中海外啟德地3成权益 13.48亿易手

啟德跑道区再有地皮易手，投得啟德第4E区1号地皮的内房国企中国海外 (00688) 公布，将所持有的30%权益转让予海建基金，作价13.48亿元。

中国海外伙同同系的中国建筑在2020年以42.728亿元投得上述啟德地皮，每呎楼面地价约13,009元，当中中海外所佔权益约80%，而中国建筑则佔20%。

不过，中海外最新公布将所持有的3成权益转让予海建基金旗下海建投资有限公，作价13.48亿元，若果以所佔3成权益计算，大致属于原价转让。

据中海外通告指出，海建投资有限公司为海建基金有限合伙的一般合伙人，其中中海外的控股公司「中建集团」及中国海外集团间接拥有50%及建银的附属公司间接拥有50%。

财团1.15亿 购古洞北农地

另外，古洞北发展上马，发展商积极区内收地，最新以1.15亿元，在区内收购了4.75万平方呎农地，呎价达2,400元，用地现时已经规划为住宅用途，最快明年可补地价发展。

该用地包括古洞北丈量约份95约地段第13号、第14号及第100号，合共面积约4.75万元平方呎，邻近凤岗山、河上乡路，现时作为露天货柜等棕地作业用途。

据市场消息指，该批农地以合共1.15亿元易手，以平均呎价大约2,400多元，虽然呎价远贵于一般农地，不过由于该农地位于「住宅 (乙类)」规划用途地带，发展商可以向政府申请补地价作住宅发展，大幅提高用地发展潜力。

农地涉4.75万呎 呎价约2400元

事实上，若以「住宅 (乙类)」用途的地积比3.5倍计算，该用地可建楼面约16.6万平方呎，以此计算的每呎楼面地价将会降低至低于700元，属于合理水平。

随着政府落实古洞北、粉岭北发展区建设，区内基建陆续展开，铁路项目亦将上马，发展商加快在区内收地，例如嘉里 (00683) 今年中近5亿元购入区内的17幅农地，每呎地价大约2,300元左右。

值得一提的是，泛海 (00129)、资本策略 (00497) 亦在古洞北购入农地并在早前申请兴建近2,600伙，该项目更位于上述河上乡路4.75万平方呎农地的北面。

(经济日报)

西九艺术广场大楼招标 估值70亿

管理局首个商业项目 享34年发展营运权

西九文化区管理局推出区内首个商业项目，艺术广场大楼项目以建造、营运及移交模式 (BOT) 形式邀请发展商入标，总楼面达70万平方呎作办公室用途。市场预计地皮估值约70亿元，明年2月11日 (周五)截标。

该项目位于兴建中的演艺综合剧场旁边，邻近M+博物馆以及西九管理局办公室大楼，将兴建3幢商业大楼组成，总楼面面积合共约70万平方呎，包括67.2万平方呎的办公室楼面，以及2.7万平方呎作为零售／饮食／娱乐用途，当中前方的1幢商厦更属临海项目，拥有整个维港海景。

採BOT模式 明年2月截标

西九管理局邀请发展商合作负责艺术广场大楼项目的发展和营运，採用BOT (建造、营运及移交) 模式下，中标的发展商会获授予项目为期34年的发展权和营运权，并会负责艺术广场大楼项目的设计、建造、融资、市场推广、租赁、管理和维修工作，将于明年2月11日 (周五) 截标。

据西九管理局发言人指，发展商在签订合约后须先分两期缴交租赁期的部分租金，之后按月缴交包括分成在内的租金。

该发言人亦指，会密切留意市场情况，现阶段不会评论实际收益的预期，会挑选对西九发展最有利的方案。

除了考虑投标者提出的租金金额，管理局会考虑其他因素包括发展商的发展和营运经验、财政承担能力、建筑物的设计、发展商对文化艺术发展的愿景等。

有测量师认为，地皮景观理想，但位置有点偏离港铁站，而且採用BOT形式并非一般卖地的「卖断」模式，无法拆售，发展商出价会有折让，再加上建筑期需要4至5年，实际可收租时间不足30年，认为地价将会远低于西九高铁站商业地用地，每呎楼面地价有机会低于1万元，即总地价低于70亿元。

另一测量师亦指，BOT模式下，升市时发展商无办法享受物业升值的利益，跌市时却有机会失去租金收回，发展商会要求项目的回报率高于一般卖地项目，认为项目位置有吸引力，但地价未必会太理想。

预计每月租金达5600万

西九文化区一带商业地皮罕有，对上一次为2019年西九高铁站上盖商业用地，由新地 (00016) 牵头财团以422亿元投得，每呎楼面地价约1.3万元。

现时九龙站甲级商厦环球贸易广场 (ICC) 租金料约70至80元水平，若果参考这个价钱，西九项目预计每月租金可达4,900万至5,600万元，每年租金约5.9亿至6.7亿元，以30年期计算，总租金收入将达177亿至201亿元。

(经济日报)

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Hong Kong’s secondary home prices fall by the most in 14 months in October as banks turn cautious on valuations

Lived-in home prices fell 0.86 per cent in October, the most since August 2020

A market valuations index, which tracks major banks’ valuations in 133 housing estates, fell to 29.89 points last week, the lowest since it hit 18.88 in March last year

Hong Kong’s lived-in home prices dropped by the most in 14 months in October after peaking in August, with buying sentiment cooling as banks become more cautious in valuating property.

Prices fell 0.85 per cent to 394.8 last month, according to an index published by the Rating and Valuation Department on Friday.

It was the sharpest drop since August 2020 when it retreated by 0.88 per cent, according to a property consultancy. It was the second consecutive monthly decline since the index hit an all-time high in August, according to the government’s latest revised data.

“The October data reflects the situation before [Carrie Lam’s] Policy Address as buyers adopted a wait-and-see attitude,” property agent said.

The agent said that buyers were shifting their focus to new homes as developers continue to offer discounts and flexible financial plans to drum up sales.

The fall in home prices came as the market valuation index, a weekly gauge which tracks major banks’ valuations for used homes in 133 housing estates compiled by a property agency, fell to 29.89 points for the week ended November 21. It was the lowest since the index plunged to 18.88 points in March 2020. The index slipped below 60 points in the first week of October and has continued to slide since.

The index below the 40-point threshold represents banks’ bearish view on the market while above 60 points indicates a bullish trend.

“The index indicates banks tend to lower the property valuation when they extend a mortgage loan, as they believe home prices will continue to soften,” property agent said.

HSBC, Industrial and Commercial Bank of China (Asia) and other major banks have stopped offering mortgage loans for unfinished flats built by China Evergrande, the mainland’s most indebted property developer, in Hong Kong since July.

Evergrande, struggling with US$305 billion of debt, currently has two residential projects under construction: phase two of Emerald Bay in Tuen Mun and The Vertex in Cheung Sha Wan.

The agent said that banks have turned more conservative after the US Federal Reserve planned to reduce its bond-buying programme.

Early this month, Fed chairman Jerome Powell said the purchases of treasuries and mortgage-backed securities would be scaled back by US$15 billion a month.

“It is a sign that interest rates will rise,” the agent said, adding that it would dampen home-buying sentiment.

Meanwhile, transactions of secondary residential transactions continued to decline for the sixth month in a row in October, with the number of deals at 3,656, the lowest since August 2020 when 3,441 deals were concluded, according to data from anther property agency.

Sales of new homes also fell 34 per cent month on month in October to 1,273 deals.

Still, Hong Kong’s lived-in home prices have risen 3.9 per cent so far this year, with flats between 753 square feet and 1,075 sq ft gaining the most at 4.5 per cent.

Home prices in the city are likely to increase 0.5 per cent this month as Lam’s policy speech did not have any cooling measures to curb price growth, another said.

“The reopening of the border with the mainland next month is likely to boost the lived-in home price index to a new high and go past the 400-point mark,” the agent said.