Rendering
Construction Updates by 鄧麗欣之戀 from skyscrapers.cn :
麗星樓重建項目08推售
10 October 2006
信報
置地旗下大坑麗星樓重建項目,投資額約十一至十二億元,將提供約二百七十伙,最快可在二○○八年推售。
置地公司住宅物業執行董事黃友忠表示,位於大坑道十三至十五號的麗星樓,拆卸工程已接近完成,預料重建工程在二○○九至一○年竣工。新項目共包括兩幢大樓,提供約二百七十伙,其中最低的二十二層給予該物業原本的居民,涉一百七十伙,各單位面積約一千方呎;餘下則由發展商持有,面積介乎一千三百至二千五百方呎不等。項目早前獲屋宇署批建在兩層地庫和六層基座上建兩幢四十五層高住宅。
黃友忠表示,集團將繼續發展北京、重慶、澳門和新加坡等地,其中重慶大竹林項目將分階段發展,首階段樓面逾一百萬方呎;澳門則作中長線發展。本地方面則傾向在私人市場吸納土地儲備,並以購豪宅地皮為主。集團目前發展的項目包括西環域多利道項目及與新地(016)合作的元朗石湖圍項目。
另外,置地公司商用物業執行董事周明祖表示,中環商廈約克大廈預期月底可取得入伙紙;現在市場對商用物業需求強勁,正有準租戶洽租,租金或較首宗租約高,至逾一百元水平■
置地黎漢群:正籌備申請預售 大坑項目主打逾1300呎大宅
28 October 2008
星島日報
置地旗下即將推售的新項目西區傲翔灣畔,單單是設計概念上,發展商已花費十年心思,而集團在港島區另一焦點大坑道住宅項目,將有意打造為更「豪」項目,除了貫徹集團豪宅設計概念,以目標客群的獨特需求作為設計基礎;而為針對區內一批傳統有實力的買家,項目將主打一千三百方呎以上大單位,預期最快於明年年底登場。
置地將推售的新項目傲翔灣畔,由首次批出圖則至現時部署軟銷,已花上逾十年時間,無論物業外形以至內籠設計,都考盡心思,貼合目標客戶的獨特需求,另一方面,集團新項目設計,將比前者更「豪」,該公司香港及東南亞區主管(住宅物業)黎漢群接受本報訪問時表示,大坑項目(麗星樓舊址)最快於明年年底推出,項目現時正籌備申請預售階段,但已接獲有興趣人士查詢,當中有家族客;除交給舊業主單位外,面積最細單位由約一千三百方呎起,為三房加工人房間隔。
儘管大坑道項目的設計概念,將會針對目標買家的獨特需求而定,但由於客戶的類別不同,對項目的要求亦有不同,譬如大坑道位於本港傳統豪宅區域,區內住客多為有實力買家,不少住客更為老闆級及高層人員,而區內樓齡新的物業不多,項目將主打更大面積單位;以特色單位為例,項目特色單位將以一梯一伙設計,每單位面積普遍達三千至四千方呎,部分更設獨立樓梯,連接私家花園。
特色戶逾3000呎
此外,為針對近年買家需求,項目標準樓層亦包括複式戶。黎漢群續稱,大坑道項目前景吸引,即使現時項目尚未落成,有不足五成持有換樓權的麗星樓舊業主,已售出售樓權,售價亦由四百萬至五百萬元,升至逾一千二百萬元。
黎漢群指,目前石湖圍項目仍在與政府商討換地階段,預期不會於短期推出。
集團過往一直有物色地盤作新發展,但可惜早前地價偏高,而近期地價調整過後,集團將更積極物色新發展目標;未來集團會繼續以合作形式與地皮持有人發展,如價錢合適會考慮收購,首選港島區優質地段。
首選港島區優質地段
她又指,不論是次的金融海嘯,還是○三年「沙士」,本港樓市有上有落,只是不斷歷史重演;而樓市經歷起落後,樓價仍比其也城市高,主因是本港「地少人多」環境造成。在供求的問題下,加上政府表明不會賤賣土地,故中長綫亦看不到本港樓市會因結構上改變而受影響。
Hongkong Land comes back to luxury sector - Tai Hang project tempts prestige landlord
8 August 2001
South China Morning Post
Hongkong Land is moving back to development in the high-end residential market to capture potential growth demand.
The Jardine property flagship has unveiled plans to redevelop Lai Sing Court, a 32-year-old two-block property at 13-15 Tai Hang Road, into an upmarket development.
"We began negotiating with the owners (of Lai Sing Court) a year ago and now more than 90 per cent of the owners have agreed to the redevelopment," executive director Robert Wong said.
Hongkong Land could have had access to private compulsory acquisition through government resumption procedures under the Land (Compulsory Sale for Redevelopment) Ordinance. However, the company preferred unifying the 176 ownerships by negotiation.
The US$200 million project in Tai Hang will mark the firm's comeback into residential development in Hong Kong after more than a decade.
It faded from the luxury residential market after a bulk sale of prestige premises reduced its debts in the mid-1980s.
In 1986, the company sold 19 buildings on The Peak, Mid-Levels, Island South and Lantau for HK$1.42 billion to one of Australia's most aggressive entrepreneurs at the time, Alan Bond.
In the following year, it sold its remaining luxury residential sites in Mid-Levels and Island South to Sun Hung Kai Properties for HK$1.35 billion.
Prestige buildings, such as Strawberry Hill, May Towers, Century Tower, Clovelly Court and Tregunter, were all part of Hongkong Land's portfolio at that time. After that, its focus was managing its core rental offices in Central.
In 1995, it attempted to return to residential development, with a rare appearance at a government auction to bid for a luxury site in Stubbs Road. The site was finally acquired by Amoy Properties.
However, the following year, the company bought Stanley Court, in Stanley, for HK$295 million.
Grosvenor Land, a joint venture between Hongkong Land and British property giant Grosvenor Estate Holdings, bought another Stanley property, Horizon Lodge, and last year a six-house development in Peel Rise on The Peak.
Mr Wong said Lai Sing Court had a site area of 61,600 square feet and provided a gross floor area of about 160,000 sq ft.
It has potential for redevelopment because the zoning plan and land lease sets no limit on plot ratio. The total residential area was subject to approval by the Buildings Department, Mr Wong said.
The site, close to Tiger Balm Gardens, was zoned Residential Class A. According to Buildings (Planning) Regulations, the highest plot ratio is eight times, representing a potential developable area of 492,800 sq ft.
Mr Wong declined to reveal the proposed plot ratio in the submitted building plan, but hinted the plot ratio might be higher than the market estimation of five times.
The plan, submitted to the Buildings Department, would be circulated to the Planning Department and Lands Department to ensure its feasibility.
According to a planning official, the Planning Department might advise a plot ratio of five times as suggested by the Planning Standards and Guidelines for the area, but the developer could argue for a higher plot ratio.
Because the redevelopment does not involve lease modification, the developer should bear no extra land premium. The investment cost, other than construction cost and interest, would be compensation to the existing owners.
Mr Wong said most owners were satisfied with the Hongkong Land offer because each could secure a flat of the same size as they occupied from the redevelopment and a minimum loan of HK$400,000 for renting units during the redevelopment process.
Analysts expected the redevelopment cost would not exceed HK$1 billion, which could be translated into HK$3,000 per sq ft for construction cost and interest expenses, assuming the developable floor area was 308,000 sq ft at a plot ratio of five times.
Their estimate was lower than Hongkong Land's US$200 million budget. They suggested the company might be seeking a higher plot ratio and more developable floor area, which would call for more capital investment.
Analysts said there was government land neighbouring the Lai Sing Court site and Hongkong Land could strike for more area for development by applying for land exchange from the Government.
A recent land exchange saw Cheung Kong (Holdings)' Tiger Balm Gardens redevelopment gain additional area by combining adjacent government land.
Mr Wong would not comment on the possibility of a land exchange for the Lai Sing Court project. He said the redevelopment, solely undertaken by Hongkong Land, would take up to eight years to finish.
Estate agents said Henderson Land Development also had sought to acquire Lai Sing Court for redevelopment, but its terms did not attract takers.
Agents said Hongkong Land also had undertaken similar private land acquisitions at Repulse Bay Towers.
Mr Wong would not comment, but said the company was actively searching for opportunities for high-end residential developments.
Luxury residential sites usually were in prime urban areas, he said. The piecemeal lots or sites in rural areas auctioned by the Government in recent years were not Hongkong Land's target.
Construction Updates by 鄧麗欣之戀 from skyscrapers.cn :
麗星樓重建項目08推售
10 October 2006
信報
置地旗下大坑麗星樓重建項目,投資額約十一至十二億元,將提供約二百七十伙,最快可在二○○八年推售。
置地公司住宅物業執行董事黃友忠表示,位於大坑道十三至十五號的麗星樓,拆卸工程已接近完成,預料重建工程在二○○九至一○年竣工。新項目共包括兩幢大樓,提供約二百七十伙,其中最低的二十二層給予該物業原本的居民,涉一百七十伙,各單位面積約一千方呎;餘下則由發展商持有,面積介乎一千三百至二千五百方呎不等。項目早前獲屋宇署批建在兩層地庫和六層基座上建兩幢四十五層高住宅。
黃友忠表示,集團將繼續發展北京、重慶、澳門和新加坡等地,其中重慶大竹林項目將分階段發展,首階段樓面逾一百萬方呎;澳門則作中長線發展。本地方面則傾向在私人市場吸納土地儲備,並以購豪宅地皮為主。集團目前發展的項目包括西環域多利道項目及與新地(016)合作的元朗石湖圍項目。
另外,置地公司商用物業執行董事周明祖表示,中環商廈約克大廈預期月底可取得入伙紙;現在市場對商用物業需求強勁,正有準租戶洽租,租金或較首宗租約高,至逾一百元水平■
置地黎漢群:正籌備申請預售 大坑項目主打逾1300呎大宅
28 October 2008
星島日報
置地旗下即將推售的新項目西區傲翔灣畔,單單是設計概念上,發展商已花費十年心思,而集團在港島區另一焦點大坑道住宅項目,將有意打造為更「豪」項目,除了貫徹集團豪宅設計概念,以目標客群的獨特需求作為設計基礎;而為針對區內一批傳統有實力的買家,項目將主打一千三百方呎以上大單位,預期最快於明年年底登場。
置地將推售的新項目傲翔灣畔,由首次批出圖則至現時部署軟銷,已花上逾十年時間,無論物業外形以至內籠設計,都考盡心思,貼合目標客戶的獨特需求,另一方面,集團新項目設計,將比前者更「豪」,該公司香港及東南亞區主管(住宅物業)黎漢群接受本報訪問時表示,大坑項目(麗星樓舊址)最快於明年年底推出,項目現時正籌備申請預售階段,但已接獲有興趣人士查詢,當中有家族客;除交給舊業主單位外,面積最細單位由約一千三百方呎起,為三房加工人房間隔。
儘管大坑道項目的設計概念,將會針對目標買家的獨特需求而定,但由於客戶的類別不同,對項目的要求亦有不同,譬如大坑道位於本港傳統豪宅區域,區內住客多為有實力買家,不少住客更為老闆級及高層人員,而區內樓齡新的物業不多,項目將主打更大面積單位;以特色單位為例,項目特色單位將以一梯一伙設計,每單位面積普遍達三千至四千方呎,部分更設獨立樓梯,連接私家花園。
特色戶逾3000呎
此外,為針對近年買家需求,項目標準樓層亦包括複式戶。黎漢群續稱,大坑道項目前景吸引,即使現時項目尚未落成,有不足五成持有換樓權的麗星樓舊業主,已售出售樓權,售價亦由四百萬至五百萬元,升至逾一千二百萬元。
黎漢群指,目前石湖圍項目仍在與政府商討換地階段,預期不會於短期推出。
集團過往一直有物色地盤作新發展,但可惜早前地價偏高,而近期地價調整過後,集團將更積極物色新發展目標;未來集團會繼續以合作形式與地皮持有人發展,如價錢合適會考慮收購,首選港島區優質地段。
首選港島區優質地段
她又指,不論是次的金融海嘯,還是○三年「沙士」,本港樓市有上有落,只是不斷歷史重演;而樓市經歷起落後,樓價仍比其也城市高,主因是本港「地少人多」環境造成。在供求的問題下,加上政府表明不會賤賣土地,故中長綫亦看不到本港樓市會因結構上改變而受影響。
Hongkong Land comes back to luxury sector - Tai Hang project tempts prestige landlord
8 August 2001
South China Morning Post
Hongkong Land is moving back to development in the high-end residential market to capture potential growth demand.
The Jardine property flagship has unveiled plans to redevelop Lai Sing Court, a 32-year-old two-block property at 13-15 Tai Hang Road, into an upmarket development.
"We began negotiating with the owners (of Lai Sing Court) a year ago and now more than 90 per cent of the owners have agreed to the redevelopment," executive director Robert Wong said.
Hongkong Land could have had access to private compulsory acquisition through government resumption procedures under the Land (Compulsory Sale for Redevelopment) Ordinance. However, the company preferred unifying the 176 ownerships by negotiation.
The US$200 million project in Tai Hang will mark the firm's comeback into residential development in Hong Kong after more than a decade.
It faded from the luxury residential market after a bulk sale of prestige premises reduced its debts in the mid-1980s.
In 1986, the company sold 19 buildings on The Peak, Mid-Levels, Island South and Lantau for HK$1.42 billion to one of Australia's most aggressive entrepreneurs at the time, Alan Bond.
In the following year, it sold its remaining luxury residential sites in Mid-Levels and Island South to Sun Hung Kai Properties for HK$1.35 billion.
Prestige buildings, such as Strawberry Hill, May Towers, Century Tower, Clovelly Court and Tregunter, were all part of Hongkong Land's portfolio at that time. After that, its focus was managing its core rental offices in Central.
In 1995, it attempted to return to residential development, with a rare appearance at a government auction to bid for a luxury site in Stubbs Road. The site was finally acquired by Amoy Properties.
However, the following year, the company bought Stanley Court, in Stanley, for HK$295 million.
Grosvenor Land, a joint venture between Hongkong Land and British property giant Grosvenor Estate Holdings, bought another Stanley property, Horizon Lodge, and last year a six-house development in Peel Rise on The Peak.
Mr Wong said Lai Sing Court had a site area of 61,600 square feet and provided a gross floor area of about 160,000 sq ft.
It has potential for redevelopment because the zoning plan and land lease sets no limit on plot ratio. The total residential area was subject to approval by the Buildings Department, Mr Wong said.
The site, close to Tiger Balm Gardens, was zoned Residential Class A. According to Buildings (Planning) Regulations, the highest plot ratio is eight times, representing a potential developable area of 492,800 sq ft.
Mr Wong declined to reveal the proposed plot ratio in the submitted building plan, but hinted the plot ratio might be higher than the market estimation of five times.
The plan, submitted to the Buildings Department, would be circulated to the Planning Department and Lands Department to ensure its feasibility.
According to a planning official, the Planning Department might advise a plot ratio of five times as suggested by the Planning Standards and Guidelines for the area, but the developer could argue for a higher plot ratio.
Because the redevelopment does not involve lease modification, the developer should bear no extra land premium. The investment cost, other than construction cost and interest, would be compensation to the existing owners.
Mr Wong said most owners were satisfied with the Hongkong Land offer because each could secure a flat of the same size as they occupied from the redevelopment and a minimum loan of HK$400,000 for renting units during the redevelopment process.
Analysts expected the redevelopment cost would not exceed HK$1 billion, which could be translated into HK$3,000 per sq ft for construction cost and interest expenses, assuming the developable floor area was 308,000 sq ft at a plot ratio of five times.
Their estimate was lower than Hongkong Land's US$200 million budget. They suggested the company might be seeking a higher plot ratio and more developable floor area, which would call for more capital investment.
Analysts said there was government land neighbouring the Lai Sing Court site and Hongkong Land could strike for more area for development by applying for land exchange from the Government.
A recent land exchange saw Cheung Kong (Holdings)' Tiger Balm Gardens redevelopment gain additional area by combining adjacent government land.
Mr Wong would not comment on the possibility of a land exchange for the Lai Sing Court project. He said the redevelopment, solely undertaken by Hongkong Land, would take up to eight years to finish.
Estate agents said Henderson Land Development also had sought to acquire Lai Sing Court for redevelopment, but its terms did not attract takers.
Agents said Hongkong Land also had undertaken similar private land acquisitions at Repulse Bay Towers.
Mr Wong would not comment, but said the company was actively searching for opportunities for high-end residential developments.
Luxury residential sites usually were in prime urban areas, he said. The piecemeal lots or sites in rural areas auctioned by the Government in recent years were not Hongkong Land's target.