美联测量:下季两幅住宅地估值共逾156亿元
美联测量师行董事林子彬表示,政府公布2020至2021财政年度第三财季(10月至12月)卖地计划,合共只提供2幅住宅用地,料可兴建约630伙,包括曾经流标之山顶文辉道「地王」,将会「一拆二」出售,投资风险减少,料刺激市场参与度;另位於旧机场跑道西北端的启德4E区1号用地,料续受发展商欢迎,两地估值合共超逾156亿元。计及港铁黄竹坑站约1,000伙及私人重建项目,季内料提供2,780伙,而首三财季合共仅7,400伙,距离全年目标仍有较大压力。
林子彬称,山顶文辉道项目属山顶罕有超豪宅地皮,估计以现楼形式推售,投资期较长,加上「空置税」一旦实施将增加营运风险,故是次「一拆二」安排出售可谓「从善如流」,由於涉及资金降低,料增加财团竞投参与度,预期出价方面或较为进取。项目「一拆二」後,估计可建楼面约28.79万平方尺,按每方尺楼面地价约4万元计,估值约115.16亿元。
至於向来地皮供应较多的启德区,是次推出之4E区1号用地,位处旧机场跑道西北端,属该区尾段位置,估计落成後周遭亦发展成熟,加上投资规模适中,料续吸引本地大型发展商及中港合组财团竞投,项目估计可建楼面约32.85万平方尺,估值约41.06亿元,折合每方尺楼面地价约1.25万元。
此外,市场瞩目的中环新海滨商业地皮,将使用「双信封制」推出,因招标文件较复杂,将延後至第三财季推出,林氏认为,地皮规模庞大,且投资额高,属长线投资决定,惟项目位置优越,中环CBD核心区罕有新供应,具有一定独特性,故料仍吸引有较大实力之财团竞投,料作长线收租为主,估值约403.65亿元,估计楼面尺价约2.5万元。
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