年轻小家庭来讲，总价门槛低，非常适合上车！

117m²双套房设计，每位家庭成员都有私享空间；

尤其主卧套房配置独立卫浴+大浴缸，还带南向大阳台拥抱江景、清风和阳光，奢阔尺度max。

上海长滩售楼处电话☎：400-8558-224

130m²餐客厨阳一体化设计，科学洄游动线，起居生活更方便；

再加上全屋超大收纳空间，包括餐边柜、设备间、飘窗等设计，日常居家更加从容有度。

在品质方面，上海长滩采用高品质标准，选用一线品牌装标，从细节处彰显品质生活。

甄选大金中央空调、博世室内水暖系统、西门子全屋开关系统、西门子开关面板、科勒卫生间五金，方太厨电等知名装修品牌。

前期样板间赏鉴

上海长滩售楼处电话☎：400-8558-224

上海长滩售楼处电话☎：400-8558-224✔✔✔【预约☎】

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上海长滩售楼处电话☎：400-8558-224

项目规划上海长滩售楼处电话☎：400-8558-224

上海长滩由国企上港集团开发，项目总共规划五期，全为实景现房，前期已陆续交付，外立面、交付精装、社区景观等都已呈现，不存在货不对板，品质感眼见为实，

以四期为例，立面采用“波浪”造型，尊崇的铝板装饰工艺、帆船造型的设计理念，打造具有现代美感的城市天际线作品。

社区以多层次园林景观，打造空间的多元变化，实现庭院式入户感受。

通过创造建筑与环境的交融，让景观与生活链接，革新人居姿态，营造出一个可观、可游、可居的品质社区。

社区借势坡地公园，滨江绿地高差，创造三层阶梯式的大面积集中绿化，视觉上更加立体有层次，这样的大手笔全市罕见。

独特的坡地规划，创造“庭院式入户”的归家体验。

车道沿缓坡蜿蜒向上，沿途绿化景观交叠立体铺展，人行道路也以缓坡形式出现在建筑群与绿化之间，连接各个住户单元。

还配备了一条环形活力跑道，提供活力、健康的生活方式。不出社区，就能收获更加健康的生活。

上海长滩还拥有高端会所，涵盖泳池、健身房等丰富功能空间，这是市区高端住宅才能拥有的。

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上海长滩售楼处电话☎：400-8558-224户型垂直空间上，项目层高达到约3.15米，比一般楼盘高20-30公分，这层高是今后加不上去的。

临江楼栋都设置大面宽横厅，加上双面采光大落地窗，可以享受一线江景带来的视觉震撼。

上海长滩近享世纪规划红利，更是一个滨江综合体，拥有滨江高层，这样的“多边形战士”在未来激烈的市场才会更具竞争力。

更厉害的是，经过多年发展，整个滨江大城的城市界面、生活配套、生活方式等均迎来质的飞跃。

01、中旅免税强势助力，共同打造上海国际邮轮旅游度假区。

上海长滩约18万方环形“江豚形状”集中商业将由上港集团、中旅免税联袂打造，在定位、招商、运营管理等方面进行全方位合作。

这一商业体已建成，未来引进商业业态将更加国际化，成为集精品奥莱、休闲娱乐、文化、亲子等业态为一体的微度假网红消费目的地。

02、家门口就有约30万方大型体验式商业！

上海长滩售楼处电话☎：400-8558-224

上海长滩规划有约30万方大型体验式商业，除了横跨河面约18万方环形“江豚形状”商业中心，还有滨江沿街商业及夹层内街商业，将引入新颖、潮流的业态。

未来，业主们下楼就可以享受各类时尚潮流的消费场景，全维的生活需求举步满足。

03、两大公园+滨江景观步道。

上海长滩绿化用地高达约18公顷，约3.3万方瀑布公园、约4.1万方坡地公园、约1.75公里滨江观光带就位于住宅之间。

项目四期东侧紧贴坡地公园，北侧就是滨江观光带，生活被生态、鲜氧包围。业主到公园晨跑，茶余饭后到滨江观光带散步，步行距离非常舒适。

于改善客群，上海不缺高楼大厦，缺的是于城市之芯，享一隅之宁静的闲适环境。上海长滩业主就拥有这难得的生态底色。

04、全新地标拔地而起，北上海的文化新高度！

上海长滩售楼处电话☎：400-8558-224

见微知著，上海长滩住区的精致氛围遍布各个角落。

项目高约180米长滩观光塔，北上海新滨江天际线，外形如“定海神针”矗立在上海长滩东端。

东侧的“水晶”音乐厅，可容纳千人同时观演，以古典交响音乐为核心，兼顾电影音乐会、舞台演出等多功能模式，将成为北上海的文化新高度。

西侧的巨型球体影院，约30米高共三层，可同时容纳约380人观影。

05、重要的是，它的价值还远未到顶。

沿着宝山滨江的近6.8公里的岸线，分布着吴淞口国际邮轮母港、吴淞口灯塔、上海淞沪抗战纪念公园、长江河口科技馆、吴淞炮台湾国家湿地公园、宝山滨江公园、上海海上世界、长滩观光塔、音乐厅等十多个景观节点。

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伴着上述这些上海独具一格的配套兑现以及生活方式的再度进阶，对于滨江大城上海长滩的未来，非常令人期待！

生活配套

交通方面：项目距离轨交3号线友谊路站约1公里，平时会有社区班车往返小区和地铁站。附近也有159路、116路b、813路、宝山15路、711路等10余条公交线路。

上海长滩售楼处电话☎：400-8558-224

自驾的话，可快速进入同济路高架、G1501上海绕城高速，速达中外环线与南北高架，通往全城。

商业方面：“振东苑”，北揽滨江岸线，东连约4.1万平方米的长滩坡地公园，西拥在建中的约20万平方米大型商业群，打造全新体验式新型购物休闲场所，举步即享缤纷生活。

上海长滩售楼处电话☎：400-8558-224

囊括时尚品牌、精品超市、特色餐饮、亲子儿童、休闲娱乐等多样精品业态，将同步世界的繁华盛景纳入都会人居生活圈，引领具品质感和时尚感的都会生活。

教育方面：宝山实验小学、宝山中学距离项目约600米左右，2公里内还有行知中学、宝林路第三小学、淞谊中学、邦德第一高级中学。另项目自带1所幼儿园和1所九年制公立学校，其中幼儿园已建成。

上海长滩售楼处电话☎：400-8558-224

医疗方面：直线距离约500米内就有三甲医院：上海交大附属第九人民医院，附近还有宝山中心医院、上海市第一人民医院宝山分院等。

上海长滩售楼处电话☎：400-8558-224

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【上海宝山上海长滩】

售楼处电话☎：400-8558-224【售楼处预约热线】（一对一热情服务）

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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。