Henderson Land Development (0012) uploaded the sales brochure of The Henley I in Kai Tak, covering 479 units with sizes ranging from 186 square feet to 1,350 sq ft.

The smallest flats coming with a 95-97-sq-ft garden are Flat G on the ground floor of Block A to D.

The project is expected to be completed on April 30, 2022.

Meanwhile, Sun Hung Kai Properties (0016) will put 82 units at Regency Bay II in Tuen Mun on sale on Saturday. The flats range from 299 sq ft to 501 sq ft with a selling price between HK$17,192 and HK$20,310 per sq ft after discounts. The cheapest flat is HK$5.68 million.

Still in the primary market, Road King Infrastructure (1098) will open sales of 240 units at SouthLand, above Wong Chuk Hang Station, on Saturday. Ten four-bedroom units will be launched by tender.

Sino Land (0083), meanwhile, has released the third price list of 67 units at One Soho in Mong Kok, with an average selling price of HK$24,918 per sq ft after discounts. The developer received 650 checks for One Soho, and sales of 168 units will be launched on Saturday.

And mainland developer Sino-Ocean Group (3377) opened the show flat of Uptify in Mong Kok yesterday and the price list of the first batch of 30 units will be released today.

Among other transactions, six flats at St Michel in Sha Tin were sold by tender, with a 1,502-sq-ft unit sold for HK$30.05 million, the highest in the project.

(The Standard)

Sun Hung Kai and think tank call for the increase of plot ratio in wetland buffer to increase land supply for affordable homes

Building density in the Wetland Buffer Zone could be higher to accommodate medium-height apartment buildings, said SHKP’s planning director

The Our Hong Kong Foundation also supports a review of the planning regulations for the city’s wetlands, as they were first drafted in 1997

Hong Kong’s largest developer by capitalisation and a prominent think tank are urging the local government to allow areas with low ecological value within the city’s wetlands buffer area to be developed into higher-density housing projects to alleviate housing shortage.

Building density in the Wetland Buffer Zone, a strip of land measuring about 1,200 hectares (2,965 acres) about 500 metres away from the Deep Bay Wetland Conservation Area in the northwestern corner of Hong Kong’s New Territories near the border with Shenzhen, could be higher to accommodate medium-height apartments of about 15 stories, said Sun Hung Kai Properties (SHKP)’s planning and development project director Spencer Lu.

The current plot ratio – the total built-up area of a development divided by the total site area – in the buffer zone is between 0.2 and 0.4 times, which limits the versatility of the land in the area, forcing developers to build million-dollar villas such as the Palm Springs development to remain profitable.

“Development versus conservation is not a zero-sum game,” said Robert Chan, executive director of Sun Hung Kai Real Estate Agency, a unit of the developer, citing the firm’s latest housing project in the buffer area of Tin Shui Wai as the benchmark of property development integrated in nature conservation.

The developer already has three residential projects in the buffer area, including the 1,727 apartments at the Wetland Seasons Park in Tin Shui Wai with a plot area of between 1.39 times and 2.15 times. The second, adjacent project under construction at Tin Shui Wai Lot 33 comprises 1,765 flats, 260 villas and six houses, while the third project at Tung Shing Lei in Yuen Long offers 1,518 apartments.

The urging underscores the long-standing debate between property development and conservation in the world’s least affordable housing market for nine successive years in 2019, where a shortage of usable land has been blamed as the driving force for the almost sixfold jump in average home prices over 16 years. The call for turning the Wetland Buffer Area into housing has also been supported by the Our Hong Kong Foundation, a think tank headed by the city’s first Chief Executive Tung Chee-hwa, which said that higher density for development could be an answer for housing shortage and help to contain the runaway home prices.

“The government should review the planning as there has been lots of changes in the last two decades” since the plot ratio regulations were drafted in 1997, said the foundation’s senior researcher Ryan Ip.

The Deep Bay Wetland Conservation Area abuts the Shenzhen Bay, which separates Hong Kong from Shenzhen. The Mai Po nature reserve and Hong Kong Wetlands Park are located in this area. All but 5 per cent of the 1,200 hectares in the buffer zone have either been developed into housing, or are earmarked as brownfield sites, or are sitting vacant, with a tiny portion being used as fish ponds, said Lu. Any plan to develop in the buffer area requires an ecological impact assessment (EIA) study to be approved before construction can commence.

SHKP’s Wetland Seasons Park, located just next to the city’s wetlands, is being offered as an example of development integrated into conservation, Chan said.

The 20 apartment buildings in the project are each limited to 10 stories in height. Up to 35 per cent of the site is reserved for landscaping, involving the planting of 1,300 trees of 48 different species and 150,000 shrubs of 200 species. The developer erected a six-metre noise barrier and halted construction for six months during winter to avoid disturbing the flocks of herons, egrets and migratory birds nesting in the park.

“The project took about seven years to complete, compared with four to five years for ordinary residential developments,” Chan said. “Construction cost was about 10 per cent higher than normal developments, but it was worth it.”

SHKP sold 1,670 apartments at Wetland Seasons Park alone as of December, for a total sales revenue of nearly HK$11 billion (US$1.42 billion), compared with the HK$2 billion it paid the government in 2014 for buying the land at Tin Shui Wai, according to data by Dataelements. The project at Lot 33 has not been released for sale.

The momentum is moving in the developers’ direction. More than 40 per cent of the buffer zone, or about 513 hectares, fall within the land-use zone that allow residential development to be erected, Hong Kong’s Secretary for Development Michael Wong said last month in the city’s legislature. The government would review the planning guidelines related to the buffer area “on the premise of balancing the needs for conservation and increase of housing land supply,” he said.

MTR Corporation, the city’s subway operator and a major land owner, has obtained the go-ahead to proceed with its development and design of the Northern Link, with three proposed stations at Ngau Tam Mei, San Tin and Kwu Tung close to the buffer area.

Still, the higher density with the proposed Northern Link could pose potential threat to the fragile ecology of the buffer area, said Roy Ng Hei-man, campaign manager for the Conservancy Association, Hong Kong’s largest environmental advocacy group.

“The purpose of the Wetland Buffer Area is to safeguard the core reserve area,” Ng said. “We are worried about the multiple impact on the conservation area as more property and infrastructure developments arise in the sensitive area. More importantly, the impact may not be seen until many years from now.”

(South China Morning Post)

新地86億高價 奪古洞首幅住宅地

新地  (00016) 成功擊退9組財團，以86.14億元高價奪古洞發展區首幅住宅用地，每平方呎樓面地價約7,184元，遠高於市場估值上限44%，亦較鄰地補地價倍升，新地看好區內發展，預計總投資額約180億元，料日後落成呎價達1.8萬元。

高估值上限44% 料日後賣1.8萬元呎

規劃多年的新界東北，發展進程漸見眉目，地政總署昨日公布，古洞第25區地皮由新地以86.14億元投得，每平方呎樓面地價約7,184元。較市場估值上限約60億元，高約44%。倘扣除公共交通交滙處6.78萬平方呎樓面，樓面地價達7,614元。

而相較於2013年11月批出的上水官地 (現時為恒地 (00012) 旗下高爾夫‧御苑) 的每平方呎樓面地價約5,200元，高出約38%。倘與比鄰第24區恒地持有的用地相比，3年前補地價金額約12.4億元，每平方呎樓面補地價約3,643元，是次新地投得25區用地倍升。

雷霆：總投資額約180億

新地副董事總經理雷霆表示，集團很高興投得古洞地皮，地皮將來是雙鐵路交滙站，位置十分優越，而且未來區內亦有足夠生活及就業配套。集團將會在項目興建中小型單位，預計總投資額約180億元。

對於是次發展商以高價奪得古洞地，萊坊執行董事林浩文認為，是次中標價對日後推出的古洞地皮具指標性作用，與當年啟德發展區情況類似，即市場原本不算太看好該區地價，惟該區首幅地皮批出後，區內往後地皮的中標價隨即跟隨調高。他亦預計，發展商日後會以同系類似元朗YOHO Town的模式發展，落成後呎價料由1.8萬元起。現時同區粉嶺及上水一帶的二手屋苑，平均成交呎價約1.4萬至1.5萬元，若按落成後每呎售價約1.8萬元計，可見日後項目呎價較同區二手高。

測量師紛調高已納入本年度賣地計劃的同區兩幅用地，其中古洞第24區，可建樓面面積約492,390平方呎，估值由原先22.1億元至24.6億元，調升至29.5億元至36.9億元；而粉嶺公路與青山公路交界--古洞段用地，可建樓面面積約71,108平方呎，則由原先3.9億至5億元，調升至4.84億至5.26億元。

新地在區內擁有不少發展項目，其中新地就古洞雙魚河東岸的地皮，於2019年向城規會修訂申請，並計劃在項目興建37幢不高於3層的洋房，涉及住宅樓面面積約8.48萬平方呎，料日後區內項目可產生協同效應。

上述地皮位於古洞第25區，即怡景花園及前石仔嶺安老院的位置，鄰近規劃中的北環綫古洞站，可作住宅發展，地盤面積約19.99萬平方呎，以地積比率約6倍計，可建樓面約119.9萬平方呎。按照賣地條件，發展商需興建公共運輸交滙處，涉及樓面面積不少於6.78萬平方呎。而項目亦需於2028年12月31日前竣工。

地皮於上周五截標，共10份標書，早前測量師估值介乎48億至60億元，每平方呎樓面地價約4,000至5,000元。

(經濟日報)

發展商增土儲 新發展區成焦點

由於港九市區的大型地皮的供應所剩無幾，新界北將會成為未來住宅供應重鎮之一，再加上政府近年加大力度提供公營房屋供應，私人發展商為維持土地儲備，這類位於新發展區的大型土地變成發展商的兵家必爭之地。

市區大型住宅供應 所剩無幾

政府近年調整公私營房屋的比例，私樓未來供應會愈來愈緊張，而現時市區的大型住宅供應已經所剩無幾，港島黃竹坑站及將軍澳日出康城上蓋早前已批出所有期數的發展權。至於啟德新發展區，現時賣地表上亦再未有住宅地，政府在早前的《財政預算案》上表示，啟德未來會有5幅商業地改劃作住宅，提供約5,800個單位，但整體而言，市區未來可見大型住宅地皮的供應寥寥可數。

看好發展潛力 率先高價投地

而未來住宅供應重鎮將會集中在東涌、新界西北以及明日大嶼的人工島。而明日大嶼發展年期最長，發展商更加把握機會競投新發展區的土地作發展。根據政府現時的規劃，用地附近將會有未來擬建的北環綫古洞站，現時預計最快2027年才通車，新地 (00016) 今次明顯看好區內日後的發展潛力，率先出高價投地。

而事實上，過往新地在新界區亦有不少類似的大型住宅發展經驗，例如元朗YOHO、天水圍Wetland系列樓盤，整體的銷情口碑相當不俗，相信新地亦會借鏡這些樓盤的經驗作發展。

(經濟日報)

鴨脷洲加快轉型 發展住宅商業項目

近年鴨脷洲發展加快，當中西南面利南道的工業區正轉型成為住宅及商業發展，包括中信持有的利南道111號大昌貿易行工業項目申請改作住宅發展。

中信大昌貿易行 擬改劃住宅

鴨脷洲區內發展以住宅為主，受惠港鐵南港島綫通車，區內住宅及商業發展均有所加快，區內有多個大型的公私營住宅項目，現時區內的工業發展分散在東面的海旁道船廠，以及西南面利南道的工業區。當中位於鴨脷洲西南面的利南道工業區，獲規劃署改劃成「其他指定商貿」用途，而西面利南道地皮原作為貨物裝卸區等工業用途，則獲改劃轉型作為住宅及休憩用地。

而位於利南道商貿區的中信利南道111號大昌貿易行工業項目，於2015年已獲批可建22層高商廈，涉及商用樓面約89.4萬平方呎，惟近年有見利南道住宅地高價批出，發展商亦有意將地皮改劃為住宅發展，擬提供448個中大型單位，住宅樓面涉約32.8萬平方呎，並提供小量零售食肆樓面。

事實上，鄰近的利榮街2號新海怡廣場，原為樓高24層的工廈物業，業主華廈置業 (00278) 早在2010年已經全幢改裝作商業用途，現時成為名牌特賣場及傢俬設計公司，屬區內首個成功轉型的項目，總樓面約46萬平方呎。

利南道豪宅 可供約289伙

另外，鄰近前身為香港駕駛學院租借的利南道住宅地，則在2017年由龍光地產及合景泰富 (01813) 以約168.6億元投得，發展商將該地計劃打造成頂級豪宅項目，提供約289個住宅單位，估計平均每戶面積超過2,000平方呎。

鴨脷洲島上最大的私人屋苑海怡半島，前身亦是港燈的發電廠，目前在區內怡雅路2號，港燈仍然持有綜合大樓及停車場項目，於2018年2月以約6.6億元完成補地價，將與長實 (01113) 合作發展，計劃興建為17層高酒店，可建樓面約38.1萬平方呎，預計將提供約510個酒店客房。至於綜合大樓部分則會保留，總項目樓面共約53萬平方呎。

(經濟日報)

便利店低逾6成 25萬租海防道舖

零售高峰期後 近10年首錄進駐個案

舖租回落，民生商戶進駐核心區一綫街。海防道地下一舖位，以每月約25萬租出，新租客為7-11便利店，較舊租低約65%，屬近地段近10年首錄便利店租地舖個案。

尖沙咀海防道地下舖位，獲便利店租用，涉及地段47號地下，面積約550平方呎，獲7-11便利店租用，現正進行裝修。

翻查資料，該物業曾由連鎖鞋店Crocs於2011年以每月71萬元租用，當時正值零售高峰期，租金處高位。品牌租用多年後，直至2019年遷出，業主曾把地下短租予手機配件店及利市封店。

去年中，舖位由中藥品維特健靈以每月約25萬租用，租期1年，其後品牌轉租同地段一個面積約400平方呎，月租約20餘萬元。如今舖位再租予7-11，租金較高峰期跌65%。

事實上，過往尖沙咀海防道有便利店租戶，早年租用漢口道及海防道交界舖位，為2011年後進入零售高峰期，各大品牌搶舖，租金倍升，便利店亦絕迹海防道，故是次屬近10年地段首錄便利店租務。

葵涌餐廳舖 42年升值71倍

代理透露，中環些利街18號地下，建築面積為3,050平方呎，剛由日本餐廳承租，每月租金18.2萬元，呎租約60元，較舊租下調約45%。

另消息稱，葵涌盛芳街23至39號地下，面積約850平方呎，以約6,200萬元成交，舖位由餐廳以每月約18萬元租用，回報率約3.5厘。原業主1979年以86萬買入，持貨42年，舖位升71倍。

代理表示，隨着零售消費展現增長，氣氛好轉加上租金經已回落，商舖租賃亦轉趨活躍。一綫街舖租金在本年首季按季跌幅介乎4至6.2%，由高峰水平回落約74至81%，該行預計，隨着社交距離措施有望逐漸放寬，預料餐飲擴充趨勢在短期內將會持續。

(經濟日報)

核心區鋪租按季跌逾4% 代理：租金回落有助食肆擴張

隨着零售消費增長，加上租金高位回落，商鋪租賃趨活躍。代理指出，一綫街鋪租首季按季跌幅介乎4%至6.2%，主力於民生消費商戶，趁機進駐以往難以負擔的核心區鋪，食肆擴充主導租賃市場。

代理表示，今年首兩個月零售銷貨額回升，按年升幅達2.7%，為自2018年第一季以來首錄升幅，有見經濟露曙光，加上租金已回落，一綫街鋪租由2013年高位回落約69%至81%，今年首季按季再跌介乎4%至6.2%，民生消費商戶趁機進駐以往難以承租的核心區，包括時裝品牌American Eagle租下中環陸海通大廈一個約7400方呎鋪位。

鋪租較高位回落逾69%

鋪租回落，有助食肆擴充，他表示，自2017年起，儘管經歷貿易戰、反修例事件及疫市，截至去年底共25329個食肆牌照獲批，按年升4.6%。而該行自2020年以來促成65食肆租賃，半數位於非核心零售區，近半位於將軍澳、荃灣及東涌區，人口增加及家庭收入增長中的地區，最受食肆垂青。

過去一年促成65宗食肆租賃

代理續說，今年首兩月整體零售銷售增長，耐用消費品銷售額在2019年及2020年，分別錄11.8%及24.4%按年跌幅，本年首兩月按年升28.1%；服裝及鞋類銷售額在連跌8個季度後 (其中6季跌幅逾20%)，本年首兩月按年升7.5%。民生消費成為救市主力，全因市場仍然缺乏遊客，據香港旅遊發展局數字，本年首兩月內地訪港旅客合計共有6679人，按年大跌99.7%。

(星島日報)