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最新新闻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： 写字楼的出租率和租金水平，是观测一地经济活跃程度的“晴雨表”，近日，本报记者实地探访位于罗湖的各等级写字楼，调查显示，无论是京基100、地王大厦这样的甲级写字楼，还是深华商业大厦这样的乙级写字楼，节后租赁市场都比较火爆，罗湖的写字楼出租率及租金持续走高，显示区域经济生机勃勃。 写字楼的出租率和租金水平，是观测一地经济活跃程度的“晴雨表”，近日，本报记者实地探访位于罗湖的各等级写字楼，调查显示，无论是京基100、地王大厦这样的甲级写字楼，还是深华商业大厦这样的乙级写字楼，节后租赁市场都比较火爆，罗湖的写字楼出租率及租金持续走高，显示区域经济生机勃勃。
去年均价涨幅超两成
2011年，因受限购令等因素影响，住宅市场持续低迷，但与此形成鲜明对照，深圳甲级写字楼市场则持续走高，尤其是写字楼出租市场。数据显示，截至2010年底，深圳甲级写字楼租金均价为142.9元/平方米·月。而截至2011年底，深圳甲级写字楼租金均价则一路狂飙至177.7元/平方米·月，全年涨幅达24.35%。
伴随着深圳甲级写字楼租金的持续上涨，罗湖区甲级写字楼租金上涨也很明显。统计显示，相较于去年年初的133.6元/平方米·月，罗湖区甲级写字楼均价在去年年底上涨至165.4/平方米·月，仅次于福田中心区，全年涨幅达23.8%。据戴德梁行写字楼部主管罗进良介绍，年后罗湖甲级写字楼市场较为平稳，但也有幅度较少的上涨。部分业内人士向记者表示，年后罗湖写字楼租赁市场较为火爆，罗湖中高端写字楼租金仍将可能继续上涨。
去年年末，京基100和嘉里建设广场二期相继对外招租，以260元/平方米·月和280元/平方米·月的价格刷新了深圳写字楼租金均价。业内人士分析称，预计深圳写字楼租金将突破300元/平方米·月，深圳写字楼租金的“3”时代很快会到来。
高端产品入市 出租形势看好
京基100地处罗湖，位于蔡屋围金融中心商圈，是由两座超5A甲级写字楼、国际商业KK—MALL，铂金五星级瑞吉酒店构成的商业综合体，也是深圳的一座全球性的金融标志。
据了解，京基100写字楼分为A塔、B塔两座，A塔共100层，B塔26层。A塔为主塔，总建筑面积22万平方米，其中有17.5万为写字楼，可以同时容纳30000人。2011年初，两座写字楼开始面向全球招租。目前，A塔签约率已达50%，B塔则已经签满。
据京基集团品牌中心负责人介绍，和周边其他写字楼相比，京基100不仅是最新最高的一座，其软硬件设施也属于全球顶级配置。
“京基100拥有一套全方位立体化配备，都是按照国际顶级标准来设计的，在深圳也是最高水平。”该负责人指出。,
由于基础设施完善，加上地理位置优越，京基100的招租对象，主要面向世界500强企业、大型国企、外资企业在华总部，以及跨国金融机构。目前已入驻了普华永道、瑞士诺华制药、中盈集团、纽威资讯等多家大型企业，在这些企业中，金融类企业占到相当大的比例。
“蔡屋围地区金融业比较聚集，涵盖了全市74%的银行机构、80%的保险机构和40%的证券机构，集中了全市60%的金融资产、90%的外资银行，区位非常独特，楼内我们设置了多个证券交易层，可以为有需要的企业服务。”该负责人介绍说。
另据京基集团一名负责人介绍，和周边其他写字楼相比，京基100的定位更为高端，对于招租企业也制定了相应的标准，“并非一网打尽”。而其租金价格，和该片区同类写字楼相比也都要高，且不太受到市场影响。“在年后写字楼租金水平普遍上涨的大环境下，京基100的租金水平仍然保持平稳。”
长期从事写字楼出租业务的世华地产经理黎先生认为，京基100作为高端物业，一进市场价格就很高，这其实对整个片区的价格有很大的推高。因为不仅是租户会对一段时间内的周边商业环境有预期，业主对租金也有预期。很多业主宁愿房子空很久，也不愿降低价格。
黎先生举例说，之前像地王大厦这样的老牌写字楼，空置率非常低，虽然供不应求，但很多合同都是签了几年。这次京基100入伙，地王大厦和附近不少写字楼立刻应声而涨。而且京基100入伙的时机非常合适，去年写字楼租金一直在涨，全年均价涨了有30元/平方米·月，甚至有些户型地段好的涨了50元/平方米·月。“如果在2008年、2009年的经济低迷期，京基100的租金不可能这么高，有需求的企业都会比较谨慎。但2011年直到现在，企业对于高端写字楼的需求都非常旺盛。”
戴德梁行发布的分析报告也指出，高端产品入市的拉动，是2011年罗湖写字楼租金持续上涨的一个重要原因，尤其是在第四季度。
地王大厦租金略有上涨
建成时曾是亚洲第一高楼的地王大厦，是罗湖区最老牌的甲级写字楼之一，位于大剧院地铁站出口处，距罗湖火车站也仅有三站地铁的距离。
地产中介王先生介绍，由于此前京基100入伙，地王大厦里有很多老租户选择迁入京基100，一下子空出了9000平方米的办公场地，仅普华永道会计师事务所的搬迁，就空出了4000多平方米的办公场，但很快就被新的租户填上了，“年后的租赁市场仍然很火爆，地王大厦的9000平方米已经租出去好几千了。举例来说吧，原来130平方米左右的办公室有七八套，现在只剩两三套了。租户基本是金融、高端物流企业。”同时，地王大厦的租金仍然达到150-160元/平方米·月，部分甚至达到了170元/平方米·月。
对于地王大厦租价为何仍然保持平稳甚至略有上升，王先生表示，“目前罗湖的甲级写字楼仍然比较少，高端物业比较紧缺。五年来，罗湖只增加了1栋甲级写字楼。到目前为止总共才七八栋甲级写字楼。外资企业、大型企业等各种企业对此的需求比较大。另一方面，去年很多高新技术产业经营状况很好，不少企业都在考虑换更好一点的写字楼或者进行扩张。”
位于国贸站出口的嘉里中心和深华商业大厦，地处人民南片区，是罗湖比较有代表性的甲级写字楼和乙级写字楼。21世纪地产中介经理李先生向记者介绍，最近节后租赁市场有些火爆，很多企业都在询问嘉里中心和深华商业大厦是否有空房出租。
李先生表示，最近这两座写字楼的租金仍然略有上升，但涨幅都很小。李先生介绍，目前人民南片区换租的比较多，“大多是从福田中心区搬迁过来的，也有不少搬到龙岗区了。去年一年整个深圳的写字楼租金都在涨，尤其是福田中心区。很多企业合约都到期了，考虑到承租能力，向租金较低的地方搬迁的比较多。”
“主要是电子企业，还有一些物流企业。不少电子企业业主都说不太景气，换租主要是从承租能力和节省成本方面来考虑。”
李先生预计，节后罗湖的写字楼出租市场仍然有上涨的空间，“不过后劲可能不足。”
标本
深华商业大厦
深华商业大厦，地处嘉宾路与南湖路交会处，位于国贸和东门商业区中心，马路对面就是金光华广场，地理位置非常优越。从国贸站地铁B口出，仅百余米就能到。
本报记者现场探访该老牌写字楼，发现该写字楼虽然楼高28层，但空置率仍然非常低。以16层—20层为例，记者逐层查看，发现每层仅有一两间办公室空置，而18层则全层都有企业租用，一位在该写字楼办公的白领告诉记者，最近好像有看到一家物流企业搬出，也零星看到有一些企业搬进。
深华商业大厦的户型基本是150、200多平方米，也有60—70平方米的小户型。记者现场探访发现，深华商业大厦租户主要是投资、物流、贸易、科技等企业，集中了很多外资和香港企业。除此之外，也有小部分钟表、食品、餐饮、设计等企业，企业类型比较多元。
爵士大厦
处于罗湖地王商圈的爵士大厦，处在地铁罗宝线和龙岗线交汇处，属于一幢乙级写字楼。离嘉里中心和深华商业大厦也很近，楼高26层。因为地段较好，配套设施齐全，该写字楼一直是“皇帝的女儿不愁嫁”。
负责该楼盘的中介经理张先生说，今年春节过后，看房的人越来越多，房租价格也是一路看涨。目前，200至300平方米之间的大户型，平均价格都在100元/平方米·月以上，而这一价格已经接近甚至超过同片区的一些甲级写字楼。
“这个楼盘虽然是乙级写字楼，但是装修很高档，很多都采用了欧式风格，再加上业主的心态很好，看到现在是供不应求的形势，就不会把价格压低。”张先生说。
爵士大厦内，入驻的企业以物流、设计和贸易公司为主。截止到本月中旬，爵士大厦的空置率只有8%，这其中，100平方米以上的户型尤为畅销，目前200平方米的户型仅剩一套，剩下的基本以40至60平方米的小户型。
专家看法
经济活跃
推高租金
罗进良认为，罗湖写字楼租金持续上涨，是由于2011年深圳全年租金上涨都较为明显，“整个市场都在往上升。”罗进良认为，另一方面，福田中心区写字楼租金一直都在上涨，也对罗湖的写字楼租金具有带动作用。
戴德梁行华南区研究部主管张晓端则表示，写字楼租金对于经济的反映特别明显，经济发展好，写字楼租金就会上涨，经济发展差，写字楼租金就会下跌。张晓端认为，2011年，深圳经济发展比较活跃，导致企业对写字楼的需求上涨，致使写字楼的价格被持续拉高。张晓端举例说，2008年至2009年期间由于受到金融危机的影响，多数企业对于写字楼的选择较为谨慎，都没有选择搬迁或者扩张，而是续约2至3年。到2011年，大部分企业的合约已经到期，加之经济环境的不断好转，使得企业在经济层面上能够提供较好的支撑，很多企业都选择了扩张、搬迁或者扩租。
戴德梁行统计数据显示，2011年，盈利水平较好且承租能力较强的高科技类、高新技术类、金融等行业在扩张、搬迁、扩租等方面表现尤为积极，而处在成本控制阶段的物流企业以及被外围经济拖累的企业在扩展或者搬迁办公物业时，则表现较为谨慎。
张晓端预计，2012年罗湖甲级写字楼市场仍然会延续去年的惯性，保持继续增长。但她认为，由于现在处于全球化时代，在目前全球范围经济状况不好的情况下，受外围经济影响，罗湖作为深圳的一个区也很难独善其身。另一方面，张晓端预计，很多在华企业由于国外的拖累，在国内也很难有大的发展，再加之很多国内企业受外向型经济的影响，也会受到拖累，不会有大的扩张。所以从总体来看，罗湖2012年整年的写字楼租金上涨幅度会有降低。
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