海南省三亚市中级人民法院
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（2017）琼02民终1447号
上诉人（原审原告）:陶琢。
委托诉讼代理人：侯孝发，海南三和元律师事务所律师。
被上诉人（原审被告）：魏德安。
委托诉讼代理人：班慧，海南卫伦律师事务所律师。
委托诉讼代理人：ＸＸ安，海南卫伦律师事务所实习律师。
原审第三人：陶洪勤。
上诉人陶琢因与被上诉人魏德安，原审第三人陶洪勤房屋买卖合同纠纷一案，不服三亚市城郊人民法院（2017）琼0271民初4543号民事判决，向本院提起上诉。本院于2017年9月29日立案后，依法组成合议庭，对本案进行了审理。本案现已审理终结。
陶琢上诉请求：一、判令撤销一审判决第三项；二、改判魏德安赔偿陶琢损失暂计30万元（最终以涉案房屋价值鉴定金额与双方约定的房屋转让金额62万之间的差额为准）；三、本案一、二审诉讼费由魏德安承担。事实和理由：一审在已查明相关事实的情况下，适用法律错误，导致判决错误。一审法院经审理查明，2016年11月，陶琢与魏德安就买卖三亚市春光路兰海滨河城市花园1区B栋204室达成口头协议，约定涉案房屋转让价款为62万，支付方式为先支付定金2万元，再付首付款21万(含定金），剩余房款通过银行贷款支付。2016年11月20日，陶琢向魏德安支付定金2万元。2016年12月5日，陶琢向魏德安支付首付款11万元。为方便陶琢办理按揭贷款的需要，魏德安将其中的8万元转回给陶琢，之后陶琢又将该8万元转给魏德安。由此，陶琢取得向魏德安支付首付款21万元的转账记录。此后，陶琢多次要求魏德安来三亚办理银行贷款面签手续及房产过户手续，魏德安一再推诿，最后于2017年5月25日告知不再出售涉案房屋。在查明以上事实的基础上，一审法院认为，三亚市房地产价格在今年上半年大幅上涨是魏德安不继续履行房屋买卖协议的主要原因，魏德安的行为己构成违约。陶琢认为，既然魏德安已经构成违约，根据《中华人民共和国合同法》第九十七条、第一百一十三条的规定，陶琢可以要求魏德安赔偿损失，损失赔偿额应相当于因违约所造成的损失，包括合同履行后可以获得的利益。在本案当中，如果房屋买卖合同得以继续履行，陶琢将获得涉案房屋的所有权，继而获得该房屋价值上涨的利益。现该房屋自双方达成买卖协议之后，市场价值一路攀升，至今仍有继续上涨的趋势，陶琢因魏德安违约所造成的损失显而易见。因此，一审法院认为陶琢要求赔偿损失不成立是错误的，依法应当予以改判。
魏德安辩称，原判认定事实清楚，适用法律正确，请求二审法院驳回上诉，维持原判。第一，一审法院查明：魏德安与陶琢就买卖涉案房屋达成口头协议，对房屋总价款、定金数额、首付款金额进行了约定。陶琢共计向魏德安支付定金2万元，首付款11万元。后因陶琢违法占用魏德安房屋，并更换锁芯，魏德安告知陶琢不再将涉案房屋出售给陶琢。第二，一审法院在查明上述事实的基础上认定魏德安违约，并依据《中华人民共和国合同法》第一百五十一条，判令魏德安承担违约责任，向陶琢双倍返还巳经收取的定金。第三，陶琢要求魏德安赔偿房屋增值损失的诉求，于法无据。首先，房屋增值部分属于机会利益，即在合同签订时信赖合同有效而有可能将来取得的某种利益，亦称信赖利益。依据《中华人民共和国合同法》第一百一十三条：”当事人一方不履行合同义务或者履行合同义务不符合约定，给对方造成损失的，损失赔偿额应当相当于因违约所造成的损失，包括合同履行后可以获得的利益，但不得超过违反合同一方订立合同时预见到或者应当预见到的因违反合同可能造成的损失”的规定可知，信赖利益取得的前提条件是签订合同时可以预见。本案中，房产价格的升降取决于房地产市场和国家调控，具有不确定性。现实中，房屋价格每月每年均发生变化，双方在签订合同时根本无法预见未来的房价。综上，一审认定事实清楚，适用法律正确，陶琢的上诉请求没有事实和法律依据，请求贵院依法驳回陶琢的上诉请求，维护魏德安的合法权益，以免诉累。
陶洪勤述称，同意一审判决。
陶琢向一审法院起诉请求：1、判令魏德安向陶琢返还双倍定金人民币4万元、购房首付款11万元、赔偿陶琢经济损失30万元（最终以涉案房屋价值鉴定金额与双方约定的房屋转让款金额62万之间的差额为准）；2、本案诉讼费由魏德安承担。
一审法院认定事实：2016年11月，陶琢与魏德安就买卖三亚市春光路兰海滨河城市花园1区B栋204室达成口头协议约定，涉案房屋总价款为62万元，首付款21万元，剩余房款通过银行贷款支付。2016年11月20日，陶琢向魏德安支付定金2万元，2016年12月5日，陶琢向魏德安支付首付款11万元。因办理房屋按揭贷款需要，魏德安将陶琢支付的11万元首付款中的8万元转回给陶琢，后陶琢又将该8万元转给魏德安。陶琢于今年春节期间向魏德安借用涉案房屋一个星期，但期限满后继续占用，期间双方合意将房屋价款变更为680000元，涉案房屋现由陶琢使用并更换锁芯。2017年4月14日，魏德安告知陶琢因家庭原因，不再将涉案房屋出售给陶琢。陶琢与魏德安并未签订正式的《房屋买卖合同》。陶琢在举证期限内向一审法院申请对涉案房屋现市场价值进行鉴定。
一审法院认为，陶琢与魏德安就买卖三亚市春光路兰海滨河城市花园1区B栋204室达成口头协议，双方对购房总价款、定金的支付、付款方式的约定明确，且魏德安收取陶琢支付的定金及首付款，双方之间房屋买卖关系成立。双方之间达成的房屋买卖口头协议系有效合同，双方应依约全面履行义务。魏德安不同意转让涉案房屋，陶琢诉求魏德安返还购房款，陶琢的行为视为其同意不再继续履行房屋买卖协议，双方之间达成的口头房屋买卖协议应予解除。陶琢请求魏德安返还购房款11万元的诉求理由成立，予以支持。魏德安在清楚陶琢支付首付款没有达到原约定数额以及陶琢占用涉案房屋情况下，继续与陶琢协商提高房价等房屋买卖相关事宜的行为，应视为魏德安不追究陶琢上述违约行为的违约责任。魏德安主张陶琢上述行为违约不予返还定金的理由不成立，不予支持。三亚市房地产价格在今年上半年大幅度上涨是魏德安不继续履行房屋买卖协议的主要原因，魏德安的行为已构成违约。陶琢诉求魏德安双倍返还定金4万元理由成立，予以支持。双方约定的最终购房价为68万元，而陶琢包括定金只支付购房款13万元，两者相差甚远，陶琢能否办理银行按揭贷款不可预见，陶琢是否有能力履行房屋买卖协议亦未可知。同时，陶琢在履行合同过程中存在违约行为，因此，陶琢请求魏德安支付房屋买卖协议履行后可以获得利益损失的诉求理由不成立，不予支持。陶琢关于对涉案房屋现市场价值进行鉴定的申请，不予采纳。依据《中华人民共和国合同法》第六十条第一款、第九十四款第二项、第九十七条、第一百一十三条第一款、第一百一十五条之规定，判决：一、魏德安自本判决生效之日起十日内向陶琢双倍返还定金4万元；二、魏德安自本判决生效之日起十日内向陶琢返还购房款11万元；三、驳回陶琢的其他诉讼请求。如果未按本判决指定的期间履行给付金钱义务，应当依照《中华人民共和国民事诉讼法》第二百五十三条的规定，加倍支付迟延履行期间的债务利息。案件受理费4025元（陶琢已预交），由陶琢承担2375元，由魏德安承担1650元。
本院二审期间，陶琢提交三亚市存量房交易资金监管协议，显示2017年9月18日魏德安将涉案房屋转让给他人，出让价格为105万元。经质证，魏德安认为该证据超出举证期限，不予质证。陶洪勤认为房屋尚在交易中，尚未完成交易。本院认为，各方对该证据真实性无异议，予以确认。其他当事人未提交新证据。
经审理查明，一审查明事实属实，本院予以确认。
本院认为，本案争议焦点为魏德安是否应当赔偿陶琢房屋价值上涨的差价损失。依据《中华人民共和国城市房地产管理法》第四十一条规定”房地产转让，应当签订书面转让合同，合同中应当载明土地使用权取得的方式”，双方转让房屋应当签订书面合同。陶琢与魏德安就房屋买卖达成口头协议，仅对购房总价款、定金的支付、预付款项进行约定，未对交房时间、办证违约责任、付款时间、付款方式等主要条款作出约定，双方的口头约定应视为房屋买卖预约协议。陶琢对能否办理银行按揭贷款不可预见，陶琢是否有能力履行房屋买卖协议亦未可知。同时，双方缔约过程中的信赖利益与期待利益在合理范围内受法律保护，因合同不能履行后所受到的损失包括直接损失和间接损失，赔偿上限不得超过一方订立合同时应当预见的因合同无效可能给对方造成的损失，一般也不能超过预约订立及履行后所能获得的利益。房价涨跌由市场因素和政府调控政策影响，与本案口头协议履行无必然关联，房屋价值上涨的差价已超出双方所能预见的范围，且不属于因口头协议履行所能获得的利益，魏德安不应就房屋上涨的差价损失进行赔偿。故对陶琢主张魏德安应赔偿房屋上涨差价损失的诉求，不予支持。
综上所述，陶琢上诉请求不能成立，应予驳回；一审判决认定事实清楚，适用法律正确，应予维持。据此，依照《中华人民共和国民事诉讼法》第一百七十条第一款第一项之规定，判决如下：
驳回上诉，维持原判。
二审案件受理费5800元（陶琢已预交），由上诉人陶琢负担。
本判决为终审判决。
审判长扆成塘
审判员李桂祥
审判员李新建
二〇一七年十一月三日
法官助理蒋炯
书记员何莹
附本案相关法律条文：
《中华人民共和国民事诉讼法》
第一百七十条第二审人民法院对上诉案件，经过审理，按照下列情形，分别处理：
（一）原判决、裁定认定事实清楚，适用法律正确的，以判决、裁定方式驳回上诉，维持原判决、裁定；
（二）原判决、裁定认定事实错误或者适用法律错误的，以判决、裁定方式依法改判、撤销或者变更；
（三）原判决认定基本事实不清的，裁定撤销原判决，发回原审人民法院重审，或者查清事实后改判；
（四）原判决遗漏当事人或者违法缺席判决等严重违反法定程序的，裁定撤销原判决，发回原审人民法院重审。
原审人民法院对发回重审的案件作出判决后，当事人提起上诉的，第二审人民法院不得再次发回重审。
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[{法规名称:\'《中华人民共和国合同法》\',Items:[{法条名称:\'第九十七条\',法条内容:\' 第九十七条
合同解除后，尚未履行的，终止履行；已经履行的，根据履行情况和合同性质，当事人可以要求恢复原状、采取其他补救措施，并有权要求赔偿损失。[ly]\'}]},{法规名称:\'《中华人民共和国民事诉讼法（2013年）》\',Items:[{法条名称:\'第一百四十二条\',法条内容:\'
第一百四十二条 法庭辩论终结，应当依法作出判决。判决前能够调解的，还可以进行调解，调解不成的，应当及时判决。[ly]\'}]}]};if
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