12月18日，海南自贸港正式启动封关运作，这标志着海南将成为一个"境内关外"的特殊区域，政策上类似香港的"境外"地位。 "一线放开，二线管住，岛内自由"的监管模式落地，海南进入全面开放新阶段。 但问题来了：楼市还能靠政策红利再火一把吗？ 从"冰封"到"松绑"，海南楼市曾经经历了什么？ 2018年4月，海南出台全国最严楼市限购令，全域限购，部分城市甚至只能本地人购房。没有五年社保没有海南身份很难买房。一夜之间，楼市被"冻 住"。 但2024年初，政策开始松动：海口限购区社保要求维持5年，非限购区降至2年；限售年限从5年缩至2年；企业购房条件放宽。 这是作为"楼市调控最严省"的海南，在执行了6年的全域限购后，各市县政策陆续迎来松动。 那么，海南的楼市因此变好了吗？ 效果如何？数据说话： 新的机会来了。就在海南封关进入倒计时之际，海南楼市成交已经出现成交井喷，果然，每一次海南迎来国家级政策大利好时，最早爆发的，总是楼市， 这次也不例外。 这次海南封关，海南楼市虽然也暴涨了，但这个暴涨的幅度，和前两次相比，只能算是小巫见大巫。 封关前一周（12月8-14日），海口住宅备案成交370套，环比暴涨127%。 三亚更猛：2 ...

Core Viewpoint - The real estate market in Hainan is gaining attention from investors and homebuyers as the free trade port policy benefits continue to be released, with a focus on the feasibility, potential returns, and risks of purchasing property in the region [2] Current Purchase Policies: Coexistence of Restrictions and Relaxation - Core purchase restrictions remain in place for non-local residents in key cities like Haikou and Sanya, requiring proof of social security or tax contributions for at least 24 months, with a minimum down payment of 30% for first-time buyers [3] - A green channel for talent introduction allows qualified individuals on the "Hainan Free Trade Port Talent Shortage Directory" to purchase property without social security restrictions and enjoy a 15% income tax reduction [3] - Sales of residential properties to corporate entities and social organizations are currently suspended, with exceptions for approved enterprises [4] - Families with multiple children can purchase an additional property, enhancing flexibility in purchasing qualifications when combined with talent policies [6] - Commercial and office properties are exempt from purchase restrictions, providing an entry point for external investors [7] Benefits of Purchasing: Long-term Value Under Free Trade Port Dividends - The closing effect by the end of 2025 may position Hainan as a "domestic outside" area, attracting global capital and talent with zero tariffs and low tax rates, leading to increased demand for properties in core cities [8] - The scarcity of land resources is emphasized, with strict ecological controls leading to a gradual reduction in residential land supply, particularly in hot areas like Haikou Jiangdong New District and Sanya Yazhou Bay [8] - Hainan's climate and tourism resources make it suitable for retirement, vacation, and long-term living, with short-term rental markets in cities like Sanya and Haikou showing annual returns of approximately 3%-5% [8] - Homebuyers can benefit from tax reductions and educational advantages through talent policies, creating a comprehensive return on investment [8] Potential Risks and Pitfalls: Three Major Traps to Watch Out For - There is a risk of policy fluctuations, with the possibility of tightening purchase restrictions if property prices rise too quickly, which could decrease liquidity for non-core assets [9] - The potential expansion of property tax trials nationwide may lead to increased holding costs in Hainan [10] - Regional disparities are evident, with core cities like Haikou and Sanya experiencing stable demand due to industrial concentration, while non-core areas may face oversupply and stagnant prices [11] - Some developers promote commercial properties as "unrestricted purchase" options, but these products may have poor liquidity and high transaction costs [11] - Environmental challenges such as high humidity and typhoons may increase property maintenance costs, potentially leading to long-term vacancies for some buyers [12] - The cost of living may rise due to the free trade port's development, particularly in areas with concentrated educational and medical resources [13] Decision-making Recommendations: Differentiated Strategies for Three Types of Buyers - For self-occupying buyers, it is advisable to prioritize core areas like Haikou Guoxing and Sanya Haitang Bay for better living convenience and asset preservation [14] - Talent policies should be leveraged to lower purchasing thresholds and enjoy associated benefits [15] - Investment buyers should focus on industrial clusters such as Yangpu Economic Development Zone and Yazhou Bay Technology City for stable rental demand [16] - Caution is advised regarding non-core assets, avoiding investments in tourist towns and remote developments [17] - Long-term holders should consider financial tools to reduce funding costs while being mindful of compliance risks [18] - The period leading up to the 2025 closure may present the last wave of policy benefits, providing an opportunity for strategic entry [19] Conclusion: The "Golden Rule" of Purchasing in Hainan - The value of real estate in Hainan's free trade port is fundamentally driven by policy dividends, scarce resources, and industrial momentum, with a focus on "core cities + industrial support + long-term holding" as key strategies for risk reduction and benefit sharing [20]