新聞分類
最新新聞Pick to: office rental rates and rents, is the observation of a economic activity "barometer", recently, the reporter visits in Luohu, each grade office buildings, survey, regardless of whether it is primary 100, imperial estate building that office, or deep China commercial buildings such as the class B office floor, postganglionic rental markets are more popular, the Luohu office rental rates and rents continued to rise, the display area economy full of vigour. Office rental rates and rents, is the observation of a economic activity "barometer", recently, the reporter visits in Luohu, each grade office buildings, survey, regardless of whether it is primary 100, imperial estate building that office, or deep China commercial buildings such as the B office, festival the rental market is relatively unpopular, the Luohu office rental rates and rents continued to rise, the display area economy full of vigour.
Last year the average rose by two into
In 2011, due to the limitation of the purchase order and other factors, the housing market remains in the doldrums, but in contrast, the Shenzhen office market continued higher, especially the office rental market. Data shows, up to by 2010, Shenzhen grade A office rents fold to 142.9 yuan / square meters / month. But by the end of 2011, the Shenzhen office rental price is soaring to 177.7 yuan / square meters, monthly, annual growth of 24.35%.
Along with the Shenzhen grade A office rents continued to rise, the Luohu District office rent rise is obvious. Statistics show that, compared with the last year the beginning of the year 133.6 yuan / square meters / month, the Luohu District grade A office fold at the end of last year rose to 165.4 / square meters, month, next to the central area of Futian, the annual rate of 23.8%. According to DTZ office director Luo Jinliang, years after the Luohu grade A office market is relatively stable, but there are also less amplitude rise. Some industry insiders told reporters, years after the Luohu office leasing market relatively unpopular, Luohu high-end office rents will likely continue to rise.
At the end of last year, company 100 and
High-end products into the rental situation is valued
Company 100 is located in Luohu, is located in Caiwuwei Financial Center District, is composed of two super 5A grade A offices, international commercial KK, MALL, platinum five star Rigi Hostellerie constitute the commercial complex, Shenzhen is also a global financial mark.
It is understood, estimated 100 office building is divided into A B tower, tower two, tower A total of 100 layer, 26 layer B tower. A tower tower, a total construction area of 220000 square meters, which has 175000 offices, can accommodate 30000 people. At the beginning of 2011, two office buildings began to face a global leasing. At present, the
According to the Kingkey group brand center person in charge, and other surrounding office buildings, Plaza 100 is not only the most new highest one, its hardware and software facilities also belong to the world's top configuration.
" For us 100 has a full range of three-dimensional equipped with, is in accordance with the top international standards to the design, is the highest level in Shenzhen." The responsible person pointed out.
Because the infrastructure is perfect, coupled with the superior geographical position, 100 for primary object, mainly for the world's top 500 enterprises, large state-owned enterprises, foreign-funded enterprises in
Right now" local financial industry comparing aggregation, covering the 74% banks, 80% insurance agencies and 40% of the securities institutions, focused on the city's 60% financial assets, 90% foreign banks, very unique geographical, building we set up a number of securities transaction layer, there is a need for business services." The responsible person said.
According to another Kingkey group a responsible person, and other surrounding the office than us, 100 positioning more high-end, to let enterprises have also established corresponding standard," not catch all in one draft". The rental price, and this area similar office compared to also high, and not by the market impact. " In the years after the rents generally rise of the environment, enterprises 100 rent levels remained stable."
Has long been engaged in office rental business real estate manager Mr. Li thinks, company 100 as the high-end property, enter the market price is very high, it is the whole area prices have greatly pushed. Because not only is the tenants will be for a period of time inside the surrounding business environment have expected, the owners of rental is also expected. Many owners prefer the house empty for a long time, are reluctant to lower prices.
Mr. Li : for example, like Imperial estate buildings such as the old office building, the vacancy rate is very low, although short, but many contracts are signed several years. The primary occupation of 100, imperial estate mansion and near many office immediately go up. Us 100 and occupied time is very appropriate, rents have risen in the last year, the annual average price rose 30 yuan / square meters, months, and even some Huxing lot good rose 50 yuan / square meters / month. " If in 2008, 2009 economic downturn, estimated 100 rent can not be so high, there is a demand of the enterprises will be more cautious. But in 2011 until now, enterprises for high-end office space demand is very exuberant."
DTZ released report also pointed out, high-end products into the market to pull move, is the 2011 Luohu office rentals continued to rise is one of the important reasons, especially in the fourth quarter.
Imperial estate building rent Jin Lve rose
When completed was Asia 's first high-rise imperial estate building, Luohu District is the most established of Grade A office space, located in the theatre at the subway exit, from the Luohu train station and only three subway station distance.
Real estate intermediary Mr. Wang, as previously estimated 100 occupation, imperial estate building there are many old tenants moving into us 100, while the vacated by 9000 square meters of office space, only PricewaterhouseCoopers relocated, will fill more than 4000 square meters of office field, but soon to be the new tenant fill in," years after the rental market is still hot, imperial estate building 9000 square meters have been rented out to several thousands. For example, the original 130 square meters of office seven or eight, now only two or three sets. The tenant is the basic financial, high-end logistics enterprises." At the same time, imperial estate building rent still reach 150-160 yuan / square meters, month, some even reached 170 yuan / square metre month.
The imperial estate building rents why still remained stable or even slightly, Mr. Wang said," at present, the Luohu office is still relatively small, high-end property relatively scarce. In five years, Luohu has increased only 1 Grade A office buildings. So far, a total of only seven or eight grade A office buildings. Foreign capital enterprises, large enterprises and other enterprises to the demand for more. On the other hand, last year a lot of high-tech industry operating in good condition, many companies are considering changing a little bit better office or expansion."
Lee says, recently this two seat office rents are still rising slightly, but the gains are small. Li introduces, at present people's southern area for rent more," mostly from Futian centre over the relocation, there are also many moved to Longgang area. Last year the Shenzhen office rents are rising, especially in the central area of Futian. A lot of enterprise contract expired, taking into account the ability, to lower rents to move more."
" Is the main electronic enterprises, there are a number of logistics enterprises. Many electronic business owners say not quite boom, for rent is mainly from the tenants and save costs to consider."
Mr. Li is expected, after the Luohu office rental market still has room to rise," but may be insufficient aftereffect."
Specimen
Deep
Deep
Reporter live visited the old office building, the office building is 28 storeys high, but the vacancy rate is still very low. In the 16 layer, 20 layer as an example, the reporter found in each layer by layer view, only one or two of office vacancy, and the 18 layer is the layer has the enterprise rents, one in the office white-collar tells a reporter, recently seems to have seen a logistics enterprises out, also saw some enterprises into sporadic.
Deep
Jazz house
In Luohu imperial estate business Sir building, subway line and the Longgang line at Luo Bao junction, which belongs to a class B office building. From the Kerry Center and deep China commercial building is very close also, 26 storeys. Because lots better, complete supporting facilities, the office has been the" imperial daughter not anxious is married".
Responsible for the sale of intermediary manager Zhang said, after the Spring Festival this year, more and more people rent house, price is expected to rise. At present, 200 to 300 square metres in between big Huxing, average price in 100 yuan / square meters, month or more, and the price is close to or even more than the same area some grade a office.
"This event although B office, but the decoration is very high, many have adopted the European style, coupled with the owner's mentality is very good, see now is in short supply situation, will keep the price down." Mr. Zhang said.
The Jazz inside the building, assigned to the enterprise to the logistics, design and trade companies. At the end of this month, jazz house vacancy rate of only 8%, of which, 100 square-Huxing are particularly popular, at present 200 square metres Huxing only remnant, the rest of the order of 40 to 60 square metres Huxing small.
Expert view
Economic activity
Push the high rent
According to Luo Jinliang, the Luohu office rents continued to rise, due to Shenzhen 2011 annual rent increases are more obvious, "the market to rise." Luo Jinliang, on the other hand, the Futian Central District office rentals have been on the rise, the Luohu office rent has a leading role.
DTZ Southern China district research director Zhang Xiaoduan said, office rent for the reflection of economy especially, economic development, office rents will rise, the economic development difference, office rents will fall. Zhang Xiaoduan thinks, 2011, Shenzhen economy development is more active, leading to the enterprise demand for office space increases, causing the office prices continue to be pulled high. Zhang Xiaoduan, for example, between 2008 and 2009 due to the impact of the financial crisis, the majority of enterprises for the office choice is more cautious, chose not to move or expansion, but approximately 2 to 3 years. By 2011, most of the enterprise contract expired, combined with the economic environment for the continuous improvement, so that enterprises in the economic level can provide a better support, many enterprises have chosen to expansion, relocation or expansion tenancy.
DTZ statistics, 2011, the profit level is good and the ability of high-tech, high-tech, financial and other industries in the expansion, relocation, expansion tenancy and performance is positive, whereas in the cost control of the logistics enterprises and stage by peripheral economy dragged down the business in the expansion or relocation office properties, is relatively caution.
Zhang Xiaoduan is expected to 2012, a Class A office market in Luohu is still the continuation of last year's inertia, continue to grow. But she thinks, because now in the era of globalization, in the current global economic situation is not good, by the external economic impact, Luohu as one of the Shenzhen area is also very difficult to own. On the other hand, Zhang Xiaoduan is expected, many enterprises in
摘 要： 寫字樓的出租率和租金水平，是觀測一地經(jīng)濟活躍程度的“晴雨表”，近日，本報記者實地探訪位于羅湖的各等級寫字樓，調(diào)查顯示，無論是京基100、地王大廈這樣的甲級寫字樓，還是深華商業(yè)大廈這樣的乙級寫字樓，節(jié)后租賃市場都比較火爆，羅湖的寫字樓出租率及租金持續(xù)走高，顯示區(qū)域經(jīng)濟生機勃勃。 寫字樓的出租率和租金水平，是觀測一地經(jīng)濟活躍程度的“晴雨表”，近日，本報記者實地探訪位于羅湖的各等級寫字樓，調(diào)查顯示，無論是京基100、地王大廈這樣的甲級寫字樓，還是深華商業(yè)大廈這樣的乙級寫字樓，節(jié)后租賃市場都比較火爆，羅湖的寫字樓出租率及租金持續(xù)走高，顯示區(qū)域經(jīng)濟生機勃勃。
去年均價漲幅超兩成
2011年，因受限購令等因素影響，住宅市場持續(xù)低迷，但與此形成鮮明對照，深圳甲級寫字樓市場則持續(xù)走高，尤其是寫字樓出租市場。數(shù)據(jù)顯示，截至2010年底，深圳甲級寫字樓租金均價為142.9元/平方米·月。而截至2011年底，深圳甲級寫字樓租金均價則一路狂飆至177.7元/平方米·月，全年漲幅達24.35%。
伴隨著深圳甲級寫字樓租金的持續(xù)上漲，羅湖區(qū)甲級寫字樓租金上漲也很明顯。統(tǒng)計顯示，相較于去年年初的133.6元/平方米·月，羅湖區(qū)甲級寫字樓均價在去年年底上漲至165.4/平方米·月，僅次于福田中心區(qū)，全年漲幅達23.8%。據(jù)戴德梁行寫字樓部主管羅進良介紹，年后羅湖甲級寫字樓市場較為平穩(wěn)，但也有幅度較少的上漲。部分業(yè)內(nèi)人士向記者表示，年后羅湖寫字樓租賃市場較為火爆，羅湖中高端寫字樓租金仍將可能繼續(xù)上漲。
去年年末，京基100和嘉里建設(shè)廣場二期相繼對外招租，以260元/平方米·月和280元/平方米·月的價格刷新了深圳寫字樓租金均價。業(yè)內(nèi)人士分析稱，預(yù)計深圳寫字樓租金將突破300元/平方米·月，深圳寫字樓租金的“3”時代很快會到來。
高端產(chǎn)品入市 出租形勢看好
京基100地處羅湖，位于蔡屋圍金融中心商圈，是由兩座超5A甲級寫字樓、國際商業(yè)KK—MALL，鉑金五星級瑞吉酒店構(gòu)成的商業(yè)綜合體，也是深圳的一座全球性的金融標志。
據(jù)了解，京基100寫字樓分為A塔、B塔兩座，A塔共100層，B塔26層。A塔為主塔，總建筑面積22萬平方米，其中有17.5萬為寫字樓，可以同時容納30000人。2011年初，兩座寫字樓開始面向全球招租。目前，A塔簽約率已達50%，B塔則已經(jīng)簽滿。
據(jù)京基集團品牌中心負責人介紹，和周邊其他寫字樓相比，京基100不僅是最新最高的一座，其軟硬件設(shè)施也屬于全球頂級配置。
“京基100擁有一套全方位立體化配備，都是按照國際頂級標準來設(shè)計的，在深圳也是最高水平�！痹撠撠熑酥赋�。,
由于基礎(chǔ)設(shè)施完善，加上地理位置優(yōu)越，京基100的招租對象，主要面向世界500強企業(yè)、大型國企、外資企業(yè)在華總部，以及跨國金融機構(gòu)。目前已入駐了普華永道、瑞士諾華制藥、中盈集團、紐威資訊等多家大型企業(yè)，在這些企業(yè)中，金融類企業(yè)占到相當大的比例。
“蔡屋圍地區(qū)金融業(yè)比較聚集，涵蓋了全市74%的銀行機構(gòu)、80%的保險機構(gòu)和40%的證券機構(gòu)，集中了全市60%的金融資產(chǎn)、90%的外資銀行，區(qū)位非常獨特，樓內(nèi)我們設(shè)置了多個證券交易層，可以為有需要的企業(yè)服務(wù)�！痹撠撠熑私榻B說。
另據(jù)京基集團一名負責人介紹，和周邊其他寫字樓相比，京基100的定位更為高端，對于招租企業(yè)也制定了相應(yīng)的標準，“并非一網(wǎng)打盡”。而其租金價格，和該片區(qū)同類寫字樓相比也都要高，且不太受到市場影響。“在年后寫字樓租金水平普遍上漲的大環(huán)境下，京基100的租金水平仍然保持平穩(wěn)�！�
長期從事寫字樓出租業(yè)務(wù)的世華地產(chǎn)經(jīng)理黎先生認為，京基100作為高端物業(yè)，一進市場價格就很高，這其實對整個片區(qū)的價格有很大的推高。因為不僅是租戶會對一段時間內(nèi)的周邊商業(yè)環(huán)境有預(yù)期，業(yè)主對租金也有預(yù)期。很多業(yè)主寧愿房子空很久，也不愿降低價格。
黎先生舉例說，之前像地王大廈這樣的老牌寫字樓，空置率非常低，雖然供不應(yīng)求，但很多合同都是簽了幾年。這次京基100入伙，地王大廈和附近不少寫字樓立刻應(yīng)聲而漲。而且京基100入伙的時機非常合適，去年寫字樓租金一直在漲，全年均價漲了有30元/平方米·月，甚至有些戶型地段好的漲了50元/平方米·月�！叭绻�2008年、2009年的經(jīng)濟低迷期，京基100的租金不可能這么高，有需求的企業(yè)都會比較謹慎。但2011年直到現(xiàn)在，企業(yè)對于高端寫字樓的需求都非常旺盛�！�
戴德梁行發(fā)布的分析報告也指出，高端產(chǎn)品入市的拉動，是2011年羅湖寫字樓租金持續(xù)上漲的一個重要原因，尤其是在第四季度。
地王大廈租金略有上漲
建成時曾是亞洲第一高樓的地王大廈，是羅湖區(qū)最老牌的甲級寫字樓之一，位于大劇院地鐵站出口處，距羅湖火車站也僅有三站地鐵的距離。
地產(chǎn)中介王先生介紹，由于此前京基100入伙，地王大廈里有很多老租戶選擇遷入京基100，一下子空出了9000平方米的辦公場地，僅普華永道會計師事務(wù)所的搬遷，就空出了4000多平方米的辦公場，但很快就被新的租戶填上了，“年后的租賃市場仍然很火爆，地王大廈的9000平方米已經(jīng)租出去好幾千了。舉例來說吧，原來130平方米左右的辦公室有七八套，現(xiàn)在只剩兩三套了。租戶基本是金融、高端物流企業(yè)�！蓖瑫r，地王大廈的租金仍然達到150-160元/平方米·月，部分甚至達到了170元/平方米·月。
對于地王大廈租價為何仍然保持平穩(wěn)甚至略有上升，王先生表示，“目前羅湖的甲級寫字樓仍然比較少，高端物業(yè)比較緊缺。五年來，羅湖只增加了1棟甲級寫字樓。到目前為止總共才七八棟甲級寫字樓。外資企業(yè)、大型企業(yè)等各種企業(yè)對此的需求比較大。另一方面，去年很多高新技術(shù)產(chǎn)業(yè)經(jīng)營狀況很好，不少企業(yè)都在考慮換更好一點的寫字樓或者進行擴張�！�
位于國貿(mào)站出口的嘉里中心和深華商業(yè)大廈，地處人民南片區(qū)，是羅湖比較有代表性的甲級寫字樓和乙級寫字樓。21世紀地產(chǎn)中介經(jīng)理李先生向記者介紹，最近節(jié)后租賃市場有些火爆，很多企業(yè)都在詢問嘉里中心和深華商業(yè)大廈是否有空房出租。
李先生表示，最近這兩座寫字樓的租金仍然略有上升，但漲幅都很小。李先生介紹，目前人民南片區(qū)換租的比較多，“大多是從福田中心區(qū)搬遷過來的，也有不少搬到龍崗區(qū)了。去年一年整個深圳的寫字樓租金都在漲，尤其是福田中心區(qū)。很多企業(yè)合約都到期了，考慮到承租能力，向租金較低的地方搬遷的比較多。”
“主要是電子企業(yè)，還有一些物流企業(yè)。不少電子企業(yè)業(yè)主都說不太景氣，換租主要是從承租能力和節(jié)省成本方面來考慮�！�
李先生預(yù)計，節(jié)后羅湖的寫字樓出租市場仍然有上漲的空間，“不過后勁可能不足�！�
標本
深華商業(yè)大廈
深華商業(yè)大廈，地處嘉賓路與南湖路交會處，位于國貿(mào)和東門商業(yè)區(qū)中心，馬路對面就是金光華廣場，地理位置非常優(yōu)越。從國貿(mào)站地鐵B口出，僅百余米就能到。
本報記者現(xiàn)場探訪該老牌寫字樓，發(fā)現(xiàn)該寫字樓雖然樓高28層，但空置率仍然非常低。以16層—20層為例，記者逐層查看，發(fā)現(xiàn)每層僅有一兩間辦公室空置，而18層則全層都有企業(yè)租用，一位在該寫字樓辦公的白領(lǐng)告訴記者，最近好像有看到一家物流企業(yè)搬出，也零星看到有一些企業(yè)搬進。
深華商業(yè)大廈的戶型基本是150、200多平方米，也有60—70平方米的小戶型。記者現(xiàn)場探訪發(fā)現(xiàn)，深華商業(yè)大廈租戶主要是投資、物流、貿(mào)易、科技等企業(yè)，集中了很多外資和香港企業(yè)。除此之外，也有小部分鐘表、食品、餐飲、設(shè)計等企業(yè)，企業(yè)類型比較多元。
爵士大廈
處于羅湖地王商圈的爵士大廈，處在地鐵羅寶線和龍崗線交匯處，屬于一幢乙級寫字樓。離嘉里中心和深華商業(yè)大廈也很近，樓高26層。因為地段較好，配套設(shè)施齊全，該寫字樓一直是“皇帝的女兒不愁嫁”。
負責該樓盤的中介經(jīng)理張先生說，今年春節(jié)過后，看房的人越來越多，房租價格也是一路看漲。目前，200至300平方米之間的大戶型，平均價格都在100元/平方米·月以上，而這一價格已經(jīng)接近甚至超過同片區(qū)的一些甲級寫字樓。
“這個樓盤雖然是乙級寫字樓，但是裝修很高檔，很多都采用了歐式風格，再加上業(yè)主的心態(tài)很好，看到現(xiàn)在是供不應(yīng)求的形勢，就不會把價格壓低�！睆埾壬f。
爵士大廈內(nèi)，入駐的企業(yè)以物流、設(shè)計和貿(mào)易公司為主。截止到本月中旬，爵士大廈的空置率只有8%，這其中，100平方米以上的戶型尤為暢銷，目前200平方米的戶型僅剩一套，剩下的基本以40至60平方米的小戶型。
專家看法
經(jīng)濟活躍
推高租金
羅進良認為，羅湖寫字樓租金持續(xù)上漲，是由于2011年深圳全年租金上漲都較為明顯，“整個市場都在往上升�！绷_進良認為，另一方面，福田中心區(qū)寫字樓租金一直都在上漲，也對羅湖的寫字樓租金具有帶動作用。
戴德梁行華南區(qū)研究部主管張曉端則表示，寫字樓租金對于經(jīng)濟的反映特別明顯，經(jīng)濟發(fā)展好，寫字樓租金就會上漲，經(jīng)濟發(fā)展差，寫字樓租金就會下跌。張曉端認為，2011年，深圳經(jīng)濟發(fā)展比較活躍，導(dǎo)致企業(yè)對寫字樓的需求上漲，致使寫字樓的價格被持續(xù)拉高。張曉端舉例說，2008年至2009年期間由于受到金融危機的影響，多數(shù)企業(yè)對于寫字樓的選擇較為謹慎，都沒有選擇搬遷或者擴張，而是續(xù)約2至3年。到2011年，大部分企業(yè)的合約已經(jīng)到期，加之經(jīng)濟環(huán)境的不斷好轉(zhuǎn)，使得企業(yè)在經(jīng)濟層面上能夠提供較好的支撐，很多企業(yè)都選擇了擴張、搬遷或者擴租。
戴德梁行統(tǒng)計數(shù)據(jù)顯示，2011年，盈利水平較好且承租能力較強的高科技類、高新技術(shù)類、金融等行業(yè)在擴張、搬遷、擴租等方面表現(xiàn)尤為積極，而處在成本控制階段的物流企業(yè)以及被外圍經(jīng)濟拖累的企業(yè)在擴展或者搬遷辦公物業(yè)時，則表現(xiàn)較為謹慎。
張曉端預(yù)計，2012年羅湖甲級寫字樓市場仍然會延續(xù)去年的慣性，保持繼續(xù)增長。但她認為，由于現(xiàn)在處于全球化時代，在目前全球范圍經(jīng)濟狀況不好的情況下，受外圍經(jīng)濟影響，羅湖作為深圳的一個區(qū)也很難獨善其身。另一方面，張曉端預(yù)計，很多在華企業(yè)由于國外的拖累，在國內(nèi)也很難有大的發(fā)展，再加之很多國內(nèi)企業(yè)受外向型經(jīng)濟的影響，也會受到拖累，不會有大的擴張。所以從總體來看，羅湖2012年整年的寫字樓租金上漲幅度會有降低。
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