Compound intelligence楼盘情报
Most cards are briefs — positioning and who a building is wrong for, without photographs. Named buildings with a file link are the full records.
Buildings we know well enough to walk you through. Full files carry management, registration, invoices, peak-hour commute and our own photographs.
Employer clusters: HQ and consulting offices around Jing'an Temple and West Nanjing Road
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Jing'an Temple · West Nanjing Road
West Nanjing Road 1376 (Portman, 1990). Hotel, retail, a theatre and an HSBC branch in the same building; a common AmCham address. The long-standing default for short stays and project teams.
Worth knowing: Not for families on the Huacao school run, anyone cooking Korean at home, or anyone who wants a river view.
A large riverfront estate on the Puxi side. River views, big footprint, and units that vary enormously. See the actual building and the actual fit-out year, not the show flat.
Worth knowing: Do not price it against Tomson Riviera. Different product, different management fees, different school radius.
An established high-end block near Middle Yan'an Road and Daguangming, from the export-sale era. Close to People's Square and West Nanjing Road. Its age means plumbing, kitchen and lifts are what you inspect.
Worth knowing: The name is easily confused with similarly named blocks in Lujiazui. Confirm by street address.
Jing'an Temple · West Nanjing Road
A high-end block on the West Nanjing Road business strip, common with consultants and senior executives. Better known abroad by its English name than its Chinese one.
Ultra-prime apartments in core Huangpu, just north of Xintiandi. For senior executives without school-age children who want the district at their doorstep.
Kerry's high-end phases around Huashan Road in Jing'an. Known among foreign tenants for management that can work in English, and for sitting between the Former French Concession and Jing'an Temple.
Worth knowing: Agents apply the Kerry name to other developments. Confirm by street address.
Kerry Properties' mixed-use scheme in Huangpu: residential, office and retail. The developer's own project name, not an agent invention.
Worth knowing: Not Kerry Garden in Jing'an, and not Kerry Parkside in Pudong. Households with children should ask about the school bus before asking about Kerry management.
Shui On's high-end phases beside Xintiandi. Walking distance to Xintiandi, Middle Huaihai Road and several chambers of commerce. The reference for households without a school run, upgraded corporate stays, and French speakers who want to be in town.
The shikumen terrace on Julu Road, redeveloped by Swire into hotel and apartment use. Asked for by short-stay tenants and anyone set on a lane house.
Worth knowing: Not a family option.
A conserved block of garden houses in the Hengfu heritage area. Restoration began in 1999 and it opened around 2010, with 51 historic buildings retained. Mixed residential, retail, hotel and cultural use.
Worth knowing: Not a gated international community.
Not one development but a product line: Huashan Garden, Shangfang Garden, Taiyuan Villa and the garden houses along Xinhua Road. The visual source of what French and Western tenants picture as a Shanghai home.
Jing'an Temple · West Nanjing Road
One of the recent ultra-prime blocks in core Jing'an. Weighted towards returnees and local high-net-worth households rather than first-time assignees.
Worth knowing: English-speaking management is not a given here, and the local school narrative has nothing to do with SAS.
Employer clusters: Zhangjiang pharma and AI campuses; Qiantan CBD towers
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Wellington, Taikoo Li Qiantan, the waterfront and the pharma offices have turned Qiantan into the new Biyun. Viewings have to land on a specific development — Shimao, Yanlord, China Resources, COLI — and the names change every year.
China Resources' large Qiantan scheme, regularly put in front of Wellington families and executives. New, with the service ecosystem still filling in.
Worth knowing: Pin it down to the phase and the building number.
Greentown's low-rise and townhouse product off North Haochuan Road. Widely covered when it launched in 2024, but the rental pool may be very thin.
Worth knowing: Ask whether anything is actually available to rent before treating it as a default family option.
Tomson's older waterfront block, in a different price band from Tomson Riviera. Export-sale era, so the kitchen and the plumbing are what you inspect.
Tomson villas around Zhangjiang and Longdong, quoted separately from Tomson Golf. Pharma families who want a garden without committing to the Biyun enclave.
Worth knowing: Tomson Riviera, Seaview, Haoyuan and Golf are four different things. Do not collapse them into one name.
An established export-sale block on the Lujiazui waterfront, well below Tomson in price. Suits households without children, or with young ones, who want the river and the metro.
Shangri-La's serviced residences beside Kerry Hotel Pudong. The official site lists 182 apartments, with a shuttle to Longyang Road for metro line 2 and the maglev.
Employer clusters: Hongqiao hub and NECC; Japanese and Korean corporate offices
About this areaMinhang · HuacaoApartmentsFull file
Low-density family housing in the Hongqiao–Huacao school corridor. Space and school buses, not nightlife.
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✕ Does not work for
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A planned international district begun in the 1990s, not a single building. Phase one is older with deeper Japanese habits — bathtubs, Japanese supermarkets within reach. Phase two runs along Huangjincheng Road: open blocks, ginkgos, international dining. Russian-speaking households have an established circle here too.
Phase one was laid out as garden groups named after cities — Rome, Athens, Vienna, Paris, Lyon, Marseille. Long-settled Japanese residents, Russian speakers and some Western families. 1990s stock, so bathtubs and tatami rooms may still be in place.
The contemporary end of Gubei, against the older phase-one stock. Hongqiao, Huangjincheng Road and the Japanese-Korean service belt are all within reach.
Worth knowing: Floor area and management fees are what the newness costs.
Low- and mid-rise blocks off Ronghua East Road in Gubei, Changning, from the 1990s. Close to the Shuicheng Road and Huangjincheng Road service belt.
Around Hongxu Road in Minhang, completed in the mid-1990s. A mix of apartments and villas next to Gubei phase two. International feel, generous floor areas, assumes a car.
Another familiar name in the Korean cluster around Longbai and Hongquan Road. Same logic as Jinxiu Jiangnan — the service ecosystem matters more than the building grade.
A residential name inside the Korean belt on Hongquan Road. The school run may still be out to the Korean School in Huacao.
Worth knowing: Not in the Lujiazui prime price band.
Low-density villas within the Hongqiao Golf radius. For households with a car who want quiet and airport access.
Worth knowing: Club membership is a separate contract, not part of the tenancy.
Long-established villas in Xijiao, Changning. The houses around the State Guest House run on a different access and security regime.
Worth knowing: Agents routinely conflate this name with Xijiao Zhuangyuan and Xijiao Huating.
Employer clusters: Jinqiao manufacturing and auto R&D; Lujiazui within commute
About this areaPudong · Lujiazui riverfrontApartmentsFull file
Shanghai's best-known ultra-luxury riverfront address. Full Huangpu views, operator-run leasing, walking distance to Lujiazui offices.
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Jinqiao's international community is a planned district, not a building: villas, low-density apartments, international schools, supermarkets, sports facilities. When teachers and American families say Jinqiao, they usually mean here.
Biyun villas is an area in agent shorthand, not one address. Come to a viewing able to name the specific cluster; the title deed is what settles the address.
One of the villa names foreign agents reach for around Jinqiao and Biyun. Garden, parking and enough bedrooms for two or more children.
Worth knowing: Exact address, management company and whether a corporate lease is possible have not been verified on site.
Same brand as Tomson Riviera, an entirely different product: golf villas against a Lujiazui tower. Budget band, tenant profile, commute and schools all differ.
Worth knowing: Two different places under one brand name — check which one a listing means.
Phased villas in Jinqiao next to Tomson's Pudong golf course, in six phases. Same brand as Tomson Riviera, an entirely different product: houses, not a Lujiazui tower.
Worth knowing: Phase one has been handed over; later phases are not rental stock by default. Ask whether the Dulwich Pudong or Concordia bus actually comes in.
On Luoshan Road, next to Tomson's golf course and Central Park — the villa scheme that followed the golf villas. Detached houses and townhouses. Century Park and Huamu, not the Lujiazui waterfront. Worth asking for Lianyang school families.
Worth knowing: Do not collapse Lakeville Garden, Junpin and the golf villas into one Tomson villa. Anyone commuting to Lujiazui should time the morning peak first.
Huamu and Lianyang form the dense international apartment belt north of Century Park — a step below the Biyun villas in price, closer to the metro and the malls. Considered by Dulwich Pudong and Concordia families, and by Korean households not committed to Hongquan Road.
Worth knowing: Do not use it interchangeably with Biyun. Lianyang is urban; Biyun is a planned international community.
The prime villa belt around Lianyang and Huamu, listed by prime agents alongside Seasons Villas and Tomson Golf. Strongly Chinese-garden in character, and likely more weighted to returnees than to first-time assignees.
Yanlord's riverfront product in Pudong. More of a family building than Tomson Riviera, though still outside the first ring of the Jinqiao school buses. Asked about by executives working around Lujiazui and Zhuyuan Road.
On the Lujiazui waterfront next to Tomson Riviera; the address usually published is Lane 600, Middle Yincheng Road. Comparable location, typically below Tomson in price. Some buildings are held and let by the owner.
A late first-line riverfront project on the south Lujiazui bank, mixing towers and townhouses. Newer than the Tomson stock.
Worth knowing: The marina talk is sales language. Treat it as a question: is it actually usable, and what does it do to the management fee.
A mainstay of the prime cluster on the south Lujiazui bank, usually named alongside Yanlord and Shimao Riviera. Prime apartments, not a villa community.
One of the earlier export-sale blocks on the Lujiazui waterfront. Below Tomson and COFCO in price, and a regular in the expatriate rental pool.
Worth knowing: Its age means the fit-out varies enormously between units.
Employer clusters: North Bund shipping and finance; Yangpu tech campuses
About this areaYangpuServicedFull file
A serviced building by Anshan Xincun on Line 8, where every unit has its own kitchen and you pay at the property.
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Shui On's riverside product in the Lakeville line, at a different address from Lakeville at Xintiandi. Huangpu riverfront, not Qiantan.
The names around White Magnolia Plaza rotate in agent conversation. The common thread: new river views, a thinner service ecosystem than Biyun, and the Yangpu Eurocampus within reach.
Recent ultra-prime stock along the North Bund. Weighted to returnees and high-net-worth buyers; rarely where a newly arrived assignee starts. New river frontage, top of the price band.
Large floor plates on Huangpu Bay at the North Bund. New, with river views, and easier to justify on price than a Puxi garden house.
Shui On's North Bund urban-renewal community, not one building: housing, retail and offices on one plan. For people who want a Puxi riverfront story and still a metro ride into Lujiazui. Newer than Lakeville at Xintiandi, thinner than the Former French Concession.
Worth knowing: Schools are not the selling point. Households with international-school children should map the bus first. Do not treat the whole Ruihong plan as one listing.
Shui On's knowledge-and-innovation community in Yangpu. Offices, retail, housing and University Road stacked together. Asked about by short-stay foreigners, founders, and anyone without a school run.
Worth knowing: Households with international-school children should map the bus before treating University Road as the lifestyle. Inno KIC is a different name on the same Shui On list — not the same building.
Employer clusters: Hongqiao CBD headquarters park and exhibition economy
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Villas around Moon Lake and the Sheshan resort area. Floor area, air, and a weekend feel.
Worth knowing: Commute and school buses are the real cost, unless the office is in Songjiang or Qingpu, or the children are at YK Pao Songjiang.
Prime villas inside the Sheshan resort area. Floor area, the lake, and a weekend feel.
Worth knowing: A daily commute into Lujiazui will wear thin. With children at a city international school, this is a second-home decision.
The American-named villa scheme at Sheshan, regularly quoted by foreign agents. Same commute logic as Moon Lake and Shimao Sheshan.
Greentown's flagship villas around Qingpu and Xujing, inside the Greater Hongqiao exhibition radius. A serious option for German and French families with a car and children at the Qingpu Eurocampus.
Shui On's mixed community in the Hongqiao business district: retail, housing, a hotel and a large green. Not a Hengfu shikumen, and not a Qingpu villa island. A weekend radius for households with a car, using Hongqiao hub, with children in Qingpu or Huacao schools.
Worth knowing: Do not treat it as living in Panlong and commuting to Wellington Qiantan. That is a cross-city trip.
One of the established names in the Hongqiao and Xijiao villa belt. For families with a car, on the SAS Puxi or Qingpu Eurocampus bus, who want a garden.
The English-themed tourist town in Songjiang. Wedding photographs and a weekend out.
Worth knowing: Not an international community, and not inside the SAS or Eurocampus bus radius.
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