中环写字楼首季空置率创15年新高

有代理发表最新的香港写字楼租赁市场报告指出，租金跌幅普遍在首季放缓，但企业持续缩减规模，明年和后年亦有可能出现供应过剩，令租金走势受压。而中环空置率更创15年新高。

整体甲级写字楼租金于今年第一季下跌3.5%，跌幅小于上季的5.1%；其中，港岛区租金于首季下跌4%，以湾仔/铜锣湾跌幅最大，下跌4.3%；其次是中环跌3.8%及港岛东跌3.5%。九龙区的租金则相对靠稳，按季下跌2.8%；尖沙咀、九龙东及九龙西的租金分别下跌5.2%、2.2%及1.4%，九龙西租金走势自2019年第三季以来相对稳健，因为该区的租金较为相宜，企业缩减规模的情况较不普遍。

由于实施在家工作政策，加上营商前景欠佳，多家银行陆续缩减规模及弃租空间。首季本港写字楼整体空置率自去年年底的8.3%微升至8.9%；其中，港岛区空置率由6.8%升至7.4%，主要由于湾仔/铜锣湾的空置率由8.4%升至9.5%；中环空置率在季内从7.3%微升至7.6%，创15年新高；九龙区空置率由10.3%升至10.8%，主要受尖沙咀空置率升至9.5%所拖累；九龙东下跌13.8%仍属九龙空置率最高的地区。

预计今年仅有黄竹坑及元朗两个写字楼项目落成，合共提供69.76万方呎楼面面积；然而，明年将有540万方呎的写字楼空间将推出市场，大部分位于非核心区位置，而在2023年亦有280万方呎楼面推出市场，而且大部分位于核心区。鑑于现时空置楼面已超过530万方呎，预料空置率很大机会升穿10%，除非写字楼需求大幅反弹，但目前而言这个情况不大可能出现，按此推算，明年租金将会持续走弱。

在目前市况下，準备首次公开招股的企业成为写字楼市场鲜有的利好因素，将可带动写字楼租赁需求，预料在中环及湾仔/铜锣湾传统上金融机构及商业服务提供者集中的地区，其租金将会受到支持。

代理指出，市场上弃租的消息不绝于耳，业主唯有寄望首次公开招股市场，以及内地企业需求向好，可为写字楼市场带来支持。

(信报)

更多湾仔区甲级写字楼出租楼盘资讯请参阅：湾仔区甲级写字楼出租

更多铜锣湾区甲级写字楼出租楼盘资讯请参阅：铜锣湾区甲级写字楼出租

更多中环区甲级写字楼出租楼盘资讯请参阅：中环区甲级写字楼出租

更多尖沙咀区甲级写字楼出租楼盘资讯请参阅：尖沙咀区甲级写字楼出租

更多九龙湾区甲级写字楼出租楼盘资讯请参阅：九龙湾区甲级写字楼出租

更多观塘区甲级写字楼出租楼盘资讯请参阅：观塘区甲级写字楼出租

邓成波4个月沽12物业套9.6亿 深水埗巨铺造1.49亿 上环店蚀550万

「铺王」邓成波自去年下半年起一直沽货，今年出货态度仍然积极，不足4个月已连沽最少12项工商铺物业，涉资约9.61亿元，佔去年全年套现金额约19亿元的50.6%。邓成波近日连环沽售深水埗及上环两个铺位，共值约1.745亿元，当中上环的铺位持货4年，账面须蚀550万元离场。

连环减磅 最贵交易涉4亿

邓成波去年7月开始「减磅」，主要出售全幢物业或重建地盘，涉及的银码较大，不乏逾亿元交易，故半年共套现约19亿元。踏入今年，他改变沽货策略，售出不少二三线铺位，甚至工厦单位，成交价由约1800万至达4亿元，共售出最少12项物业，套现约9.61亿元，为去年套现金额约一半。自去年7月至今，邓成波已成功沽出共值约29亿元物业。

今年邓成波出货主要集中在农历新年前，及至近日，市场再出现他沽货消息。市场人士透露，由邓成波持有的深水埗医局街238号嘉美中心地下A至D铺，为建筑面积达1.4万方呎巨铺，最新以约1.49亿元售出，呎价约1.06万元，铺位现由老人院租用。

根据土地註册处资料，邓成波于2014年12月以7950万元买入上述铺位，现沽货账面获利6950万元，持货逾6年赚87.4%。

虽然邓成波今年沽出的铺位大部分获利离场，但市传他最新卖出的上环水坑口街18号地下连阁楼，地下建筑面积约1200方呎，阁楼建筑面积约1000方呎，合共约2200方呎，有指成交价约2550万元，呎价约1.16万元。铺位现由健身中心以月租7万元租用，新买家租金回报约3.3厘。资料显示，邓成波于2017年2月以3100万元购入此铺，持货4年账面亏损550万元，贬值17.7%。

砵兰街相邻两全幢嗌18亿

消息人士指出，邓成波会续放售贵重物业，包括近期推出油麻地砵兰街46至52号全幢旧楼及毗连的砵兰街60号全幢酒店一併放售，叫价共18亿元。

砵兰街46至52号现为一幢9层高旧楼，地盘面积约4000方呎，邓成波于2014年起开始收购，于2018年统一全部业权；而砵兰街60号，地盘面积约4050方呎，为一幢30层高酒店，提供199个客房，建筑面积约为4.86万方呎，他在2018年底斥资11亿元向英皇国际 (00163) 购入。由于两个项目为相连地盘，具潜力合併发展，总地盘面积约8050方呎，料可重建成一幢总楼面近9.7万方呎的商业项目，以叫价18亿元计算，每方呎楼面地价约1.86万元。

(信报)

Companies head back to Central where tumbling office rents in Hong Kong’s prime business district have made trophy addresses affordable

Central endured a 7.6 per cent vacancy rate, equivalent to 1.2 million sq ft of empty space, in the first quarter of the year, a 15-year high

Rents are down by a quarter from two years ago, giving companies the opportunity to get an address in the city’s iconic buildings

International companies are relocating back to Central, Hong Kong main’s business district, where rents are down by a quarter from two years ago, giving organisations the opportunity to get an address in the city’s trophy buildings.

S&P is relocating to Three Exchange Square in Connaught Place from ICC in West Kowloon later this year, a spokesman for the credit-rating agency has confirmed to the Post. The building is in Exchange Square, the complex that houses the Hong Kong International Arbitration Centre and the Hong Kong stock exchange.

Meanwhile, better rental packages have also convinced the likes of private equity firm FountainVest Partners to move from Three Garden Road, between Admiralty and Central, to IFC, one of the most iconic buildings on Hong Kong island. FountainVest leased 9,000 square feet at HK$130 (US$16.7) per sq ft, about 7 per cent lower than the rents a year ago, according to property consultant. FountainVest could not be immediately reached for a comment.

US investment firm Susquehanna International Group is also leaving Three Garden Road to move to AIA Central, the building known for its resemblance to a Chinese junk boat “with a significant cost savings”. The Post has contacted Susquehanna for comment.

These moves come after Central endured a 7.6 per cent vacancy rate, equivalent to 1.2 million square feet of empty space, in the first quarter of the year, a 15-year high, according to property agent. Rents in the district fell 3.8 per cent.

“Flight to quality is certainly a trend which companies are looking at,” agent said. “Grade A office rents have dropped circa 25 per cent over an 18-month period so businesses can look to make the most of this drop and relocate to Central for the same cost from fringe or decentralised districts.”

At the peak of office rents in mid 2018, the gap between Central and Island East, one of the most popular non-central office options for many companies on Hong Kong island, was about 175 per cent. This gap has narrowed to 120 per cent, according to property agent.

“In Central, rental declines and a stagnant 2020 have encouraged an increase in demand within the district, both for cost saving moves that allow for changes in workplace standards, and equally, upgrading moves,” agent said.

“Two IFC for example has been a hotbed of activity in the last six months with tenants moving and expanding from nearby buildings into a trophy building.  There is pressure on the district and market as a whole, but there are pockets of activity that are centred on these trends.”

Although a number of companies are finding opportunity for better lease packages, decentralisation is likely to continue, according to other analysts.

“The chance of seeing tenants moving back to Central from the fast-maturing decentralised office clusters such as Kowloon East and Taikoo is low,” agent said. The agent estimates that rents in Central have slipped by 27 per cent from two years ago.

“The rental gap of around HK$52 between Central and Hong Kong East and of HK$75 between Central and Kowloon East still exist. This is still a big premium to occupiers on three to six-year leases.”

Other submarkets are also likely to see further rental declines, making them more attractive to companies, according to another agent. Kowloon East is likely to underperform, with rents declining between 5 and 10 per cent this year owing to oversupply.

“As a trend we think that decentralisation will still take place,” the agent said.

(South China Morning Post)

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