美聯:東涌商業地估值44.15億元 料反應審慎不排除流標
地政總署推出的東涌市地段第45號地皮將於本周五(16日)截標,美聯測量師行董事林子彬表示,雖然東涌區商業地皮供應有限,但由於市場對非核心商業區地皮需求未見殷切,加上項目位置偏遠及規模龐大,故入標反應料未會太踴躍,難與近期推出的住宅用地的入標反應相提並論,並不排除存在流標風險。若以每呎樓面地價約3,500元計算,估值約44.15億元。
林子彬稱,是次推出的東涌商業用地,地皮積約13.28萬平方呎,可建樓面約126.13萬平方呎,項目位處填海區,與東涌市中心有一段距離,雖然鄰近未來擬興建的東涌東站,惟該車站計劃於2029年才啟用,區內發展有待成熟,故屬長遠投資。此外,項目約9成樓面屬寫字樓發展,在目前的營商環境下,工商舖市道受壓,故商業項目投資料趨保守,而且目前市區亦不乏商業樓面及土地供應,故東涌區的商業用地競爭力及潛力亦不及市區。
事實上,市場對非商業核心區的商業用地反應一般,例如過去在非商業核心的啟德區商業用地市場反應便遠遜住宅用地,加上是次項目發展規模龐大,區內的商業項目發展未見成熟,故項目招標反應料具一定考驗。此外,值得留意,發展商於區內的商業發展項目經驗較少,而且需求有限,預期入標的以大型發展商或財團為主,由於競投發展商需衡量投資風險,預期出價不會太進取。
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