Core Insights - The housing prices in Rongxin Century Jiangwan, once driven by school district advantages, have significantly declined from a peak of 190,000 - 200,000 yuan per square meter in early 2023 to current listings around 150,000 yuan per square meter, reflecting a broader market adjustment [5][6][8] - The perception of school district properties is changing, with recent policy shifts indicating a potential decrease in their premium value, as evidenced by the Shanghai Yangpu District's plan to redistribute quality teachers to weaker schools [13] Price Trends - Current listings for 93 square meter units in Rongxin Century Jiangwan are around 14.59 million to 14.70 million yuan, translating to over 150,000 yuan per square meter, but actual viewing activity is very low, with many properties seeing no viewings in the past 30 days [5][6] - Recent transactions in the area show prices between 134,000 and 146,000 yuan per square meter, indicating a significant drop from previous highs [6][8] Market Dynamics - Buyers are increasingly favoring properties with better price-performance ratios, such as Jianfa Haicheng, which has a registration average price of approximately 116,000 yuan per square meter, compared to the higher prices in Rongxin Century Jiangwan [6] - The emergence of price adjustments among sellers, with one property dropping from 14.60 million to 13.88 million yuan, suggests a shift in market sentiment and the fragility of price alliances among homeowners [8] School District Value Reevaluation - The recent announcement regarding teacher redistribution in the Yangpu District has led to a reevaluation of the value associated with school district properties, with some real estate agents removing "dual school district" labels from listings [13] - The overall sentiment in the market indicates that the premium attached to school district properties may diminish as educational equity becomes a policy focus [13]

Core Viewpoint - The emergence of a "price alliance" among homeowners in the Shanghai Yangpu District's Rongxin Century Jiangwan, with multiple similar properties listed at a uniform price of 14.6 million yuan, reflects a strategic attempt to stabilize property values amidst market fluctuations [1][8]. Group 1: Market Dynamics - The price of small units in the Century Jiangwan community peaked at 19,000 to 20,000 yuan per square meter before experiencing a significant decline due to market adjustments [1]. - Current listings show two 93-square-meter units priced at 14.6 million yuan, with others slightly varying around 14.59 million and 14.7 million yuan, indicating a price per square meter exceeding 15,000 yuan [1]. - The average listing price for second-hand homes in Century Jiangwan has surpassed 15,000 yuan per square meter, while the average transaction price in September was 13,500 yuan per square meter, highlighting a notable price discrepancy [8]. Group 2: Buyer Sentiment - Potential buyers express hesitation towards the 14.6 million yuan listings, noting that for the same price, larger and more desirable properties could be acquired in other areas [9]. - The lack of viewings for multiple listings, with some properties recording zero viewings in the past 30 days, indicates a cooling buyer sentiment and a rational market response [9]. - Buyers are considering new developments, such as Jianfa Haichen, which offers more competitive pricing at approximately 11,600 yuan per square meter, further emphasizing the price gap with existing second-hand homes [8]. Group 3: Price Trends and Comparisons - The price of school district properties in the New Jiangwan area has shown resilience, with previous transaction prices for smaller units reaching close to 20,000 yuan per square meter [10]. - The current market conditions have led to a perception that school district premiums are diminishing, with some agents suggesting that the value of school districts is now almost negligible [10]. - In contrast, other neighborhoods, such as Zhujiatan, have seen significant price reductions, with current listings reflecting prices comparable to those from 2015, indicating a broader trend of price stabilization across the market [12].