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中聯辦每呎25元租荃灣甲廈 月租88萬低市價20%


疫市下,寫字樓錄大手租賃,中聯辦承租荃灣一幢新落成甲廈,涉及約3.5萬方呎,月租近88萬,平均呎租25元,低市價20%,作為新界區辦事處,新據點較沙田現址更加大,景觀亦十分開揚。

市場消息透露,荃灣楊屋道88號Plaza88頂樓39樓全層及38樓半層,建築面約3.5萬方呎,剛獲中聯辦承租,月租近88萬,平均呎租25元,簽署5年租約,並擁有續租權,中聯辦將在此建立新據點,據知情人士表示「將整個新界工作部門,由沙田搬遷到荃灣。」

作為為新界西辦事處

目前,中聯辦在港九及新界各有一個據點,全部自置的,新界為沙田小瀝源源順圍28號都會廣場R1至R4,位處地鋪及1樓,建築面積約2.5萬方呎,早於2003年9月以1418萬購入,呎價僅1282元。

中聯辦新界區據點,將由東部遷往西部,新據點面積較大。記者日前在Plaza88頂樓39樓所見,該全層望開揚城市景,並有部分海景。據了解,業主億京就該新落成甲廈,意向呎租40元,有見租客身分特別,加上簽署長約,樂於減租,更將最優質、最高層數以優惠價出租,呎租僅25元,減幅高達37%。

市場人士表示,上述寫字樓以低市價出租,目前,荃灣指標甲廈如心廣場,低層逾萬呎單位,平均呎租25元,由於上述單位樓層高,加上景觀佳,以此衡量,租金低市價逾20%。

一層半樓面共3.5萬呎

有化理則表示,近年整體寫字樓市況一般,隨着疫情放緩,可望為市場帶來動力,荃灣楊屋道88號Plaza88接近民居,不但屬住宅屋苑海日灣建築群之一,而且擁有大型商場,不論交通及配套均十分方便。

億京每呎開價40

多年來,中聯辦自置物業作為辦事處,港島區為上環信德中心西翼高層01,09至12室,建築面積約10280方呎,早於1991年以4057.5萬購入,平均呎價3947元;九龍區辦事處則於近年 (2012年) 購入,為觀塘宏基資本大廈22樓,12060方呎,作價1.35億。

(星島日報)

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宏輝集團1920萬蝕沽環貿中心

由宏輝集團持有的中環環貿中心中層單位以約1920萬售出,持貨5年實蝕約72萬離場。

據宏輝集團公告指出,由該集團附屬公司持有的中環半山寫字樓單位以1920萬售出,以面積約1431方呎計,呎價約1.34萬,買方廣田投資有限公司,該集團於2017年5月以1880萬購入上址,持貨5年帳面獲利約40萬,惟計及其他相關開支,出售該物業錄虧損約72萬。宏輝集團主席兼執董為龐維新;據地產代理指出,上述單位為中環環貿中心中層5室。

海富中心全層銀主盤2.68億獲洽

甲廈罕現全層銀主盤放售個案,早前由國安國際持有的金鐘海富中心二座中層全層銀主盤物業,面積10627方呎,以約2.68億獲準買家洽購,呎價約25218元,於2017年以3.18億購入上址,該公司早前被停牌,上月被清盤,物業淪為銀主盤。本報昨日向該物業接管人Frank Recovery查詢,發言人表示,上述物業尚未出售。

(星島日報)

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I.T將撤出西洋菜南街巨鋪

I.T旗下izzue承租旺角西洋菜南街巨鋪23年,不敵疫情持續,將於月底撤出,鋪主鄧鉅明曾放售巨鋪,惟最新只租不賣,意向月租100萬。

業主鄧鉅明:巨鋪只租不賣

上址為西洋菜南街遠景大廈地下至2樓巨鋪,izzue將於本月底結業,並遷出該巨鋪,鄧鉅明坦言,近年來市況差,租客一直短租,租金優惠且不能作指標,婉拒透露金額,巨鋪以每月100萬放租。儘管他曾放售鋪位,惟疫市持續下,他改變主意,指現時不是時候,打算待兩至三年,當市況復甦時才賣。他又相信,疫情將於今年底結束,皆因往績可見,瘟疫一般都只持續三年就消失。

上址巨鋪總面積10459方呎,呎租約95.6元,izzue早於90年代進駐,2018年高峰期月租高達241.5萬,最新意向月租回落約58%。

(星島日報)

 

中保集團大廈 中環乙廈配套齊

中保集團大廈交通便利,而大廈質素及周邊配套均完善,屬質素理想的乙廈。

中保集團大廈位於德輔道中,為中環傳統商業地段,定位為乙廈。中環乙廈多而質素參差,而中保集團大廈在規模上屬優質乙廈,物業設有兩個入口,位於干諾道中正門有天橋,連接國際金融中心,以及上環信德中心、港澳碼頭等,四通八達。

位置上,大廈處中環及上環中間,由港鐵香港站出口前往國際金融中心,再由干諾道中步行至該廈,需時約10分鐘,尚算方便。此外,干諾道中及德輔道中交通網絡發達。飲食配套方面,上班人士既可前往國際金融中心二期商場,亦可前往上環區,故各類餐廳均有提供。

每層樓面達1.5萬呎

物業至今樓齡逾50年,而早年曾進行翻新,甚為光猛,加上設有兩入口,質素不錯。物業樓高32層,按層數區分出共6部客用升降機,來往各層,非常充足。地面有多個商舖,租戶包括快餐店等,而大堂亦設有咖啡室。

大廈另一優點,是每層樓面達1.5萬平方呎,中環乙廈來說面積不細,同時間,單位伙數則可按業主自行分間,亦可打通多個單位。單位面積由900多平方呎起,可適合不同規模公司使用。

物業大部分單位向北,外望為中上環一帶的景致,部分享維港海景,景觀尚算開揚。至於大廈另一面單位,望向德輔道中樓景。用戶上,現時租客包括有律師事務所、醫務所、會計師樓等。

買賣方面,2017年,資深投資者楊超成,以6,700萬元購入物業8樓15至18室,面積約5,003平方呎,其後於2018年,以8,780萬元沽出,呎價約17,549元,創該廈呎價新高。去年中,物業錄得一宗買賣,涉及中高層1室,面積約1,350平方呎,以約2,050萬元成交,呎價約1.5萬元。

(經濟日報)

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甲廈租務改善 連續3季錄正吸納

甲廈租務有改善,有外資代理行報告指,本年首季錄得正吸納量約24.5萬平方呎。

該行指,今年1月份寫字樓租金表現大致平穩,惟自2月起新冠疫情嚴峻,租賃活動明顯較之前淡靜,整體租金按季回落約0.9%,按年則下跌3.1%。就分區而言,以港島東及港島南的租金跌幅較大,按季分別下滑2.2%及1.5%。疫情有望受控及逐步放寬社交距離措施,租金距離2019年的高位已有接近27%的累計跌幅。

銀行金融租戶佔比最大

吸納量方面,上半季錄得不少租賃成交個案,其後因收緊防疫措施令不少業主及租戶暫停睇樓活動,引致成交減少。首季各分區市場總淨吸納量連續第3個季度錄得正數,達245,100平方呎。首季度新租賃成交以銀行及金融行業租戶 (34.7%) 佔比最大,其次為消費品及製造業 (12.8%),政府機構和運輸及物流行業也較之前活躍。受新項目落成因素影響,首季度整體待租率維持於13.6%水平。

該行代理指,預計2022年全年將錄得30萬至50萬平方呎的淨吸納量,當中銀行及金融業仍將是今年寫字樓需求的主力,專業服務業及物流業也將保持活躍。另外,下半年在非核心地區將有3個大型項目相繼落成,總樓面面積約有230萬平方呎,相信新項目將刺激租戶的擴充或搬遷活動,但龐大的供應量將難免於短期內推高整體市場的待租率至大約16至17%水平。

(經濟日報)

 

尖東康宏廣場中層 呎價叫1.4萬

尖東指標商廈康宏廣場現有單位進行放售,意向呎價約1.4萬元。

面積4284呎 5997萬放盤

有代理表示,尖東科學館道1號康宏廣場中層14至15室。面積約4,284平方呎,現以每平方呎約1.4萬元放售,意向價約5,997萬元,可以公司股權轉讓形式交易。

該代理指,物業享有開揚景致;另設精緻寫字樓裝修、經理房、會議室及茶水間等隔間,為買家節省一筆裝修費及時間。該代理稱,買家可靈活按需要作自用或收租,彈性十足;而目前業主亦以每平方呎約33元招租。

翻查資料,該廈近期鮮有買賣成交,對上一宗同類型樓面相若的相連單位買賣成交需追溯至2018年,該單位為高層06至08室,面積約5,332平方呎,成交價約8,080萬元,折合呎價約1.5萬元。

(經濟日報)

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外資基金趁低吸 酒店工廈連錄買賣

大額投資市場有起色,近日連錄大額買賣,涉及酒店及工廈,買家均為外資基金,料看好物業前景,趁疫情價格回調而入市。

首季大額投資市場相對淡靜,直至近日情況有所改善,市場連環出現大手成交,並主要由基金承接。最大手為美資基金斥29億元,購入葵涌集運中心全幢。物業位於貨櫃碼頭路43號的集運中心獲,總樓面面積約26.62萬平方呎,美資基金以29億元購入,呎價高見1.09萬元,為區內工廈呎價新高。是次成交暫為2022年市場最大手買賣。

基金太盟投資 (PAG) 2015年底以14億元購入物業,其後於2018年以20億元沽出,升值4成,而買家為資深物業投資者羅守寧家族或有關人士。該家族持貨僅4年,如今再沽出大幅獲利約9億元,升值45%。據了解,該物業早年已由數據中心租用。新買家為美資基金Nuveen旗下Asia Pacific Cities Fund (APCF),主力投資亞太區物業包括新加坡、日本等,如今首次進攻香港即購入工廈。

WEAVE LIVING疫下積極擴充

另一宗大手成交為九龍珀麗酒店以13.75億元易手。物業位於大角咀道86號,於2011年落成及開業,地盤面積約9,090平方呎,總樓面約11萬平方呎。項目樓高27層,提供435間房,天台則為酒吧。以13.75億元成交價計,每間房價值約316萬元。

新買家WEAVE LIVING近年積極在港擴充,單計近一年已先後兩度入市,包括2.95億元收購西半山醫院道6至8號全幢住宅物業,涉48間房,現作收租項目;WEAVE LIVING表示,將進行全面翻新,包括為部分房間重新布局,將物業打造成時尚、配套完備、靈活租期的現代住宿空間。據悉,品牌早在兩年前已在同區晏架街開設「Weave Studios Olympic」,如今趁疫市酒店叫價回落,再於同區增據點。

STORHUB連環在港掃工廈

另外,近日迷你倉集團STORHUB,連環在港掃工廈,包括兩度向舖王鄧成波家族購工廈,其中以3.5億元購入紅磡義達工業大廈一籃子物業,涉及該廈1樓A及B室、2樓B室、C室及D室、4樓至6樓B室,及地下3個落貨位及7個車位;該批物業總樓面約83,531平方呎,呎價約4,190元。此外,基金再購入長沙灣及新蒲崗工廈,3項物業合共涉近9億元。

分析指,市場資金仍充裕,而外資基金近兩年成功籌集資金,部署投資香港市場;而在疫情下,工商物業價格有所回調,基金趁機入市。事實上,基金投資物業年期較長,達3至5年以上,故短期疫情未有影響投資意慾。由去年至今,基金均為市場上大額物業主力買家,相信今年情況仍持續。

(經濟日報)

 

今年大額物業交投金額 按季跌6成

首季投資市場較淡靜,有外資代理行報告指,今年大額買賣物業交投金額按季跌6成。

該行指,第一季共有總計97億元的大額商業物業 (7,700萬以上物業) 轉手,按季減約6成,而與去年同期97億元接近,而去年同期為第4波疫情爆發。

商舖涉39億元 佔總投資額4

分類上,以商舖涉39億元,佔總投資金額約4成;而工廈則錄34億元成交,當中僅有一宗全幢工廈成交。至於房地產基金在今年第一季投資18億元,佔總投資額的19%。

該行代理表示,與去年下半年相比,變種病毒的爆發帶來不確定性和業務中斷令第一季的投資額顯著下跌。不少睇樓活動和交易磋商都被擱置。在疫情穩定之前,投資者採取觀望態度。正常社交活動將在第二季逐步恢復,該代理預計未來幾個月投資需求將回升。

(經濟日報)

 

洗米嫂傳賣中環商廈全層輸3200萬

商廈造價由高位回落,市場更錄得蝕讓買賣。澳門太陽城集團 (01383) 創辦人周焯華正室陳慧玲 (洗米嫂) 在近4年前斥逾1.01億元購入中環安樂園大廈低層全層單位,市傳單位近期以6900萬元易手,賬面料蝕超過3200萬元,物業大幅貶值約32%。

市場消息傳出,中環安樂園大廈6樓全層,建築面積約3893方呎,以約6900萬元交吉易手,呎價約17724元。

資料顯示,上述單位由陳慧玲透過公司於2018年9月以逾1.01億元買入,當時呎價高達26000元,創該廈自1961年落成以來的呎價高位。

當時該單位連一份月租15.34萬元的健身中心租約,但受疫情影響,健身中心已結業,單位最終亦蝕讓沽出,賬面虧損約3221.8萬元或31.8%。

此外,被清盤的國安國際 (00143),其位於金鐘海富中心二座15樓全層的原總部,早前遭清盤人接管及放售,近期獲買家出價約2.68億元洽購。據了解,該物業建築面積約10627方呎,以洽購價計,呎價約25219元。單位於2017年1月以3.18億元買入,現時洽購價較5年前低5000萬元或15.7%。

國安國際前海富總部獲2.7億洽購

宏輝集團 (00183) 公布,以1920萬元出售中環環貿中心13樓5室,建築面積1431方呎,呎價約13417元。該集團於2017年4月斥資1880萬元購入上址,賬面獲利40萬元或2.1%。

(信報)

更多海富中心寫字樓出售樓盤資訊請參閱:海富中心寫字樓出售

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

更多環貿中心寫字樓出售樓盤資訊請參閱:環貿中心寫字樓出售

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

 

Hysan, Chinachem Add Cultural Space to Causeway Bay Commercial Project

Hysan Development and its partner Chinachem Group are turning to culture to boost the value of a HK$28 billion ($3.5 billion) commercial project they are developing in Hong Kong’s Causeway Bay area, according to a planning application submitted by the joint venture last month.

The partners submitted designs created by architects Ronald Lu and Partners to add performing arts and cultural facilities, a communal garden and a larger public open space to the project being developed on Caroline Hill Road near Hysan’s Causeway Bay headquarters, while also requesting permission to expand the floor area of the project.

“Upon the project’s completion in 2026, the public will have direct access to a community space of over 110,000 square feet, which includes a park of 60,000 square feet, indoor performing arts and cultural facilities of 20,000 square feet, as well as community facilities of 30,000 square feet (an elderly day-care centre, a district health centre and a child care centre),” a Hysan spokesperson told Mingtiandi.

The plans for the three-tower commercial project, which Hysan and Chinachem purchased for HK$19.8 billion in May last year, call for boosting the maximum gross floor area by 2 percent to 1.09 million square feet (101,264 square metres). The blueprints also provide details on transport connectivity and an elevated walkway connecting the development to Hysan’s Lee Garden Six via Causeway Bay’s Leighton Road.

Adding Area

Each office tower on the 159,327 square foot site would feature a podium accommodating retail or community facilities, with 24 above-ground storeys for the interconnected towers one and two, and 16 storeys for tower three, which occupies the eastern wing of the plot.

“The additional (gross floor area) would be for arts and cultural facilities, which may generate some further pedestrian traffic to this area,” a surveyor said. The elderly day-care centre, district health centre and child care centre had been conditions of the original project tender.

The surveyor estimates that the value of the completed project will be around HK$28 billion, noted that the added space could allow for the construction of higher-level office floors with better views of the city.

Causeway Bay Kingdom

As Hysan and Chinachem await approval for their Causeway Bay project plan, asking rents for prime offices and Ginza-style commercial towers in the area range from HK$45 to HK$70 per square foot per month, depending on the quality and location of the building, the surveyor said. However, the surveyor added that there could be room for negotiation given the current weak commercial real estate sentiment.

The new plan was revealed less than one month after Hysan moved closer to consolidating a HK$7.5 billion commercial project five minutes’ walk from the Caroline Hill Road site, with the developer’s reported purchase of a unit at 9A Sharp Street East.

That acquisition of a piece of the aging walk-up property brings Hysan nearer to being able to force a compulsory sale of the building backing against the developer’s Leighton Centre which would allow it to build a new tower on the site.

(Mingtiandi)

For more information of Office for Lease in Lee Garden Six please visit: Office for Lease in Lee Garden Six

For more information of Office for Lease in Leighton Centre please visit: Office for Lease in Leighton Centre

For more information of Grade A Office for Lease in Causeway Bay please visit: Grade A Office for Lease in Causeway Bay

 

Hong Kong to see sales of bigger flats slow down, as interest rate rise counters mortgage relaxation

Impact of latest easing in home loans will not be as strong as previous instances, as Hong Kong is heading for an interest rate rise, property agent said

The sales momentum for bigger flats will slow down as seen previously in October 2019, another agent said

The relaxation of mortgages for more expensive flats in Hong Kong will propel sales in the short term only, as an imminent interest rate hike will keep potential buyers away, industry insiders said.

The sales of lived-in homes worth between HK$10.01 million (US$1.3 million) and HK$12 million jumped by 57 per cent to 199 deals in March, according to a property agency’s data, after Financial Secretary Paul Chan Mo-po on February 23 allowed loan-to-value rations of 80 per cent for mortgages of homes worth up to HK$12 million from the previous HK$10 million limit. Following his intervention, the down payment for a home worth HK$12 million dropped to HK$2.4 million from HK$6 million previously.

The number of deals for this price category registered its best monthly performance in March, the data shows.

“But the impact of the latest easing in home loans will not be as strong as previous instances, as the city is heading for an interest rate rise, which is likely to increase borrowing costs,” another property agent said. The fifth wave of the coronavirus pandemic, which has devastated Hong Kong’s economy, could also hurt sentiment, the agent added.

The city’s economy most likely contracted in the first quarter of this year, Financial Secretary Chan said in March, with the jobless rate for the three-month period ending in February rising to 4.5 per cent, its highest level in about five months. Also, the retail and catering sectors were hit particularly hard by the city’s strictest social distancing curbs since the pandemic began two years ago.

An increase in interest rates by the US Federal Reserve on March 16 could further dilute the affect of the relaxation of mortgages. The Fed has suggested it could lift rates six more times, up to a total of 100 basis points, this year.

At even a 50 basis points increase, borrowers with a HK$9.6 million home loan on a 30-year term will pay at an effective interest rate of 3 per cent, up from 2.5 per cent, and see their monthly payments increase by HK$3,180 to HK$59,180, according to a mortgage brokerage service provider.

This is assuming that their mortgage loan is linked to the Hong Kong Interbank Offered Interest Rate (Hibor), the brokerage said. Such a buyer must also have a minimum monthly salary of HK$93,000 to be able to get such a high home loan, the brokerage added.

“The sales momentum for bigger flats will slow down in the coming months, repeating a pattern that we have seen during the relaxation in home loan rules in October 2019,” a property agent said.

In November 2019, the number of deals for lived-in homes worth between HK$8 million and HK$10 million, for which first-time buyers could borrow up to 90 per cent of a property’s value, up to a maximum of HK$8 million from HK$4 million previously, advanced 98 per cent to 506 deals from October the same year, the property agency’s data shows.

But sales retreated to 335 in December 2019 and further down to 303 in January 2020. They rebounded to 451 deals only last month.

“The market, however, will stabilise once Covid-19 recedes,” the agent said.

(South China Morning Post)