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绿宝园翡梵售楼处电话：400-9939-964绿宝园翡梵官方电话：400-9939-964

上海浦东绿宝园翡梵售楼处电话：400-9939-964

「绿宝园·翡梵」位于上海浦东康桥！！绿宝园翡梵售楼处电话：400-9939-964绿宝园翡梵官方电话：400-9939-964

Shanghai Pudong Green Treasure Garden Feifan Sales Office Tel: 400-9939-964 Pudong Kangqiao Villa "Green Treasure Garden · Feifan" : A philosophy of seclusion beside Disney?

上海浦东绿宝园翡梵售楼处电话：400-9939-964浦东康桥别墅「绿宝园·翡梵」：迪士尼旁的隐居哲学？

What on earth do people who spend eight figures on a villa aim for? \ ""

"花八位数买别墅的人，到底图什么？"

Half an hour after sending this message

发完这条消息半小时后

I found the answer in the courtyard of Green Treasure Garden · Feifan

我站在绿宝园·翡梵的庭院里找到了答案

The three points of this disk that have most overturned my perception:

这个盘最颠覆我认知的3个点：

Make sandwich cookies between the Disney fireworks and the Lingang Free Trade Zone

■ 在迪士尼烟火和临港自贸区之间做夹心饼干

Enjoy the bustling atmosphere of the Kangqiao International Community

既享受康桥国际社区的烟火气

It can also retreat to the 600-square-meter courtyard at any time to enjoy the tranquility alone

又能随时退守600㎡庭院独享静谧

This geographical philosophy of "being able to attack or defend"

这种"进可攻退可守"的地理哲学

Make the villa no longer merely a luxury item

让别墅不再是单纯的奢侈品

■ 1.18 floor area ratio conceals the alchemy of space

■ 1.18容积率藏着空间炼金术

When others fill the basement with audio-visual rooms and wine cellars

当别人在地下室塞满影音室和酒窖时

The semi-underground garage here has its own light well

这里的半地下车库自带采光井

The operation of introducing sunlight into the underground garage

把阳光引入地下车库的操作

It reminds me of Tadao Ando's Church of Light

让我想起安藤忠雄的光之教堂

■ Configuration of Kangqiao Bilingual School + 500 meters of subway

■ 康桥双语学校+地铁500米的配置

It has torn apart the stereotype that "villas = inconvenient life"

撕碎了"别墅=生活不便利"的刻板印象

However, it should be reminded that:

不过要提醒的是：

The starting area of 684 square meters is like a double-edged sword

684㎡起步的面积像把双刃剑

It not only provides breathing space for three generations living under one roof

既给了三代同堂的呼吸空间

It also tests the emotional density of family members

也考验着家庭成员的情感密度

When the terrace becomes a morning reading corner

当露台成为晨读角

When the basement is transformed into a pottery workshop

当地下室变身陶艺工坊

When every window frames the changing of the four seasons -

当每扇窗都框进四季流转——

This is the container that life should have

这才是生活该有的容器

There is no need to worry about a sharp increase

不用担心急涨出现

The long-term trend is optimistic about Shanghai, but this does not mean that there is a possibility of a significant increase in housing prices in Shanghai in the short term.

长期趋势看好上海，但是不代表短期内上海房价具有大涨的可能。

This point should be what everyone is most concerned about.

这一点应该是大家最关心的。

If you say that the housing prices in Shanghai will drop sharply again, I don't believe it.

你要说，上海房价还要大跌，这我是不信的。

At present, the key task of the national government is to "stop the decline and stabilize".

目前全国ZF的重点工作就是“止跌回稳”。

In the short term, the housing prices in Shanghai are bound to fluctuate at the bottom with local differentiation.

短期内的上海房价肯定是底部震荡，局部分化。

Some sectors may experience an upward trend, but the increase will be relatively moderate.

部分板块是可能出现上涨行情的，但这个涨幅会相对温和。

For example, 5%. A little more, 10%, would be about right.

比如5%，多一点的10%就差不多了。

Although the economic fundamentals have not yet fully improved, the support from the 25-year policy will be considerable.

虽然经济基本面还没有全面好转，但是25年政策的支持力度会很大。

In terms of economic development, employment, and the cost of people's livelihood, etc.

在经济发展、就业、民生成本等等方面。

The more you want to buy a good location and a good product, the better you should be prepared for a small price increase.

越是要买好地段、好产品的，还是要做好小幅提价的准备。

The investment attribute of houses is getting weaker and weaker

房子的投资属性越来越弱

Entering a new cycle, the earnings performance of real estate in Shanghai will improve, but its investment attributes will decline.

进入新周期，上海房产的收益表现会提升，但是投资属性会下降。

In plain language, living comfortably is the first thing to consider.

说人话就是，住得舒服是首先要考虑的。

The difficulty of achieving financial freedom through a real estate boom has greatly increased.

还想靠着房产暴击实现财富自由的难度大大增加了。

Moreover, more and more houses are unlikely to suffer a major blow, and the trend of housing prices will slow down.

而且越来越多的房子是没有暴击的可能了，房价趋势会走缓。

A major blow requires a resonance between the property market and the economic fundamentals.

暴击需要楼市和经济基本面共振。

At present, the main home buyers are those with genuine housing needs and those upgrading.

现在主力的购房者是刚需和置换。

So the residential attribute far exceeds the investment requirement.

所以居住属性远超过投资需要。

Why is it said that the returns will increase? Isn't this contradictory to the decline in the investment attribute?

为什么说收益会提升，这不是和投资属性下降矛盾吗。

Because there is still an expectation of a 50 basis point interest rate cut in 25 years.

因为25年还有50个基点的降息预期。

The rental yield of real estate in Shanghai will gradually show an advantage due to the dual reasons of falling house prices and the continuous decline in interest rates.

上海房产的租金收益率会因为房价下跌和利率持续走低的双重原因而逐渐出现优势。

How to choose the best way to buy a house is something that everyone needs to consider.

如何择优买房，是大家需要考虑的。

After all, most people's houses will become consumer goods.

毕竟多数人的房子会成为消费品。

Whether it retains its value or not cannot be judged solely by its newness or oldness

保不保值不能纯看新旧

The influence of a house's age on it is both absolute and relative.

房龄对于房子的影响既是绝对的，也是相对的。

Before the 1990s, the prices of old, dilapidated and small houses were definitely much lower than those of commercial housing.

90年代以前的老破小肯定价格要远低于商品房。

Constrained by the limitations of the product, its value retention is highly dependent on the location.

受制于产品的局限性，他的保值性极大地依赖于地段。

If the location is excellent and the school district is very good, it can retain its value.

如果地段非常好，学区非常好，那是可以保值。

However, a good second-hand house can to some extent reduce the decline in price caused by the age of the house.

但是好的次新房是可以一定程度减弱房龄对价格的衰减。

Factors such as the layout, property management, greenery, parking Spaces, and exterior facade all add value to a house.

户型、物业、绿化、车位、外立面等等因素都会为房子提供附加值。

However, nowadays, many new houses sell below their issue price upon delivery. It is also inaccurate to claim that secondary new houses definitely retain their value.

但是现在不少新房交付即破发，次新就一定保值也是不准确的。

The core lies in the price at which you purchase it.

核心在于你入手的价格。

For instance, if a new house is sold for 100,000 yuan, the price of a relatively new house after 2000 next door is only 60,000 yuan and it is of very good quality.

比如新房卖10万，旁边2000年后的次新价格只要6万而且品质很不错。

Then the latter has a higher cost performance.

那选后者的性价比更高。

Even now, you still need to have the courage to bargain. The worse the house is, the more so. This is the fundamental reason why you can maintain such an advantage when selling in the future.

当下依然要敢于砍价，房子越差越是如此，这是你未来出售时能保持多大优势的根本所在。

Buy a house in a school district within your means

学区房量力而行

School district houses are naturally products with a premium.

学区房是天然带溢价的产品。

If there is a genuine need, plan ahead.

真的有需求的提前规划。

If you still buy and use it on demand, there is a high probability that you will buy it at the peak like in 2021.

如果还是随买随用，像2021年这样买在最高点是很大的概率。

It drops more sharply than any other product.

下跌的时候比任何产品都猛。

After 25 years, housing prices are still at a low level. It's still possible to buy a school district house when the premium is at its lowest.

25年房价依然在低位，趁着学区房溢价最低的时候还是可以买的。

The prerequisite is to maintain the family's asset-liability ratio.

前提是保持家庭的资产负债率。

It is unnecessary to excessively lower the quality of life.

过分降低生活质量是没必要的。

Apart from school district housing, the investment and internal competition in education itself cannot be ignored either.

除了学区房，教育本身的投入和内卷也是不能忽视的。

Buying a new house requires increasing caution

买新房需要越来越慎重

With the end of the price inversion between new and second-hand houses, the era of welfare for new houses has come to a complete end.

因为一二手倒挂的结束，新房的福利时代彻底结束了。

When the price is upside down, you can buy a new house with your eyes closed. It's just a matter of how much you earn.

倒挂的时候，新房可以闭眼买，无非赚少赚多的问题。

However, at present, the prices of new houses are generally higher than those of second-hand houses, maintaining a price advantage of 10% to 20% compared with the surrounding secondary new houses.

但是现在新房价格普标超过二手，对比周边次新保持10%-20%的价格优势。

How to minimize losses when buying a new house will become a key issue to consider in 2025.

买新房如何少亏会成为2025年重点考虑的问题。

Priority should be given to areas adjacent to new houses where land prices are rising or where the registered prices have the potential to increase.

要优先关注新房旁边地价上涨、或者备案价具备上涨潜力的区域。

Attention should be paid to areas where the supply of new houses is scarce.

要关注新房供应稀缺的区域。

The local imbalance between supply and demand and the benefit of rising flour prices will serve as your price guarantee.

局部的供需不平衡、面粉涨价的利好，会成为你的价格保障。

As for the area with second-hand upright hangings, the more upright hangings there are, the more attention should be paid to the investigation.

而二手正挂的区域，正挂越多越要重点考察。

When buying a house, one should have the mindset of a potential buyer

买房要有接盘侠思维

In 2024, we have emphasized this point countless times.

2024年里，我们无数次强调过这个观点。

In 2025, as always, we are very determined.

在2025年，依然如此，我们非常坚定。

But any landlord who has sold a house should now be aware of the "value" of this sentence.

但凡卖过房的房东现在都应该知道这句话的“含金量”。

If you only focus on what you like or simply immerse yourself in the indoor scenes you have beautified.

如果你只关注自己喜欢，或者一味沉浸在自己美化的室内场景中。

Interior decoration can be deceptive.

室内装修是带有迷惑性的。

Unless you live in this house for your entire life and never exchange it.

除非你这房子住一辈子，不置换。

Otherwise, you should at least consider whether young people will come to buy your house in the future.

否则，多少都要考虑一下以后的年轻人是否会来买你的房子。

Don't buy a strange layout.

奇葩户型，绝不要买。

In areas with severe homogenization, be selective when buying.

同质化严重的片区，挑着买。

When buying a relocation house, be cautious.

动迁房，慎重买。

The difficulty of buying a house is really getting higher and higher.

买房的难度真的越来越高了。

Don't have illusions about garbage

不要对垃圾抱有幻想

Only a super bull market can save a bad house.

能拯救差房子的只有超级牛市行情。

So don't bet your money for just one thousand.

所以不要用你的钱博一个万一。

Instead, choose 99% security.

而是去选择99%的安全性。

The garbage dumps in the far suburbs should be avoided if possible, unless you work nearby for a long time.

远郊的垃圾板块，能不去就不去，除非你就在附近工作，而且是长期工作。

Fengxian, Jinshan and Chongming are all endogenous markets. In another ten years, they will still be like this.

奉贤、金山、崇明都是内生市场，再过10年还是这样。

Don't listen to anyone bragging about the long-term plans to you.

不要听任何人和你吹远景规划。

When buying a house in 2025, it's better to keep your feet on the ground and focus on the present.

2025年买房，还是脚踏实地的看当下。

At this point, the lower the valuation, the better; the higher the expectation, the more cautious one should be.

这时候估值越低越好，预期越高越要谨慎。

If the economic environment is still in a contracting period, then the direction of buying a house must also be contracting.

经济环境还在收缩时期，那么买房的方向肯定也是收缩的。

The suburban ring roads are moving closer to the outer ring roads, the outer ring roads are considering the middle ring roads, and the middle ring roads are moving closer to the inner ring roads.

郊环的向外环靠拢，外环的向中环考虑，中环向内环靠拢。

In a bear market, being able to avoid losses has already outperformed the majority.

熊市里能不亏已经赢了大多数人。

Buying a house is no longer an impulsive purchase

买房不再是冲动消费

Buying a house is risky, so it is very important to control the leverage well.

买房是有风险的，所以控制好杠杆非常重要。

This is also our attitude towards every customer.

这也是我们对待每一个客户的态度。

Before buying a house, it is essential to calculate the family accounts clearly.

买房前一定要把家庭账算清楚。

Down payment, taxes and fees, agency fees, decoration fees, monthly payment pressure, income expectations, etc.

首付款、税费、中介费、装修费、月供压力、收入预期等等。

When the leverage is within a reasonable range, the risk will be much smaller.

杠杆在合理的范围内，风险就会小很多。

There is no need to deliberately use up all the leverage just to live in the inner ring or high-end residential areas.

没有必要刻意为了住进内环或者住进高端小区，拉满杠杆。

Once a margin call occurs, one will be as desperate as stocks.

一旦爆仓，会和股票一样绝望。

When choosing a house, one should view it based on their own situation and clear needs.

选房时应该是根据自身情况，需求明确的看房。

Rather than impulsively placing an order after looking at a few houses.

而不是冲动地看了几套房就下单了。

There is no 7-day no-reason return policy on Taobao.

这可没有淘宝7天无理由退货。

You can watch less, but it must be a selection.

可以少看，但是必须是精选。

Many times, when you can't handle it yourself, you just need to find a professional team to do the screening work.

很多时候自己搞不定，就找人找专业团队来做筛选工作。

Old, dilapidated and small houses are not off-limits to real estate

老破小不是房产禁区

The old, dilapidated and small buildings in the urban area are by no means forbidden zones, nor should they be demonized.

市区的老破小绝不是禁区，也不要妖魔化。

Judging from the current price and use value.

从现在的价格和使用价值来看。

Old, dilapidated and small are worth it.

老破小是值得的。

High rental yield, convenient transportation and rich supporting facilities.

租金收益率高，交通便利，配套丰富。

Against the backdrop of the renewed mention of demolition, it is one of the few products with the potential for a major blow, provided that you can afford to wait.

在重提拆迁的大背景下，是为数不多有暴击可能的产品，前提是你等得起。

Old, dilapidated and small houses are the cornerstones of housing supply in Shanghai.

老破小是上海住房供应中的基石。

It has addressed a large number of rental and housing demands.

解决了大量的租房、住房需求。

By 2025, we won't be able to look at old, shabby and small things through tinted glasses anymore.

都2025年不能带着有色眼镜看老破小了。

No matter how good a product is, if you buy it wrongly, you will still lose money.

再好的产品，你买不对，也一样亏钱。

熊市才容易买到好房子

牛市有牛市的玩法，熊市有熊市的机会。

恰恰是市场不好的市场，原来你买不起，或者原来小区的好货才会出现降价和捡漏的机会。

▲ 房源详情

好的设计既要赏心悦目，更要契合生活需求。拆除隔墙后的开放布局中，客厅、走廊与餐厨区自然衔接，功能转换灵活自如。

屋主旅法多年的经历融入设计细节，复古雕花与现代金属元素相映成趣。推门而入的瞬间，仿佛置身巴黎街角的艺术公寓。

整面落地窗将城市光影引入室内，阳光在定制家具上流转。微风拂过纱帘时，整个客厅便有了生动的表情。

设计师用透明隔断巧妙划分区域，各空间既保持独立性，视觉上又彼此呼应。精心规划的动线让行走其间的每一步都充满韵律。

空间中每个物件都经过精心挑选：鱼骨拼木地板沉淀时光质感，格纹地毯与抹茶色大理石茶几搭配，营造出优雅而不失温度的氛围。

混搭美学在这里展现得淋漓尽致，古董吊灯与极简沙发隔空对话。新旧元素的融合不着痕迹，让人自然而然地放松身心。

北美樱桃木岛台串联起西厨区域，温润木质与金属材质碰撞出独特美感。这个充满烟火气的角落，随时等待上演温馨的生活场景。

西厨配置彰显屋主的精致品味，专业厨电与智能收纳相得益彰。不论是亲友聚会还是独处时光，都能找到最舒适的状态。

开放格局中，冷峻石材与柔软布艺达成微妙平衡。不同材质的组合如同精心编排的乐章，既有节奏感又不失温度。

黑白基调中点缀的木色与豆沙粉，如同画布上灵动的笔触。克制的色彩搭配为空间注入恰到好处的现代气息。

穹顶设计借鉴罗马万神庙的经典比例，流畅曲线消解了建筑结构的厚重感。抬头仰望时，光影在曲面间演绎着静谧的诗意。

绿宝园翡梵售楼处电话：400-9939-964绿宝园翡梵官方电话：400-9939-964

上海浦东绿宝园翡梵售楼处电话：400-9939-964

绿宝园翡梵售楼处电话：400-9939-964绿宝园翡梵官方电话：400-9939-964

上海浦东绿宝园翡梵售楼处电话：400-9939-964

购房知识要点

◉ 现房与期房的区别

现房是已经建好的房子，可以直接入住，而期房则尚未建成，需要等待。现房指的是已经建造完成的房子，购买后可直接领取房产证并办理过户手续，实现即刻入住。

◉ 关于70年产权的说明

在我国的法律规定中，“土地使用权”和“房屋产权”被视为两个不同的权益。对于居住用地， 土地使用权为70年，到期后需重新申请并补缴出让金，地上建筑归业主所有。当这70年的土地使用期限届满后，土地将重新归国有，然而，地上的建筑物仍归业主所有。若业主希望再次申请土地使用权，需按照当前的地价水平补缴相应的土地出让金。

◉ 公摊面积的解释

公摊面积是整栋建筑总面积减去套内建筑面积，用于分摊公共空间。公摊面积，简而言之，就是需要分摊的公用建筑面积。它和套内建筑面积共同组成了一套商品房的总建筑面积。具体来说，需要分摊的共有建筑面积是指整幢建筑物的总面积，减去各套房屋的套内建筑面积之和，再减去独立使用的地下室、车棚、车库以及为多幢服务的警卫室、管理用房和人防工程等的建筑面积。

◉ 容积率

容积率影响居住舒适度，高层住宅不宜超过4，多层住宅不超过1.5。容积率，即小区地上总建筑面积与用地面积的比值，是房地产开发中的关键指标。它不仅关乎开发商的地价成本与房屋价值的比例，更直接影响着住户的居住舒适度。通常，一个优质的居住小区应满足高层住宅的容积率不超过4，多层住宅不超过1.5，同时绿地率至少达到40％。

◉ 得房率

得房率影响房屋的实际使用面积，应在80%左右为宜。得房率，这一指标在购房时显得尤为重要。它通过公式（建筑面积－公摊面积）／销售面积来计算，反映了房屋的实际使用面积与销售面积的比例。得房率的高低直接影响着房屋的性价比和居住舒适度。得房率过低，意味着实际可使用的面积相对较少，购房者难以获得实惠；而得房率过高，则可能导致公共部分面积缩减，给住户带来压抑感。因此，通常认为得房率维持在80%左右时，既保证了公共部分的宽敞舒适，又不会让分摊的面积过多，从而实现性价比的优化。

◉ 房屋使用面积

包括卧室、客厅等功能区及辅助空间，以户为单位计算。房屋使用面积，指的是住宅内以户（套）为单位，从分户（套）门内开始计算，所有可供日常居住使用的空间水平投影面积。这涵盖了卧室、起居室、客厅、厨房、卫生间等主要功能区域，以及室内走道、楼梯、壁橱等辅助空间。此外，阳台、地下室、假层、附层（夹层）、阁楼（暗楼）等特殊区域也包含在内。在计算时，住宅的内墙面水平投影线是基准，同时，内墙面的装修厚度也会被计入使用面积中。

◉ 建筑类型

◉ 多层建筑

10米以上至24米，通常4至8层，采用砖混或混凝土结构。多层建筑：指高度在10米以上至24米以下的建筑物，通常包含4至8层的住宅或商业建筑。这类建筑多采用砖混结构，部分高档建筑会采用钢筋混凝土结构。

◉ 高层建筑

超过24米，通常8层以上，分小高层、高层和超高层。高层建筑：泛指高度超过24米的建筑，通常包含8层或以上的住宅、办公楼或综合体。高层建筑可根据具体高度和功能进一步细分为小高层、高层和超高层。其中，8至12或13层的建筑常被称作“小高层”。

◉ 低层建筑

10米以下，多为1至3层，与环境相融。低层建筑：指高度在10米以下或等于10米的建筑物，多为1至3层的平房、别墅或小型商业建筑。这类建筑往往具有低矮、亲切的建筑特点，与自然环境紧密相连。