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Old November 28th, 2008, 12:36 PM   #501
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700 comment on beach plan
28 November 2008
South China Morning Post

More than 700 people have submitted their opinion on a government plan to tear down a public beachfront building at Repulse Bay to make way for a hotel, with most opposed to the idea, says a development watchdog that handled the submissions.

Designing Hong Kong, a non-governmental organisation which has campaigned with residents against the plan for the Seaview Building, said it had forwarded the website submissions on to the Town Planning Board.

The group would present a counter-proposal next month, said founding member Paul Zimmerman.

The three-storey Seaview Building, a fixture at the popular seaside community on the south shore of Hong Kong Island for 60 years, has been largely empty since its main restaurant closed three years ago.

The Planning Department suggested rezoning the area, and an adjacent public car park, for hotel or commercial use, with a gross floor area of 4,300 square metres. It proposes relaxing a height restriction to allow a development 13 metres high.

But some residents fear the plan would worsen congestion and limit access to the beach, despite a planned public lane through the site.

Designing Hong Kong proposes to beautify the front of the Seaview Building, with a pedestrian piazza and maintain existing trees. And the site should not join other commercial buildings nearby to privatise the beach, Mr Zimmerman added.

A Town Planning Board spokeswoman said it was processing the submissions and would hold a hearing to listen to representations.

The Civic Party, which also opposes the redevelopment said the government's plan would result in a "wall effect", blocking air flow and sight lines to the beach. It said the car park served as one of the main ways for people to get from the bus stops to the beach.

The beachfront building is structurally sound and can be altered for new uses, it added. District councillor Fergus Fung Se-goun, who has also made a submission, agreed that the Seaview Building should remain for restaurants or other uses for public use, and handing the site to private development would not be desirable.
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Old December 1st, 2008, 03:57 PM   #502
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Sham Shui Po Developments - 11/16

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Old December 1st, 2008, 04:28 PM   #503
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尖東高限放寬利商廈重建,由60米加至80米,舊廈重建可多8層
(經濟通)12月1日 星期一 08:57

政府早前就尖沙咀區全面加入高度限制,惹來發展商群起反對,規劃署亦罕有地同意部分意見,把尖東的商業用地,由建議高度限制為60米(主水平基準以上.下同),放寬至80米,較區內現有物業高約8層,有利該商業區重建。

尖沙咀東部一帶的酒店及商廈業主,在設定高度限制前,一般只可以60米重建,即樓高約20層,因此尖沙咀地產發展商聯會亦提出反對,該會代表一眾於尖東擁有物業項目的發展商,包括信置(00083)、新地(00016)、嘉里(00683)、嘉華及冠華鏡廠等。

尖沙咀地產發展商聯會認為,該區現時不少建築物受到早年機場航道的限制,雖然有關限制隨著機場遷出而取消,但現卻加入高限,有如回復限制時的情況。聯會擔心在加入高限後,建築物便會向橫發展,會出現「火柴盒效應」,對空氣流通跟本沒有幫助。《香港經濟日報》
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Old December 3rd, 2008, 06:50 AM   #504
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SHKP sales inspire rival developers
Strong demand for new projects boosts sentiment but analysts say it is no turnaround

3 December 2008
South China Morning Post

Strong demand at two residential projects launched by Sun Hung Kai Properties at the weekend could encourage rival developers to bring postponed launches forward, analysts said.

Developers including Henderson Land Development, Chinachem Group, Nan Fung Development, New World Development and Cheung Kong (Holdings) have a combined 2,000 units available for sale and could take advantage of the positive sentiment to generate revenue, the analysts said.

However, the better than expected results that saw 200 units sold at luxury project Peak One in Sha Tin and 400 units taken up at mass housing project La Grove in Yuen Long, generating HK$3.6 billion, did not mean a turning point in the property cycle had been reached.

Peter Churchouse, a director at hedge fund manager LIM Advisors, called the weekend buying spree a "false start."

Mr Churchouse said that there were similar examples in 2000 and in 2003 when sales and prices picked up for about six weeks amid the downturns before resuming their downward trend.

"I don't think it presents any evidence that the market has now recovered," he said.

"The general situation is that we will see a continuing downside trend in property prices over the coming six months."

To qualify as a market turnaround there should be evidence of a sustained pick-up in transaction volumes and prices in the primary and secondary markets, Mr Churchouse said.

Buoyed by the strong response to its weekend launch, SHKP planned to lift prices for the remaining units at Peak One by 10 per cent, said Victor Lui Ting, an executive director of Sun Hung Kai Real Estate Agency.

Eric Wong Chun-yu, a co-head of Asia property research at UBS, said: "Buying demand focused on the two projects as they received a blessing from banks and the new units were being offered at reasonable levels."

SHKP lined up banks and the mortgage insurance scheme to offer buyers of La Grove mortgage loans of up to 95 per cent of the bank valuation.

Buyers of Peak One properties could get a bridging loan for its existing units to finance their purchases and also allowed up to 500 days to complete the transaction.

Banks have shown a reluctance to finance investors in the secondary market more than 60 per cent of their property purchase value against the background of the global financial crisis.

Mr Wong said units at Peak One and La Grove were priced at a 10 to 20 per cent premium to secondary market sales, from premiums of as much as 50 per cent above transaction prices in the same area earlier this year.

Although the resulting sales performance was exciting the question remained whether it could be sustained, he said.

Eric Yuen Chi-fung, the head of research at Dao Heng Securities, said the sale of 600 units was low compared with an average 800 transactions each month in the primary residential market over the past two years.

"A weekend of sales is hardly sufficient to see any significant impact on the physical property market," Mr Yuen said.

The total number of transactions last month, according to the Land Registry, plunged 37.5 per cent to 3,786 from October and was the lowest monthly figure since January 1991.

Month-on-month sales by value were down 44 per cent at HK$10.6 billion.

Tony Tse Wai-chuen, the general manager for sales at Henderson Land Development, said the company planned to release two residential projects, in Lai Chi Kok and in Jordan, this month.

"We have seen there is demand if projects are put on sale at reasonable prices," Mr Tse said.

Henderson's two projects are the 31-storey Cite'33 development in Lai Chi Kok and the 62-unit City 18 development in Jordan. Both have occupation permits and were ready for sale, Mr Tse said.

Hong Kong Property chief executive Fredy Wu Yat-fat said Chinachem would release its Le Billionaire project in Kowloon City this week.

However, Mr Wu said the market would become quiet as most of the potential buyers had been lured to the two projects during the past weekend.

"Owners have shown they plan to stand firm in their asking prices and it will take time for potential buyers to accept a smaller discount than a month ago," he said.
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Old December 3rd, 2008, 05:37 PM   #505
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豪門首推18伙 入場費390萬
3 December 2008
星島日報



銀行加按息無礙新盤推售,華懋旗下九龍城豪門一期為買家提供兩款付款方法,並最快於今日公布價單,於下周五正式公開發售,首批十八伙,單位入場價、連同各項優惠,定價三百九十餘萬元,呎價約五千四百元,其中VIP可於派發價單後優先認購,首十八名買家獲百分之二樓價折扣。

暫定下周五公開發售

華懋售樓部經理吳崇武表示,本周四及周五起將開放豪門供參觀,下周將開放予公眾,並暫定於下周五正式公開發售;預料最快可於今日公布價單,首批十八伙位於三十至三十二樓單位,其中七百一十四方呎單位,入場費由三百九十餘萬元起,而VIP更可於派發價單後優先認購,首十八名認購買家額外獲百分之二樓價折扣。

付款方法方面,發展商為買家提供八成按揭,息率為P減二點一五厘,以確保買家成功上會;另外,新買家於入伙前付樓價三成作首期後,即可收樓,最遲十二個月後完成交易,期間免供免息,若買家提早完成交易,每提早一個月完成交易,可享樓價百分之零點二作回贈,最高回贈為樓價的百分之一點八。

高層呎價5400元

豪門昨日繼續開放予地產代理參觀,就現場所見,不少代理排隊進場,傍晚時分更有代理行以旅行車接載大批代理到場,其中更帶同準買家參觀,場面熱鬧;市場人士透露,該盤將於今日派發首張價單,並有機會即晚預留。

就滙豐等銀行近日調高按息,吳氏認為,此舉對樓市有一定影響,惟新盤甚多付款優惠,故影響較輕,而二手市場所受影響則較大;豪門一期今年的售樓目標為六十伙,意向呎價約六千五百至七千元,已較最初的意向價下調兩成;而餘下單位將連同四個頂層複式戶於農曆新年後再推售,頂層複式戶名為「豪門大宅」,面積約一千六百九十一至一千八百八十五方呎,意向呎價約一萬五千元。

頂層複式每呎意向1.5萬

吳氏又指,豪門二期工程接近完工,可於下月拆棚,二期樓高六十層,約提供二百七十多伙,主攻逾千方呎的大單位,並設有複式戶,預料最快於明年六、七月推售。系內129淺水灣已落實為服務式住宅,工程明年六月完成,估計可於七月入伙;寫字樓方面,由於大部分租約於兩年前簽定,當時租金仍屬低水,故金融風暴的影響未算太大,其中荃灣如心廣場現時每月呎租約十七至十八元,出租率七成。
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Old December 4th, 2008, 05:51 PM   #506
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豪門即晚銷逾20伙
平均呎價6133 買家3800萬洽全層

04/12/2008

近期新盤銷情暢旺,華懋集團趁勢推售旗下九龍城豪門1期,並於昨晚進行優先認購,首推的18伙,平均呎價6,133元,於開售後首一小時幾近售清,之後再加推18伙應市,市場估計整晚售出逾20伙,有一名買家正以3,800萬元洽購全層6伙。發展商預計,年內只限售該項目60伙,售罄可套現4億元,而明年發售的單位料有5至10%上調空間。

首批18伙 一小時沽清
華懋集團售樓部經理吳崇武表示,豪門1期昨午四時半左右向代理派發首批價單,推出的單位平均呎價約6,100元,並於下午五時正式進行揀樓,首批單位於首一小時幾近售清,買家均為華懋會會員,故享樓價折扣優惠,發展商於晚上近八時,再以原價加推30至32樓共18伙,每層售價相差約4萬元,而昨日銷售的單位會維持原價,之後發售單位會否調升樓價要視乎銷情而定。

他又稱,截至晚上八時,豪門1期售出約16伙,當中以面積逾1,000方呎的A、C室及700餘方呎的E、F室最受歡迎,另有買家本欲洽購30樓全層,但因該層已售出部分單位,故轉而洽購更高樓層的全層6伙,估計涉資3,800萬元。

據了解,豪門首批推售的26、27及29樓共18伙,呎價5,398至6,537元,定價由411.4萬元起,至於加推的30至32樓共18伙,平均呎價 6,225元。由於華懋會會員入市可獲折扣,故昨日部分售出單位做價折實後低於410萬元,如26樓E室成交價403.2萬元,呎價5,647元;面積 766方呎的27樓E室亦以407.2萬元售出,呎價5,316元。

對於近期新盤均以貼近市價開售,吳崇武認為,此舉只是開售初期為吸引買家,之後一手售價定必高於二手,至於近期二手成交減少,相信與銀行估價有關,而並非受一手盤衝擊。

地監局未接新盤投訴
另地產代理監管局執行總監黃維豐昨午巡視豪門售樓處,了解售樓處秩序及派發價單情況,發展商承諾會與該局緊密合作,若發現有違規事件會通報,他亦希望加強發展商、代理及地監局三方面溝通。

問及近期發售的其他新盤有否接獲投訴,黃維豐指很高興近期銷售的兩個新盤未有接獲任何投訴。他又稱,不論旺市或靜市,地監局均不會忘記自己的角色。

豪門買家心聲
位置方便

黃先生居於將軍澳區,看過該盤示範單位後,認為地點鄰近工作地方,遂斥資約403.2萬元購入高層E面積714方呎單位。

看好樓市

鄭先生以421.4萬元購入豪門高層E面積714方呎兩房海景戶。他對後市充滿信心,遂決定先購入單位,暫未打算作自住或投資用途。
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Old December 6th, 2008, 04:59 AM   #507
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Tai Kok Tsui Redevelopments - 11/30

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Old December 7th, 2008, 08:25 AM   #508
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Beach luster lost in sands of time
4 December 2008
Hong Kong Standard

Paul Tse Wai-chun is nostalgic for Repulse Bay's glory days and wants to know why the redevelopment of a shopping arcade that may help promote tourism is taking so long to materialize.

At yesterday's Legislative Council meeting, the travel constituency representative asked Secretary for Commerce and Economic Development Rita Lau Ng Wai-lan if the government has looked into what effect the vacant Repulse Bay Shopping Arcade has had on tourism.

Lau said ongoing legal proceedings on a compliance issue relating to a government lease for the property prevents it from disclosing details.

But Tse was not satisfied.

``The government could adopt other measures [to further the development of tourism initiatives] without going into details,'' Tse said.

``I've been getting criticism from inbound tourism operators that Repulse Bay is not well equipped [to serve tourists],'' he added, lamenting the fact that nothing is being done to enhance the development of the beach as a more tourist-friendly spot.

``When I was a student we used to go down to the beach to just lay down and grab a beer,'' Tse reminisced.

``You can't do that anymore. That's no longer possible. You can't even sit down and have a cup of coffee.''

Tse compared Repulse Bay to international tropical hot spots.

``Famous beaches of the world always have a nice environment, but not Repulse Bay.''

Lau said the rezoning of Seaview Building at the northwest end of the beach for a hotel and other commercial facilities is having an effect.

To this, Tse replied: ``The government should maintain that part of the beach instead of assigning [its development] to someone else.''

Repulse Bay residents have made a submission to the Town Planning Board opposing a rezoning plan, which they fear may see part of the popular beach privatized.
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Old December 7th, 2008, 07:22 PM   #509
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Climate dampens sentiment
With many projects on hold and companies halting recruitment, job prospects in the sector remain uncertain

5 December 2008
South China Morning Post

Overshadowed by the global financial turmoil, the outlook for employment in construction and property next year is mixed. Analysts and recruitment experts said prospects would depend on the progress of major infrastructure projects announced by Chief Executive Donald Tsang Kam-yuen in his policy address in October last year.

Competition in the local job market is likely to intensify as professionals, who previously worked on building projects in Macau, are expected to return to Hong Kong. Macau's gaming-driven economy has been hit by the global credit crunch, and the central government's visa restriction has progressively reduced mainland visitor arrivals. But the impact of this was expected to be limited, said Peter Wong, president of the Hong Kong Institution of Engineers.

Nevertheless "if the progress of large-scale infrastructure projects is slow and more construction professionals return from Macau, the supply of human resources will far outstrip demand", said Chris Urban, manager for property and construction at Michael Page International, a recruitment agency.

Also "the level of confidence is low", said Chris Armstrong, a senior consultant at Judd Farris Construction and Property Recruitment - Asia. "Developers and contractors are offering less work."

Mr Urban said many large projects had been put on hold or delayed by developers erring on the side of caution. "All projects are affected. Hotels and resorts in Macau are the most likely to suffer due to the decline in tourism and cutbacks on business travel. Lack of public confidence has also had an impact on residential projects."

Few residential projects would be initiated in Hong Kong in the coming year as the property market was headed down, said Ben Butt, director of Goldcrest Asia, a recruitment agency specialising in construction. In view of the negative sentiment in the market, some construction firms have stopped hiring altogether, while others have delayed recruitment.

"Even the best-known developers have implemented headcount freezes," Mr Urban said. "However, exceptions are always made for top-tier candidates."

Onsite construction management staff would feel the pinch of the slowdown in projects because of a large supply of these candidates in the market, Mr Urban said.

The unemployment rate in the construction industry in Macau is 7per cent, according to Mr Wong. "We've seen the return of some Hong Kong professionals who worked for construction contractors and small architectural firms in Macau," he said. "They were mainly engaged in small-scale projects. The impact of their returning to the local job market has been limited so far."

Mr Armstrong said returning Hong Kong professionals, who had been offered premium packages to work on projects in Macau, might have to accept less attractive salaries.

On a positive note, the economic slowdown has led to a reduction in the cost of construction materials. "This may have influenced the government's decision to go ahead with the infrastructure projects in the near future," Mr Urban said. The local construction sector had regained some confidence because of the commencement of several large-scale infrastructure projects, including the MTR extension lines and the redevelopment of the old Kai Tak airport site, Mr Wong said.

"However any significant increase in demand for human resources will not emerge until the middle of 2009 when the first phase of the construction work of these projects starts." The MTR extension lines are in the design phase. "When construction begins next year, the demand is likely to grow for quantity surveyors and project managers who specialise in civil engineering projects, as well as structural engineers with railway experience," Mr Butt said. "Supply of these professionals should be sufficient as many have returned from Taiwan after the completion of the high-speed railway project."

Mr Urban said the demand from Hong Kong developers was for architects with both design and project management experience. "The remuneration package for professionals in the top-end segment will remain stable. But those in the middle to senior management bracket, who want to earn more, must be prepared for frequent travel or even relocation."

Mr Armstrong said some Hong Kong companies looked for architects, project managers, commercial managers, quantity surveyors and designers.

"Firms in Hong Kong prefer experienced locals rather than expatriates who have not worked here before." He said professionals who had always worked in Hong Kong with a good employment record could expect stable or even a modest increase in their remuneration packages.

Mr Butt said there were about 2,500 Hong Kong professionals working in the construction industry in Dubai. The booming construction sector in the Middle East has shown no sign of a slowdown, and many Hong Kong firms with operations there are recruiting.
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Old December 8th, 2008, 05:24 PM   #510
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經機會今公布 創以萬計職位; 大谷工務工程 提高佔市場份額
8 December 2008
香港經濟日報

面對金融海嘯,特首曾蔭權將在今日的經濟機遇委員會上,公布港府將傾全力,創造以萬計的就業職位,包括大力推動工務工程,也由於私人工程未來料會大縮水,故政府期望把公、私營的比例,由現在的二比八,提高至約四比六,以填補私營機構因經濟放緩減少投資。

訪港旅客寬限建議 將跟進

另外,據悉,港府今日也會公開各委員的策略建議,例如放寬台灣和深圳人來港,促進旅遊業等,表明如何跟進;但對於委員一些大膽的建議,例如港府成立基金,入市買二手樓穩定樓市,港府則可能表明落實有困難。

曾蔭權早前已向近數十名部門首長表明,港府未來首要任務是創造就業,所有部門首長如果遇到涉及就業的政策和問題,都必須親自處理。據悉,各部門已把未來能開創的職位數目,交予特首,以便今日作出公布,帶頭紓解持續惡化的失業情況。

港府要全力催谷就業,主力軍是發展局和運輸及房屋局,因為上述兩個政策局能推動大量的工務工程。

消息指出,10年前亞洲金融風暴未來臨時,香港經濟向好,在樓宇及建造開支上,私人投資和公共工程,維持約三對七之比例。但近年公、私營工程量比例,開始出現顯著變化,雖然發展商因地產市道下滑減少買地,地盤施工量下降,然而,相對政府多項大型工程未能動工,公共工程量銳減情況更嚴重,去年涉及公帑的工程,只佔建造業市場2.2%,今年第二季更減少至1.9%。

隨著經濟轉壞,私營工程量未來可能顯著減少,消息指,港府期望把公共工程量由現時佔市場2成,提升至約4成,以抵銷部分私人投資減少的惡果。而政府來年有多項大型基建工程項目上馬,包括中環灣仔繞道、中環第三期填海保護工程等,都為專業和技術工人,提供逾千個就業機會。

推高工務工程如火如荼,勞工及福利局局長張建宗日前透露,今個立法年度內,已準備向立法會提出1,000億元工程撥款,以創造4萬個相關就業職位。

3000公務員空缺 盡快填補

政府部門也會配合,紛紛展開招聘工作,盡快填補近3,000個公務員空缺,而港府也會開創數千個臨時職位。

紀律部隊方面,入境處、懲教署已展開入境事務主任及懲教主任的招聘,警方亦繼續招請警員及督察,相信有關空缺超過400個;預期明年紀律部隊職位多達2,000個。截至昨日為止,正在招聘中的公務員合約職位,只有14個;政府各部門近期開設了約28個臨時或兼職的非公務員合約職位,當中包括醫生、政府律師等。
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Old December 8th, 2008, 06:08 PM   #511
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Renovating old buildings a better option
Owners around SoHo opposed to URA redevelopment plan to pull down dwellings

3 December 2008
South China Morning Post

The low-rise Chinese tenements with open shop fronts as restaurants, galleries and grocery stores around SoHo (a name derived from its location south of Hollywood Road) in Central gives the area a laid-back vibe, but the redevelopment plan by the Urban Renewal Authority is putting these vanishing heritages under threat of demolition.

Some people who had bought units in old Chinese buildings, however, are refusing to sell their flats despite the considerable compensation, believing it is more than a financial matter and want to prove that redevelopment need not mean demolition and "old things can be beautiful".

Helen Lindman, a Swedish interior designer who moved to Hong Kong with her husband 3½ years ago, bought a flat in an old walk-up building in Gough Street for her first investment in the city.

After renovating it with a fusion of Scandinavian and Asian styles, she rented it out and continued to acquire units in walk-up buildings around SoHo, building up her portfolio to six units and a six-storey building on Tung Street in Sheung Wan.

"I would like to make Hong Kong more beautiful. I just want to show people that it's possible to keep the old buildings, make them beautiful and have good standards inside," said Mrs Lindman.

"I think if you can offer people something which has charm, which has an old colonial feel to it, which is Hong Kong, there will always be a tenant."

Instead of tearing down the 50-year-old building in Tung Street, like most other developers would, she is renovating it into a building with three duplex units each sized 1,500 square feet, eyeing the limited supply of large units in character buildings in the area.

Dare Koslow, a New Yorker who moved to Hong Kong 14 years ago, is also attracted to the lovely and friendly neighbourhood and living environment in Sheung Wan.

"I see the potential in old buildings. In most other big cities like London, New York and Paris, they respect and love their buildings and they have been doing it for a long time.

"You can see how the cities embrace and nurture the old buildings, [they] are so unique that you just can't recreate with modern high-rises," he said.

Mr Koslow said Hong Kong was in transition when he arrived 14 years ago. There were old buildings being torn down and replaced by high-rises and many of them were just being neglected.

"I thought maybe there is a chance to help Hong Kong to retain and respect the city as much as other cities do," he said.

"Once it is gone, you never gonna recreate it"

Since 2003, he has spent about HK$40 million in acquisitions and renovating the units, and accumulated his portfolio to 18 units, all in old walk-up buildings in Sheung Wan and SoHo.

Mr Koslow finds the return so far satisfactory and sees it not only as an ordinary investment but also investing in the cultural heritage of Hong Kong.

He said the URA's redevelopment plan, which lacks vision and does not consider the impact on neighbourhoods, was killing Hong Kong because it destroys the sense of community. "They put up high-rises just for one thing - to make a fast buck. But what you are mortgaging today is the future of Hong Kong."

He believes these redevelopments will end up destroying the city's character and nobody will want to come to Hong Kong.

His home - a unit in a 50-year-old building at 60 Staunton Street - is under the URA's Staunton Street redevelopment project. The building will be demolished under the URA plan.

A few other units on Gage Street would be torn down under the redevelopment plan for the Graham Street wet market.

But despite his objections to the redevelopment, the URA and other government departments refused any discussion or just ignored him.

Mr Koslow said the URA just treated it as a financial matter, so raised its compensation offer to lure him to sell the flat.

"It's my home, this is a neighbourhood I like to live in," he said. "It's not negotiable, I don't want to sell it to [them]."

Mrs Lindman agreed that it was the atmosphere and environment of the whole district, not just Staunton Street, which made the area beautiful.

She believes many old buildings in Sheung Wan are left vacant because of financing problems as banks are not interested in home loans for old buildings.

"I think it is completely wrong," she said. "[An old building] is not going to fall down or break into pieces, instead if you renovate it and make it beautiful, I think it will even go up in value.

"Everything is driven by money here, if the banks decided that they believe in this kind of investment, then probably more houses would be saved and actually renovated."

However, in the light of the uncertain market outlook, she will halt her acquisition plan.

But Mr Koslow said he was hesitant to buy around SoHo right now because he was afraid of what the URA would do to the district.

Meanwhile, he is looking for investment or conservation opportunities in old village buildings on Lantau Island or the New Territories.
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Old December 8th, 2008, 06:51 PM   #512
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Henderson Land Chairman: HK Property Market To Be Flat In 1H
8 December 2008

HONG KONG (Dow Jones)--Henderson Land Development Co. Ltd. (0012.HK) Chairman Lee Shau-kee said Monday he expects Hong Kong's property market to be flat in the first half of next year.

"The property market will remain sluggish in the first half of next year, with limited ups and downs," Lee told reporters after the company's annual general meeting.

"If the global economic outlook improves in the second half, the property market hopefully will recover slightly then."

Lee said the financial crisis has had little adverse effect on Henderson Land, as the blue-chip developer didn't buy any land when property prices were at their peak.

Colin Lam, vice chairman of the company, said Henderson Land would take advantage of the property market's correction to boost its land reserve through agricultural land conversion.

"The property market, overall, has trended lower in 2008. Premiums to be paid to the government for any conversion of agricultural sites should be lower now than those in the past year or so," Lam said.

Sites in Hong Kong that Henderson Land plans to convert from agricultural use for development include Wu Kai Sha in Shatin, and old shipyard sites at Yau Tong Bay in eastern Kowloon, Lam said.

Separately, Lam said Henderson Investment Ltd. (0097.HK), Henderson Land's 67.9%-owned infrastructure unit, is still awaiting to conclude the sale of its stakes in two toll roads in China to its mainland partner.

The stakes, 60% of Hangzhou Henderson Qianjiang Third Bridge Co. and 49% of Maanshan Huan Tong Highway Development Ltd., are its only assets.

Lam declined to comment on whether Henderson Land might consider taking Henderson Investment private when the deal is complete, or whether Henderson Investment has other acquisitions planned.
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Old December 8th, 2008, 07:07 PM   #513
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明年私宅供應可達2.7萬伙
5 December 2008
文匯報

——利嘉閣料實推1.3萬伙 較今年增3成

受累樓市走勢逆轉,加上發展商審慎推盤,令實際一手推盤量持續萎縮,08年一手物業銷售成績顯著滑落。利嘉閣地產預期,雖然09年樓市前景仍然不甚明朗,礙於發展商需要在淡靜市況中適度加推項目爭取售樓收益,預期在明年2.68萬伙私宅可供發售的情況下,估計實際推盤量料會適度回升,預料09年一手私宅成交量將較08年回升約30%至約1.3萬宗水平,成交總值增加約15%至880億元,整體表現可審慎樂觀。

【本報訊】利嘉閣地產西半山及薄扶林助理營業董事楊建文表示,受累金融海嘯湧至令樓市走勢逆轉,發展商推盤步伐以至整體一手私宅銷情顯著滑落。事實上,今年截至12月2日為止,一手實際推盤量僅有8,371伙,預期全年數值將達8,479伙,數量對比07年全年的9,505伙減少11%,形成連跌 5年的趨勢外,數字亦料將創下自千禧年以來的按年新低;此外,單位數量逾千的大型項目更只得將軍澳首都(2,096伙)及沙田御龍山(1,375伙),難以長期聚集市場焦點在一手市場,亦在先決條件上限制08年一手私宅銷路。

新界區供應1.6萬伙佔6成

除了全新項目登場速度緩慢外,發展商亦未積極銷售積存餘貨,存貨量未見進一步滑落,並在4,200至4,800伙之間的低位徘徊。故此,在兩大貨源協調缺乏彈性下,一手私宅交投因此受到影響,08年截至12月2日為止,全港僅錄9,108宗一手私宅買賣登記,涉及金額700.64億元,預計全年數字最終可達9,970宗及765億元,兩項數值將較07年分別減少49%及38%外,登記量亦創下自96年有史以來(即13年)的按年新低。

綜合利嘉閣地產研究部最新資料所得,09年全港將有76個全新一手私宅項目、合共26,766伙可供發售。按地區劃分,新界區供應量依然稱冠,涉及項目多達35個,單位總數共16,463伙,佔來年全港供應的61.5%,新供應則偏重元朗區,該區來年共有8個項目合共4,621伙可供登場,稱冠各區;馬鞍山﹙3,312伙﹚及將軍澳﹙2,704伙﹚亦屬來年重點發展區,此外,住宅重鎮屯門及沙田區,亦有多達2,157伙及1,683伙全新單位供應。

港鐵沿線提供9239伙

此外,多個矚目大型項目亦會列隊登場,包括馬鞍山銀湖.天峰(2,169伙)、屯門港鐵屯門站上蓋項目(2,125伙)、元朗YOHO Town 2期(1,938伙)、將軍澳日出康城2期(AB地盤)(1,688伙)、沙田港鐵大圍維修車站首期(1,360伙)、馬鞍山77區(1,143伙)、元朗柏慧豪廷(1,068伙)及將軍澳56區(1,016伙)。

九龍區供應量則有8,021伙,新盤供應集中大角咀(2,357伙)、新蒲崗(1,179伙)及尖沙咀(1,170伙),當中提供逾千單位大型住宅項目共有2個,分別新鴻基獨資興建的譽.港灣(1,179伙)以及恆隆浪澄灣尚未開售部分(即1、2、7、8及9座,合共1,104伙)。

至於港島區來年僅得2,282伙全新單位供應,呈持續下滑趨勢,由於該區來年沒有逾千伙的大型項目登場,故此,新鴻基旗下香港仔鴨洲海旁道(786伙)、嘉里及市建局位於西營盤第一街 / 第二街(496伙)、以及置地大坑道13至15號(275伙),將會成為該區的焦點項目。值得留意的是,除了大型項目眾多外,半官方機構港鐵亦有7個鐵路沿線上蓋項目、合計9,239伙可供發售,當中最大型的三個項目如馬鞍山銀湖.天峰、屯門港鐵屯門站上蓋項目及將軍澳日出康城2期(AB地盤),已可為一手市場提供多達5,982伙全新供應;至於公營機構市建局亦有6個項目可以登場,單位數量亦多達1,814伙。
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Old December 8th, 2008, 07:16 PM   #514
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克制價奏效 豪門低一成開盤
6 December 2008
香港經濟日報

金融海嘯席捲全球,香港一、二手物業市場呈膠著狀態維持逾月後,率先由新地打破悶局,上周先後以貼近二手價推出兩個新盤,吸引一批蟄伏已久的買家入市,成為淡市奇葩。多年未推全新盤的華懋,即時借勢推出九龍城現樓豪門,首批18伙平均呎價$6,133,低市價一成。發展商以市價開盤易獲承接,估計年底前推售的新盤亦會沿用此策略。

新地趁樓市稍為喘定,加上人行大幅減息及金管局連番催谷銀行放鬆按揭後,於上周末同時以市價推出元朗原築及沙田壹號雲頂,兩盤開售不足一周共售出約640伙,銷情理想,反映只要新盤訂價貼市,便可吸引買家入市。

發展商選擇在年底前以克制價開盤,而不順延至明年或較後時間推出,多少反映出想趁市場尚有購買力之際,先吸納一批客源,鎖定利潤。

首批呎價$6,133 2房去貨較快

不少發展商已即時重整推盤大計,其中華懋集團反應最快,推出早於8月已取得滿意紙,已屆現樓的九龍城豪門。經代理及貴賓預覽兩日後,於周三(3 日)傍晚派發首批18個單位價單,開售不足1小時已幾近售罄,並於同晚8時再加推3層18伙。首批單位呎價$6,133,加推單位由於樓層較高,呎價遞增至$6,225,輕微調升1.5%,以測試市場承接力,估計開售當晚售逾20伙,以2房為主。

華懋售樓部總經理吳祟武指,豪門首批單位呎價$6,133,與年初意向呎價$8,000低逾23%,以貼市價開售旨在增加吸引力,年內目標限賣60伙,餘貨將保留至明年春節後重售,屆時將提價5至10%。

市場人士指,首批及加推價單之中,望區內樓景的2房呎價均低於呎價$6,000,此批單位率先被市場吸納,證明買家取「平」捨貴。至於千呎海景單位,呎價逾$6,000,去貨明顯稍慢。華懋吳崇武指,有買家欲以$3,800萬洽購逾30樓以上「一圈」(即6伙)單位,一層面積共5,935呎,呎價約$6,400。

華懋將為買家提最多八成按揭,息率為最優惠利率(5厘)減1.25厘,實質利率3.75厘。由於物業入伙期為09年4月,買家於明年4月底交樓前先付三成首期,則可獲延長成交期至2010年4月,每提早一個月完成交易,則可享樓價0.2%現金回贈,最高可達樓價1.8%。

----------------------------------

訂價解碼器︰千呎單位 平同區逾$110萬

豪門首批18個單位分布26、27及29樓(住宅8樓起),面積714至1,163呎,售價$411.4萬至$760.2萬,平均呎價$6,133,較比鄰入伙不足1年的單幢盤太子匯二手呎價$6,800,低出一成。

EPRC(經濟地產庫)資料顯示,太子匯10月下旬錄得20樓A室一手成交,1,144呎望舊機場海景3房(連套房)單位,成交價$884.3 萬,呎價$7,730。豪門32樓A室,1,163呎3房(連套房)及士多房,同樣望舊啟德機場海景,售價$771.7萬,呎價$6,635。兩者樓價差$112.6萬,豪門單位層數較高,但呎價反而平14%。

望九龍灣較東頭村貴6.7%

豪門首批及加推單位均位於26至32樓中高層,呎價介乎$6,000餘,估計25樓以下中低層單位,呎價$5,000餘亦有交易。由於市場購買力仍屬疲弱,華懋開售策略亦十分謹慎,除開售較年初意向呎價$8,000低逾23%外,更先以中層單位測試市場反應,即使加推30至32樓高層單位,基於樓層較高,不論大細單位亦劃一只提價1.5%,並無特別加價。

發展商加推無特別加價,只就不同景觀單位調整價格。E、F室同屬2房,但景觀不同,售價亦有一定差異。試以26樓E室為例,714呎2房望彩虹、九龍灣一帶遠景,售價$411.4萬,呎價$5,762。26樓F室766呎2房望獅子山景及東頭村景,售價$413.5萬,呎價$5,398,E室呎價高出6.7%。

至於A、C室同樣享舊啟德機場沿岸海景及區內開揚景,但A室屬1,163呎3房(連套房)及士多房間隔,比鄰C室為1,078呎3房(連套房)單位,呎價亦有一定差別。26樓1,163呎A室,售價$752.7萬,呎價$6,472,同層1,078呎C室,售價$688.9萬,呎價$6,391,連士多房的A室呎價貴1.3%。

資料庫︰1期地皮 呎價僅$1,299

華懋於02年9月及04年6月斥資共$13億購入九龍城沙浦道兩幅地皮,分別發展為豪門1、2期。1、2期每呎樓面價分別為$1,299及$2,961。

豪門1期與新地原築及壹號雲頂相同的是,地價成本相對便宜,即使發展商以市價開盤仍有一定利潤。

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間隔及景觀篇

劃一長廳 3房逾六成

豪門以兩梯6伙V形設計,每戶皆可享有不同景致。每層之中,E及F室屬2房,面積介乎714至766呎。C、D室面積介乎1,051至 1,078呎屬3房(連套房)間隔,至於A、D室面積則屬1,163呎,採3房(連套房)及士多房設計,兩類3房戶比例高達66.7%,主攻換樓客。

單位以長廳大房設計,大部分單位更廳房單向,採光及賞景角度一致。除E室外,其餘單位廳堂更一律設有37呎露台及工作平台。分層單位介乎9至27樓、29至47樓。

3類特色戶:

8樓(住宅首層):間隔與分層一樣,但設有58至161呎平台。

48樓:每層4伙設計,面積1,163至1,370呎,分3房2廳(連套房)及士多房及3房2廳(連套房)及工人套房兩類,其中C、D室更連288至290呎平台。

49至50樓:提供4個1,691至1,885平方呎「豪門大宅」複式,分別以4房2廳(連套房)及工人套房設計,各連一個382至472呎天台。發展商意向呎價$1.5萬起。

A、C室 享舊機場海景

豪門雖然比鄰富豪東方酒店及矮層舊樓,但有九龍寨城公園、賈炳達道公園作緩衝區阻隔,加上基座夠高,逾15樓以上單位已無建築物阻擋景觀。A、 C室景觀以舊啟德機場海景及區內遠景為主,B室側望舊啟德機場海景及區內遠景,D室則享區內遠樓景及九龍寨城公園景。至於E及F室分別望彩虹至九龍灣一帶遠樓景,當中獅子山全貌亦盡入眼簾。

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交通及購物篇:鄰近沙中線啟德站

九龍城交通四通八達,既有隧道巴士、小巴等來往區內外各處,隨著政府落實興建港鐵沙中線,未來將大大縮短交通時間。沙中線全程17公里,將設9個車站,首尾站為大圍及金鐘站,而豪門最接近啟德站。據了解,2015年先完成大圍至紅磡段,2019年將完成過海段。

豪門本物不設商場,但住戶步行約5至8分鐘可達九龍城廣場購物,而九龍城亦設有不少成衣店及各式食肆,加上設有市政大廈及濕貨市場,可解日常生活所需。

至於校網方面,大廈位於小學43區,中學納入黃大仙。

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會所篇:每呎管理費$2

以單幢式設計的豪門,5樓設有花園雅座及戶外燒烤場外,主要設施集中在7樓,包括設有戶外泳池、健身室、宴會廳、迷你電影院等。另大廈設有53個車位,車位比例4︰1。

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市況篇:部分業主收窄議價幅度

美聯物業區域經理杜漢祥表示,個別睇好後市的業主,將議價幅度由早前10%收窄減至3%。亦有買家趁業主反價前入市。其中,傲雲峰7座高G室,682呎2房單位,由一名街坊客以$292萬購入,平均呎價$4,282。

同樣位於東九龍以單幢式設計的港鐵彩虹站上蓋的清水灣道8號,每月交投約2至3宗。中原呂燕萍稱,大廈設有800至900呎3房單位,合換樓客選擇。大廈尚餘1個1,200呎單位,發展商意向呎價$1萬。最新二手成交錄於10月中旬,一個高層D室,670呎2房,成交價$373萬,呎價$5,567。項目約有50個放盤,每呎叫價$5,500至逾$6,500。

至於慈雲山單幢新盤匯豪山尚餘80伙,平均呎價$6,600,特色單位尚餘8伙,意向呎價達$1萬。

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未來供應篇:豪門2期 譽5港灣明年推出

除發售中的豪門外,九龍城及土瓜灣未來新供應包括同系豪門2期,項目將於12月底至1月初拆棚,最快明年中推售。該盤共提供逾270個單位,全部為千呎以上大單位,並設有複式戶。

至於今年5月推出的半山壹號第1期,尚餘十多個一手單位,發展商已為第2期入紙申請預售樓花同意書,準備明年推售。新一期設有7座獨立屋及多座高座大廈,涉及單位439個。

此外,距離豪門約10分鐘步程,由新地發展的譽•港灣亦部署為明年頭炮。項目由5幢大廈組成提供約1,100伙,料2010年落成,分層單位600餘至2,000餘呎,提供2至4房外,另備複式、相連等特色戶。

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年底可推新盤 單幢樓為主

繼原築、壹號雲頂及豪門之後,個別推盤條件較成熟的新盤,亦可望趁年底前推出,當中涉及5盤約814伙,共通點是均為市區單幢盤,涉及伙數較少。其中佐敦德成軒計劃下周推售,先推10個特色戶,意向呎價$8,500至$1萬。另外,大角咀海桃灣及馬鞍山銀湖•天峰及天水圍柏慧豪廷已取得預售樓花同意書,技術上發展商可按市況隨時推盤。

展望明年,利嘉閣地產指,09年將有76個全新一手私宅項目可供發售,涉及26,766伙。按地區劃分,新界區達35個新盤,單位總數共 16,463伙,佔來年全港供應的61.5%。至於九龍供應達8,021伙,香港亦有2,282伙。眾多項目之中,港鐵有份參與項目共7個,涉及 9,239伙,當中包括馬鞍山銀湖•天峰、將軍澳日出康城2期等。但樓市走勢尚未明朗,料發展商會按市況而將新盤分批出售,故明年實際推盤數字應遠遠低於 2.6萬伙。

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豪門 info

地址:九龍城沙浦道46號

座數︰1座

層數︰45層

每層伙數︰4至6伙

單位總數︰212伙

面積︰分層714至1,163平方呎;連平台特色單位714至1,370平方呎(連平台58至290平方呎);複式單位1,691至1,885平方呎(連382至472呎天台)

實用率︰76至 79.4%

間隔︰分層2房2廳、3房2廳(連套房)、3房2廳(連套房)及士多房;8、48樓連平台特色單位2房2廳、3房2廳(連套房)、3房2廳(連套房)及士多房、 3房2廳(連套房)及工人套房;49至50樓複式單位4房2廳(連套房)及工人套房

設施: 戶外泳池、戶外燒烤場、宴會廳、影視中心、健身室等

車位︰53個(4︰1)

每呎管理費:$2

管理公司:合安管理

入伙期︰2009年4月

校網: 小學43號,中學黃大仙區

示範單位地點:現場47樓

發展商︰華懋
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Old December 8th, 2008, 07:30 PM   #515
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URA plans under way
3 December 2008
South China Morning Post

Under the H18 plan, the Urban Renewal Authority will carry out redevelopment around Staunton Street, Shing Wong Street, Bridges Street and Wing Lee Street near SoHo.

More than 20 buildings will be torn down, including nine pre-war tenements on Wing Lee Street, and replaced by two six-storey blocks and one 28-floor building offering 130 flats.

The scale had been reduced from a previous two residential high-rises and a 28-storey building with 216 flats in total. Also, gross floor area will be reduced to about 125,000 square feet from about 225,000 sqft.

The URA is taking a "conservation-led redevelopment approach" rather than treating it as a redevelopment project with preservation elements, adding that the historical background and cultural significance of the area have been considered.

The URA will soon commission consultants to fine-tune the optimisation plan for consideration by the Town Planning Board after consulting the local District Council.

Meanwhile, another redevelopment project on Peel Street and Graham Street is under way. Ten minutes from H19, it consists of 37 blocks on a site area of about 57,000 sqft. Two residential high-rises, a hotel and a commercial premise are planned.

The H18 project should be ready by 2015 and the Graham Street development around 2015 to 2017.
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Old December 8th, 2008, 07:35 PM   #516
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Kwun Lung Lau



















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Old December 8th, 2008, 07:42 PM   #517
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Quote:
Originally Posted by hkskyline View Post
尖東高限放寬利商廈重建,由60米加至80米,舊廈重建可多8層
(經濟通)12月1日 星期一 08:57

政府早前就尖沙咀區全面加入高度限制,惹來發展商群起反對,規劃署亦罕有地同意部分意見,把尖東的商業用地,由建議高度限制為60米(主水平基準以上.下同),放寬至80米,較區內現有物業高約8層,有利該商業區重建。

尖沙咀東部一帶的酒店及商廈業主,在設定高度限制前,一般只可以60米重建,即樓高約20層,因此尖沙咀地產發展商聯會亦提出反對,該會代表一眾於尖東擁有物業項目的發展商,包括信置(00083)、新地(00016)、嘉里(00683)、嘉華及冠華鏡廠等。

尖沙咀地產發展商聯會認為,該區現時不少建築物受到早年機場航道的限制,雖然有關限制隨著機場遷出而取消,但現卻加入高限,有如回復限制時的情況。聯會擔心在加入高限後,建築物便會向橫發展,會出現「火柴盒效應」,對空氣流通跟本沒有幫助。《香港經濟日報》
尖東重建 信置嘉華受惠
6 December 2008
星島日報

港股昨日並未跟隨美股走低,全日造好靠穩,徘徊於13600至13900點水平,收市報13846,升336點,成交約373.4億元;國指漲201點,收市報7428。

政府放寬尖東區高度限制,並推動發展商重建尖東海旁一帶項目,規劃署建議,把尖東科學館道、梳士巴利道和漆咸道南一帶的「商業」用地高限,由60米放寬33%至80米水平,信和置業(083)在區內持有多個海旁項目,包括尖沙嘴中心、帝國中心和南洋中心等均可重建,在修訂方案下可望增加收益;至於另一家地產公司嘉華國際(173)由於資產股價折讓大,兼財政穩健,同可留意。

信置是尖東大業主,而截至6月底止全年業績,撇除投資物業重估盈餘扣減遞延稅項為43.48億元,期內基本營運純利由39.44億元減少至為33.73億元,跌幅為14.47%,主要由於年度完工項目之應佔樓面面積較前一年同期為少。

新續租金大增

期內物業分部營業額下跌21.9%至51.45億元,其中物業銷售方面跌32.4%至36.29億元。期內租賃活動表現良好,連同所佔聯營公司之總租金收益達19.15億元,上升19.1%,總租金收益上升源於新續租約的租金大幅增加,以及各類租賃物業出租率維持高企。

預期信置於下一個財政年度,總共完成9個項目,應佔總樓面面積約510萬平方呎,當中香港項目之應佔總樓面面積約450萬平方呎,其餘為中國廈門及福州項目。截至6月底止,集團擁有土地儲備應佔總樓面面積約4480萬平方呎,各類型物業比例分別為,住宅佔69%,商業佔20%,工業佔5%,停車場佔3%,以及酒店佔3%。

翻新旗艦商場

信置現時財政狀況穩健,加上尖東物業有重建價值;過去一年,集團成功銷售數個大型項目,包括萬景峰、一號銀海等,帶來充裕流動資金。信置近年亦積極翻新其旗艦商場如屯門市廣場及中港城,增建新商場荃新天地及併購奧海城1期及2期之餘下權益,令集團來自投資物業的經常性收益強勁。

雖然本港經濟前景轉弱,摩根士丹利料明年本地實際經濟增長只有-1.2%,但看好信置,將投資評級由「大市同步」升至「增持」,因股價出現超賣,而信置於過去亦於97金融風暴期間顯示出其執行能力。信置股價已從低位回升,5元有強大支持,尖東重建加上利息低企,可望回升上6元水平。
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Old December 8th, 2008, 08:03 PM   #518
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The Sparkle - 11/22

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Old December 9th, 2008, 04:01 AM   #519
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Henderson Land sees sharp sales slump
Developer says transactions to bring in less than HK$10b but tips rebound next year

9 December 2008
South China Morning Post

Henderson Land Development says the company's property sales this financial year will see a sharp decline from last year's HK$24 billion, reflecting the U-turn in the sector in the past few months.

Chairman Lee Shau-kee said, however, that the worst of the property slump was over and he anticipated the property industry would see a recovery in the second half of next year.

Speaking after the company's annual general meeting yesterday, vice-chairman Colin Lam Ko-yin said the company might receive less than HK$10 billion from property sales for this financial year to June.

The company did not have many projects on offer this year as the market slowed, Mr Lam said.

Home prices have dropped 20 to 30 per cent in various districts since September, according to estate agents.

Some analysts have predicted capital values might fall a further 30 per cent.

"The fall could extend to 2010, subject to economic developments in the city," said Marcos Chan Kam-ping, the head of international property consultant Jones Lang LaSalle's research department.

However, Mr Lee was more optimistic.

"Following a sharp decline in home prices, we will see a consolidation in the first half of next year, with limited ups and downs" he said.

"If the global economic outlook improves in the second half, the [property] market hopefully will recover."

Mr Lee said the downturn in the property market had not put pressure on the company as it had not bought sites at high prices when the market boomed last year.

The slow market conditions, on the other hand, had provided the company a good opportunity to replenish its land bank at low prices, he said.

"The property market overall has moved downward this year," Mr Lam said.

"Premiums to be paid to the government for any conversion of agricultural sites should be lower now than those in the past year or so."

Sites in Hong Kong that Henderson plans to convert from farm land include the Wu Kai Sha site in Sha Tin, as well as old shipyard areas at Yau Tong Bay in eastern Kowloon.

Commenting on the stock market's performance, Mr Lee said it was difficult to predict when the Hang Seng Index would reach its bottom.

Despite a surge of 1,198.78 points in the index yesterday, Mr Lee said he would not recommend investors enter the market now.

Meanwhile, Henderson Investment - 67.9 per cent owned by Henderson Land - is still in talks about selling a stake of 60 per cent in Hangzhou Henderson Qianjiang Third Bridge and 70 per cent in Maanshan Huan Tong Highway Development to its joint-venture partners.

Mr Lam refused to comment on whether Henderson Land would privatise Henderson Investment when the two core projects were sold.
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Old December 9th, 2008, 04:44 AM   #520
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市建局9142萬購波鞋街舖
9 December 2008

【明報專訊】市建局正收購旺角花園街(俗稱波鞋街),土地註冊處資料顯示,該局剛簽約收購旺角花園街80號地舖,收購價達9141.9萬元,以該舖面積3034方呎計算,呎價達3.01萬元。

原業主6年半獲利2.1倍

原業主02年5月以2925萬元購入該舖,現帳面獲利6216.9萬元,持有6年半,升值逾2.1倍,該舖現用作運動用品商店。市建局早前以3318萬元收購洗衣街67號地舖,及以8969萬元,購入花園街82號地舖連樓上全幢。

市建局旺角「波鞋街」重建項目,涉及範圍包括洗衣街61至87號、奶路臣街17至19A號及78至100A號,受影響14幢樓宇,涉及175個業權及38間地舖。

該局計劃動用31億元,將該地帶開拓為運動城區,預計2013年完成,該項目佔地2.93萬方呎,重建總樓面約25.92萬方呎。
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