中原工商鋪CentalineCommercial工商鋪快訊月刊2016年6月

1、中原 (工商舖 ) Centaline Commercial工商舖快訊月刊2016 年 6 月Market Review June 2016區(qū)董點評Director s Review寫字樓部Office Department香港經(jīng)濟(jì)前景未明朗，各類投資工具持續(xù)波動，加上五窮魔咒再度應(yīng)驗在港股上，投資者信心受到動搖，只能步步為營。股票市場近期大幅波動，部分資金轉(zhuǎn)向流入回報較穩(wěn)定的物業(yè)市場，預(yù)料短期內(nèi)長線物業(yè)投資者數(shù)目將呈上升趨勢。早前在 4 月份，市場出現(xiàn)了多宗稍低於市價的指標(biāo)商廈成交，反映在整體市況偏靜下，業(yè)主對一定程度的議價並不排斥。但到了 5 月份，寫字樓市場走勢強(qiáng)勁，先後錄得多宗矚目大樓

2、面買賣成交 ，因此有理由相信商用物業(yè)的調(diào)整期已接近尾聲。其中位於觀塘偉業(yè)街 164 號的 The Mark全幢，由時代集團(tuán) (1023)斥資約 HK$5.6 億購入，樓高 20 層，可供應(yīng)約 67,482 平方呎的商業(yè)樓面 ，平均呎價約 HK$8,299。Facing an unclear economic prospect and a fluctuating performance found in most of the investment markets, plus a slash in stock market in May, most of the market investors

3、 have stayed passive with a lack of confidence. The huge fluctuation occurred in stock market has induced investors to shift their capital into the more stable property market. It is expected that there will be a rising number of participants entering the property market for long-term investment. Ba

4、ck in April, the office market recorded numerous underpriced transactions among landmark office buildings. This proved that vendors were willing to accept price negotiation under a silent market sentiment. But the market soon recovered and showed a strong performance in May, recording a number of re

5、markable large-scale transactions. This is a signal convincing that the adjustment on office market will soon come to an end. Recently, Sitoy Group(1023) purchased the whole block of The Mark at approx. HK$560 million or HK$8,299 psf. The building is located at No. 164 Wai Yip Street in Kwun Tong, i

6、t is constructed of 20-storey and offers a total floor area of around 67,482 sq ft for commercial use.工商部Industrial / Office Department隨著假期過去，業(yè)主及買家陸續(xù)回歸市場，一手工商物業(yè)備受追棒，同時更帶動樓市升溫，市場相繼錄得大額成交。當(dāng)中最矚目為時代集團(tuán)以約 HK$5.6 億買入觀塘 The Mark 全幢物業(yè)。該廈位於觀塘偉業(yè)街 164 號，前身為工廈凱康大廈，由鵬里資產(chǎn)基金於 2013 年以約 HK$3.88億購入，並活化為商廈項目，總投資額約 HK$5

7、億。 The Mark 樓高 20 層，總建築面積約 67,482 平方呎，折合平均呎價約 HK$8,299。新買家今番購入擬用作集團(tuán)總部，以及出租部份單位作長線投資用途。After holidays, both vendors and buyers have become active again. In particular, first-hand I/O properties have received hot market respond, which then heated up the overall market sentiment and brought along conse

8、cutive remarkable transactions. For instance, Sitoy Group purchased the whole block of revitalized building “ The Mark” in Kwun Tong at approx. HK$560 million or HK$8,299 psf. The vendor referred to Pamfleet who acquired the previous Candy Novelty House at approx. HK$388 million in 2013, and then re

9、vitalized it into a commercial building namely The Mark. The total investment cost involved about HK$500 million. The Mark is located at No. 164 Wai Yip Street in Kwun Tong, this 20-storey revitalized building offers a total GFA around 67,482 sq ft. The new buyer is likely to set up its headquarter

10、in the building, while it is also believed to release a portion of area for lease as a means of long-term investment.商舖部Retail Department5 月份商舖市場錄得約 33 宗買賣成交，較 4 月份約 42 宗下跌約 21%?，F(xiàn)時，業(yè)主及買家仍然處於拉鋸狀態(tài)，令市場成交膠著。另一方面，部份投資者見舖市前景未明，改為投資入場費較實惠的民生區(qū)車位。 5 月上旬，由投資者林子峰持有的香港仔華貴邨停車場正式發(fā)售， 100 個車位於 1 小時內(nèi)全數(shù)售罄，市場反應(yīng)熱烈，當(dāng)中更有

11、買家大手購入 15 個車位，涉資約 HK$1,400 萬，預(yù)料作長線收租之用。租賃方面， 5 月份市場錄得約 307 宗租務(wù)成交，較上月約 330 宗下跌約 7%。市場持續(xù)錄得核心地段的減租個案 ，包括羅素街 59 號地舖，面積約 900 平方呎，早年由鐘錶品牌承租，月租約 HK$160萬，惟租客提早遷出。該舖新近獲韓國化妝品牌以每月約 HK$60萬承租，租金大幅下跌接近 63%。In May, the retail property market recorded about 33 sales transactions, dropping around 21% compared to the

12、 preceding month s42 cases approx. At present, struggle between vendors and buyers has driven transaction to turn slow. On the other hand, in respond to an unclear prospect covering the retail property market, individual investors have shifted their capital to purchase car parking spaces in localcon

13、sumption areas that are asked at relatively low entry prices. Like in early May, investor Mr. Hugo Lin released a basket of car parks at Wah Kwai Estate in Aberdeen for sale. This project received extremely hot respond, in which 100 car parking spaces were sold out within one hour. Accordingly, one

14、buyer even spent approx. HK$14 million to acquire 15 parking spaces for long-term investment. Referring to the leasing market, there were around 307 shop leasing cases recorded in May, slashing about 7% compared to April 330s cases approx. The market continued to record rent-cut cases in core sectio

15、ns. For instance, Shop on G/F at No. 59 Russell Street, with size about 900 sq ft, was originally leased to a watches brand at approx. HK$1.6 million per month. The tenant moved out before tenancy agreement ended and the shop has been newly leased to a Korean cosmetic brand. The new rent values arou

16、nd HK$600,000 per month, dropping nearly 63% comparatively.最新動態(tài) Hot News專題講座分享正面思維及團(tuán)隊合作的重要性Workshop was conducted to share the importance of positive thinking and teamwork.面對樓市投資氣氛一般，現(xiàn)階段對地產(chǎn)代理來說可謂一單都不能少 。前線營業(yè)員必須時刻保持強(qiáng)勁的正面思維，以及發(fā)揮高度的團(tuán)隊合作性，才可以在逆市中締造理想佳績。有見及此，中原 (工商舖 )工商部於早前的月會上，邀請到香港專業(yè)培訓(xùn)學(xué)會培訓(xùn)導(dǎo)師蔡偉基 (WILKIE

17、)親臨出席專題講座，以工作坊形式分享如何提昇積極思想及加強(qiáng)團(tuán)隊合作，並透過多個遊戲向各前線同事傳達(dá)正面思維，以加強(qiáng)競爭力。蔡偉基指出，作為銷售員必須時刻保持積極進(jìn)取的思維，才能把危機(jī)化作商機(jī)，在瞬息萬變的地產(chǎn)代理行業(yè)中脫穎而出。此外，團(tuán)隊間要學(xué)習(xí)互相信任，才可發(fā)揮高度團(tuán)結(jié)性，讓每一個上呈下達(dá)的訊息可傳遞至管理層以至每一位前線營業(yè)員身上，從而創(chuàng)造一支強(qiáng)勁的銷售團(tuán)隊。The property market has faced a silent investment sentiment recently, each single case of transaction is particularly

18、 important to salespersons. Centaline Commercial believes that it is important for salespersons to stay positive and carry out teamwork in order to achieve ideal sales record under the current market circumstances. Thus in the previous monthly sales meeting, the Industrial/Office Department invited

19、Mr.Wilkie Choi, a training instructor of the Hong Kong Society of Professional Training, to conduct a workshop on the importance of positive thinking and teamwork. Througha series of games, Wilkie aimed at boosting up the spirit and positive attitude of salespersons, so that they are well prepared f

20、or the strong market competition.Wilkie emphasized that it is essential for salespersons to maintain top spirit all the time. Stay positive is always a critical factor to turn crisis into opportunity. In order to outstand among the competitive real estate agency industry, it is also important to est

21、ablish a powerful team. Most importantly, teammates must build up trust on each other, so that the whole team can become union and to make sure that every message can be well delivered in between the management and frontline salespersons.市況分析- 寫字樓Market Analysis - Office5 月份九龍區(qū)市況回暖矚目成交增Kowloon offic

22、e market showed improved sentiment with rising number of remarkable transactions in May.中原 (工商舖 )九龍寫字樓部副區(qū)域營業(yè)董事張焯賢表示， 4 月份尖沙咀出現(xiàn)不少低於市價的商廈買賣成交，部分個案更涉及指標(biāo)甲廈，市場憂累或會動搖投資者信心。同時，因應(yīng)尖沙咀出現(xiàn)業(yè)主減價放售的情況，拉近了該區(qū)跟九龍東的商廈呎價差距，因而令部份九龍東的準(zhǔn)買家卻步，導(dǎo)致成交疏落。不過，減價潮並無延續(xù)至 5 月，尖沙咀商廈平均呎價按月上升約 24%，成交宗數(shù)也與上月相近，買家以自用為主，證明尖沙咀商廈對用家仍然極具吸引力，整體市

23、場前景明朗。5 月份，九龍區(qū)錄得多宗矚目成交個案，其中星光行高層05 室海景單位，以約HK$1,827萬成交，面積約 1,218 平方呎，呎價約 HK$15,000，證明該廈海景單位仍有價有市。另外，永安廣場中層 04 室同樣以呎價約 HK$15,000易手，面積約 1,351 平方呎，為該廈今年最高呎價成交個案。觀塘方面，宏基資本大廈高層全層以約 HK$1.4 億成交，總樓面約 12,007 平方呎，呎價約 HK$11,702，為本月矚目成交個案之一。According to Alfred Cheung, Deputy Regional Sales Director, Kowloon Off

24、ice Department of Centaline Commercial, Tsim Sha Tsui recorded quite a number of underpriced office transactions in April, in which several deals were taken place at landmark Grade-A office buildings. The market was worried that these underpriced transactions might distort investment sentiment. Also

25、, the occurrence of price-cutfound in Tsim Sha Tsui hasnarrowed down the price difference between offices in TST and East Kowloon region. Some potential buyers shifted attention and thus caused a drop of transaction in East Kowloon. However, the wave of price-cut did not extend further. In contrast,

26、 Tsim Sha Tsui recorded a rise in average transacted price by about 24% in May, while the monthly transaction volume maintained at similar level. Accordingly, most of the buyers are end-users, reflecting that offices in Tsim Sha Tsui are still attractive to users and the market prospect is still opt

27、imistic.In May, Kowloon recorded numerous remarkable office transactions. One referred to Unit 05 on high floor of Star House that offers seaview, with size around 1,218 sq ft, which was sold at approx. HK$18.27 million or HK$15,000 psf. This ideal price has reflected that seaview units of Star Hous

28、e are still facing steady market demand. Also, Unit 04 on mid floor of Wing On Plaza, with size about 1,351 sq ft, was transacted at approx. HK$15,000 psf. This is currently the highest average price of Wing On Plaza recorded in 2016. Meanwhile, Kwun Tong also recorded a remarkable transaction. A wh

29、ole floor on high floor of Rykadan Capital Tower, with size around 12,007 sq ft, was sold at approx. HK$11,702 psf.投資者積極購入港島核心周邊地區(qū)甲廈Investors actively purchased Grade-A offices in CBD neighboring districts on Hong Kong Island.中原 (工商舖 )香港寫字樓部區(qū)域營業(yè)董事蔡德寶指出，近期港島區(qū)寫字樓呎價走勢非常波動，加上受經(jīng)濟(jì)前景不明朗等負(fù)面因素影響，導(dǎo)致核心商業(yè)區(qū)放盤量持續(xù)

30、偏低。另一方面，資金流入核心周邊地區(qū)的甲級寫字樓的情況有上升趨勢，相信除了因為這些物業(yè)在設(shè)施及品質(zhì)上媲美中環(huán)甲廈外 ，呎價極具升值潛力也是吸引投資者的主因之一。用家方面，市場繼續(xù)獲中資機(jī)構(gòu)支持，這些企業(yè)大多熱衷於落戶中環(huán)甲廈，部分更不惜工本願意投放大量資金以求佔一席位，相信有助推動該區(qū)商廈買賣及租賃市場。月份，中環(huán)錄得多宗指標(biāo)商廈成交個案，帶動整體市場走勢向上。舉例，皇后大道中九號低層全層，以約 HK$3.7億連租約成交，樓面面積約 13,721 平方呎，平均呎價約 HK$26,966。另外，灣仔同樣錄得多宗大樓面成交，其中面積約 3,251平方呎的豫港大廈高層全層，以約 HK$4,848 萬

31、連租約易手，平均呎價約HK$14,914，為該廈次高成交呎價紀(jì)錄。According to Lewvis Choy, Regional Sales Director, Hong Kong Office Department of Centaline Commercial; the general office price level on Hong Kong Island has showeda huge fluctuation recently. Plus an unclear prospect covering the overall economy has together driven

32、 down the quantity of listings available in core business districts. On the other hand, there is a rising amount of capital flowing into CBD surrounding districts to look for Grade-A offices. The targeted premises are considered to be well-equipped and provide high quality as of Grade-A offices in C

33、entral. In addition, these premises provide substantial appreciation potential that raises investors interest. Referring to end-user market, Chinese-capital enterprises have continued to play an important role. These corporations usually select Grade-A offices as first priority and some of them are

34、eager to move in Central area in regardless of the huge cost. This source of strong market demand is likely to promote the office sales and leasing markets in Central further.In May, landmark office buildings in Central recorded frequent transactions, which in turn stimulated the overall market tren

35、d. For instance, a whole floor on low floor of Nine Queen s Road Central, with size about 13,721 sqwasft, sold at approx. HK$370 million together with existing tenancy agreement. The average price accounted for approx. HK$26,966 psf. Meanwhile, Wan Chai also recorded quite a number of large-scale tr

36、ansactions. One referred to a whole floor on high floor of Henan Building, with size about 3,251 sq ft, which was sold at approx. HK$48.48 million together with tenancy agreement. The average price valued around HK$14,914 psf, achieving a second record high of Henan Building.市況分析工商物業(yè)Market Analysis

37、- Industrial/Office Property政府積極增加非核心區(qū)商業(yè)樓面The government is strived on increasing commercial areas in non-core districts.中原 (工商舖 )工商部西九龍及新界區(qū)域營業(yè)董事梁志輝表示，政府一直面對難以覓地的問題，由於傳統(tǒng)核心商業(yè)區(qū)地皮供應(yīng)有限，政府近年積極於東九龍地區(qū)推出商業(yè)用地，這些地皮備受市場追捧，成交價也相當(dāng)理想。另一方面，為了平衡各區(qū)的發(fā)展及穩(wěn)定樓價，政府也主動於非核心區(qū)覓地，以增加區(qū)內(nèi)的商業(yè)樓面，此舉有助減輕大量新供應(yīng)集中在個別區(qū)域而引致的租金壓力。According

38、toWinsonLeung,RegionalSales Director(WestKln&NT),Industrial/Office Department of Centaline Commercial, the government is alwaysfacing difficulty in finding land supply, especially in traditional core business districts. To develop new business zone, the government has been strived on introducing com

39、mercial sites in East Kowloon Region in recent years. These sites have raised hot market respond and they were sold at ideal prices. On the other hand, the government is also keen on increasing commercial areas in non-core districts. This serves to balance the regional development among different di

40、stricts and to stabilize property price level. By diversifying land supply, it helps releasing the downward pressure on office rental value that may be caused by over supply in individual districts.賣地表列出三幅長沙灣商業(yè)地皮commercial sites in Chenug Sha Wan are listed in the Land Sale Programme.在各個非核心區(qū)中，以長沙灣轉(zhuǎn)型

41、步伐最快，也是政府開發(fā)非核心區(qū)的重點區(qū)域。雖然長沙灣屬傳統(tǒng)工業(yè)區(qū)，但鄰近設(shè)有多個大型屋苑及商場，配套設(shè)施相對完善，加速該區(qū)發(fā)展成為全新商貿(mào)地帶。在新一年度的賣地計畫中，有三幅位於長沙灣的商業(yè)地皮有待推出市場，若以地積比率 12 倍計算，將會為該區(qū)帶來合共約 190 萬平方呎商業(yè)樓面。Among all non-core districts, Cheung Sha Wan has become a focused developing district of the government that shows the fastest pace in transformation. Althoug

42、h Cheung Sha Wan has been a traditional industrial district, the region is still equipped with completed facilities serving the surrounding large-scale real estates and plazas, and thus allows it to transform into new commercial zone quickly. Recently, there are 3 commercial sites locating in Cheung

43、 Sha Wan that are listed in the latest Land Sale Programme. The 3 sites are estimated to provide a total floor area of 1.9 million sq ft approx., calculating by a plot ratio of 12 times.長沙灣多元發(fā)展加速轉(zhuǎn)型Multiple development of Cheung Sha Wan helps facilitating the regional transformation.當(dāng)中最受注目的地皮為瓊林街用地，該

44、地早於 15-16 年度已納入賣地表，惟暫未正式推出招標(biāo)。該地可建樓面接近 100 萬平方呎，乃市區(qū)罕有較大規(guī)模的商業(yè)項目，市場估計每呎樓面地價約 HK$4,000至 HK$4,500，估值約 HK$40億至 HK$45 億。除了上述地皮，數(shù)年前政府率先改劃長沙灣郵政局作商業(yè)地，並由第一集團(tuán)以約 HK$10 億投得。此外，未來數(shù)年長沙灣區(qū)內(nèi)的活化工廈項目將會相繼落成，包括羅氏集團(tuán)旗下位於長順街 15 號的活化商場項目，名命為 D2 Place Two，耗資約 HK$3億作翻新，預(yù)料今年落成並將吸引餐飲、時裝等行業(yè)進(jìn)駐。在多元發(fā)展帶動下，將進(jìn)一步加速長沙灣轉(zhuǎn)型為新型商業(yè)地帶，前景亮麗。梁志輝指出

45、近期工商市場轉(zhuǎn)活，加上早前新鴻基 W668 拆售項目反應(yīng)熱烈，有見及此，各大發(fā)展商紛紛趁勢推售旗下全新物業(yè)，包括由宏基資本持有的長沙灣永康街工廈項目快將推出市場，預(yù)料將成為焦點所在。Among the three commercial sites, the most remarkable one refers to the site at King Lam Street. This land site has been added to the Land Sale Programme since the year of 2015-2016, but it has not been releas

46、ed for sale yet. This is one of the rare large-scale commercial sites found in urban area that offers a maximum floor area of nearly 1,000,000 sq ft. The land is estimated to value around HK$4 billion to HK$4.5 billion, which is equivalent to HK$4,000 to HK$4,500 psf approx. Besides the three sites

47、included in the Land Sale programme, the government also rezoned the previous Cheung Sha Wan Post Office for commercial usage several years ago, and the site was finally granted to the First Group at approx. HK$1 billion. On the other hand, a number of revitalized projects in Cheung Sha Wan are queu

48、ing up to be launched in coming years. For instance, a revitalized plaza called D2 Place Two under the LAWSGROUP, locating at No. 15 Cheung Shun Street, is expected to be launched this year. The Laws Property Group spends around HK$300 million in renovation and this project is likely to attract all

49、sort of tenants like restaurants and fashion brands to move in. To conclude, the multiple development of Cheung Sha Wan is believed to speed up its transformation into a new commercial zone with flourishing prospect.Winson pointed out that the industrial/office property market has turned active agai

50、n recently. Like a sub-divided project under SHK Properties, namely W668, has received extremely hot market respond. The successof this project has stimulated other developers to speed up in releasing brand new projects. For instance, Rykadan Capital will soon launch a new industrial project at Wing

51、 Hong Street in Cheung Sha Wan. This project is expected to become a new market highlight.市況分析- 商舖物業(yè)Market AnalysisRetail Property市況持續(xù)偏淡一線舖租急跌Rentals of first-tier shops drop dramatically amid a depressed market sentiment.中原 (工商舖 )新界商舖部區(qū)域營業(yè)董事黃培權(quán)指出，踏入 5 月份，整體商舖巿場持續(xù)表現(xiàn)淡靜，受零售巿道疲弱拖累 ，舖巿前景仍然不明朗 ，買賣交投持續(xù)下跌，

52、更有部份投資者選擇將資金轉(zhuǎn)投一手住宅物業(yè)巿場。黃培權(quán)補(bǔ)充，政府維持 不減辣政策，無意寬減銀行按揭成數(shù)，在多重政策牽制下，迫使商舖買賣交投銳減。現(xiàn)時，內(nèi)地訪港旅客當(dāng)中，以來自二、三線城巿的比例最多，他們傾向購買大眾化產(chǎn)品，反而對名貴珠寶手錶或高檔時裝等奢侈品需求較低。自由行消費模式轉(zhuǎn)變已成大勢，相關(guān)奢侈品店舖生意急劇下跌，很多商戶都被迫撤離據(jù)點。大型品牌退位，進(jìn)而令一線區(qū)核心舖位的租金急跌。舉例，銅鑼灣羅素街 61 號地下 B6 號舖，面積約 300 平方呎，原本由著名首飾品牌租用，每月租金約 HK$850,000，惟零售巿道持續(xù)不景 ，品牌選擇提早搬遷 。業(yè)主大幅減租 ，最終獲化妝品店承租，新

53、租金約 HK$350,000，租金跌幅約 58.8%。黃培權(quán)指出，舖位業(yè)主面對大環(huán)境轉(zhuǎn)變，只得擴(kuò)大議價空間，而租金回落無疑削弱了物業(yè)的投資回報率，繼而令潛在買家對入巿買舖的決定更加審慎。According to Sundy Wong, Regional Sales Director, New Territories Retail Department of Centaline Commercial, the retail property market remained silent in May under a weak sentiment found in the retail busin

54、ess sector. An unclear market prospect did not just lead to a fall in shop transactions, but also induced a portion of investors to shift to first-hand residential property market. As the government has no intention to relieve the compressive stamp duty policies on property market, meaning that bank

55、s are required to restrict mortgage ratio as before, these policies are going to further limit shop transactions inevitably.At present, a majority of Mainland tourists visiting Hong Kong is coming from second-to-third-tier cities. This group of visitors tends to purchase general consumer goods inste

56、ad of luxury products like watches, jewelries or high-end fashions. A change in consumption habit from luxury products to general goods adopted by Mainland visitors has heavily distorted the business of luxury brands. There are an increasing number of well-known brands that have been forced to withd

57、raw from prime locations. Consequently, shop rental levels among first-tier streets at core districts have experienced an obvious drop. For instance, Shop B6 on G/F at No. 61 Russell Street in Causeway Bay, with size around 300 sq ft, was originally leased to a famous jewelry brand at approx. HK$850

58、,000 per month. But the brand was forced to move out before tenancy agreement ended under a weak consumption sentiment.Then, the vendor hugely cut the asking rent by around 58.8% to approx. HK$350,000 per month and the shop has been finally leased to a cosmetic shop. Sundy explained that under a dow

59、n-turning market sentiment, vendors have to lower down asking rent in order to attract tenants. However, a cut in rental income implies a reduction on investment return to vendors. Thus, the wave of rent-cut has further distorted potential shop buyers to enter the market.新界區(qū)舖租抗跌力較強(qiáng)Shops in NT suffer

60、 less from a fall in rental level.核心區(qū)舖租跌幅顯著，相反新界區(qū)一帶如元朗、荃灣、上水等商戶，主要經(jīng)營民生行業(yè)，而民生需求相對穩(wěn)定，因此零售市道下滑並未對這些商戶構(gòu)成太大影響，區(qū)內(nèi)的舖位租金仍然有支持，即使新租較舊租回落，幅度也相對輕微。舉例，元朗青山公路 (俗稱大馬路 )171A 號地下 B 及 C 舖，面積合共約 2,000 平方呎，剛獲銀行以約 HK$450,000 承租。該舖原租客為電訊商，舊租金約HK$480,000，相比之下，最新租金只輕微下跌約 6.3%。另外，元朗青山公路 195號地舖，前身為連鎖藥房，月租約 HK$180,000，租期約滿後遷