点击图片▲立即查看 " 每年年底到次年初，房价跌幅都有不同程度的收窄，原因在于，房东们想要等待 ' 金三银四 ' 的行情，所以不再主动降价。 " 文 /巴九灵（微信公众号：吴晓波频道） 开春了，上海市中心的房东们也"心生荡漾"。 几天前，上海打响新春稳楼市第一枪，简称"新沪七条"。 上海的楼市政策总是很费脑细胞，但综合多方的阅读理解后，这一次的本质，便是给房东们"拉生意"。 | 政策类型 | 原政策 | 新沪七条调整内容 | | --- | --- | --- | | 非沪籍限购(社保维度) | 1年社保仅购外环外:3年社 | 1年社保可购全市(外环内1 套):3年社保外环内限购2 | | | 保外环内限购1套 | 套 | | 非沪籍限购(居住证维度) | 无单独购房通道,仅认社保 | 居住证满5年,免社保/个税 | | | /个税 | 可购全市1套 | | 公积金直贷额度 | 家庭最高160万元 | 家庭最高240万元,多子女 | | | | +绿建最高324万元 | | 公积金贷款认定 | 认房又认贷,两次贷款后不 可再贷 | 认房不认贷,结清后无房/ 仅1 周 中 分 | | 沪籍房产税 | 成年子女首 ...

作者 | 第一财经 马一凡 部分"老破小"逆势走强 封图 | AI生成 近半年来，上海部分中心城区的"老破小"小区，出现价格和成交量的明显异动。 以静安区柳营路309弄、319弄为例，半年内其房价大幅上涨，甚至超越了2021年至2022年二手房成交巅峰期时的价格。徐汇区部分老小区也出现量价齐升 的情况。 业内人士表示，动迁预期成为撬动这些老小区行情的关键因素，但由此催生的"博拆迁"现象也正在积累不容忽视的风险，购房者需要进行理性判断。 当地一中介门店相关负责人告诉记者，日晖二村、枫林新村中间的小区已经明确动迁，而这两个小区尚无正式消息，但居民间的传闻已明显推高了成交活 跃度。"成交量大概上涨了20%左右，价格也有所抬升，不过价格涨上来以后，一线经纪人反映称买家反而少了一些。" 城中村改造扩围的机会 在新一轮大规模城市更新中，不少投资客盯上了那些有拆迁可能性的"老破小"。 根据贝壳找房平台数据，近半年来，始建于上世纪六七十年代的静安区柳营路309弄、319弄小区房价出现暴涨。 其中，柳营路309弄在2025年6月的挂牌均价仅为5.9万元/平方米，到12月已升至10.1万元/平方米；柳营路319弄同期挂牌均价也从 ...

Core Insights - The Shanghai second-hand housing market has experienced significant fluctuations, with a sharp decline followed by a resurgence in listings, particularly for older properties [2][4] - The market dynamics have shifted, favoring older properties over newer ones, which have seen a decline in demand and sales [2][5] Market Trends - The inventory of older properties in urban areas has decreased significantly, while newer properties in suburban areas have seen a threefold increase in listings [2] - Transaction volumes for suburban newer properties have plummeted by 60%, whereas urban older properties have only seen a decline of less than 20% [2] - The average listing price for suburban older properties has dropped by 8.7%, while urban older properties have only decreased by 4.9% [3] Rental Yields - Older properties boast a rental yield of 2.1%, significantly higher than the 1.5% yield of newer properties, making them more attractive for investors [4] Factors Driving Demand - Location is a key factor, with older properties in central areas offering better commuting options compared to suburban newer properties [5] - The total price of older properties is more accessible, with a two-bedroom unit in the inner ring available for around 3 million, which is 30% cheaper than suburban newer properties [5] - The potential for redevelopment or "拆迁" (demolition and reconstruction) adds speculative value to older properties, attracting buyers [5] Challenges for Newer Properties - Newer suburban properties are facing a lack of buyers due to unmet expectations regarding infrastructure and amenities [6] - Homeowners of newer properties are reluctant to lower prices, leading to a cycle of stagnation as buyers turn to older properties [6] - The rental yield for suburban newer properties is low at 1.2%, making them less appealing to investors [7] Market Segmentation - Urban older properties are seen as stable investments with a 19-month absorption period, while suburban newer properties have a much longer absorption period of 28 months [9][10] - Urban newer properties are caught in a dilemma between price reductions and holding out for better offers [11] - Suburban older properties have become stagnant, with homeowners resistant to price cuts [12] Recommendations - Owners of older properties are advised to maintain their properties and consider price adjustments to ensure sales within a reasonable timeframe [12] - Owners of newer properties should avoid holding out for higher prices and consider reducing prices to remain competitive [13] - Buyers are encouraged to take advantage of the current market conditions for suburban newer properties while being cautious about location and future developments [14]