荃灣區加快轉型 工廈擬改商業用

為荃灣東大窩口工業區一帶轉型加快，除了新地 (00016) 今年初就橫窩仔街重建項目進行第二次補地價外，政府近日提出將馬頭壩道多幢工廈改成商業用地，料可加快區內轉型。

荃灣東工業區分別兩部分，首先是楊屋道、德士古道及沙咀道交界的大窩口工業區，現時規劃為「綜合發展區」，以及楊屋道以南由馬頭壩道及德士古道組成的工業區，佔地約11.9公頃，多達40幢工廈，目前大多數維持作「工業」，亦有小部分屬於「綜合發展區」。

直接改劃用途 減省重建程序

不過，規劃署近期提出，將其中馬頭壩道19至31號的3幢工廈，佔地約8.2萬平方呎，由現時「綜合發展區」改劃成「商業」用途，設有最大樓面限制約56.5萬平方呎，雖然改劃前用地意向都是作商業發展，當局直接改作「商業」用途，減少業主或發展商重建時的城規程序，可促進重建。

事實上，楊屋道以南的工業區轉型近年亦有不少工廈重建計劃，其中4個計劃重建成新式工廈，預計可帶來約87萬平方呎樓面。

4新式工廈重建 增87萬呎樓面

至於楊屋道、德士古道及沙咀道交界的大窩口工業區，佔地約4.4公頃，早在逾10年前已經獲規劃署由工業改劃成綜合發展區，用意是促進轉型成住宅區，區內有7成工廈樓面用作貨倉用途，另有2成樓面作為非工業用途，包括數據中心等。

除了由房委會旗下大窩口工廠大廈成功重建成居屋尚翠苑，以及由新地 (00016) 牽頭提出將沙咀道及聯仁街交界的安泰工業中心、王子工業大廈及亞洲脈絡中心等4幢工廈展開重建。

當中新地早在2019年已經就着位於橫窩仔街的安泰工業中心，補地價約4.7億元由工業改為住宅發展，及後再獲得城規會批准，將地積比率進一步提高2成至6倍，住宅樓面增加至20.1萬平方呎，發展商早前再次以約1億元進行補地價，每呎補地價約2,983元，項目兩次補地價合計約5.7億元，連新地於31年前購入該工廈時候的作價約2.3億元，總地價成本近8億元，總地價成本每呎近4,000元。

項目將會興建1幢31層高分層住宅，提供465伙私樓，平均單位面積432平方呎，另外亦會提供約1.1萬平方呎作為幼兒中心的社福設施。

2相連工廈放售 估值9億

近期荃灣區有不少工廈放售，其中華潤資本等持有的荃灣橫窩仔街36至50號兩幢相連工廈早前放售，市場估值約9億元。

申建住宅 攻中小戶型

涉及物業為卓悅集團中心，即前稱海林大廈A座及B座，原由卓悅所持有，不過後來該集團於前年初，由全資附屬公司卓悅投資、華潤資本旗下公司分別出資75%及25%，供款約5.5億元合組基金，並與此基金訂立買賣協議，斥約9億元向卓悅收購該工廈，卓悅售後租回作營運場所。

同時，華潤方面亦申請將工廈獲批准重建1幢33層高住宅大廈，提供約261個中、小型單位及社福設施，總樓面逾12.6萬平方呎。

另外，由大鴻輝興業持有的荃灣工業中心一籃子工廈放售，包括2樓至5樓全層，以及22樓05及07單位，單位面積最細約2,388平方呎，總樓面共約22.3萬方呎不等，意向價約8億元，平均呎價約3,593元，適合自置作廠房或貨倉用途。

市場資料顯示，該批工廈曾於去年2月推出放售，當時叫價11億元，時隔一年再度放盤，物業價格調低3億元，幅度約27%。

(經濟日報)

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.