东涌配电站流标 港铁拒接纳5标书

拆解3原因：发展周期长 补地价及分红比例高

港铁 (00066) 东涌牵引配电站项目上周截标，昨宣布拒绝接纳5份标书，项目「流标」收场，将重新招标，为近7年再有港铁项目标流。入标财团拆解流标3大原因，包括：发展周期长、补地价金额加上港铁要求地价分红过高，强调并非看淡后市。

对本年度供应 政府指影响微

政府发言人指，截至本年第3季，2021/22年度的私人房屋用地供应约1.37万伙，已超过全年供应目标1.29万伙。东涌牵引配电站发展项目未能如期推出，对本年度的私人房屋土地总供应影响不大；而政府会继续加快造地建屋的步伐，预期在本年第四季度仍会有不同来源的用地推出，为市场提供稳定及持续的土地供应。

东涌牵引配电站位于文东路及喜东街交界，住宅楼面上限约94万平方呎，预计提供约1,400至1,800伙。项目上周四共接获5份标书，包括长实 (01113) 、新地 (00016) 、恒地 (00012) 、华懋及信置 (00083) ；但港铁最终宣布，决定不接纳任何有关该项目的标书文件，并会于适时重新招标，属于自2014年天水围天荣站后再度有铁路项目流标。

将再招标 发展商非看淡楼市

据其中一间有入标的大型发展商称，相信流标有多方面原因，其中项目建筑工程有一定难度，下方是电力设施，地底亦有东涌綫隧道经过，所以发展周期长达7年半，增加了发展成本及风险。与此同时，项目的补地价水平亦较高，见不到有建筑成本上的扣减，所以发展商出价不会太过进取，最终港铁不愿让步亦只有流标收场。

另一间财团亦称，流标绝对不是发展商看淡楼市前景的讯号，因为对比近期推出的住宅地不少都以高价批出，认为今次流标只是个别情况，并认为政府要求的补地价金额亦算合理，关键是港铁要求的地价及分红比例等过高，并称若果之后重新招标，需要在招标条款上有所修订才有机会顺利批出。

不过，有测量师估计，主要原因是项目补地价偏高，高出比较市场预期逾10至20%，令投资回报降低，因此令发展商对入标价有保留。而另一测量师则指，项目补地价金额水平太高，计及向港铁支付的分红，发展商难以合理利润发展。以东涌东环及昇薈为例，两个项目每平方呎售价大约1.3万至1.6万元。

据资料显示，项目的补地价金额约47.65亿元，每呎补地价约5,072元，另发展商须支付不少于2.5亿元入场费，以及不少于15%分红，但截标前市场对地盘估值只是介乎42.3亿至75.2亿元，每呎楼面地价约4,500至8,000元，部分测量师认为补地价水平太高，故此有「流标」风险。

(经济日报)

中银1.99亿购铜锣湾旧楼

疫情持续平稳，带动工商铺交投转活，市场再录大手成交。消息指，铜锣湾轩尼诗道全幢商住物业，以1.99亿易手，买家为中国银行 (香港)，项目料与毗邻地盘作合併发展。

呎价3.4万易手

综合市场消息指出，轩尼诗道470号于上月底以1.99亿易手，买家为中国银行 (香港) 有限公司，以项目总楼面约5800方呎计，平均呎价约34310元。据悉，项目楼龄约50年，楼高5层，地下为铺位，楼上则为住宅。

资料显示，中国银行 (香港) 亦持有同区轩尼诗道472号，并于今年3月获屋宇署批重建一幢24层高商厦，可建楼面约4.2万方呎；据业内人士指出，中国银行 (香港) 将上述两地盘作合併发展，地盘面积约3500方呎，可建楼面约5.25万方呎。

柴湾工业城980万成交

另一方面，工厦市场亦频录成交，消息指，柴湾工业城2座中层3室，面积约1508方呎，以980万承接，呎价约6498元；另外，观塘华成工商中心亦录买卖，消息指，该厦中层13室，面积约1354方呎，以970万易手，呎价约7163元。

(星岛日报)

MTR rejects all five bids for plot at Tung Chung, Lantau Island, as developers recoil at huge sum needed to build

The companies that submitted bids were among Hong Kong’s largest developers, namely CK Asset Holdings, Sun Hung Kai Properties, Henderson Land Development, Sino Land and the Chinachem Group

Given the costly investment required for the parcel atop MTR’s Tung Chung traction substation, the fact the bids fell short was unsurprising, say analysts

The MTR Corporation has rejected all five bids for a large residential site in Tung Chung on Lantau Island after the plot elicited a cool response from Hong Kong’s developers.

“[MTR] has decided not to accept any of the tender submissions [and] will retender the project in due course,” the rail operator said in a statement. MTR declined to give a further comment.

Given the costly investment required for the parcel, located atop MTR’s Tung Chung traction substation, the fact the bids fell short was unsurprising, according to analysts. With a gross floor area of 929,364 square feet (10,000 square metres), the plot can accommodate between 1,400 and 1,800 flats and would require an estimated investment of HK$11.3 billion (US$1.45 billion) to develop.

The companies that submitted bids were among Hong Kong’s largest property developers, namely CK Asset Holdings, Sun Hung Kai Properties, Henderson Land Development, Sino Land and the Chinachem Group.

“The main reason for the unsuccessful tendering of the Tung Chung Power Distribution Station project would likely be the high land premium of over HK$5,000 per square foot, which is about 10 to 20 per cent higher than market expectations. This might lower the developer’s investment return, and thus affect [their bids],” a surveyor said.

The plot on Lantau Island, where the city’s Disneyland resort and airport are located, received five bids when the tender closed last week. That was far fewer than the 35 expressions of interest the rail operator received in the preceding weeks.

The expressions of interest included ones from mainland China-based home builders such as Vanke China, Kaisa Group Holdings and China Overseas Land & Investment.

Since then, many mainland developers have had to contend with a tightening credit squeeze as Beijing cracks down on risky borrowing.

Kaisa, for example, is selling assets to raise capital for liabilities including a missed payment on a wealth product and US$11 billion of dollar bonds, as it faces a hectoring by Shenzhen’s government. The trading of its shares was halted in Hong Kong.

The developer has put 18 property projects in Shenzhen on the auction block, with a combined value estimated at 81.82 billion yuan (US$12.8 billion), according to a catalogue seen by the Post.

The Tung Chung plot, which is about a 10-minute drive from the existing Tung Chung subway station, could be worth between HK$5.6 billion and HK$7.3 billion, including a HK$4.8 billion land premium payable to the government.

The estimated value translates to HK$6,000 to HK$7,800 per square foot, according to property agencty. After adding in construction costs, the total investment for the site could go as high as HK$12,200 per sq ft.

With flats in the district selling recently for between HK$13,000 and HK$16,000 per sq ft, developers probably found it difficult to justify the investment required, according to a surveyor.

“Given that the development scale [of the site] isn’t that small, the long distance from the MTR station and the infrastructure nearby yet to be completed, it is not surprising that the submitted tenders could not reach the reserved price,” the surveyor said.

The Surveyor expects that the site to be put up for tender again in a year or so when the city’s economy has further recovered from the impact of the Covid-19 pandemic.

(South China Morning Post)

Homebuyers snap up CK Asset’s #Lyos flats in Hung Shui Kiu, boding well for Hong Kong’s Northern Metropolis plan

CK Asset Holdings sold all 200 of the apartments on offer in the first batch of sales at its #Lyos project in Hung Shui Kiu as of 8:30pm

More than 7,500 registrations of interest were received, or 36 bids for every unit earmarked for open sale, while 20 flats were reserved for sale by tender

A weekend sale of tiny flats in Hong Kong’s New Territories got off to a brisk start, auguring well for the proposed Northern Metropolis residential enclave near the city’s northern border with Shenzhen.

CK Asset Holdings sold all 200 apartments through open sales in the first batch of sales at its #Lyos project in Hung Shui Kiu as of 8:30pm, with more than 7,500 registrations of interest, translating to 36 bids for every available unit, while 20 flats were reserved for sale by tender.

The smallest #Lyos flat measures 202 square feet (19 square metres), 50 per cent bigger than a standard car-parking space in Hong Kong, priced from HK$3.53 million (US$453,500). Bigger flats are 443 square feet, featuring two rooms with a private garden of 573 sq ft, priced at HK$7.5 million after discounts.

“These flats are guaranteed to sell out, as the buyer can enter the market with just HK$3 million,” property agent said. “The location in the Northern Metropolis also makes it attractive for buyers, [either] as an investment or to live in.”

The successful launch at Hung Shui Kiu shows how Hong Kong’s residential property bull run has gained momentum in recent months after a brief stumble last year, as the city’s economic recovery and low interest rates bolstered sentiments.

The outlook for the property market brightened after the announcement of a Northern Metropolis plan last month to accommodate 2.5 million residents, as developers rushed to accelerate their launches, the agent said. As many as 2,300 new homes may change hands this month, following the 1,600 transactions in October, the agent said.

CK Asset priced #Lyos at HK$15,503 per square foot on average, a record price for a newly built home in the Hung Shui Kiu area. Due for completion in September 2023, the entire project comprises 41 apartments. A new rail link, the extension of the planned HK$62 billion Northern Link, will connect the area with Shenzhen’s burgeoning Qianhai economic zone.

At Lohas Park in Tseung Kwan O, the buzz had gone out of Kowloon Development’s Manor Hill project, where 68 of 312 flats were sold in the second round, lagging behind last weekend’s launch which found buyers for 78 per cent of the 438 units on offer.

The flats on offer at Manor Hill range from studios to two-bedroom units from 203 square feet to 428 sq ft and prices starting from HK$4.08 million. The price ranged between HK$19,059 per square foot and HK$24,917 per sq ft after discounts.

Hong Kong’s home prices are expected to enter an upwards trend, the agent said. The gauge of lived-in homes compiled by a property agency’s index, had rebounded this week and could hit its record high by the end of the year, the agent added.