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中環中心全層6.75億易手 陳秉志連環沽售 平均呎價2.7萬


近期工商鋪交吉趨活躍,連跑輸大市的工廈亦起動,繼早前「小巴大王」馬亞木沽售中環中心全層單位後,「磁帶大王」陳秉志剛沽出該廈25樓全層,平均每呎約2.7萬,涉資逾6.75億。陳秉志近年連沽中環中心,除了全層外,並成功售罄拆售單位。

市場消息透露,由「磁帶大王」陳秉志持有的中環中心 25樓剛告易手,涉資6.75億,以全層建築面積24980方呎計算,平均呎價2.7萬,該全層曾由高盛承租,一年前撤出,項目現以交吉易手,由港資用家承接。陳秉志三年前以每呎2.5萬購入該廈,涉資6.245億,今番帳面賺5000萬,升值8%,微利離場。

持貨逾三年微利離場

陳秉志過去一年連沽中環中心單位,除了全層單位外,早前亦成功售罄兩年前拆售的39樓單位。

近期,「小巴大王」馬亞木亦沽售20樓及26樓全層,成交價各為6.3約6.9億,成功套現約逾13億,其中26樓買家為紀惠集團,將持有該廈作長綫收租;至於20樓全層則由一家老牌家族承接。

港資用家承接

有代理分析道,受政治事件及疫情等因素打擊,甲廈市場一度陰霾密布,惟隨疫情回穩,市場憧憬後市持續向好,事實上,整體甲廈已較市場高峰期大幅回落,以中環中心為例,該甲廈平均呎價曾高逾4萬水平,惟該廈現今呎價僅約2萬多元,調整幅度約3成,故用家及投資者認為售價接近「見底」,故趁機入市,造就近期成交量明顯彈升。

長實2017年底以天價402億售出中環中心 75%權益,締造本港寫字樓歷來最高造價紀錄,「小巴大王」馬亞木屬於買家財團的大股東,共獲13層全層樓面,隨着26樓沽售,現時仍持有12層樓面。

自財團2017年入主後,中環中心至今已有11層全層易手,另有2層拆售。紀惠集團承接3層,包括19樓、26樓及28樓,成交價由約6.93億至約7.62億元,共涉資約21.92億。紀惠買入單位呎價低過財團入市平均價,而且愈買愈平,由2018年19樓呎價31000元,至2019年買入28樓29500元,早前購入的26樓呎價更跌穿2.8萬。

(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

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英皇2.59億統一西環舊樓業權每呎樓面地價1.34萬

市區地皮供應有限,發展商紛積極收購重建,其中,西環高陞大樓進行強拍,由英皇以底價2.59億統一業權,每呎樓面地價約13422元。

是次強拍項目為西環高陞大樓,由英皇於無對手下以底價「一口價」2.59億統一業權,地盤面積約2144方呎,以地積比率約9倍計,可建樓面約19296方呎,每呎地價約13422元。發展商回覆指,就項目日後發展暫未有回應。

可建樓面約1.9萬呎

有代理形容,是次成交價「無咩驚喜,亦無咩驚嚇。」屬市價水平,相信對同區樓價不會有太大影響,由於地盤面積較小,設計需要花心思,而且位處單邊屬其優勢,相信項目大機會發展為精品豪宅,而強拍申請宗數方面,下半年預計比上半年多,全年約10至15宗。

翻查資料,發展商於本年5月尾獲批強拍令,據土地審裁處資料顯示,當時持有91.89%業權,並僅餘3伙未獲收購,分別為1樓A室、C室及3樓B室,涉及3組小業主。據判詞指出,該項目樓齡已高,不少單位狀況甚差,強拍申請人已持有逾80%業權,故重建屬合理做法。

料發展為精品豪宅

英皇去年宣布與慈善機構新家園協會合作,並將上述項目約22個單位發展成「共.融舍」房屋共享計畫,並以象徵式1元租金租予新家園負責營運,為期1年,其後再分租予有逼切住屋需要或正輪候公屋3年以上的基層人士,尤其是單親家庭及少數族裔人士等弱勢社群。

相關單位面積約340至390方呎,每月標準費用為5700元,每個單位最多可容納兩個家庭,或者3個同性別、同種族的單身人士共住及攤分費用。

高陞大樓位於西營盤皇后大道西78至80號及荷李活道265至267號,比鄰荷李活道公園,鄰近西營盤港鐵站,具有一定重建價值。項目為1幢1966年落成,樓齡約55年的十層高樓宇,地下及1樓為商鋪,設有兩條公共樓梯。政府租約年期由1861年6月25日起計999年,規劃用途為「住宅 (甲類) 7」。

仲齊大廈1.95億推拍

另外,同由英皇收購的筲箕灣仲齊大廈,將於本月28日(下周三)進行強拍,底價約1.95億,較兩年前的市場估值高約一成,項目可建樓面約2.85萬方呎,每呎地價約6842元。

(星島日報)

 

古洞24區地明截標 測量師調高估值5成

受惠未來古洞站 地價料達7600元呎

政府發展新界東北,續推古洞一帶官地,其中古洞第24區地皮將於明日 (23日) 截標。有測量師認為,繼新地 (00016) 4月以逾86億元高價投得比鄰的第25區地皮後,會拉高同區地價,並將其估值調高5成至約37.4億元。

有測量師表示,古洞第24區地皮優勢與第25區地皮相若,同樣可受惠於未來古洞站,而24區地皮距離古洞站僅約70米,來往深圳、落馬洲及本港市區相當方便。由於地皮南面是未來的政府設施,包括圖書館、體育中心等,而其密度及樓層較低,因此他亦認為,地皮日後建成的向南單位景觀有保障。

鑑於古洞鄰近內地,而且將來享有鐵路優勢,發展商十分看好該區的發展前景。以比鄰的第25區地皮為例,新地於4月以86.14億元投得地皮,每平方呎樓面地價約7,184元,成交價遠高於市場估值上限約44%。

該測量師指出,這確實會拉高24區地皮的地價,故將以往地皮估值約每平方呎地價5,000元,提高約5成至約7,600元左右。「事實上,第25區地皮的第二標、三標的出價亦十分高,而另一幅永泰奪得的粉錦公路地皮亦以每呎樓面地價逾9,200元成交,這反映市價之外,亦意味着發展商必須提高出價才可奪得地皮。」

中型發展商入標意慾增

另外,該測量師指出又認為,市區缺乏大型地皮供應亦會增加發展商競投意慾,如黃竹坑站、日出康城等鐵路項目已經全數賣完,相信是次招標反應會較第25區的更熱切,料可接獲12至15份標書。鑑於這幅地皮規模較細,該測量師指出不排除上次的財團組合會分開投資,而且中型發展商的入標意慾亦會增加。

該測量師指出預測,發展商會在第24區地皮發展中小型單位,並相信地皮周邊的公營房屋不會拖低地皮的地價,或未來物業的升值潛力。

第24區地皮的地盤面積約8.2萬平方呎,最高可建樓面面積約49.2萬平方呎。綜合市場資訊,最新地皮估值介乎35.9億至39.4億元,每呎樓面地價約7,300元至8,000元。根據賣地章程,發展期限為2027年9月30日,預計與未來古洞站啟用日期相若。

(經濟日報)

 

太子珠寶啟超道巨舖不續租 丟空面積3400呎冠銅鑼灣 業主減26%覓客

本港新冠肺炎疫情雖然緩和,但因缺乏遊客支撐,核心旅遊區商舖租戶生意未見起色,商戶棄租及大幅減租情況持續。太子珠寶鐘錶租用達13年的銅鑼灣啟超道共3400方呎多層舖位,現時月租135萬元,將放棄續租,暫成今年區內丟空面積最大的舖位。東亞銀行 (00023) 則以每月60.3萬元續租銅鑼灣怡和街複式舖位,月租較3年前大減36.1%。

太子珠寶鐘錶現時租用的啟超道16號地下至2樓共3層舖位,建築面積共約3400方呎,屬啟超道及恩平道單邊旺舖,店面正對希慎廣場,現時月租135萬元,呎租約397元,租約下月到期。據了解,由於市道不景氣,太子珠寶鐘錶將放棄續約,並已準備遷出,還原舖位後交還業主。

高峰期每月達300

代理透露,現時業主把該巨舖重新推出市場放租,月租叫價100萬元,呎租294元,較現時租金低25.9%。若租客為具一定知名度的品牌及出價理想,業主更可把代理佣金由原來的月租0.5個月提升至1個月。

資料顯示,太子珠寶鐘錶自2008年起租用啟超道16號地下,及後在2014年租用樓上舖位,合併成複式舖,月租大幅提升至300萬元。近年續租的租金雖已大幅下調,但面對零售市道低迷,太子珠寶鐘錶決定放棄已租用13年的舖位。

東亞怡和街分行劈租36%續約

此外,同區現由東亞銀行租用的怡和街2至6號英光大廈地下5號舖及1樓,建築面積共約5800方呎,目前月租94.4萬元,呎租約163元。由於租金在3年前簽訂,東亞銀行與業主達成續租協議,月租大減36.1%至60.3萬元,呎租降至約104元。是次東亞銀行續租3年,以每月少付34.1萬元租金計算,共可節省1227.6萬元租金。

上述舖位為東亞銀行在銅鑼灣的唯一分行,在2015年起以每月80萬元租用,呎租138元,即目前租金較6年前仍要低24.6%。

租金急跌令近月各零售區的地舖租賃活動增加,但過往舖租最高的銅鑼灣始終較依賴內地高消費客,在中港尚未通關下,租賃需求依然疲弱。區內一線購物街羅素街再有舖位丟空,為羅素街59至61號麗園大廈地下B4號舖,建築面積933方呎,本地潮流服裝品牌LAKH supply去年底起短租,月租料10萬元,呎租約107元。據悉,該品牌日前已經遷出。

該舖原為鐘錶品牌Rado (雷達) 的專門店,原長租每月約80萬元,呎租857元,在去年6月底提早一年退租。

舖租跌勢料明春才喘定

有代理認為,下半年四大核心零售區舖位租金繼續下跌,以銅鑼灣最受壓,料挫20%至25%;其餘中環、尖沙咀及旺角則有15%至20%下調空間。該代理預期,核心零售區租金在中港通關後才會企穩,保守估計要到明年3月左右才有轉機。

(信報)

 

Hysan splurges $800m in Causeway Bay deals

Hysan Development (0014) has acquired No 85 to 89 at Percival Street in Causeway Bay in 14 deals, amounting to HK$800 million in total.

The most expensive deal was a ground floor shop at 85 Percival Street for a price of HK$260 million. All properties were purchased by Prehnite Investments. Its director is Chiu Ming-king, who is also a director of Hysan's subsidiary.

Meanwhile, Emperor International (0163), which owns 90 percent of shares of Ko Shing Building in Sheung Wan, unified the remaining lot shares in a compulsory sale at a reserve price of HK$259 million.

The site covers about 2,144 square feet, with a total buildable area of about 19,000 sq ft.

As for the primary property market, Hanison Construction (0896) named its 222 Hollywood Rod project "Hollywood Hill" and is expected to open the sale in August.

The developer said the brochure will be uploaded next week coupled with the opening of the show unit and the launch of the price list.

K&K Property's SkyeHi in Tuen Mun announced the first round sales arrangement right after the launch of its third price list.

The first sale will be on Sunday and will provide all 79 units launched in the first to third price lists. The subscription will end tomorrow.

The saleable area of the first round units ranges from 265 sq ft to 290 sq ft with a discounted price of HK$4.5 million to HK$5.99 million. The market value of the entire batch of units is about HK$503 million.

(The Standard)

 

240 rooms transform into transitional homes

Approximately 240 hotel rooms will be launched under the government's transitional housing pilot scheme.

The Transport and Housing Bureau said more than 200 hotels and guesthouses have registered since April.

Two projects have been approved by the authority so far, involving one hotel and 14 guesthouses, providing a total of about 240 rooms.

Separately, Transport and Housing Secretary Frank Chan Fan told the Legislative Council that registered building professionals will have to submit a comprehensive report before July 30 about the two Pavilia Farm III towers, which are to be to be torn down and rebuilt after they failed concrete strength tests.

Chan said the Buildings Department has confirmed upon inspections that the overall structure of all seven residential buildings of the development project have no obvious danger. He also promised the demolition and reconstruction process will be conducted under continuous and stringent on-site inspections and real-time detection systems to ensure that railway services and safety will not be affected.

Chan also said he expected that it would take three years to correct issues with MTR ticket fares.

He explained that fares for the new Tuen Ma line is bound by the fare structure of the existing railway network, resulting in higher fares for shorter trips and lower fares for longer trips. However, he emphasized that this accounts for less than two percent of the over 4,000 trip combinations in the entire MTR network.

Also at the council meeting, Secretary for Financial Services and the Treasury Christopher Hui Ching-yu said most stakeholders support the amendment bill to transfer powers from the Hong Kong Institute of Certified Public Accountants to the Financial Reporting Council.

The authority has been promoting the bill to empower the FRC to conduct inspections, investigations, disciplinary sanctions and oversight of the HKICPA.

(The Standard)

 

Evergrande mortgages halted by top HK banks

Hong Kong Shanghai Banking Corporation confirmed that it has rejected offering mortgage loans to home buyers of uncompleted flats developed by the debt-ridden China Evergrande (3333) in Hong Kong.

Other banks, including Bank of China (Hong Kong) (2388), Hang Seng Bank and Standard Chartered have also suspended new mortgages for Evergrande's two projects under construction in Hong Kong after re-evaluating the risks of such loans.

It is a rare incident in the city's property market, property agent said, who has been working in this field for more than 30 years.

The developer said in an email that it declines to comment on the practice of the particular banks, adding that there are still banks that are positive to undertaking uncompleted mortgage loans. It did not name the banks in the email.

The company also said that it will allow the affected customers to apply for an extension of the transaction date to 60 days after receiving the transaction advice and wave the 60-day penalty interest on a case-by-case basis.

Evergrande has two projects in Hong Kong that are still under construction. The Vertex in the Cheung Sha Wan, which has more than half of the 414 units sold, is slated to finish by the end of October while Emerald Bay Phase Two is due to finish at the end of next month and has sold 97 percent of its homes, a mortgage broker said. Buyers who have purchased flats in recent months and have chosen the cash payment plan may be affected if they have not yet applied for a mortgage at the bank, the broker said.

Another property agent expects that the impact to be limited as most of the flats have been sold already.

A total of 58 homebuyers have chosen the pay-as-you-go method to buy units of The Vertex or Emerald Bay Phase Two since May, data from the mortgage broker showed.

The cash payment plan requires buyers to pay in full within a designated period after the downpayment, usually 90 to 180 days.

Tso suggests investors switch to the stage payment plan or apply for an extension of the transaction date.

Evergrande's shares have tumbled 28 percent just this month and its US dollar bonds have hit record lows.

(The Standard)

 

Hong Kong’s high business start-up cost fails to deter foreign companies seeking access to China’s breakneck growth pace

A recent survey found it costs twice as much to set up a business in Hong Kong as it does in rival Singapore

However, other factors such as the low-tax regime and access to mainland China and growth prospects will override cost concerns, analysts say

The high cost of starting a business in Hong Kong is unlikely to deter foreign firms from expanding into the city, because it serves as a gateway to the mainland Chinese and Asian markets, according to industry experts.

A number of overseas companies are pondering coming to Hong Kong, defying a recent survey suggesting it is twice as expensive to set up shop here as it is in rival Singapore.

“Foreign food and beverage brands from the United States, the UK as well as [mainland] China are actively seeking opportunities now. They will come to Hong Kong once the border opens,” property agent said.

It costs on average US$512 to set up an office in Hong Kong, compared with US$238 in Singapore and US$138 in mainland China, according to the business finance and lending research and information website businessfinancing.co.uk. That is still cheaper than the US$641 it costs in Japan.

The survey used information from The World Bank’s Doing Business 2020 report to gather the cost and minimum capital requirement for a small-to-medium sized limited-liability company to get off the ground in the largest business-oriented cities in 190 countries.

“When an overseas or mainland company considers where to set up, it will also take into account the growth prospects the city offers, in addition to its cost side,” said InvestHK, a government department responsible for foreign direct investment, in an emailed reply to the Post.

As an important international financial centre Hong Kong offers unrivalled access to the mainland market, an easy business environment and low tax regime that is attractive to companies looking for a convenient global foothold, it added.

The fact Hong Kong is identified as a crucial international financial and innovation centre within the Greater Bay Area adds further appeal, said InvestHK.

“The number of mainland and overseas companies in Hong Kong is on a steady uptrend. There was only a very insignificant change in 2020 despite the Covid-19 pandemic,” it said.

The total number of offices and regional headquarters opened by foreign companies in Hong Kong was 9,025 in 2020, on par with the 9,040 in the previous year, according to data from InvestHK. The figure was 8,754 in 2018.

InvestHK said mainland Chinese firms accounted for 22 per cent of them, or 1,986 offices, making it the largest market in 2020, followed by Japan’s 1,398, the US’ 1,283, the UK’s 665 and Singapore’s 453.

“I do not think lower costs will lure multinational firms to Singapore, as the real estate cost is relatively small in proportion to their revenue,” property consultant said.

Another property agency said that the rental expenses accounted for about 8 to 15 per cent of a company’s operations in the finance sector.

“It is true that Hong Kong’s core business centre is one of the most expensive globally but the city also has many affordable decentralised markets for new companies to choose from,” the agent said.

The agent said that the rents in Wong Chuk Hang, Kowloon East and the New Territories are lower than the average in Shanghai and those in “noncore” areas of Singapore.

Grade A, or premium, office rents in Wong Chuk Hang average US$42.5 per square foot per year, compared with US$52.2 in Singapore’s grade B offices in decentralised areas and US$67.2 in Shanghai’s historic Puxi area, according to the property agency. The average premium office rent in Central is US$155.9 per sq ft per year, 66 per cent higher than Singapore’s equivalent at US$93.7 and US$76.9 in Shanghai’s main financial district, Pudong.

“Grade A office rents in Hong Kong have dropped by about 25 per cent in the past two years, which is making the market more affordable,” the agent said.

(South China Morning Post)