保利•外滩曜售楼处电话：400-891-9910✅︎✅︎
✅✅保利•外滩曜营销中心热线400-891-9910（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•外滩曜售楼处电话：400-891-9910✅︎✅︎，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•外滩曜是保利发展在上海东外滩打造的高端住宅项目，主打新古典主义建筑风格和稀缺的滨江资源，定位为“外滩系旗舰豪宅”。项目位于杨浦滨江核心区，紧邻18号线平凉路站，周边有合生汇、北外滩来福士等商业配套，以及本溪路幼儿园、打虎山路第一小学等教育资源，生活便利性很高。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
在上海买房，提到 “风貌区” ，大家脑子里蹦出来的画面大多是：桐树下的 老洋房、红砖墙、窄窄的石板路，或者一幢幢别墅 ……气质是有了，但大部分产品偏向街区近景，高空江景席位并不多见，预算门槛也不低。
而保利•外滩曜给出的，是一种补充而非对立的全新选择。它把核心风貌区的历史底蕴，叠加内环滨江的城市能级，再通过小高层形态，把视野拉到一个更高的位置。住进这里，你不只是“在树荫下看风景”，而是站在风貌区之上，俯瞰江、城与灯光。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
项目示意图，仅供参考
在12月10日于上海音乐厅举行的「时光之曜·声动外滩」产品发布会上，保利•外滩曜作为 外滩系旗舰 正式亮相，也给出了自己的产品答案！
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
项目提出“新奢配主义、新人本主义、新定制主义、新她享主义” 四大产品主义 ，从空间布局、选材工艺、交付细节到生活方式关怀，系统梳理了一套新时代豪宅标准。通过这四大“主义”，保利•外滩曜希望做到的，是让空间不只是功能的集合，而是真正承载一座城市新一代风貌家庭的优雅日常！
从整体价值体系来看，保利•外滩曜的 核心优势可以归纳为三个维度 ：
杨浦滨江核心风貌区里少见的小高层产品，兼顾人文气质与高空视野；
以“新古典+四大产品主义”为内核，通过高配选材与多场景定制，把产品力拉到豪宅段位；
站位内环CAZ和“一江一河第四极”，城市能级拉满！
更关键的是，它的总价又不像传统风貌别墅那样“上不封顶”。作为楼板价约9.55万/㎡的杨浦滨江单价地王，在内环CAZ这个能级里，它依旧有望给出一组“惊喜价格”—— 用更友好的总价，换一张通往亿级风貌区的“入场券”！
建面约115m²样板间视频抢先看：
最新示范区效果图如下：
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
杨浦滨江风貌区
【保利•外滩曜】已过会
首开建面约115-130㎡小高层
过会均价13.5万/m²
示范区&样板间现已开放
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（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•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
风貌区里罕见的小高层，看得更远！
先厘清一下前提：保利•外滩曜所在的是 杨浦滨江中央风貌区 ——一个极其稀缺的 “滨江 + 风貌”双IP 叠加区域。规划约1.5平方公里，将陆续落地20+幅低密地块，聚集约2500个亿级家庭，被视作“对标衡复的下一座亿级俱乐部”。
过去，提到这样的风貌区，你大概率会想到的是：
低层别墅、花园洋房为主，但视野高度有限；真正能看到一江一河天际线的房子，要么远离风貌区，要么就是价格更高的大平层豪宅。
保利•外滩曜做了一件“逆向”的事情：
社区整体容积率仅约2.5，放在内环已经非常少见；前排是风貌别墅、低密洋房，后排则是 10-17层的小高层；小高层既站在风貌区里，又比风貌别墅站得更高—— 既在故事里，又在故事之上。
项目示意图，仅供参考
这样的产品形态，本身就非常稀缺。它不是传统意义上的“市区高层豪宅”，而是 核心风貌区里的高层观景席位 ；同时又把“人文风貌+科创滨江+高空视野”打包，门槛却被压在约115-139㎡这个改善区间内。
项目示意图，仅供参考
在这样一条产品路径下，保利•外滩曜的首开主力户型，就显得尤为关键：一套是更偏主力改善的约 115㎡三房 ，一套是更接近一步到位的 约130㎡四房 。两者共同构成了这批房源的核心战力。
户型价值点一：动线与尺度
从115到130㎡，都在对标“更大一档”的体感
115㎡是很多改善家庭最纠结的面积段： 既要三房两卫，又要有像样的公共空间和收纳，做不好就变成“放大版刚需”，做得好则接近140㎡的舒适度。保利•外滩曜明显属于后者。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
无论是约115㎡三房，还是约130㎡四房， 入户第一步都是独立玄关 ，而不是“一推门直冲客厅”。约1.15m宽的玄关尺度，配合完整玄关柜和超深收纳仓，鞋靴、行李箱、小推车、快递、雨伞都有去处，“杂物止步玄关”的效果非常明显。
115户型示意图，仅供参考
穿过玄关，视线瞬间打开， 客餐厅连通南向大飘窗 ，形成一个近似方厅的大空间，餐桌与客厅沙发自然衔接，适合一家人围坐，也适合偶尔的小型聚会。
115户型示意图，仅供参考
在更偏一步到位的 约130㎡四房里 ，这种“体感放大”被进一步推高： 南向大横厅连通宽景阳台 ，公共空间的尺度已经接近不少大平层。吃饭、聊天、看电影都在一条动线上完成。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
130户型示意图，仅供参考
三间卧室分布在南北两侧，主卧与其他房间形成相对独立的主人区，长辈房与儿童房集中在另一侧，照应方便。 第四间房则作为“机动位” ，可以是书房、兴趣房，也可以在特殊阶段临时作为客房或保姆房，随着孩子长大或家庭结构变化灵活调整，把“一步到位”的含金量拉满。
不论是哪一档面积，公共空间都被尽量做成“开阔、好用、适合全家待在一起”的样子，真正让室内活动的重心，从“各回各屋”回到“全家在客餐厅”。
户型价值点二：收纳与功能
“收纳怪”体质，家务被安排得明明白白
真正拉开“体感差距”的，在于 内部的“可利用空间” 与 收纳能力 。
在约115㎡的户型里， 全屋飘窗设计 非常用心，南向卧室还配备了转角飘窗，采光、视野都进一步放大； 一梯一户搭配独立电梯厅 ，本身也相当于是多了一部分的“实得面积”。再叠加精细化的柜体设计，全屋 收纳总量可以做到约16+m³ ，粗略折算能塞下四百多个20寸行李箱，这种量级的储物能力，放在115㎡这个体量里，称得上是“收纳怪”。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
在约130㎡四房中，这种“藏东西”的能力继续加强， 全屋收纳总量约17.8m³ ，比115㎡户型再多一截。孩子的玩具、长辈的藏品、运动装备、行李箱，都可以被“装进墙里”，家里东西很多，但视觉依旧清爽。对于习惯囤货、家里人口结构复杂的家庭来说，这种“看不见的容量”，往往比多一两平米更重要。
115户型示意图，仅供参考
然而，一个项目是否真正重视产品，厨房和家政空间往往是一眼见分晓。保利•外滩曜在这一块的做法，是给中等面积段配上“豪宅级”的家务动线。115㎡户型的厨房采用标准U型布局，把“拿—洗—切—炒”打通成一条顺手的动线。操作台面顺着橱柜围合在三面，过道留出约900mm合适宽度，两个人一起下厨也不拥挤—— 既不是狭长走廊，也不会浪费面积 。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
冰箱做成零嵌设计 ，与柜体齐平，颜值和整洁感瞬间提升一个台阶，也避免传统大冰箱“鼓出来一块”的突兀感。 家政收纳塔 则把清洁工具、备品、囤货集中到一个“家务中枢”，扫地机、吸尘器、熨斗不再到处“流浪”。 餐边柜 可以容纳咖啡机、烤箱、小家电，甚至藏一台小酒柜；玄关处超深鞋柜带倾斜层板，高频鞋、应季鞋和不常穿的靴子都能按区收纳。
这些小设计叠加，让做饭有顺畅动线，家务有统一归位，家中不会因为清洁和收纳而“失控”。对于经常加班、周末又要在家处理工作的人来说，这种从早到晚都方便的生活场景，会持续给心情加分。
户型价值点三：高颜值硬装与高空视野
一切都是“豪宅的思路”
真正把这两档户型拉出“普通改善盘”的，很大程度上是硬装细节上的 “豪宅级”用料 、“室内定制化”带来的质感升级，以及小高层带来的视野优势。
先看室内。 115㎡户型的玄关地面 大面积使用水刀石材拼花 ，而不是普通瓷砖铺贴，纹理衔接自然，脚感和视觉效果接近高端酒店；餐厅背景墙采用 艺术贝母马赛克 ，天然材质在灯光下有细腻的珠光感，让日常吃饭这件事，也带上了一点仪式感；
客厅背景墙则用岩板搭配金属线条，比例简洁，质感硬朗，既有设计感，又不会显得用力过猛；主卧整面皮革 背景墙和软包 的组合，则把睡眠空间营造出类似精品酒店套房的舒适氛围。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
115户型示意图，仅供参考
在更高配的面积段里，这种“讲究”继续升级：玄关同样带全水刀石材拼花，主卧背景墙采用 石材+小翻边设计 ，双重石材手工粘贴打磨，光影层次更丰富；
130户型示意图，仅供参考
卫生间配备双曲面浴室镜柜，金属一体成型无拼接，内置美妆冰箱、美妆龙头、顶面大排灯，日常洗漱直接进阶为“护肤时间”；主卧 地面铺设木地板嵌铜工艺 ，金属线条勾勒出空间轮廓，既有酒店套房的高级感，又保留了风貌区特有的温润气质。整体看下来，大户型不只是“面积更大”，而是在空间尺度、材料选择、灯光营造上，全面对标高配改善甚至大平层的标准。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
最后值得一提的是保利•外滩曜的“新定制主义”。项目在精装层面预留了相当多的选配空间——不同样板间风格可以选择，电视背景墙也提供了多方案的搭配建议，业主可以在统一品质标准之上，做出更接近自己审美的家。
130户型示意图，仅供参考
再看视野。 小高层的优势，在130㎡户型的主卧里被发挥到极致—— 270°转角全景窗 ，视线可以不间断地扫过风貌街区树梢、黄浦江水面和远处天际线。
楼下，是保留与修缮后的百年工业建筑、风貌街巷；
远处，是北外滩与陆家嘴的天际线；
脚下，是正在加速兑现的杨浦滨江科创水岸。
当夜幕降临，从这里看出去，陆家嘴和北外滩的灯光、江面船只、风貌区里的街灯，共同进入画面——“上海多个时代叠在一起”的错位感，是传统风貌别墅难以提供的体验。这，就是保利•外滩曜最独特的地方！
整体看下来，保利•外滩曜用同一套“豪宅思路”，把动线、收纳、硬装、视野一并做到位，让“住在风貌区的小高层”这件事，有了非常具体、可感知的落地形态！
项目示意图，仅供参考
从立面到会所，新古典气质贯穿产品力
户型只是第一层，保利•外滩曜真正的底色，其实来自整体的产品哲学——这也是发布会上反复提到的“新奢配、新人本、新定制、新她享”四大产品主义，在项目里的具体落点。
1、立面气质：新古典风格，既有记忆点又耐看
项目所在地块曾经是英商电车修理工场、华盛里等历史建筑的所在地，其设计者正是外滩经典建筑群背后的“思九生洋行”。保利团队没有“推平重来”，而是从这里提炼出 横纵三段式构图+细节化装饰线脚 ，用新古典笔法重新落地。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
项目示意图，仅供参考
① 立面采用浅米色石材+香槟色铝板+玻璃的组合，比例遵循外滩建筑的“基座—主体—檐口”三段式；
② 屋檐、挑檐下方保留了类似齿状线脚、叶纹纹饰等经典元素，做了简化与现代化处理；
项目示意图，仅供参考
③ 顶部的“灯塔”式穹顶成为社区的精神图腾，与滨江天际线呼应。这种设计，让 建筑本身自带故事感，也能经得起时间考验。
2、容积率约2.5 + 全改善户型：圈层自带“物理滤镜”
在内环不少新盘容积率已逼近或超过3.0的背景下，保利•外滩曜控制在约2.5，并采用“前排低密、后排小高层”的布局，明显是居住属性优先的思路。
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）项目示意图，仅供参考
在此基础上，它又做了两道“加法”：
一是户型从约115㎡起步 ，没有小户型切入；二是全系采用一梯一户+独立电梯厅，把私密性和仪式感做足；
当这几件事叠加在一起，圈层就变得清晰——有愿意、也有能力在此长期持有房产的，大多是金融、科创、专业服务等领域的中高收入家庭，有着 相似的教育背景和稳定的职业路径 。
项目示意图，仅供参考
孩子在这样的社区里长大，自然会形成同频的成长环境。对于很多家长来说，这种“看得见的圈层”，往往比单一配套更重要。
3、会所：把华尔道夫的仪式感搬进社区
项目将打造一个以“时钟”为精神符号的高配会所， 灵感来自华尔道夫酒店的“Meet you at the clock” 。
项目示意图，仅供参考
健身房、律动泳池满足日常运动和放松；疗愈空间、冥想间为高压工作人群提供“暂时隐身”的角落；儿童活动区、亲子空间则成为下一代社交与成长的小舞台。
项目示意图，仅供参考
从户型、装修到会所配套，我们可以看到：项目立面和社区空间承载的是“新奢配”；一梯一户、低密规划、会所和归家礼序，是“新人本”；多风格样板间与局部精装选配，则是“新定制”；而浴室美妆配置、友好收纳、会所里的疗愈场景，则把“新她享”落在日常的一举一动上——四大产品主义，并不是停留在发布会PPT上的几个词，而是从外立面到门厅、从客厅到衣帽间的一整套生活系统。
内环CAZ + 一江一河“第四极”
最后，再把视角拉回城市尺度。
保利•外滩曜的区位，用一句话概括：在仅占全市约1.8%的内环里，又踩在仅占全市1.18%的CAZ心脏上，同时身处“一江一河”黄金矩阵的 第四极——杨浦滨江东外滩段 。
1、内环 + CAZ：资源密度拉满
从近几年数据看，上海内环内新房成交均价一路抬升，套均面积持续放大，充分说明一个事实： 内环新房，已经全面进入“豪宅化时代”！
在这块稀缺土地里，CAZ（中央活动区）又是资源浓度最高的部分：总部经济、金融服务、文化设施都高度集聚。保利•外滩曜所在的杨浦滨江段，正是CAZ向东外滩方向的延伸之一，把金融、科创、居住和公共空间串联起来！
2、一江一河“第四极”：与外滩、陆家嘴、北外滩并列
在“一江一河”顶层规划下，外滩、陆家嘴、北外滩已是熟悉的“黄金三角”。最新的黄浦江沿岸专项规划，将杨浦滨江东外滩段正式定为与之并列的“第四极”，承担起更偏科创、青年、智慧城市方向的角色。
保利•外滩曜就在这一极的居住侧核心位置， 左手北外滩、右手杨浦滨江科创走廊，对望陆家嘴金融城 ，自身处于正在成型的科创水岸生活圈之中。站在这三大能级的交汇处，是名副其实的“中心的中心”。
3、交通：双地铁 + 北横通道，通勤自由度拉满
在通勤层面，项目同样给到了足够的确定性。
双地铁上盖： 距离12号线、18号线江浦公园站极近，是杨浦滨江距离地铁站最近的一批新房之一；2站北外滩，6站可达陆家嘴，7-8站即可轻松触及南京西路、衡复风貌区、徐汇滨江等核心板块！
自驾通行： 通过大连路隧道等“一桥三隧”，自驾直连陆家嘴与浦西核心；再叠加北横通道等快速路，东西向、南北向的高效联动。
对很多在陆家嘴、北外滩或杨浦滨江办公的金融与科创从业者来说，保利•外滩曜几乎把“通勤痛感”压缩到最低。
盘点下来，保利•外滩曜有几个非常清晰的标签——它是内环+CAZ极核里的滨江住区，是滨江+风貌双IP叠加的中央风貌区产品，是风貌区里少见的小高层形态，也是容积率约2.5、一梯一户、约115㎡起步的纯改善社区。
从土地成本来看，这块地是杨浦滨江的单价地王；但放进内环新房价格体系，对比已迈向20万+/㎡的多个项目，再结合当前市场环境，很多人都在期待它给出一组“惊喜价格”—— 用相对理性的总价，让更多家庭有机会住进风貌区里的高空席位！
等到正式价格官宣的时候，这个项目的 “首开惊喜价” 大概率会成为市场讨论的焦点。而在那之前，先把户型、产品力和区位逻辑真正研究透，也许就是给自己预留的一次难得机会！
✅保利•外滩曜售楼处电话：400-891-9910✅︎✅︎✅
✅保利•外滩曜营销中心热线400-891-9910（官方预约看房热线）
保利•外滩曜售楼处 电话：400-891-9910【售楼中心热线】 保利•外滩曜营销中 心热线400-891-9910 保利•外滩曜售楼处 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 保利•外滩曜售楼处 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。
