一文读懂上海闵行大华星曜优缺点!分析一下大华星曜值得买吗?

最新消息：闵行浦江镇「大华·星曜」预计四季度入市！展厅已开放，将推建面约89-135㎡三房四房！均价约4.3万/㎡！

闵行浦江镇「大华·星曜」售楼处电话：400-9696-224

大华星曜售楼处电话：400-9696-224（预约热线）

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。

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!

项目信息

大华星曜售楼处电话：400-9696-224（预约热线）

2023年7月12日，大华（无锡）置业以总价473520万元竞得闵行区浦江镇浦江拓展大型居住社区44-01、45-01地块，楼板价24888元/㎡，溢价率10%，房地联动价43000元/㎡！

Dahua Xingyao sales office phone number: 400-9696-224 (appointment hotline) On July 12, 2023, Dahua (Wuxi) Real Estate won the Pujiang Expansion Large Residential Community 44-01 in Pujiang Town, Minhang District with a total price of 4,735.2 million yuan. , 45-01 plot, the floor price is 24,888 yuan/㎡, the premium rate is 10%, and the real estate and land linkage price is 43,000 yuan/㎡!

地块详情：

两宗地块地形方正，未来的社区景观、视野值得期待。大华星曜售楼处电话：400-9696-224（预约热线）

地块南面200米就是大治河，中间区域是规划绿地未来也无遮挡，可充分享受河景资源。

The topography of the two land parcels is square, and the future community landscape and vision are worth looking forward to.Dahua Xingyao sales office phone number: 400-9696-224 (reservation hotline) 200 meters south of the plot is the Dazhi River. The middle area is a planned green space that will not be blocked in the future, so you can fully enjoy the river view resources.

周边市场方面，地块北侧就是浦江镇的三兄弟：建发浦上湾、新城千禧公园、旭辉江山都会。

“浦江三兄弟”，2021年入市时均价为4.04万/㎡，该地块的联动价在43000元/㎡，时隔两年，涨了2600元/㎡，涨幅约为6.44%，还是在合理范围内。

地块周边近三年无涉宅地出让，库存早已见底，作为断供多年以来首次供应的宅地，将为板块内及外溢客户带来久违的新房供应。

In terms of surrounding markets, on the north side of the land are the three brothers of Pujiang Town: Jianfa Pushang Bay, Xincheng Millennium Park, and Xuhui Jiangshan Metropolis.The average price of the "Three Pujiang Brothers" when it entered the market in 2021 was 40,400 yuan/m2. The linked price of the land was 43,000 yuan/m2. After two years, it has increased by 2,600 yuan/m2, an increase of about 6.44%, which is still the same. Within a reasonable range.There have been no residential land sales around the plot in the past three years, and the inventory has already bottomed out. As the first supply of residential land in many years, it will bring a long-awaited supply of new homes to customers within the sector and outside the market.

地块规划、配套都很明确、周边环境较好、生活氛围浓厚的区域，另外要求住宅全装修比例50%，商品住宅的装修单价应不低于3000元/平方米（按集采价格核算），预计未来部分毛坯，部分装修交付！

Areas with clear plot planning and supporting facilities, good surrounding environment, and a strong living atmosphere are also required to have 50% fully decorated residences, and the decoration unit price of commercial residences should be no less than 3,000 yuan/square meter (calculated based on centralized purchasing prices) , it is expected that some rough materials and some decorations will be delivered in the future!

从规划方案显示，两个地块，共计拟建29栋11-14F高层住宅、1栋20F保障房以及若干配套用房，可提供约1775套可售商品房，首期预计开1#2#4#5#7#楼栋！根据设计方案来看，项目大华星曜售楼处电话：400-9696-224（预约热线）无预留地上车位，全人车分流，全部1梯2户无连廊，整体户型设计还是比较不错的，全南北通透，经典飞机式户型；

According to the planning plan, a total of 29 11-14F high-rise residential buildings, 1 20F affordable housing and several supporting houses are planned to be built on the two plots, which can provide about 1,775 sets of commercial housing for sale. The first phase is expected to open 1#2#4 #5#7# Building!According to the design plan, the Dahua Xingyao sales office phone number of the project is: 400-9696-224 (reservation hotline). There is no reserved above-ground parking space, and all people and vehicles are diverted. There are 1 elevator and 2 households without connecting corridors. The overall house design is quite good. , completely transparent from north to south, classic airplane-style house type;

官方户型图发布：地块实景：价格方面，在该地块北面，有3个次新楼盘大华星曜售楼处电话：400-9696-224（预约热线）

Official house plan released: Actual view of the land: In terms of price, there are three sub-new developments to the north of the land. Dahua Xingyao sales office phone number: 400-9696-224 (appointment hotline)

旭辉江山都会12套挂牌，均价约5.5左右：新城千禧公园1套挂牌，挂牌均价约63285，97.97m²中楼层：建发浦上湾8套挂牌，挂牌价46231~67102㎡：这3个楼盘都是22年新交付的次新盘还是比较有代表性的。周边些动迁房小区，我们就不纳入测算依据了。因此从挂牌价看，该地块4万3的价格还是有优势的。

There are 12 listings in Xuhui Jiangshan Metropolis, with an average price of about 5.5: 1 listing in Xincheng Millennium Park, with an average listing price of about 63,285, 97.97m² mid-floor: 8 listings in Jianfa Pushangwan, with a listing price of 46,231~67,102㎡: these 3 All the properties are newly delivered in 22 years, which is quite representative.We will not include some nearby relocated housing communities as a basis for calculation.Therefore, judging from the listing price, the land price of RMB 43,000 is still advantageous.

板块信息

大华星曜售楼处电话：400-9696-224（预约热线）

浦江位于上海市南部近郊，闵行浦东区块，与浦东新区、奉贤两区交界，将建设成为中心城周边生态、科创、人文的美丽新城镇。

Pujiang is located in the southern suburbs of Shanghai, in the Minhang Pudong area, at the junction of Pudong New Area and Fengxian District. It will be built into a beautiful new town with ecology, science and technology, and humanities surrounding the central city.

地块位于闵行区浦江镇南部黄浦江以东、大治河北岸,属于鲁汇居住社区，规划以宜居居住功能为主，区域属于新发展区域，城市界面较新。

The land is located in the south of Pujiang Town, Minhang District, east of the Huangpu River and on the north bank of the Dazhi River. It belongs to the Luhui residential community. The planning is mainly for livable living functions. The area is a new development area with a relatively new urban interface.

交通方面，距离地铁8号线汇臻路站1.3公里，可直达中心城区，此外外有外环高速、红梅高架等高快速路。

自驾方面，项目大华星曜售楼处电话：400-9696-224（预约热线）距离浦星公路约400m，一路向北通达前滩，快速连接建设中的济阳路高架，连通中环，外环两大交通动脉。

In terms of transportation, it is 1.3 kilometers away from Huizhen Road Station of Metro Line 8, which provides direct access to the central city. In addition, there are high-speed expressways such as the Outer Ring Expressway and Hongmei Elevated Expressway.In terms of self-driving, the project Dahua Xingyao sales office phone number: 400-9696-224 (reservation hotline) is about 400m away from Puxing Highway, leading all the way north to Qiantan, quickly connecting to the Jiyang Road Elevated Road under construction, connecting the Middle Ring Road and the Outer Ring Road Two major traffic arteries.

距离申嘉湖高速开车约4公里。

此外已经由市发改委批复的银都路越江隧道新建工程项目，建成后将进一步缩短去莘庄和虹桥机场的时间，提⾼交通便捷性。

论生活配套的好坏，有什么比家门口的万达广场更有说服力！距离地块0.4公里就有万达广场，是浦江目前最大的商业综合体，总建筑面积16万平方米。而且万达看中的地方，人口密集程度可见一斑，自然而然成为板块价值高地。

It is about 4 kilometers away from Shenjiahu Expressway.In addition, the new construction project of the Yindu Road Cross-River Tunnel, which has been approved by the Municipal Development and Reform Commission, will further shorten the time to Xinzhuang and Hongqiao Airport and improve transportation convenience.When it comes to the quality of living facilities, nothing is more convincing than the Wanda Plaza at your doorstep!Wanda Plaza is 0.4 kilometers away from the plot. It is currently the largest commercial complex in Pujiang, with a total construction area of 160,000 square meters.Moreover, the places that Wanda is interested in have a high population density and will naturally become high value areas.

教育方面，地块西面就是上海师范大学附属闵行实验学校，1公里外还有浦江第三小学。

项目大华星曜售楼处电话：400-9696-224（预约热线）距离国家级4A级旅游景区浦江郊野公园仅约2.5公里。

郊野公园总面积约15.29平方公里，相当于10个世纪公园，并拥有约5.3公里黄浦江岸线资源，是深受年轻人喜爱的网红打卡地！整体来看，该项目还是不错的，周边配套也比较成熟，适合自住，而且在价格上也有一定优势，对于刚需客户群体来说，很友好；

The sales office of the project Dahua Xingyao is only about 2.5 kilometers away from Pujiang Country Park, a national 4A tourist attraction: 400-9696-224 (reservation hotline).The country park has a total area of about 15.29 square kilometers, which is equivalent to 10 century parks. It also has about 5.3 kilometers of Huangpu River shoreline resources. It is a popular place for Internet celebrities to check in among young people!Overall, the project is quite good. The surrounding facilities are relatively mature and suitable for self-occupation. The price also has certain advantages. It is very friendly to the customer groups who just need it;

美中不足的是，项目距离地铁略远，交通不是特别方便，日常出行需依赖自驾，如果你对地铁出行有很强的依赖性，或许不太合适！

预计项目总价会控制在350-600万左右，主要以闵行、浦东、奉贤等区域的刚需以及本地的改善客户群体为主！

闵行浦江镇「大华·星曜」售楼处电话：400-9696-224

大华星曜售楼处电话：400-9696-224（预约热线）

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。

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!

上海2024年最新政策

目录

①最新购房政策：限购资格 贷款额度 及利率

②527新政影响

③新房与二手房优劣势评估维度

④新房与二手交易费用详解

1️⃣最新购房政策

本次调整：(1)购房资格 (2)首付比例 (3)商贷利率 (4)公积金贷款额度

(1)资格：

无户口且单身的，社保5年改3/2年，临港维持1年，即可购房。其中，单身外环内新房不行，可以买二手，限购范围如下图。

多娃家庭可多买1套（2年前其实就有预判👉疫情后人口和地产政策的一个大胆推测），离婚3年内限购取消。

(2)首付比例 如首图

首套20%（原30% 已两次下调）

二套五大新城+宝山金山30%，其余35%

五大新城包括：嘉定 青浦 松江 奉贤 临港

为什么加了宝山金山，2年前也有铺垫👉上海终于对宝山金山下手了

📒Q&A常见问题

Q：刚签约的能享受新政策吗？

A：上次政策调整刚付了首付还未办贷款的有维权成功的，开发商给退了首付差额，抓紧沟通

Q：外地有房贷按首套还是二套？

A：外地商贷结清后上海无房可按首套20%首付，是否会进一步放松看通知

(3)商业房贷

💰额度：收入流水覆盖双倍月供，目前不严，可用税前收入计算，一般月供x200=可商贷额度

🏦利率：目前LPR 3.95%（2024.5）

首套利率-45BP 3.5%（加点已两次下调）

二套利率3.9% (市区浦东闵行等)

二套利率3.7% (五大新城+二山)

📒Q&A常见问题

Q：选哪家银行贷款划算？

A：各家银行开始卷返点了，目测近期会越来越卷，实测后更新🌟

Q：贷款已经批的还能按照新利率吗？

A：存量贷款BP加点不受影响，以批款时为准，LPR根据自己选择按期浮动，详询各自贷款行

(4)公积金贷款

💰额度：个人正常65w（原50万），公司有补充公积金的可多15w（原10w），最高共80w，夫妻两人一起贷额度加总，有二胎额度*1.2，最高192w

✅要求：近6个月正常连续缴纳上海市住房公积金

基本账户 余额≥21667元可贷满

补充账户 余额≥15000元可贷满 补充账户余额*10为可贷额度

🏦利率：

公积金首套2.85%

公积金二套3.325%

📒Q&A常见问题

2023.10起新政，已结清首次公积金贷款后，还可享受一次3.1%首套公积金利率，夫妻双方均使用过首次后一起贷款算使用两次，按二套利率

(5)税费（本次无调整 上次调整为2024. 12. 14）

💰契税：新房与二手均要缴纳，规则暂未更改

≤90平买家唯一住宅按1%

>90平唯一1.5%

不唯一3%征收

办产证时交，满五唯一的二手普通住宅与新房都只有契税

💰个税：

二手普通住宅（≤144平）1%，卖家满五唯一免征；

非普通住宅2%不免征

💰增值税：

满五二手普通住宅（≤144平）免征;

满五二手非普通住宅按两次交易的差额*5.3%征收;

其他情况（不满五等）按本次房价成交价全额*5.3%征收

2️⃣新政影响

这个世界终究是有点癫了。

kfs首先有点癫了，觉得韭菜购变多到处回收此前放出的折扣。然而因为短时间内四次下调，存量用户有点炸毛，纷纷打算提前还款；还没下手的又怕等等还有更好的政策，有一部分可能选择继续等等。

短时间内想买房苦于没资格的选手确实会托起一部分去化，长时间看还是要等经济形式稳定楼市才会企稳。

回收折扣与离婚预约

3️⃣新房与二手优劣势评估维度

前两年热度很高新房尚有倒挂时，二手房交易成本（首付、税费）很高，这两年情况已逐渐回归正常，部分打新选手转为二手大刀捡漏。🔍点击放大👇

4️⃣新房与二手交易费用详解

新房与二手房各环节所需资金

咨询更多政策请咨询电话：400-9696-224