环球疫情令商务活动放缓，写字楼需求减少，本港甲厦空置率创多年新高。
有代理指，近期有个别机构趁租金下跌而落实租务，气氛少许改善，惟该代理认为本港与其他地方尚未通关，需求始终有限，加上空置率偏高，甲厦租金仍有压力。
去年初至今，新冠肺炎困扰全球，而写字楼市场，向来倚靠跨国企业扩充，在封关情况下，环球商业活动叫停，租务大减，而本港写字楼租金亦下跌。
中环呎租跌至100 较高峰减3成
据代理行资料显示，甲厦租务高峰期为2018年，当时商业气氛旺盛，中环甲厦空置率曾低见约1%，而现最新空置率升至6.9%，同时新需求下降，租金亦由高峰期每呎约140元，跌至约100餘元，幅度接近3成。
经过一年多淡静后，近两个月中区租务略有改善，6月份市场录得美资基金公司租用国际金融中心二期作扩充，而近日市场更录得大手租务，涉及国际金融中心一期两全层，连同部分单位，合共约5.3万平方呎租出，成为今年中环超甲厦最大宗租务。据了解，新租客为中资金融机构中金公司，连同集团原租用的7万平方呎续租，合共涉及约12万平方呎，成为该厦最大租户。此外，一家商务中心亦租用中环超甲厦。
通关之后 租金才明显好转
租务活动有改善，该代理分析，主因疫情缓和及租金调整，「很多机构一直有意扩充，只是疫情下，所有部署暂缓，如今香港疫情缓和，机构重啟扩充。与此同时，整体空置楼面增加，因之前有租客迁出中环，腾出楼面，租金由高峰期有跌幅，公司负担能力提高，给予机会一定要在中环扩充，或等机会重返中环的公司。」
该代理指，近月租务成交，主要来自机构搬迁，新需求偏低，并指中资是较活跃及有意扩充，「始终因中美关係紧张，很多内企IPO来港上市，带旺整体租务市场。外资方面，扩充多属基金，传统金融机构，反而略为收缩。」
目前中环空置率，较整体约10%为低，但同属近年新高。后市上，该代理认为未来两年为商厦供应高峰，而中环偏少，对租金冲击相对较低。不过，该代理指要通关，租金才有明显好转机会，估计通关之后，市况会转好，很多机构正等待通关，外地或内地企业来港租写字楼，相信届时需求好转。」租金上，该代理认为空置率偏高，暂时需求不强，租金仍下行，「空置率少许改善，惟租金未必有力上升，目前仅个别大厦，因空置降低，业主有条件企硬不减租，但整体上空置率偏高，估计大部分商厦租金仍有压力。」
(经济日报)
更多国际金融中心写字楼出租楼盘资讯请参阅：国际金融中心写字楼出租
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
港居住环境空间不足 难效外国在家工作
疫情下衍生在家工作，对传统办公室概念造成冲击。有代理认为，本港居住环境空间不足，难以效法外国般在家工作，能否成新趋势仍有待观察。
租务市场略有改善，其中中资机构租国际金融中心一期楼面，另外国际商务中心品牌TEC，租用中环友邦金融中心全层，并将于11月开幕。
TEC在香港拥有11个办公空间，总面积超过232,000平方呎，其中7个地点设于中环，包括国际金融中心一期以及香港会所大厦分行。
近年流行灵活办公室
今次疫情期间，很多机构因安全理由，推出在家工作，避免增加员工感染病毒机会。推行一段日子后，个别机构更加在家工作列入长期运作模式，直接冲击甲厦需求。该代理则相信，本港与外国情况不同，「外国居住环境阔落一点，在家工作仍很舒适，香港居住环境较狭窄，并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国，公司完全或部分在家工作，仍需时观察，只是因疫情关係暂进行，会否成趋势以后继续仍要观察。」
该代理指，近期反而不少公司减楼面，并非因在家工作，「近年流行灵活办公室，所需的楼面略为减少。事实上，现时一些租客和业主，在商讨续租时，会较弹性处理，让客人或可选择略为减少楼面。」
(经济日报)
更多国际金融中心写字楼出租楼盘资讯请参阅：国际金融中心写字楼出租
更多友邦金融中心写字楼出租楼盘资讯请参阅：友邦金融中心写字楼出租
更多香港会所大厦写字楼出租楼盘资讯请参阅：香港会所大厦写字楼出租
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
上月录549宗工商铺买卖
今年气氛比去年显著回升，投资者趁势沽货。有代理行资料显示，8月份录约549宗工商铺买卖，涉及总金额约94.48亿，对比7月份分别减少约12%及35%，不过较2020年8月数字明显改善，分别增约60%及36%。
代理：较七月份减少12%
该行代理表示，8月份市场共录得约549宗工商铺买卖成交，对比7月轻微减少约12%，惟较去年同期见明显改善，按年多出约60%。总金额录约94.48亿，按月下跌约35%，对比去年同期见升幅，递增约36%；商铺表现最为平稳，宗数录得154宗，与上月相若。
该代理指出，8月份工商铺成交宗数及金额对比7月份均下跌，主因7月份录多宗大额成交，例如葵涌中央工业大厦全幢、葵涌瑞康工业大厦全幢、粉岭叶氏化工大厦全幢等；商厦就有多个核心区指标商厦全层楼面成交，例如中环中心及统一中心；铺位有油麻地窝打老道40号地下连1楼及2楼成交，反观8月份，逾亿元交易相对减少，因而令按月表现有所回落。
代理认为，工商铺市场已踏入復甦阶段，的确令不少业主，包括资深投资者、发展商、大型集团及老字号店趁势沽货，市场上优质盘源增加。
由于市况转强，不少业主心态亦呈强，在议价空间上已较前收窄，因而加长洽谈买卖过程。
(星岛日报)
更多中环中心写字楼出售楼盘资讯请参阅：中环中心写字楼出售
更多中环区甲级写字楼出售楼盘资讯请参阅：中环区甲级写字楼出售
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更多金鐘区甲级写字楼出售楼盘资讯请参阅：金鐘区甲级写字楼出售
长沙湾联兴工厦估值6.6亿
市区工厦有价有市，部分业主趁势放售。据代理指出，长沙湾联兴工厂大厦约85%业权放售，市场估值约6.6亿。
据代理指出，该行获业主委託出售长沙湾琼林街109号联兴工厂大厦约85%业权，连同潜在可供出售业权计算可增至约99%，截标日期为今年10月12日中午12时。市场消息指出，该项目放售的85%业权，合共涉逾40名业主。
85%业权放售
代理指出，联兴工厂大厦现为一幢10层高的工业大厦，地盘面积约8800方呎，以地积比率约7.8倍计，可建楼面68676方呎，惟项目正向城规会申请以地积比率14.4倍发展，若申请获批，届时可建楼面达126720方呎，项目市场估值约6.6亿，每呎楼面地价约5200元。
代理表示，政府去年就非住宅物业「撤辣」，加上政府推出以标準金额补地价及活化政策申请增加20%地积比率即将到期，以上种种因素均带动近期工业市场成交炽热。
事实上，该厦近期频录大手买卖，而同区青山道恆发工业大厦早前亦以约9.65亿成交，另同区利洋中心及百丽大厦于去年分别以约7.9亿及约6.4亿售出作重建用途。
(星岛日报)
观塘兆富工厦71%业权放售
自政府宣布起动九龙东后，观塘区内工厦重建活化活动渐趋活跃，观塘伟业街201号兆富工厂大厦地厂、3楼、4楼及5楼连天台放售，面积约3.6万方呎。
代理表示，上述单位佔全幢物业逾71%业权，单边开扬，极具重建价值，地盘面积约10075方呎，上述物业门面特阔，特高楼底，地厂楼底约达19.6米，其他楼层楼底约达10.6米，具空间感。
上述物业邻近新鸿基甲级写字楼 One Harbour Square 及 Two Harbour Square，位处观塘商贸区，邻近宏利金融中心及观塘海滨公园，步行至观塘码头仅约3分鐘，徒步往地标商场apm及港铁观塘站需时约8分鐘。
企业广场三期意向5738万
有代理行表示，九龙湾宏照道39号企业广场三期中高层7至8室，面积约4590方呎，业主意向售价约5738万，呎价约12500元，意向租金约91800元，呎租约20元。
据该代理行资料显示，该厦近期成交为3期25楼1至3号，及5号室，面积8970方呎，以9200万售出，呎价约10256元；至于租赁方面，该项目1期2座高层全层，面积14098方呎，于今年4月以281960元租出，平均呎租约20元。
(星岛日报)
更多企业广场三期写字楼出售楼盘资讯请参阅：企业广场三期写字楼出售
更多九龙湾区甲级写字楼出售楼盘资讯请参阅：九龙湾区甲级写字楼出售
更多One Harbour Square写字楼出租楼盘资讯请参阅：One Harbour Square 写字楼出租
更多Two Harbour Square写字楼出租楼盘资讯请参阅：Two Harbour Square 写字楼出租
更多宏利金融中心写字楼出租楼盘资讯请参阅：宏利金融中心写字楼出租
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
西环华明中心每月400万租出疫市最大宗租赁中资客开设超市食肆
疫下消费气氛薄弱，却凸显民生区抗跌力强，西环华明中心商场连写字楼，由中资客承租，月租高达400万，将经营超市及食肆等基本民生行业，该宗更是疫市最大宗租赁，力压早前珠宝店进驻旺角核心区巨铺。
上址为皇后大道西421号华明中心基座，包括铺位及写字楼，合共约12万方呎，另地库58个车位，市场消息透露，刚获中资客以每月400万承租，平均呎租33元，新租客将大展拳脚，开设超市及食肆等生意。该宗是疫市最大宗租赁，力压早前迪生创建承租弥敦道及西洋菜南街巨铺，月租300万 (建筑面积1.2万方呎)。
租约长达八年
持有华明基座的科达地产主席汤君明，证实物业租出，并表示租期长达8年，包括梗约2年，生约各为3年。对于项目成为疫下大租赁，他笑言：「赛翁失马，焉知非福！」他指出，该项目丢空长达4年，2017年来，当承租上址的建筑师楼，超市及酒楼先后撤走，他不积极找租客，直至近年，当地库车场约满，他更索性将之收回，将整个基座统一放租，结果获中资租客垂青，新租客钟情面积巨大，可打造成为地标消费项目。
打造地标消费商场
他解释说，此期间丢空多时，损失租金收入，惟物业悉数交吉，刚好切合新租客的新用途！该项目于4年前，月收共240万，今番升幅66%；该物业楼龄高 (于1985年落成)，不过，实用率亦高达85%，有别于一般新商场只有约60%。
早于2008年初，当西环未有港铁时，科达地产分两阶段购入上述物业，先后以2.1亿及1亿购入一篮子货，合共涉资逾3.1亿，当年该基座物业不起眼，购入价平均每呎不足3000元，现时回报可观。
近年西环发展迅速，港铁开通，区内新盘频落成，近年亦录瞩目商场买卖，恒基旗下西环翰林峰，2019年落成，项目商场部分楼面，先后获香港大学于2018年10月及2020年7月购入，自用作为教学研究用途，合共涉资9.634亿，建筑面积约4.05万方呎，平均呎价2.38万。
(星岛日报)
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)
