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🏗️ 上海嘉定悦合国际广场：曹安商圈的“地标综合体”与烂尾重生的资产样本

Shanghai Jiading Yuehe International Plaza: The "Landmark Complex" of Cao'an Business District and the Asset Sample of Revival from Ruins

🎯 核心定位与背景：曹安商贸城的“核心引擎”

Core Positioning and Background: The "Core Engine" of Cao'an Trading City

悦合国际广场（曾用名：江南里花园广场）位于上海市嘉定区真新街道，具体地址为曹安公路1911弄。

Yuehe International Plaza(formerly known as Jiangnanli Garden Plaza) is located in the Zhenxin Subdistrict of Jiading District, Shanghai, specifically at No. 1911, Cao'an Highway.

该项目由上海悦合置业有限公司于2009年开发建设，总建筑面积约22万平方米，是一个集办公、零售、餐饮于一体的大型商业综合体。

The project was developed by Shanghai Yuehe Real Estate Co., Ltd. in 2009, with a total construction area of about 220,000 square meters. It is a large-scale commercial complex integrating office, retail, and catering.

1. 区域发展背景：上海“西大门”的商贸枢纽

1. Regional Development Background: The Trade Hub of Shanghai's "West Gate"

战略地位：项目所在的曹安商圈，历史上是上海连接江苏昆山、太仓等地的陆路交通要道，被誉为上海的“西大门”。

Strategic Position: The Cao'an business district where the project is located has historically been the land transportation hub connecting Shanghai with Kunshan, Taicang, and other places in Jiangsu. It is known as Shanghai's "West Gate".

板块特征：这是一个典型的“镇级商圈”，以批发贸易、汽配、物流等产业为主。相比于市中心的繁华，这里更具“烟火气”和“产业厚度”。

District Characteristics: This is a typical "town-level business district" dominated by wholesale trade, auto parts, logistics, and other industries. Compared to the prosperity of the city center, this place has more "liveliness" and "industrial thickness".

交通核心：项目周边覆盖地铁14号线定边路站，以及15条公交线路，是嘉定区南部重要的交通节点。

Transportation Core: The project is surrounded by Metro Line 14 Dingbian Road Station and 15 bus routes, making it an important transportation node in the southern part of Jiading District.

2. 资本背景：从“烂尾楼”到“共益债重生”的典型案例

2. Capital Background: A Typical Case from "Unfinished Building" to "Revival through Beneficial Debt"

债务泥潭：项目于2012年开盘，2014年交付后因开发商资金链断裂而停工。涉及债务高达120亿元，债权人超过千户。

Debt Trap: The project was launched in 2012 and stopped construction after delivery in 2014 due to the developer's capital chain rupture. It involves debts as high as 12 billion yuan, with more than a thousand creditors.

重生模式：2022年，项目通过“共益债融资+委托管理”的模式重启建设。这种模式下，新的资金注入用于续建，且共益债享有优先受偿权，极大地提升了普通债权的清偿率（从预估的极低水平提升至约9%）。

Rebirth Model: In 2022, the project restarted construction through the model of "Beneficial Debt Financing + Entrusted Management". Under this model, new funds are injected for continued construction, and the beneficial debt enjoys priority repayment rights, greatly improving the repayment rate of ordinary creditors (from an extremely low estimated level to about 9%).

这一背景意味着：该项目目前的产权关系和法律状态极其复杂，虽然资产价值回升（估值从10亿提升至40亿），但对于普通投资者来说，依然存在较高的法律和交付风险。

This background means that the property rights and legal status of the project are extremely complex. Although the asset value has risen (from 1 billion to 4 billion), for ordinary investors, there is still a high legal and delivery risk.

📐 产品设计：4.5米层高的“类住宅”办公与大体量商业配套

Product Design: The "Residential-Like" Office with 4.5-Meter Floor Height and Large-Scale Commercial Facilities

在产品力上，悦合国际广场体现了2010年代初上海郊区商业综合体的“实用主义”与“空间感”。

In terms of product strength, Yuehe International Plaza embodies the "utilitarianism" and "sense of space" of Shanghai's suburban commercial complexes in the early 2010s.

1. 整体规划与建筑美学：

1. Overall Planning and Architectural Aesthetics:

建筑形态：项目包含1幢甲级写字楼、3幢公寓式办公楼及1幢综合商业楼。

Building Form: The project includes 1 Grade A office building, 3 apartment-style office buildings, and 1 comprehensive commercial building.

外立面风格：采用现代简约风格，以玻璃幕墙和干挂石材为主，虽然设计年限较早，但在周边以老旧厂房和居民楼为主的环境中，依然显得较为挺拔。

Facade Style: It adopts a modern minimalist style, mainly with glass curtain walls and dry-hanging stone. Although the design period is early, it still looks relatively tall in the environment where the surrounding old factories and residential buildings are dominant.

商业配套：项目引入了沃尔玛山姆会员店（约2.2万平方米）和博纳保利影院，这在嘉定区南部属于重量级的商业配套，能有效带动人流。

Commercial Facilities: The project has introduced Walmart Sam's Club (about 22,000 square meters) and Bona Poly Cinema, which are heavyweight commercial facilities in the southern part of Jiading District and can effectively drive foot traffic.

2. 户型设计与功能分区：

2. Unit Design and Functional Division:

主力户型：办公楼主力户型面积从30㎡到1800㎡不等，跨度极大，既能满足小微企业，也能满足中型企业的整层需求。

Main Unit Types: The main unit types of the office building range from 30 square meters to 1800 square meters, covering a wide range. It can meet the needs of both small and micro enterprises and medium-sized enterprises requiring a whole floor.

层高与采光：4.5米的层高是该项目最大的产品亮点。相比于普通写字楼3米左右的层高，4.5米的空间感极佳，且具备一定的改造潜力（如隔层设计，虽然政策限制严格，但空间心理感受不同）。

Floor Height and Lighting: The 4.5-meter floor height is the biggest product highlight of the project. Compared to the about 3-meter floor height of ordinary office buildings, the 4.5-meter space is excellent and has a certain transformation potential (such as split-floor design, although the policy restrictions are strict, the spatial psychological feeling is different).

得房率：约68%的得房率，在商业项目中属于中等水平，不算特别突出，但配合精装交付，实用性尚可。

Yield Rate: The yield rate of about 68% is at a medium level among commercial projects. It is not particularly prominent, but combined with精装 delivery, the practicality is acceptable.

💎 稀缺性分析：曹安板块的“山姆会员店”效应与高性价比资产

Scarcity Analysis: The "Sam's Club" Effect of the Cao'an Area and the Cost-Effective Asset

悦合国际广场的稀缺性，主要体现在其“板块内的不可替代性”和“极端的价格优势”。

The scarcity of Yuehe International Plaza is mainly reflected in its "irreplaceability in the district" and "extreme price advantage".

1. 商业资源的垄断性（山姆会员店）：

1. The Monopoly of Commercial Resources (Sam's Club):

流量入口：山姆会员店是目前零售业中最强的“流量入口”之一。在嘉定区南部，悦合国际广场几乎是唯一拥有山姆会员店坐镇的商业综合体。

Traffic Entrance: Sam's Club is currently one of the strongest "traffic entrances" in the retail industry. In the southern part of Jiading District, Yuehe International Plaza is almost the only commercial complex with Sam's Club.

消费黏性：山姆会员店的高净值会员群体，为项目带来了稳定的高消费能力人群，这不仅支撑了商业部分的租金，也提升了办公部分的商务氛围。

Consumption Stickiness: The high-net-worth member groups of Sam's Club bring a stable group of people with high consumption ability to the project. This not only supports the rent of the commercial part but also enhances the business atmosphere of the office part.

2. 市场供应的断层（高性价比）：

2. The Disconnection of Market Supply (High Cost Performance):

价格洼地：参考周边数据，该项目的租金均价约为3元/平米/天。相比于上海市中心动辄8-10元甚至更高的租金，这里的价格极具竞争力。

Price Lowland: Referring to the surrounding data, the average rent of the project is about 3 yuan/square meter/day. Compared to the市中心's rent of 8-10 yuan or even higher, the price here is very competitive.

门槛优势：对于预算有限但又需要体面办公环境的中小企业来说，悦合国际广场提供了一个极低的入场门槛。

Threshold Advantage: For SMEs with limited budgets but need a decent office environment, Yuehe International Plaza provides an extremely low entry threshold.

📈 宏观市场环境与地段价值：外环外的“产业承接”与资产风险对冲

Macro Market Environment and Location Value: The "Industry Acceptance" outside the Outer Ring and the Asset Risk Hedging

1. 宏观环境影响（2026年视角）：

1. Impact of Macro Environment (2026 Perspective):

资产避险：在当前（2026年初）市场波动的背景下，核心资产依然是资金的避风港。但悦合国际广场属于“非标资产”，其风险与收益并存。

Asset Risk Avoidance: In the context of market fluctuations in early 2026, core assets are still the haven for funds. However, Yuehe International Plaza belongs to "non-standard assets", and its risks and returns coexist.

租赁韧性：随着上海中心城区产业的外溢，嘉定区作为“五大新城”之一，承接了大量的制造业、贸易类企业的总部或分支机构。

Rental Resilience: With the spillover of industries in the central city of Shanghai, Jiading District, as one of the "Five New Cities", has accepted a large number of headquarters or branches of manufacturing and trading enterprises.

2. 地段价值重估：

2. Re-evaluation of Location Value:

十四五规划红利：根据嘉定区“十四五”规划，该项目被纳入曹安商区升级计划。

14th Five-Year Plan Dividend: According to the "14th Five-Year Plan" of Jiading District, the project is included in the Cao'an Business District Upgrade Plan.

交通价值：14号线的开通，极大地缩短了嘉定南部与市中心的时空距离，让这里从“偏远郊区”变成了“地铁房”。

Transportation Value: The opening of Line 14 has greatly shortened the time and space distance between southern Jiading and the city center, turning it from a "remote suburb" into a "subway house".

📊 项目核心参数速览

Project Core Parameter Quick Look

表格

📝 总结与客观评价

Conclusion and Objective Evaluation

悦合国际广场不是一个追求“完美无瑕”的项目，而是一个“充满瑕疵但潜力巨大”的特殊资产。

Yuehe International Plazais not a project that pursues "flawless perfection", but a special asset that is "full of flaws but has great potential".

✅ 它的优势（客观事实）：

*** Pros (Objective Facts):***

配套无敌：拥有山姆会员店和博纳影院两大主力店，商业氛围在嘉定南部首屈一指。

Unmatched Facilities: With Sam's Club and Bona Cinema as two major anchor stores, the commercial atmosphere is second to none in southern Jiading.

产品实用：4.5米层高、精装交付、地铁上盖，硬件条件对中小企业非常友好。

Practical Product: 4.5-meter floor height,精装 delivery, and subway coverage. The hardware conditions are very friendly to SMEs.

价格优势：极低的租金和入手门槛，适合现金流紧张但需要体面形象的企业。

Price Advantage: Extremely low rent and entry threshold, suitable for enterprises with tight cash flow but need a decent image.

❌ 它的风险点（客观事实）：

*** Cons (Objective Facts):***

法律风险：开发商巨额债务虽在重组，但千余户债权人的利益博弈仍在继续，产权证的办理或交易可能存在不确定性。

Legal Risk: Although the developer's huge debt is being restructured, the interest game of more than a thousand creditors is still going on. The processing of property certificates or transactions may have uncertainties.

环境嘈杂：曹安公路沿线货车较多，噪音较大，且周边城市界面较为杂乱，缺乏“高大上”的商务感。

Noisy Environment: There are many trucks along Cao'an Highway, with loud noise, and the surrounding urban interface is messy, lacking the "tall and grand" business sense.

流动性差：由于资产性质特殊，这类“烂尾重生”项目的二次交易市场非常小众，变现难度较大。

Poor Liquidity: Due to the special nature of the asset, the secondary transaction market for such "revival from ruins" projects is very niche, and the difficulty of monetization is high.

💡 购买/租赁建议：

*** Buying/Rental Advice:***

适合人群：看重实用性的中小企业主、长期自用且预算有限的创业者、敢于博弈高风险高回报的特殊机会投资者。

Suitable for: SME owners focusing on practicality, entrepreneurs who need long-term self-use and have limited budgets, and special opportunity investors who dare to gamble on high risk and high return.

不适合人群：对法律风险零容忍的保守型投资者、需要高端商务形象接待大客户的跨国企业。

*Not Suitable for:Conservative investors who are zero-tolerant of legal risksandmultinational enterprises that need a high-end business image to receive major clients.

房产必看！总结买房全攻略

在房产交易市场中，无论是首次置业的新手，还是准备改善住房的购房者，掌握专业的房产知识都至关重要。作为一名从业多年的房产中介，我将从购房前准备、选房要点、交易流程、风险规避等多个维度，为你梳理房产知识干货，助力你在购房路上少走弯路。

一、购房前：明确需求，做好资金规划

（一）确定购房目的

购房者需要先明确自己的购房目的。是刚需自住，为了拥有稳定的住所；还是改善居住，追求更大的空间、更好的居住环境；亦或是投资，期望房产实现保值增值。不同的购房目的，对应着不同的选房侧重点。比如刚需购房者更注重房屋的价格、交通便利性和周边基础生活配套；投资型购房者则更关注房产的区位发展潜力、租金回报率等。

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3.其他费用预算：除了首付款和贷款，购房还会产生契税、维修基金、物业费、中介费（如果通过中介购房）等费用。契税根据房屋面积和购房套数不同，税率在1%-3%不等；维修基金通常按照房屋总价的一定比例缴纳。提前了解这些费用，做好资金预算，避免出现资金缺口。

二、选房：多维度考量，选出心仪好房

（一）区位选择

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2.交通配套：优先选择靠近地铁、公交枢纽的楼盘，方便日常出行。对于有私家车的购房者，要关注周边道路的规划和交通拥堵情况，以及小区的停车位配比是否充足。

3.生活配套：考察楼盘周边的商业、教育、医疗、休闲等配套设施。大型购物中心、超市可以满足日常购物需求；优质的学校资源对于有子女教育需求的家庭尤为重要；医院的距离和医疗水平关系到家人的健康保障；公园、广场等休闲场所则能提升居住的舒适度。

（二）楼盘与户型分析

1.开发商品牌与口碑：选择知名且信誉良好的开发商，其开发的楼盘在房屋质量、施工进度、物业服务等方面更有保障。可以通过网络搜索、业主论坛、实地考察等方式，了解开发商过往项目的评价和口碑。

2.楼盘规划与环境：关注楼盘的容积率、绿化率、楼间距等指标。容积率低、绿化率高的小区，居住密度小，环境优美；楼间距大则能保证充足的采光和通风。此外，还要了解小区的内部配套设施，如幼儿园、健身设施、社区活动中心等是否完善。

3.户型选择：根据家庭人口数量和居住需求，选择合适的户型。户型方正、南北通透、布局合理的房子更受欢迎。要注意房间的功能分区是否科学，动静分区是否明确，卧室、客厅、厨房等空间的尺寸是否合理，是否有浪费面积等问题。

三、房产交易：规范流程，保障权益

（一）签订购房合同

1.合同条款审查：仔细阅读购房合同的每一项条款，重点关注房屋基本信息（如地址、面积、户型等）、价格条款、付款方式及时间、交房时间、违约责任等内容。对于不理解或有疑问的条款，及时向开发商或中介咨询，必要时可以寻求律师的帮助。

2.补充协议：如果开发商有补充协议，同样要认真审查。补充协议中的条款可能会对双方的权利义务产生重要影响，避免出现不合理的附加条件或加重购房者责任的条款。

（二）贷款办理

1.准备贷款资料：一般需要提供身份证、户口本、结婚证（已婚人士）、收入证明、银行流水、征信报告等资料。确保资料真实、完整、有效，以提高贷款审批的通过率。

2.选择贷款银行：不同银行的贷款利率、贷款政策、审批速度等可能存在差异。可以多咨询几家银行，比较利率优惠、贷款额度、还款方式等，选择最适合自己的银行办理贷款。

3.贷款审批与放款：提交贷款申请后，银行会对购房者的资质进行审核。审核通过后，双方签订贷款合同，银行会按照约定的时间将贷款发放给开发商或卖方。

（三）房屋验收与交付

1.验收准备：交房前，购房者可以准备好相关工具，如卷尺、小锤子等，用于检查房屋的尺寸、墙面地面是否空鼓等问题。同时，了解房屋验收的标准和流程。

2.实地验收：按照合同约定的交房时间，前往楼盘进行房屋验收。重点检查房屋的质量问题，如墙面是否渗水、裂缝，门窗是否密封良好、开关灵活，水电线路是否正常，厨卫防水是否到位等。发现问题及时记录，并要求开发商整改。

3.办理交付手续：验收合格后，购房者需要缴纳相关费用，如物业费、契税等，然后办理房屋交付手续，领取房屋钥匙，完成房屋交接。

四、房产交易风险规避

（一）产权风险

1.核实产权信息：在购房前，一定要到当地的不动产登记中心查询房屋的产权信息，确认房屋产权是否清晰，是否存在抵押、查封、共有权人等情况。避免购买到产权有纠纷的房屋。

2.警惕小产权房：小产权房是指在农村集体土地上建设的房屋，未缴纳土地出让金等费用，其产权证不是由国家房管部门颁发。小产权房存在诸多风险，如无法办理合法产权证书、不能上市交易、面临拆迁可能得不到合理补偿等，建议购房者不要购买。

（二）市场风险

1.关注市场动态：房地产市场受政策、经济、供需关系等多种因素影响，价格会有波动。购房者要关注国家和地方的房地产政策变化，如限购、限贷、限售政策，以及利率调整等，了解市场的走势，合理选择购房时机。

2.理性购房：不要盲目跟风购房，避免在市场过热时高价买入。要根据自己的实际需求和经济实力，做出理性的购房决策。

掌握这些房产知识，能让你在房产交易中更加从容自信。如果你在购房过程中有任何疑问，欢迎随时咨询，我将竭诚为你提供专业的服务和建议。