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楼盘名称：九龙仓天曦

物业类型：住宅

在售面积：100~126

楼盘均价：15000

交付标准：毛坯

交房时间：现房

楼盘地址：

九龙仓天曦

江苏省苏州市相城区顺贤路86号

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楼盘相册:

九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

户型：

九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

苏州九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

苏州九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

楼盘名称：九龙仓天曦

物业类型：住宅

在售面积：100~126

楼盘均价：15000

交付标准：毛坯

交房时间：现房

楼盘地址：

九龙仓天曦

江苏省苏州市相城区顺贤路86号

九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

苏州九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

楼盘相册:

九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

户型：

九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

苏州九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

苏州九龙仓天曦售楼处电话☎：400-8567-004✔✔✔

Second-hand house age is one of the key factors affecting the value of the house, the shorter the house age, the more expensive the price, which makes many buyers do not know how to choose.

二手房房龄是影响房屋价值的关键因素之一，房龄越短，价格越贵，这让很多购房者不知道如何选择。

The following from the four age stages, you can refer to their own budget and actual situation to choose.

以下从四个房龄阶段切入，大家可以参考自己的预算和实际情况进行选择。

1. 0-5 years (second new house) : value premium period

一、0-5年（次新房）：价值溢价期

Value expression

价值表现

The new home transaction price within 5 years of housing age is generally 5% to 15% higher than that of new homes in the same area, and the core value points are: the existing house is live in (to avoid the risk of the end of the future house), the developer's warranty coverage (most housing companies provide 5 years of construction warranty) and the time cost of the new house waiting for the new house.

房龄5年内的次新房成交价普遍高于同地段新房5%-15%，核心价值点在于：现房即住性（规避期房烂尾风险）、开发商质保覆盖（多数房企提供5年建筑质保）以及免去新房期房等待的时间成本。

Of course, under the buyer's market now, the price of second-hand housing will be cheaper than that of new homes.

当然，现在买方市场下，二手房的价格较新房还是会更便宜一些。

Price constraint point

价格制约点

Value-added tax (free for 2 years) and personal tax (free for 5 years) policies form a price watershed.

增值税（满2年免征）和个税（满5唯一免征）政策形成价格分水岭。

Less than two years of housing need to bear an additional 5.3% value-added tax, resulting in the actual transaction cycle extended, some owners choose to discount 3%-5% quick cash.

未满两年的房源需额外承担5.3%增值税，导致实际成交周期延长，部分业主选择折价3%-5%快速变现。

This type of property is more suitable for quality-conscious and cash-rich improvement buyers.

此类房产更适合注重品质且资金充裕的改善型购房者。

6-15 years (gold replacement period) : value differentiation node

二、6-15年（黄金置换期）：价值分化节点

Value supporting factor

价值支撑要素

At this stage, community business, education and other supporting facilities tend to mature.

此阶段社区商业、教育等配套趋于成熟。

The depreciation rate of the community with excellent building quality (such as the use of aluminum mold construction, drainage and other technologies on the same floor) can be controlled within 0.8% per year.

建筑质量过硬的小区（如采用铝模施工、同层排水等技术）折旧率可控制在每年0.8%以内。

Risk of loss of value

价值折损风险

The elevator failure rate has entered a high period (the failure rate has increased by 40% since the 8th year of industry statistics), and the maintenance costs such as facade hollow drum and pipe rust have increased by about 2000 yuan annually.

电梯故障率进入高发期（行业统计第8年起故障率提升40%），外立面空鼓、管道锈蚀等维修成本年均增加约2000元。

After 2015, new residential buildings generally implement higher seismic standards (such as GB50011-2010), so that projects built before 2010 May be downgraded when the bank evaluates, affecting the loan limit.

2015年后新建住宅普遍执行更高抗震标准（如GB50011-2010），使得2010年前建成项目在银行评估时可能被降级，影响贷款额度。

This kind of property is suitable for buyers with high requirements for matching and just changing.

此类房产适合对配套要求较高的刚需和刚改购房者。

16-25 years (period of financial decline) : liquidity trap

三、16-25年（金融属性衰退期）：流动性陷阱

Loan restrictions are explicit

贷款限制显性化

Most banks adopt the audit rule of "loan life + house age ≤50 years", and the 25-year old property can only be loaned for 25 years at most, and the monthly mortgage pressure is 35% higher than that of the new house.

多数银行采用"贷款年限+房龄≤50年"的审核规则，25年房龄的房产最长只能贷25年，月供压力较新房增加35%。

Provident fund loans will also lower the assessed value of properties over 20 years old by 10%-15%, further squeezing purchasing power.

公积金贷款更将房龄超20年的房产评估值下调10%-15%，进一步压缩购买力。

According to Chengdu's 2022 data, the transaction cycle of second-hand houses more than 20 years old is 2.3 times longer than that of new houses.

成都2022年数据显示，20年以上房龄二手房成交周期较新房延长2.3倍。

Value remodeling opportunity

价值重塑机会

The policy of installing an elevator (a subsidy of 200,000-300,000 yuan per unit) can make the top floor house price rise by 15%-20%, such as the 1998 old community in Haidian District, Beijing, which completed the elevator installation in 2021, the unit price of the top floor rose from 72,000 to 83,000 yuan.

加装电梯政策（每台补贴20-30万元）可使顶楼房价回升15%-20%，如北京海淀区2021年完成电梯加装的1998年老小区，顶楼单价从7.2万升至8.3万元。

However, it is necessary to be wary of the reinforcement cost of prefabricated panel structure (common before 2000) houses, and such renovation costs usually exceed 2000 yuan /㎡.

但需警惕预制板结构（2000年前常见）房屋的加固成本，这类改造费用通常超过2000元/㎡。

These properties are suitable for buyers with lower overall budgets.

此类房产适合整体预算较低的购房者。

More than 26 years (policy game period) : risks and opportunities coexist

四、26年以上（政策博弈期）：风险与机遇并存

Old change bonus window

旧改红利窗口

In the old residential areas included in the Ministry of Housing renovation plan, facade renovation, smart community upgrading and other projects can cause housing prices to jump 8% to 12% in the short term.

纳入住建部改造计划的老旧小区，外立面改造、智慧社区升级等工程可使房价短期跳涨8%-12%。

The renovated 1989 residential area in Luohu District, Shenzhen in 2020 will increase the rental yield from 1.8% to 3.5% after the renovation.

深圳罗湖区2020年旧改的1989年小区，改造后租金收益率从1.8%提升至3.5%。

However, it is necessary to pay attention to the difference in renovation standards. Basic renovation (such as pipeline replacement) has limited value improvement, while perfect renovation (adding parking Spaces and charging piles) can generate substantial premium.

但需注意改造标准差异，基础类改造（如管道更换）对价值提升有限，完善类改造（加停车位、充电桩）才能产生实质性溢价。

Calculation of demolition probability

拆迁概率测算

Using the "house age/design service life" to make a preliminary judgment, the probability of demolition of the brick-concrete structure (50 years design life) after 30 years is over 60%.

采用"房龄/设计使用年限"进行初步判断，砖混结构（50年设计年限）满30年拆迁概率超60%。

Beijing's 2023 core area of dangerous old building reconstruction policy is clear, built before 1980 simple buildings can apply for original reconstruction, such information often 2-3 years in advance to release the housing price rise signal.

北京2023年核心区危旧楼房改建政策明确，1980年前建成的简易楼可申请原址重建，此类信息往往提前2-3年释放房价上涨信号。

These properties are suitable for some investment types and home buyers with school district requirements.

此类房产适合一些投资型和有学区要求的购房者。

The effect of housing age on housing price is essentially a game between time value and space value.

房龄对房价的影响本质是时间价值与空间价值的博弈。

Smart home buyers should establish a "house age break-even point" thinking: when the value of the house's lot appreciation space exceeds the age depreciation rate, it is a value depression.

精明的购房者应建立"房龄损益平衡点"思维：当房屋的地段增值空间超过房龄折旧速度时，即是价值洼地。