環球疫情令商務活動放緩，寫字樓需求減少，本港甲廈空置率創多年新高。
有代理指，近期有個別機構趁租金下跌而落實租務，氣氛少許改善，惟該代理認為本港與其他地方尚未通關，需求始終有限，加上空置率偏高，甲廈租金仍有壓力。
去年初至今，新冠肺炎困擾全球，而寫字樓市場，向來倚靠跨國企業擴充，在封關情況下，環球商業活動叫停，租務大減，而本港寫字樓租金亦下跌。
中環呎租跌至100 較高峰減3成
據代理行資料顯示，甲廈租務高峰期為2018年，當時商業氣氛旺盛，中環甲廈空置率曾低見約1%，而現最新空置率升至6.9%，同時新需求下降，租金亦由高峰期每呎約140元，跌至約100餘元，幅度接近3成。
經過一年多淡靜後，近兩個月中區租務略有改善，6月份市場錄得美資基金公司租用國際金融中心二期作擴充，而近日市場更錄得大手租務，涉及國際金融中心一期兩全層，連同部分單位，合共約5.3萬平方呎租出，成為今年中環超甲廈最大宗租務。據了解，新租客為中資金融機構中金公司，連同集團原租用的7萬平方呎續租，合共涉及約12萬平方呎，成為該廈最大租戶。此外，一家商務中心亦租用中環超甲廈。
通關之後 租金才明顯好轉
租務活動有改善，該代理分析，主因疫情緩和及租金調整，「很多機構一直有意擴充，只是疫情下，所有部署暫緩，如今香港疫情緩和，機構重啟擴充。與此同時，整體空置樓面增加，因之前有租客遷出中環，騰出樓面，租金由高峰期有跌幅，公司負擔能力提高，給予機會一定要在中環擴充，或等機會重返中環的公司。」
該代理指，近月租務成交，主要來自機構搬遷，新需求偏低，並指中資是較活躍及有意擴充，「始終因中美關係緊張，很多內企IPO來港上市，帶旺整體租務市場。外資方面，擴充多屬基金，傳統金融機構，反而略為收縮。」
目前中環空置率，較整體約10%為低，但同屬近年新高。後市上，該代理認為未來兩年為商廈供應高峰，而中環偏少，對租金衝擊相對較低。不過，該代理指要通關，租金才有明顯好轉機會，估計通關之後，市況會轉好，很多機構正等待通關，外地或內地企業來港租寫字樓，相信屆時需求好轉。」租金上，該代理認為空置率偏高，暫時需求不強，租金仍下行，「空置率少許改善，惟租金未必有力上升，目前僅個別大廈，因空置降低，業主有條件企硬不減租，但整體上空置率偏高，估計大部分商廈租金仍有壓力。」
(經濟日報)
更多國際金融中心寫字樓出租樓盤資訊請參閱：國際金融中心寫字樓出租
更多中環區甲級寫字樓出租樓盤資訊請參閱：中環區甲級寫字樓出租
港居住環境空間不足 難效外國在家工作
疫情下衍生在家工作，對傳統辦公室概念造成衝擊。有代理認為，本港居住環境空間不足，難以效法外國般在家工作，能否成新趨勢仍有待觀察。
租務市場略有改善，其中中資機構租國際金融中心一期樓面，另外國際商務中心品牌TEC，租用中環友邦金融中心全層，並將於11月開幕。
TEC在香港擁有11個辦公空間，總面積超過232,000平方呎，其中7個地點設於中環，包括國際金融中心一期以及香港會所大廈分行。
近年流行靈活辦公室
今次疫情期間，很多機構因安全理由，推出在家工作，避免增加員工感染病毒機會。推行一段日子後，個別機構更加在家工作列入長期運作模式，直接衝擊甲廈需求。該代理則相信，本港與外國情況不同，「外國居住環境闊落一點，在家工作仍很舒適，香港居住環境較狹窄，並非所有家庭可以支持做到在家工作，香港是否可以容易地像外國，公司完全或部分在家工作，仍需時觀察，只是因疫情關係暫進行，會否成趨勢以後繼續仍要觀察。」
該代理指，近期反而不少公司減樓面，並非因在家工作，「近年流行靈活辦公室，所需的樓面略為減少。事實上，現時一些租客和業主，在商討續租時，會較彈性處理，讓客人或可選擇略為減少樓面。」
(經濟日報)
更多國際金融中心寫字樓出租樓盤資訊請參閱：國際金融中心寫字樓出租
更多友邦金融中心寫字樓出租樓盤資訊請參閱：友邦金融中心寫字樓出租
更多香港會所大廈寫字樓出租樓盤資訊請參閱：香港會所大廈寫字樓出租
更多中環區甲級寫字樓出租樓盤資訊請參閱：中環區甲級寫字樓出租
上月錄549宗工商鋪買賣
今年氣氛比去年顯著回升，投資者趁勢沽貨。有代理行資料顯示，8月份錄約549宗工商鋪買賣，涉及總金額約94.48億，對比7月份分別減少約12%及35%，不過較2020年8月數字明顯改善，分別增約60%及36%。
代理：較七月份減少12%
該行代理表示，8月份市場共錄得約549宗工商鋪買賣成交，對比7月輕微減少約12%，惟較去年同期見明顯改善，按年多出約60%。總金額錄約94.48億，按月下跌約35%，對比去年同期見升幅，遞增約36%；商鋪表現最為平穩，宗數錄得154宗，與上月相若。
該代理指出，8月份工商鋪成交宗數及金額對比7月份均下跌，主因7月份錄多宗大額成交，例如葵涌中央工業大廈全幢、葵涌瑞康工業大廈全幢、粉嶺葉氏化工大廈全幢等；商廈就有多個核心區指標商廈全層樓面成交，例如中環中心及統一中心；鋪位有油麻地窩打老道40號地下連1樓及2樓成交，反觀8月份，逾億元交易相對減少，因而令按月表現有所回落。
代理認為，工商鋪市場已踏入復甦階段，的確令不少業主，包括資深投資者、發展商、大型集團及老字號店趁勢沽貨，市場上優質盤源增加。
由於市況轉強，不少業主心態亦呈強，在議價空間上已較前收窄，因而加長洽談買賣過程。
(星島日報)
更多中環中心寫字樓出售樓盤資訊請參閱：中環中心寫字樓出售
更多中環區甲級寫字樓出售樓盤資訊請參閱：中環區甲級寫字樓出售
更多統一中心寫字樓出售樓盤資訊請參閱：統一中心寫字樓出售
更多金鐘區甲級寫字樓出售樓盤資訊請參閱：金鐘區甲級寫字樓出售
長沙灣聯興工廈估值6.6億
市區工廈有價有市，部分業主趁勢放售。據代理指出，長沙灣聯興工廠大廈約85%業權放售，市場估值約6.6億。
據代理指出，該行獲業主委託出售長沙灣瓊林街109號聯興工廠大廈約85%業權，連同潛在可供出售業權計算可增至約99%，截標日期為今年10月12日中午12時。市場消息指出，該項目放售的85%業權，合共涉逾40名業主。
85%業權放售
代理指出，聯興工廠大廈現為一幢10層高的工業大廈，地盤面積約8800方呎，以地積比率約7.8倍計，可建樓面68676方呎，惟項目正向城規會申請以地積比率14.4倍發展，若申請獲批，屆時可建樓面達126720方呎，項目市場估值約6.6億，每呎樓面地價約5200元。
代理表示，政府去年就非住宅物業「撤辣」，加上政府推出以標準金額補地價及活化政策申請增加20%地積比率即將到期，以上種種因素均帶動近期工業市場成交熾熱。
事實上，該廈近期頻錄大手買賣，而同區青山道恆發工業大廈早前亦以約9.65億成交，另同區利洋中心及百麗大廈於去年分別以約7.9億及約6.4億售出作重建用途。
(星島日報)
觀塘兆富工廈71%業權放售
自政府宣布起動九龍東後，觀塘區內工廈重建活化活動漸趨活躍，觀塘偉業街201號兆富工廠大廈地廠、3樓、4樓及5樓連天台放售，面積約3.6萬方呎。
代理表示，上述單位佔全幢物業逾71%業權，單邊開揚，極具重建價值，地盤面積約10075方呎，上述物業門面特闊，特高樓底，地廠樓底約達19.6米，其他樓層樓底約達10.6米，具空間感。
上述物業鄰近新鴻基甲級寫字樓 One Harbour Square 及 Two Harbour Square，位處觀塘商貿區，鄰近宏利金融中心及觀塘海濱公園，步行至觀塘碼頭僅約3分鐘，徒步往地標商場apm及港鐵觀塘站需時約8分鐘。
企業廣場三期意向5738萬
有代理行表示，九龍灣宏照道39號企業廣場三期中高層7至8室，面積約4590方呎，業主意向售價約5738萬，呎價約12500元，意向租金約91800元，呎租約20元。
據該代理行資料顯示，該廈近期成交為3期25樓1至3號，及5號室，面積8970方呎，以9200萬售出，呎價約10256元；至於租賃方面，該項目1期2座高層全層，面積14098方呎，於今年4月以281960元租出，平均呎租約20元。
(星島日報)
更多企業廣場三期寫字樓出售樓盤資訊請參閱：企業廣場三期寫字樓出售
更多九龍灣區甲級寫字樓出售樓盤資訊請參閱：九龍灣區甲級寫字樓出售
更多One Harbour Square寫字樓出租樓盤資訊請參閱：One Harbour Square 寫字樓出租
更多Two Harbour Square寫字樓出租樓盤資訊請參閱：Two Harbour Square 寫字樓出租
更多宏利金融中心寫字樓出租樓盤資訊請參閱：宏利金融中心寫字樓出租
更多觀塘區甲級寫字樓出租樓盤資訊請參閱：觀塘區甲級寫字樓出租
西環華明中心每月400萬租出疫市最大宗租賃中資客開設超市食肆
疫下消費氣氛薄弱，卻凸顯民生區抗跌力強，西環華明中心商場連寫字樓，由中資客承租，月租高達400萬，將經營超市及食肆等基本民生行業，該宗更是疫市最大宗租賃，力壓早前珠寶店進駐旺角核心區巨鋪。
上址為皇后大道西421號華明中心基座，包括鋪位及寫字樓，合共約12萬方呎，另地庫58個車位，市場消息透露，剛獲中資客以每月400萬承租，平均呎租33元，新租客將大展拳腳，開設超市及食肆等生意。該宗是疫市最大宗租賃，力壓早前迪生創建承租彌敦道及西洋菜南街巨鋪，月租300萬 (建築面積1.2萬方呎)。
租約長達八年
持有華明基座的科達地產主席湯君明，證實物業租出，並表示租期長達8年，包括梗約2年，生約各為3年。對於項目成為疫下大租賃，他笑言：「賽翁失馬，焉知非福！」他指出，該項目丟空長達4年，2017年來，當承租上址的建築師樓，超市及酒樓先後撤走，他不積極找租客，直至近年，當地庫車場約滿，他更索性將之收回，將整個基座統一放租，結果獲中資租客垂青，新租客鍾情面積巨大，可打造成為地標消費項目。
打造地標消費商場
他解釋說，此期間丟空多時，損失租金收入，惟物業悉數交吉，剛好切合新租客的新用途！該項目於4年前，月收共240萬，今番升幅66%；該物業樓齡高 (於1985年落成)，不過，實用率亦高達85%，有別於一般新商場只有約60%。
早於2008年初，當西環未有港鐵時，科達地產分兩階段購入上述物業，先後以2.1億及1億購入一籃子貨，合共涉資逾3.1億，當年該基座物業不起眼，購入價平均每呎不足3000元，現時回報可觀。
近年西環發展迅速，港鐵開通，區內新盤頻落成，近年亦錄矚目商場買賣，恒基旗下西環翰林峰，2019年落成，項目商場部分樓面，先後獲香港大學於2018年10月及2020年7月購入，自用作為教學研究用途，合共涉資9.634億，建築面積約4.05萬方呎，平均呎價2.38萬。
(星島日報)
Hong Kong luxury real estate is getting more expensive – again – as residential sales rebound in The Peak and Southside, according to property agencies
Shouson Hill, Deep Water Bay, Repulse Bay, Tai Tam and Stanley are seeing strong demand for apartments with lots of space indoors and out – ideal for pandemic-era WFH
Southside is booming: development around Wong Chuk Hang MTR will produce 5,200 mid- to upper-end flats close to new A-grade commercial space and desirable international schools
Confidence is returning to Hong Kong’s luxury residential market, putting behind it a “considerable slump” that began in the second half of 2019.
New research from property agency shows that activity began to pick up during the second half of 2020, with 20 top-end sales in the prime (homes worth more than HK$100 million) sub-markets of The Peak and Southern district, up 54 per cent year-on-year. Data collected from EPRC shows the surge has carried forward into 2021 with 30 transactions to date, a 500 per cent rise. Over the 12 months from July 2020 to June 2021, these sales realised a total of HK$12.8 billion, more than twice that (115 per cent up) achieved in the year before.
Thirty of these transactions took place in Southern district – Shouson Hill, Deep Water Bay, Repulse Bay, Tai Tam and Stanley – with 20 on The Peak.
Property agent believes that softer pricing, along with the city’s economic recovery, are driving market confidence.
“The purchasing price for luxury residential property has become more attractive, now coming in at HK$80,000 to HK$100,000 per square foot, instead of HK$80,000 to HK$150,000 in 2018,” the agent said.
“Amid growing optimism of Hong Kong’s economic recovery and the pandemic being brought under control, demand will remain healthy. We forecast a gradual price growth of three per cent for the second half of 2021.”
Another property agent said that the market evidence suggests luxury flats have become a more attractive asset type compared to houses.
“Apartments offer more flexibility and require a lower lump sum consideration, comparatively offering more opportunities,” the agent explains. “Mount Nicholson is a prime example – the mixed product offering of both houses and apartments has seen the latter achieve higher unit rates and expedited take-up.”
As for who’s buying, the agency’s data shows that both mainland Chinese and wealthy locals are equally represented.
Another property agent confirms that we are seeing a market rebound led by the Southside.
“I haven’t seen this much confidence in the market in a long time, if ever,” the agent said. “On the rental side, there’s a lack of supply of anything ready to move into, so prices there are on the rise again. Properties that meet a new set of Covid-19 home lifestyle criteria and flats ready for immediate move-in have emerged as crucial features for both buyers and tenants, with no signs of stopping in 2022.”
Though the definition of luxury property was once based solely on price, the agent notes that a shift toward incorporating lifestyle factors, which began in the early 2000s, has been cemented since the pandemic. “Prospective buyers in the HK$100 million-plus market are now demanding more interior space, extra bedrooms and external living areas, all within close proximity to amenities,” the agent said.
Anything that ticks these boxes in the “new normal” is demanding a lot of attention, The agent continues. “Flats with four bedrooms, outdoor areas and enough space for a study, office and family room are first to draw interest. There’s quite a lot of opportunity in the secondary market at the moment, particularly in properties that have outside space for entertaining at home, with views and walking access to restaurants, beaches, hiking and everyday conveniences.”
In addition to Repulse Bay and Stanley, the agent said, previously undervalued Tai Tam, Pok Fu Lam and Red Hill are seeing values rise due to their ability to fulfil these new home lifestyle demands.
“The Southside of Hong Kong continues to appeal to prospective homeowners and investors, demonstrated by South Land’s recent launch in May when flats were snapped up by homebuyers,” the agent said.
“If we hone in on the luxury property market specifically, we’re seeing the same demand, if not higher. A recent example of a sought-after Southside property we brokered was Pine Lodge in Shouson Hill, which drew five bidders and sold within three weeks at 10 per cent above the asking price.”
As prospective buyers in the HK$100 million-plus market tend toward properties with more interior space and in close proximity to outdoor areas, the Southside, with its wide views and easy access to beaches, hiking trails and eateries, continues to appeal to prospective luxury homeowners and investors, the agent believes: “Boasting neighbourhoods like Deep Water Bay, which is renowned as the most affluent residential area in the world, and home to the city’s most exclusive private clubs, the Southside is on the rise, overtaking Central’s Mid-Levels in popularity.”
However, with upcoming projects around Wong Chuk Hang MTR set to deliver about 5,200 mid- to upper-end residential units from 2022 to 2027, there will be opportunities coming onto the market at a range of price points.
The agent said that the former industrial area, now transformed into a trendy hub with “great characteristics”, also appeals for those looking to start families in Hong Kong as the neighbourhood is home to some of the city’s most prestigious international schools.
“To add to the mix, the area has seen an influx of A-grade commercial office spaces – international corporate firms that were previously non-existent are now headquartered in Wong Chuk Hang,” the agent said.
The agent believes that a variety of factors indicate that the Hong Kong luxury residential sector can expect growth to continue into 2022.
“Hong Kong is entering its third decade of low interest rates and monetary policy continues to underpin liquidity and low debt in the market to create favourable conditions,” the agent reasons. “As the Covid-19 situation stabilises, border restrictions are being incrementally relaxed and businesses are once again feeling the confidence to expand as sentiment improves.
“There will be increases across the board. We are forecasting secure capital growth as owners are willing to hold for the next five or 10 years, and so Hong Kong property as a long-term asset class is looking very attractive again.”
The property agency foresees that in the secondary luxury market, tight supply for both outright sales and for leasing will see pressure on prices maintained, with overall growth reaching five per cent year-on-year in 2021, and further gains of up to 10 per cent year-on-year expected in 2022.
Meanwhile, a market review by property agency affirms that luxury residential (defined by the agency as class-E properties with an area of 1,722 sq ft or more) as one of the bright spots of an uneven recovery in real estate.
The agent said that luxury transactions in the first half of this year had approached pre-Covid-19 levels, while luxury capital values further climbed by 3.1 per cent in the second quarter of 2021, after rising 0.8 per cent in the first quarter. This was largely attributed to the improving investment sentiment, fuelled by several primary market transactions struck at record levels amid the better-than-expected economic recovery.
The agent cites sustained end-user demand, substantial liquidity and better-than-expected economic recovery in the city as market drivers.
In the leasing market, the agent expects that the rents of luxury residential will rise 0.5 per cent in the second half of 2021, due to increased demand triggered by the shift to working from home during the pandemic.
(South China Morning Post)
