美聯測量:下年度13幅住宅地估值共604.14億元
美聯測量師行董事林子彬表示,2022至2023財政年度賣地計劃中,將提供13幅住宅用地,料可興建約8,250夥新供應,該批住宅用地合共估值約604.14億元,並以啓德地皮及赤柱豪宅地皮較爲矚目。由於連同鐵路項目、市建項目及私人重建發展,相信全年私人房屋供應可望達標。另外,由於政府有意在賣地上加入條款,限制興建單位的最低面積要求,相信未來納米樓的供應比例將減少,對未來住屋需求及居住環境起正面作用。
林子彬指,新年度賣地計劃中,港島區佔4幅,九龍區佔2幅,新界區則佔7幅。港島區地皮中,以赤柱環角道地皮較矚目,地皮估計可建樓面面積約爲480,236平方尺,而近期淺水灣地皮以住宅官地新高尺價批出,故相信是次赤柱地皮亦將受追捧,項目位於傳統豪宅地段,惟項目發展規模龐大,料將反映在尺價上,由於豪宅以銷售現樓爲主,投資期較長,相信以大型發展商入標爲主,若以每尺樓面地價22,000元計算,估值約105.65億元。另外,本財年未有供應的啓德區,新年度亦會推出2幅地皮,併爲早前改劃的兩幅大型地皮,位置較近港鐵站,啓德第2A區4號地盤、5B號地盤及10號地盤,可建樓面面積達138.03萬尺,另一幅2A區2號地盤及3號地盤亦達987,974平方尺,若兩地樓面地價約1.3萬元計算,料均將成爲逾百億元地王,兩地分別估值達179.44億及128.44億元,相信亦以大型發展商及財團競投爲主。至於新界多幅地皮中,以荃灣近油柑頭村地皮及屯門第48區青山公路掃管笏段的兩幅項目發展相對較大規模,其中荃灣地皮估值約57.54億元,而掃管笏項目則估值約爲57.53億元。
另外,首季推出的2幅地皮均爲港島區滾存地皮,包括灣仔皇後大道東第269號地皮,估計可建樓面面積約爲116,230平方尺,若以每尺樓面地價約15,000元計算,地皮估值約17.43億元。而香港醫院道地皮,估計可建樓面面積約爲47,804平方尺,若以每尺樓面地價約14,000元計算,地皮估值約6.69億元。
商業用地方面,新財年共提供4幅,2幅位於觀塘安達臣道對出,1幅位於啓德區,以及1幅位於旺角,當中旺角洗衣街及亞皆老街交界,規模亦爲4幅中最大,項目具長線發展潛力,備有商場部分及連貫港鐵站,估計地皮可建樓面面積約爲1,524,182平方尺,若以每尺樓面地價約11,000元計算,地皮估值約167.66億元,並受大型發展商垂青。啓德2A區1號商業規模亦相當龐大,估計地皮可建樓面面積約爲142.04萬平方尺,惟區內曾有商業地流標,故項目亦具有一定挑戰,若以每尺樓面地價約7,000元計算,地皮估值約99.43億元。
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