荃湾区加快转型 工厦拟改商业用

为荃湾东大窝口工业区一带转型加快，除了新地 (00016) 今年初就横窝仔街重建项目进行第二次补地价外，政府近日提出将马头坝道多幢工厦改成商业用地，料可加快区内转型。

荃湾东工业区分别两部分，首先是杨屋道、德士古道及沙咀道交界的大窝口工业区，现时规划为「综合发展区」，以及杨屋道以南由马头坝道及德士古道组成的工业区，佔地约11.9公顷，多达40幢工厦，目前大多数维持作「工业」，亦有小部分属于「综合发展区」。

直接改划用途 减省重建程序

不过，规划署近期提出，将其中马头坝道19至31号的3幢工厦，佔地约8.2万平方呎，由现时「综合发展区」改划成「商业」用途，设有最大楼面限制约56.5万平方呎，虽然改划前用地意向都是作商业发展，当局直接改作「商业」用途，减少业主或发展商重建时的城规程序，可促进重建。

事实上，杨屋道以南的工业区转型近年亦有不少工厦重建计划，其中4个计划重建成新式工厦，预计可带来约87万平方呎楼面。

4新式工厦重建 增87万呎楼面

至于杨屋道、德士古道及沙咀道交界的大窝口工业区，佔地约4.4公顷，早在逾10年前已经获规划署由工业改划成综合发展区，用意是促进转型成住宅区，区内有7成工厦楼面用作货仓用途，另有2成楼面作为非工业用途，包括数据中心等。

除了由房委会旗下大窝口工厂大厦成功重建成居屋尚翠苑，以及由新地 (00016) 牵头提出将沙咀道及联仁街交界的安泰工业中心、王子工业大厦及亚洲脉络中心等4幢工厦展开重建。

当中新地早在2019年已经就着位于横窝仔街的安泰工业中心，补地价约4.7亿元由工业改为住宅发展，及后再获得城规会批准，将地积比率进一步提高2成至6倍，住宅楼面增加至20.1万平方呎，发展商早前再次以约1亿元进行补地价，每呎补地价约2,983元，项目两次补地价合计约5.7亿元，连新地于31年前购入该工厦时候的作价约2.3亿元，总地价成本近8亿元，总地价成本每呎近4,000元。

项目将会兴建1幢31层高分层住宅，提供465伙私楼，平均单位面积432平方呎，另外亦会提供约1.1万平方呎作为幼儿中心的社福设施。

2相连工厦放售 估值9亿

近期荃湾区有不少工厦放售，其中华润资本等持有的荃湾横窝仔街36至50号两幢相连工厦早前放售，市场估值约9亿元。

申建住宅 攻中小户型

涉及物业为卓悦集团中心，即前称海林大厦A座及B座，原由卓悦所持有，不过后来该集团于前年初，由全资附属公司卓悦投资、华润资本旗下公司分别出资75%及25%，供款约5.5亿元合组基金，并与此基金订立买卖协议，斥约9亿元向卓悦收购该工厦，卓悦售后租回作营运场所。

同时，华润方面亦申请将工厦获批准重建1幢33层高住宅大厦，提供约261个中、小型单位及社福设施，总楼面逾12.6万平方呎。

另外，由大鸿辉兴业持有的荃湾工业中心一篮子工厦放售，包括2楼至5楼全层，以及22楼05及07单位，单位面积最细约2,388平方呎，总楼面共约22.3万方呎不等，意向价约8亿元，平均呎价约3,593元，适合自置作厂房或货仓用途。

市场资料显示，该批工厦曾于去年2月推出放售，当时叫价11亿元，时隔一年再度放盘，物业价格调低3亿元，幅度约27%。

(经济日报)

Sun Hung Kai halts price war in Yuen Long project, betting rate cuts will lure homebuyers

Hong Kong’s biggest developer may be signalling to the market that cheaper borrowing costs are good enough to lure homebuyers

Sun Hung Kai Properties (SHKP) is putting some of its new flats in Yuen Long for sale at the same price as in the previous launch last quarter, suggesting the city’s home builders expect cheaper borrowing costs will be a big magnet to lure buyers back into the market.

Hong Kong’s biggest developer will put 94 units in Tower Six of The Yoho Hub II project for sale next week at an average price of HK$14,338 per square foot, according to the price list published on Tuesday. That is unchanged from the level when it sold all 423 units in Tower Eight in May.

The firm may be setting an example for industry peers to preserve their margins, after several rounds of discounting through the Covid-19 pandemic to clear their inventories. The Federal Reserve is odds-on to cut its target rate by 25 basis points this week, according to rate traders. The Hong Kong Monetary Authority follows the Fed in lockstep under its linked exchange rate system.

“[Discounting] will depend on supply in particular districts, and those with excess volume will continue to see cuts,” an agent said. Overall, price cuts would gradually stop as more rate cuts are projected into 2025.”

Sun Hung Kai last slashed its selling price by as much as 28 per cent at the Yuen Long development in May, as developers competed with peers to win customers. A weak economic outlook and borrowing costs at 17-year high have weakened demand as buyers hold out for cheaper prices.

Before this year’s price war, the Yoho Hub project atop the Yuen Long railway station ranked as the most expensive new development in the neighbourhood. The flats were marketed at an average price of HK$19,899 to HK$21,700 per sq ft in different batches.

The housing market has been waiting for the Fed decision and buying sentiment will eventually recover as rents continue to increase, according to another agent. Prices in the primary market have been cut rather deeply, and developers are not very desperate to offload their stock, the agent added.

The Yoho Hub II project comprises Tower 6 and 8, offering a total of 939 units. Next week’s launch will include 34 two-bedroom units and 60 three-bedroom units. After customary discounts, the units sell from HK$6.8 million to HK$12.97 million, or translated to HK$13,008 to HK$15,603 per sq ft.

“As the interest-rate cut is expected to be implemented soon, investors and buyers are likely to seize this golden opportunity to reallocate their assets, which will boost market transactions,” said Victor Lui Ting, deputy managing director at SHKP. A strong rental market has helped shore up confidence among homebuyers, he added.

As expectations for more rate cuts intensify, consumer purchasing power will be released, the agent said.

Transactions in the primary market will reach about 800 deals this month, the agent forecasts, adding that the momentum could grow into October. Investors could make up 30 per cent of the buyers, as higher rents and yields make it plausible to buy and lease, the agent added.