美聯測量:下季兩幅住宅地估值共逾156億元
美聯測量師行董事林子彬表示,政府公布2020至2021財政年度第三財季(10月至12月)賣地計劃,合共只提供2幅住宅用地,料可興建約630伙,包括曾經流標之山頂文輝道「地王」,將會「一拆二」出售,投資風險減少,料刺激市場參與度;另位於舊機場跑道西北端的啟德4E區1號用地,料續受發展商歡迎,兩地估值合共超逾156億元。計及港鐵黃竹坑站約1,000伙及私人重建項目,季內料提供2,780伙,而首三財季合共僅7,400伙,距離全年目標仍有較大壓力。
林子彬稱,山頂文輝道項目屬山頂罕有超豪宅地皮,估計以現樓形式推售,投資期較長,加上「空置稅」一旦實施將增加營運風險,故是次「一拆二」安排出售可謂「從善如流」,由於涉及資金降低,料增加財團競投參與度,預期出價方面或較為進取。項目「一拆二」後,估計可建樓面約28.79萬平方呎,按每方呎樓面地價約4萬元計,估值約115.16億元。
至於向來地皮供應較多的啟德區,是次推出之4E區1號用地,位處舊機場跑道西北端,屬該區尾段位置,估計落成後周遭亦發展成熟,加上投資規模適中,料續吸引本地大型發展商及中港合組財團競投,項目估計可建樓面約32.85萬平方呎,估值約41.06億元,折合每方呎樓面地價約1.25萬元。
此外,市場矚目的中環新海濱商業地皮,將使用「雙信封制」推出,因招標文件較複雜,將延後至第三財季推出,林氏認為,地皮規模龐大,且投資額高,屬長線投資決定,惟項目位置優越,中環CBD核心區罕有新供應,具有一定獨特性,故料仍吸引有較大實力之財團競投,料作長線收租為主,估值約403.65億元,估計樓面呎價約2.5萬元。
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