楼面呎价4546元较两年前私楼地低60%安达臣道首置地49亿批出长实力压八财团夺标
在疫情仍未受控及经济下行阴影下，于上周五截标的观塘安达臣道首置盘地皮，在昨日开标，由长实以四十九亿五千一百万元勇夺，击退其餘八家财团，每方呎楼面地价四千五百多元，符合市场预期，惟比对○八年初同区批出的私楼地皮，每呎地价达一万二千元，跌幅逾六成。
本报地产组
安达臣道首置盘地皮为港人上车盘先导项目，亦为首个作混合式发展项目，该项目于上周五截标，当时吸引九家财团入标，主要为本地蓝筹发展商之争。地政总署昨日公布，由长实以四十九亿五千一百万夺地，楼面呎价约四千五百四十六元，力压其餘八家财团得手，而其餘入标发展商分别为会德丰地产、华懋、信和、嘉华、佳明、中国海外、另外恒基、远展及帝国集团则合资。
近两年来首夺大型项目
长实执行董事吴佳庆回应查询时指，集团对投得安达臣道地皮感欣喜，冀透过有关发展项目为香港房屋供应作出贡献。
是次亦打破该公司接近两年来未有投得地皮的闷局，该集团于一八年八月取得黄竹坑站三期「巨无霸」商住项目；而以政府地皮计，对上则为一六年九月、以十九亿五千三百万夺得九肚丽坪路地皮。
吴佳庆：冀对房屋供应作贡献
该地盘佔地约二十一万七千方呎，可建楼面约一百零九万方呎，为第二个「港人首置上车盘」先导项目，受不同的限呎及条款「捆绑」，并反映在地价上。区内对上一幅私人土地为一八年初、华懋以逾三十一亿一千万夺得，楼面呎价约一万二千元，比较是次地价两年间低逾六成；此后，政府将安达臣区内六幅私楼地皮拨作公营房屋，另一幅则为是次招标的首置地，令区内发展规模大变天，并以公营房屋主导。业内人士指，是次出价符合市场预期，惟现楼形式推售，无法预售楼花，对日后开售的时间表有所约束，及增加风险。
有测量师认为，中标价属合理，且该区以公营房屋为主导，及以现楼形式推售，加上同一楼盘的私营公营比例对地价很有大影响，认为发展商出价已经考虑上述因素；另外，指该首置单位加私楼的混合发展模式对日后有指标作用。
业界：地价具指标作用
另一测量师表示，中标价已反映政府亦有因应市场最新情况，以及地皮本身的发展模式而调整底价，属随行就市。另外，卖地条款复杂，首置单位数量亦多，地区配套不足、投资额大等因素都影响出价。指该地皮有指标作用，亦了解发展商对发展首置盘的反应正面。相信政府会在未来一些合适的地皮如东北发展区出售上加入相关「首置」条款，以私人发展商的力量去加快公共房屋的兴建。估计落成后每呎可售约一万五千元起。
(星岛日报)
疫情影响湾仔乙厦呎租低见20元
受到疫情所影响，商厦租金亦明显下跌，当中湾仔乙级商厦新银集团中心早前有低层单位，呎租低见20元，比起东九龙的工厦活化项目租金更低。
新银集团中心呎租十年新低
位于告士打道的新银集团中心一个低层单位，以呎租仅20元租出，为该厦过去10年来最低呎租个案。相较之下，现时观塘区由工厦改装而成的商厦呎租不少达20元左右。上址业主早于2011年以2,468万元购入，现租金回报约2.9厘。据悉，该厦对上一宗最低呎租租务成交，同为上述单位，于2009年12月以呎租20元租出。
另外，同区乐基中心业主新近收回9至12楼4层楼面，改装成为全新办公室及多用途空间，翻新后再分间成每层11伙的多用途办公室出租，单位面积由289至578平方呎，呎租约36元起，即月租由10,404元起。
由于楼层前身为酒店，故业主保留单位内去水位等设计，大部分单位均设有24小时热水淋浴间及洗手间，方便租户工作，单位亦可按租户要求提供办公室家具，方便租户即租即用。而项目目标租户亦多元化，由工作坊、楼上商店及美容等亦见合适。
(经济日报)
旧楼重建增湾仔添186万呎商用楼面
近年湾仔区有不少重建项目，发展商将收购得来的旧楼重建成商厦，争取更高地积比率，区内6发展项目，预计可为该区带来约186.2万平方呎新商用楼面。
合和中心2期建综合商业大型项目
湾仔位于中环金鐘核心商业区，以及铜锣湾的零售旺区中间，过往区内住宅、商业混杂发展，谢斐道以北比较多商业大厦，而湾仔道以南则属住宅段，不过近年由于核心区商业土地供应不足，区内旧楼重建成商厦的趋势有所蔓延。
目前区内共有6个重建项目，合共提供约186.2万平方呎新商用楼面，包括区内两大地主太古地产(01972)及合和均积极在区内扩展版图。当中合和以皇后大道东的合和中心为根据地，向周边进行收购重建，而规划逾30年的合和中心2期项目亦已展开，将会兴建成酒店、办公室及零售的综合商业大型项目，可建楼面约109.4万平方呎。而比邻的皇后大道东153至167号项目，将会兴建1幢小型银座式商厦，以配合合和中心1期及2期的发展，估计项目最快于2021至2022年分别落成。
至于太古则由早年购入前域多利兵房的用地，兴建成金鐘太古广场的旗舰项目之后，亦向湾仔区扩大版图，包括在永丰街、星街一带收购，并重建成太古广场3期。
太古重建项目料2023年落成
近年太古的收购版图进一步扩大，就皇后大道东的宝华大厦、比邻晏顿街2至12号及兰杜街1至11号旧楼集齐业权后，并展开重建。项目佔地约1.44万平方呎，预计将重建成1幢28层高商厦，楼面涉约21.8万平方呎，预计2023年落成。同系于星街小区也有部署，其中永丰街21至31号旧楼完成收购，将会兴建一幢商住楼宇，预计明年可推售楼花。
另外，友邦保险(01299)亦将位于司徒拔道1号的总部友邦大厦，重建成1幢18层高连4层地库的商厦，楼面涉约25.5万平方呎，预计重建后会保留为集团自用，估计需时约4年。
至于邻近港铁湾仔站的轩尼诗道及骆克道一带不少旧楼物业林立，新地(00016)则就天乐里附近的祥乐大楼统一全数业权，将计划重建作写字楼发展，涉及可建楼面约13.1万平方呎。
(经济日报)
土瓜湾旧楼中资财团申强拍
梁朝伟拥1铺位估值839万较购入跌4成
近年财团活跃收购旧楼，连影帝梁朝伟亦遇上收购强拍，其在2013年以1,500万元购入的土瓜湾地铺，遭中资庞源集团申请强拍，最新该铺市值估值只有839万元，较购入价大跌4成。
上述提及的铺位位于新柳街2A号，梁朝伟在2013年年底以1,500万元购入。铺位所在的高山道26号、新柳街2A及2B号旧楼，去年底开始获庞源集团收购，近期购入至逾83%业权后，向土地审裁处申请强制拍卖餘下的3间铺位。
根据财团提交的测量师报告指，梁朝伟所持有的新柳街2A号铺，最新市值只有839万元，比起7年前的购入价1,500万元低44%，而旁边的新柳街2B号、高山道26号铺位就分别市值998万及1,096万元。据测量师报告指，估值考虑到疫情、铺位面积、铺面宽度等因素而下调估值。
不过，由于估值报告只是反映物业现时市值，法庭会考虑其重建价值，按照过往情况，最终拍卖底价大多为市值1倍以上，故此梁朝伟最终亦未必需要蚀让。
恒地加快旺角旧楼收购
另外，旺角利奥坊•曦岸近期推售，发展商恒地(00012)亦加快同区的旧楼收购，就大角咀道177至191号申请进行强拍，将会作为利奥坊第7期项目。该批旧楼楼龄63年，市值约3.9亿元，已收购8至9成业权，可建楼面约8.1万呎，估计可提供约200多伙，据知已经规划作为利奥坊第7期。
此外，中资财团亦强拍深水埗医局街227至233号单号旧楼，估值约1.6亿元；裕泰兴家族罗守弘旗下的文化村，则就油麻地庙街181及183号申请强拍，楼龄57年，估值约6,191万元。
(经济日报)
Hong Kong’s government can turn its ‘rotten luck’ on Kai Tak land sales into a windfall for building homes, analysts say
Hong Kong can end a string of “rotten luck” in its recent public land tenders involving the former international airport site in Kai Tak by converting them into residential use to ease the city’s chronic housing shortage, analysts said.
The conversion could help the government reach its annual land-supply targets while boosting its coffers, according to surveyor. The idea is overdue as other facilities in the area, such as the Sports Park, are springing up fast, real estate consultancy said.
The government has failed to find buyers in three commercial sites on the east side of Kowloon Bay for various reasons, crimping its revenues and ability to increase public housing. The stretch coincided with anti-government street protests and the coronavirus outbreak that sent the city’s economy into a recession.
“Selling land needs right timing and the government has had rotten luck in finding buyers for commercial sites in a poor economic climate,” a surveyor said. “The land conversion idea can help support its land-supply targets.”
Financial Secretary Paul Chan Mo-po broached the idea on May 14, a day after the government withdrew Site 4, Site 5(B) and Site 10 in Area 2A as bids came below its undisclosed reserve price. Four parties including Sun Hung Kai Properties and CK Asset Holdings had expressed interest in the first tender of the new financial year.
The government would consider converting the Kai Tak commercial sites for residential purposes, Chan said at a public event, without specifying any particular plot. The Civil Engineering and Development Department is conducting a technical feasibility, he added, without elaborating.
The May 13 tender was the third failed sale since Hong Kong carved up the former airport site into redevelopment parcels. The plot known as Area 4C Site 5 was withdrawn in January 2019, while Area 4C Site 4 failed to sell in a September retender exercise.
The three failed tenders have cost the government at least HK$21.2 billion in missed revenues based on estimates by three property surveyors. Covering a total area of 430,100 square feet (39,957 square metres), they can potentially add 4,000 new homes to the existing housing stock.
“The proposed change to residential will certainly receive general support from Hongkongers, given that the government has struggled to ease housing shortage,” surveyor said.
The former airport site has contributed its fair share to the city’s treasury since at least June 2013. In the just-concluded year to March 31, it contributed to a record haul of HK$110.07 billion from land sales, including other record-setting tenders. It could have been higher had Goldin Financial paid up, instead of walking away from its winning bid,
The last flight out of Kai Tak airport took place in 1998, a year after the handover to China, with the operations relocated to the reclaimed site on Chek Lap Kok island.
In a 2011-12 policy address, the government unveiled its vision of turning an area comprising Kai Tak, Kowloon Bay and Kwun Tong into the city's second core business district, to complement the bustling Central district and ease rocketing property prices.
The plan development for Kai Tak covers 328 hectares of land to accommodate 134,000 residents in 49,900 housing units. Five per cent of the site allocated for commercial use, 13 per cent for residential and as much as 30 per cent for open space.
Much still needs to be done after almost a decade.
The government had failed to meet its land supply targets in two of the past five years. In the financial year just ended on March 31, it provided land bank sufficient for building 12,190 flats, or 9 per cent below its aim. The government has set an average 18,800 units as its annual target from 2019 to 2023.
The cumulative shortfall in public housing, totalling 23,300 units since 2013, is equivalent to about two Taikoo Shing Estates on Hong Kong Island, according to report published by local think tank Our Hong Kong Foundation in April.
Property developers have been reluctant to place big bets given the large investment outlay and long gestation period, surveyor said. Converting them into residential use is “a better option” and could generate a windfall to the city’s coffers, the surveyor added.
Residential plots in Kai Tak can fetch up to HK$11,000 per sq ft, almost double their valuation as commercial sites, Lam estimated.
“The [Kai Tak] site cannot wait any more,” the surveyor said. “The Sports Park nearby is going to launch very soon. It makes no sense to let such a big site nearby sit empty when the park makes its grand debut.”
(South China Morning Post)
Cheung Kong wins starter-home site for $4.95b
A site on Anderson Road in Kwun Tong, where at least 1,000 starter home units shall be developed, has been awarded to CK Asset (1113) for HK$4.95 billion, or HK$4,546 per buildable square foot, at the lower end of market valuation.
CK Asset said it is pleased that the group won the bid and it hopes to contribute to the SAR's housing supply through such development projects. Surveyors previously valued the site between HK$4.6 billion and HK$7.1 billion, or HK$4,200 to HK$6,500 per buildable sq ft.
The price shows developers are bearish on the market, a surveyor said.
The site with development limitations earlier only received nine bids, including ones from China Overseas Land & Investment (0688), Sino Land (0083) and Wheelock Properties.
All residential units to be built should range from 250 sq ft to 500 sq ft in saleable area, among which 20 percent shall be studio units, 25 percent shall be one-bedroom units and 55 percent shall be two-bedroom units.
After the developer obtains the occupation permit, the government will randomly select no less than 1,000 starter home units, including 200 studio units, 250 one-bedroom units and 550 two-bedroom units.
The developer is required to offer these starter home units for sale at 80 percent of market price to eligible applicants.
In 2018, Chinachem won another plot of residential land at Anderson Road for HK$3.11 billion, in which the Buildings Department allowed four residential buildings to be built on the site.
Elsewhere, CHFT Advisory and Appraisal valued the residential site on Praya Road in Ap Lei Chau at HK$1.18 billion to HK$1.22 billion, or HK$12,400 to HK$13,000 per buildable sq ft.
Meanwhile, a 242-sq-ft flat at Amoy Gardens changed hands for HK$5.12 million, or HK$21,190 per sq ft, hitting a new high at the estate, according to property agency.
In the primary market, Sun Hung Kai Properties (0016) released 123 flats in the third price list of Wetland Seasons Park Phase 2 in Tin Shui Wai, at an average price of HK$12,639 per sq ft after discounts. The developer will launch 200 flats for sale on Saturday.
And Vanke Property (Hong Kong) will tomorrow open show flats of The Campton, which offers 467 units.
In other news, the one-month Hong Kong Interbank Offered Rate, which is linked to the mortgage rate, slid for seven days in a row, down by 2.45 basis points to 0.59101 percent.
(The Standard)
