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2q 2011 | MARKET REPORTTAIPEITHE KNOWLEDGE REPORT                                     ECONOMY                             ...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI                                                   INVESTMENT SALES                ...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI                                                                                  B...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI                                  Retail properties also demonstrated a good       ...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEIOutlook of investment sales   Looking ahead, Dunhua S. Rd. may be              展望20...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI                                                   LAND SEGMENT                    ...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEILand transactions in Taipei City were active                     台北市也是本季土地交易市場的重心,i...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI                                                     OFFICE                        ...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI                                     STOCK AND VACANCY RATES OF OVERALL OFFICE     ...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI                                                PREMIUM GRADE AND GRADE A          ...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEIAverage effective rent up-swung 32 basis        本季平均有效租金較前一季成長32個基points in this qu...
THE KNOWLEDGE REPORT | 2q 2011 | TAIPEINEIHU TECHNOLOGY PARK                              內湖科技園區As Chi-Sing Xi Hu Building...
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Taipei Real Esate Office Report - 2Q2011 (English & Mandarin Translation)

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Transcript of "Taipei Real Esate Office Report - 2Q2011 (English & Mandarin Translation)"

  1. 1. 2q 2011 | MARKET REPORTTAIPEITHE KNOWLEDGE REPORT ECONOMY 經濟 Taiwan GDP growth rate in 2Q 2011 was 台灣2011年第二季的GDP成長率概估值為 4.88% YoY higher than forecast value at 4.88%,高於5月的預測數4.64%。國外 4.64% in May. The net export of goods, the 淨需求對本季GDP成長率的貢獻值最高為 3.32%,其次依序為民間消費1.70%、政府 star performer contributed 3.32% to the 消費0.08%。惟去年第二季存貨投資規模較 GDP growth rate. And the private 高,致本季資本形成實質負成長1.20%, consumption and government consumption 導致此項目對GDP成長率之貢獻為-0.23% contributed 1.70% and 0.08% to GDP 。以生產面來看,製造業對本季GDP成 growth rate respectively in 2Q 2011. 長率的貢獻度最高達2.29%,其次依序為 批發及零售業的0.43%、金融及保險業的 However, growth rate of capital formation 0.36%。不動產業與製造業對GDP成長率 was negative 1.2% in 2Q 2011 owing to the 的貢獻度分別為0.09%與0.05%。由於先2Q 2011 台北市 內科 higher investment value in inventory during 進國家經濟成長放緩,行政院主計處微幅 TAIPEI CBD NEIHU corresponding period in 2010 and 下修全年經濟成長率5個基本點為5.01%。 TECHNOLOGY contributed negative 0.23% to GDP growth PARK rate in 2Q 2011. In terms of production, manufacturing industry was the key driver空置率 and contributed 2.29% to GDP growth rate.VACANCY RATE In turn the wholesale and retail Industry was淨去化量 0.43% and the finance and insuranceNET TAKE-UP industry was 0.36%. The real estate industry新增供給 and construction industry contributed 0.09%NEW SUPPLY and 0.05% to GDP growth rate respectively租金水準 in 2Q 2011. The Directorate-General ofRENTAL RATE Budget, Accounting and Statistics, Executive Yuan lowered whole year GDP growth rate in 2011 five basis points to 5.01% owing to slowdown of economic growth in developed countries. ECONOMIC INDICATORS 經濟指標 INDICATOR 指標 MEASURE 單位 2Q2010 3Q2010 4Q2010 2010 1Q2011 2Q2011 2011 Economic Growth Rate YoY % Change 12.86 10.69 7.13 10.88 6.55 4.88 5.01 經濟成長率 Consumer Price Index Rate(%) 1.10 0.37 1.11 0.96 1.28 1.63 1.89 消費者物價指數年增率 Unemployment Rate Rate(%) 5.23 5.14 4.77 5.21 4.60 4.30 - 失業率 Newly Made Housing Loan Rate Rate(%) 1.649 1.745 1.739 - 1.767 1.827 - 新承做購屋貸款利率 Issuing Interest Rate of 10-year Government Bond Rate(%) 1.46 1.23 1.47 - 1.38 1.48 - 十年期政府公債發行利率 Source:Colliers International Taiwan Branch 資料來源:高力國際台灣分公司www.colliers.com/taiwan
  2. 2. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI INVESTMENT SALES 投資市場Total investment sales was NT$18.4 billion in 2Q Total investment sales of commercial real 2011年第二季商用不動產交易金額為新2011, involving several large transactions. estate reached NT$18.4 billion in 2Q 2011, 台幣184億元,儘管較去年同期減少48% which plunged 48% year-on-year (YoY) but ,但較今年第一季成長31%。本季投資本季投資市場交易金額為新台幣184億元,主要 increased 31% quarter-on-quarter (QoQ). 交易主要來自大型物件成交,例如:三陽來自大型物件成交。 Large transactions contributed to a major 忠孝大樓、新光人壽松江、承德與板橋大 portion of investment sales. Deals involving 樓不動產資產信託以及壽德大樓等,這些 the Sanyang Zhongxiao Building, and the 案例之交易金額即高達新台幣98.6億元。 Shin Kong Life Insurance Co. Songjiang, Chengde and Banqiao Buildings Real Estate Asset Trust (REAT), and the Shoude Building, for example, amounted to NT$9.86 billion. INVESTMENT SALES TRANSACTIONS 投資市場交易金額 450 400 350 億元 NT$100million 300 250 200 150 100 50 - 2008Q1 2009Q1 2011Q1 2007Q1 2010Q1 Q2 Q3 Q2 Q4 Q3 Q4 Q2 Q3 Q2 Q4 Q3 Q2 Q4 Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司 With NT$7.2 billion, or 39% of total sales 金融保險業仍是本季主要投資者,交易 value, financial and insurance companies 金額達新台幣72億元,占總交易金額 were key drivers in this quarter. Compared 之39%。相較於今年第一季,金融保 to last quarter, investment sales value 險業的投資金額不僅成長一倍,所占比 increased 100%, and investment proportion 例也提升14%。全球人壽保險(股)公司 gained 14% as well. Both TransGlobe Life 與富邦人壽保險(股)公司各有超過新台 Insurance Inc. and Fubon Life Insurance 幣20億元以上之投資。此外,交易金 Co., Ltd spent over NT$2 billion on the 額達新台幣6億元以上之投資者,包括 investment. Other investors who made 中國人壽保險(股)公司、臺銀人壽保險( deals worth at least NT$0.6 billion include 股)公司以及台灣產物保險(股)公司等。 China Life Insurance Co., Ltd., Bank Taiwan Life Insurance Co., Ltd., and Taiwan Fire and Marine Insurance Co., Ltd. As the second largest investors, 僅次於金融保險業,製造業的交易金額為 manufacturing companies contributed 新台幣52億元,占總交易金額之28%。新 NT$5.2 billion, or 28% of total sales value. 光合成纖維(股)、新纖開發(股)與新星興業( The highest priced deal was made by 股)等三家公司共同取得新光人壽松江、承 1 = 3.3 = 35.5 Shinkong Synthetic Fibers Corp, who won 德與板橋大樓不動產資產信託之標的,其 ping sq.m sq.ft the auction of the Shin Kong Life Insurance 得標金額高達新台幣35.4億元;另有金車 Co. Songjiang, Chengde and Banqiao 集團以新台幣7.1億元取得兆豐銀行位於建 Buildings REAT with NT$3.54 billion. For 國南路一段的大樓,可能作為集團自用。 owner-occupied purposes, King Car Group spent NT$0.71 billion buying a building on Sec. 1, Jianguo N. Rd.P. 2 | CollIErs InTErnATIonAl
  3. 3. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI Both of the sales COMPOSITION OF INVESTORS BY VALUE IN 2Q 2011 values from finance 投資者屬性 and insurance Unit : 100 millions companies and 單位:億元 manufacturing Others Finance and Insurance companies increased 其它, 41 金融保險業, fairly in this quarter, Individual 72 which accounted for 22% 67% of the total sales 自然人, 2 1% 39% value. 10% Construction 本季金融保險業與製 and Development 造業的投資金額皆有 28% 大幅成長,其交易金 建築開發業, 額占整體交易金額之 18 67% Manufacturing 製造業, 52 Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司In terms of asset types, offices contributed 辦公室類型的交易金額最高,共新台幣117NT$11.7 billion, or 63% to total sales value. 億,占總交易金額的63%。按各級辦公室In particular, Grade B offices’ sales value 分析,以B級辦公大樓交易最為亮眼,達新reached NT$8.3 billion. The sales value of 台幣83億元。其中,三陽忠孝大樓交易金Sanyang Zhongxiao Building, for instance, 額高達41.5億元,創下地面層單價每坪新臺approached NT$4.15 billion, which broke 幣733萬元之紀錄。此外,新光松江大樓、the record for average unit price of ground 新光板橋大樓交易金額也達到新台幣10億floor at NT$7.33 million per ping. Other 元以上。部分區位良好的B級辦公室成交transactions, such as the Shin Kong 單價甚至高於同區域住宅中古屋之單價。Songjiang and Banqiao Buildings, are alsoworth more than NT$1 billion. Situated atprime locations, some Grade B offices aretransacted at higher unit price than second-hand residential properties within the samearea. Office and retail were COMPOSITION OF INVESTMENT ASSET TYPE BY VALUE the two most popular IN 2Q 2011 投資資產類型 asset types in this quarter, which Unit : 100 millions accounted for 90% of 單位:億元 the total sales value. Other Industrial Office 其它, Office 廠辦, 13 辦公室, 辦公室與零售不動產 2% 7% 5 117 皆為本季熱門的投資 Retail 資產類型,占整體交 易金額的90% 零售, 27% 49 63% Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司 CollIErs InTErnATIonAl | P. 3
  4. 4. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI Retail properties also demonstrated a good 本季零售類型不動產亦有良好的交易表 performance with NT$4.9 billion, or 27% of 現,交易金額達新台幣49億元,占總交 total sales value, which substantially 易金額的27%,更較今年第一季零售不動 climbed 78% QoQ. The highest priced deal 產交易金額大幅成長78%。交易金額最高 was TransGlobe Life Insurance Inc.’s 的案例是匯僑(股)公司持有的壽德大樓, NT$2.17 billion purchase of the ground floor 全球人壽保險(股)公司以新台幣21.7億元 and basement of the Shoude Building 取得一樓及地下層約1,180坪之面積;龍 (which equalled to 1,180 ping) from Pan 巖(股)公司另以新台幣12億元,取得大 Overseas Corporation. In addition, Lungyen 亞百貨三、四樓層共2,050坪之面積。近 Life Service Corporation paid NT$1.2 billion 期不乏位於中正區或萬華區的大型零售 for acquiring the third and fourth floor of the 不動產交易案例,顯現投資人看好未來 Pan Asia Department Store, which equals 台北車站及西門商圈的零售發展潛力。 to 2,050 ping. Recently, there has been no lack of transactions in Zhongzheng or Wanhua District, indicating that investors strongly believe in the potential of retail development near Taipei Main Station and Ximen business district. Among major cities in Taiwan, Taipei City 台北市本季交易金額及交易量皆屬於五都 was the most popular with respect to total 之冠。新台幣144億元的交易金額當中, sales value and number of transactions. Of 辦公室、零售與廠辦之交易金額分別為新 total sales value summed at NT$14.4 台幣97.5、46.6和0.1億元。僅次於台北 billion, offices, retail and industrial offices 市,新北市本季亦有16件成交量,辦公 contributed NT$9.75, NT$4.66 and NT$0.01 室為主要交易類型,以新光板橋大樓最受 billion, respectively. New Taipei City ranked 矚目。至於台中市與台南市,各有一筆 in the top two cities with its number of 辦公室交易,前者係位於崇德路一段之 transactions. Among them, the most 傑聯洛克斐勒大樓;後者則是日盛證券向 common asset type of New Taipei City was 日盛商銀承購目前其分公司所在位址。 offices, and Shin Kong Banqiao Building was the most highlighted. There was one office transaction each in the cities of Taichung and Tainan. The former was the Rockefeller Building located on Sec. 1, Chongde Rd.; the latter was the purchase by Jih Sun Securities Co., Ltd. of its current office from Jih Sun International Bank. Among major cities in COMPOSITION OF INVESTMENT AREA BY VALUE IN 2Q 2011 Taiwan, Taipei City 投資區域 was the most popular Investment Amount 交易金額 Number 件數 with respect to total Unit : 100 million 單位:億元 sales value and 160.0 19 20 number of 0.1 16 140.0 transactions. 120.0 15 100.0 46.6 台北市本季交易金額 80.0 10 及交易量皆屬於五都 60.0 之冠 40.0 5 2 20.0 4.5 1 1 2.7 4.8 97.5 18.6 8.3 0.1 0.3 - - 台北市 新北市 高雄市 台中市 台南市 Taipei City New Taipei City Kaohsiung City Taichung City Tainan City Office 辦公室 Retail 零售 Industrial Office 廠辦 Others 其它 Number 件數 Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司P. 4 | CollIErs InTErnATIonAl
  5. 5. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEIOutlook of investment sales Looking ahead, Dunhua S. Rd. may be 展望2011年下半年,由於新光敦南大樓 highly spotlighted and create the highest 不動產資產信託、國泰敦南商業大樓不投資市場展望 record of unit price during the second half of 動產資產信託、中華票券金融(股)公司總 2011, thanks to the auctions of Shin Kong 部大樓以及敦南太子大樓等四棟大樓即 Dun Nan Building REAT, Cathay Dun Nan 將進行標售,屆時敦化南路有機會成為 Commercial Building REAT, the Headquarter 市場焦點並刷新成交單價的最高記錄。 of China Bills Finance Corporation and the Prince Motors Co., Ltd.-owned Dun Nan Building. CollIErs InTErnATIonAl | P. 5
  6. 6. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI LAND SEGMENT 土地交易市場Total investment sales of land market was Total investment sales of land market was 2011年第二季土地交易金額為新台幣185NT$18.5 billion in 2Q 2011, which was the lowest NT$18.5 billion in 2Q 2011, which declined 億元,分別較前一季與去年同期減少63%one in the past seven quarters. 63% quarter-on-quarter (QoQ) and 60% 與60%。2011上半年交易金額為新台幣 year-on-year (YoY) respectively. Compared 682億元,也較2010上半年交易金額新臺本季土地交易金額為新台幣185億元,係過去七 to the first half of 2010, sales value dropped 幣838億元減少19%。本季土地交易金額是季以來最低者 19% from NT$ 83.8 billion to NT$68.2 billion 近七季以來最低,除了缺乏政府標售指標 in the first half of 2011. Sales value for this 性重劃區土地之外,特種貨物及勞務稅條 quarter, the lowest one in the past seven 例的施行亦可能造成投資態度趨於保守。 quarters, were mainly affected by lack of land auctions in land readjustment zones and the enforcement of the Luxury Tax Act, which led investors to be more conservative. TRANSACTION VALUE OF LAND MARKET IN 2Q 2011 土地市場交易金額 800 700 600 億元 NT$100million 500 400 300 200 100 - 2008Q1 2009Q1 2011Q1 2007Q1 2010Q1 Q2 Q3 Q2 Q4 Q3 Q4 Q2 Q3 Q2 Q4 Q3 Q2 Q4 Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司 Being the biggest investor, construction and 建築開發業為本季土地交易市場主要投 development companies contributed 資者,交易金額為新台幣76億元,占總 NT$7.6 billion, or 41% of total sales value. 交易金額之41%,不同於2011年第一季 Compared to 1Q 2011, both sales values of 的是,製造業與自然人於本季的交易金 manufacturing companies and individuals 額均高於金融保險業。製造業投資者宏 were higher than financial and insurance 達 國 際 電 子 ( 股 ) 公 司 , 為 建 構 完 整 H TC companies in 2Q 2011. As one of the major 園區與因應未來產能擴充,耗資新台幣 manufacturing investors, the HTC 17.7億元購置桃園市近14,800坪之土地。 Corporation spent NT$1.77 billion on a site of 14,800 ping in Taoyuan County to establish an integrated zone for production. COMPOSITION OF INVESTORS BY VALUE IN 2Q 2011 投資者屬性 Unit : 100 millions Construction 單位:億元 Others and Development 其它, 36 建築開發業, Finance and 20% 76 Insurance 2% 金融保險業, 41% 4 14% Individual 自然人, 27 22% Manufacturing 製造業, 41 Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司P. 6 | CollIErs InTErnATIonAl
  7. 7. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEILand transactions in Taipei City were active 台北市也是本季土地交易市場的重心,in this quarter, which amounted to NT$6.38 交易金額達新台幣63.8億元,宏泰人壽billion. Major transactions from Hontai Life 保險(股)公司處分內湖區土地、威剛科技Insurance Co., Ltd. in Neihu District, ADATA (股)公司處分士林區土地、以及國泰建Technology Co., Ltd. in Shilin District, and 設(股)公司取得大安區與中正區道路用Cathay Real Estate Development Co., Ltd. 地等三筆主要交易即達新台幣42億元,in Da’an Dist and Zhongzheng District 其餘參與者涵蓋勤美(股)公司與遠雄人accounted for NT$4.2 billion. Other 壽保險事業(股)公司等大型建設公司。participants included China Metal ProductsCo., Ltd. and Farglory Life Insurance Co.,Ltd.Furthermore, Xinzhuang and Banqiao were 另一方面,新莊區與板橋區依然是新北市two highlighted districts in New Taipei City; 的主要交易區域,分別有新台幣20億和their sales values were NT$2 and 1.7 billion 17億元的交易金額。新莊區投資者包含太respectively. One of the famous cases in 子建設開發(股)與佳能企業(股)公司的合Xinzhuang was the cooperation between 作開發案,板橋區則有華固建設(股)公司Prince Housing and Development Corp. 以及國泰建設(股)公司購置重劃中土地。and Ability Enterprise Co., Ltd. Additionally,Huaku Development Co., Ltd. and CathayReal Estate Development Co., Ltd. acquiredsites in the land readjustment zone inBanqiao.It is worth mentioning that some companies, 值得一提的是,看好未來觀光發展潛including the Leofoo Development Co., Ltd. 力,日勝生活科技(股)公司與六福開發and Radium Life Tech Co., Ltd. , purchased (股)公司分別於台北市北投區和嘉義市sites for tourism development. In addition, 購置土地。另外,台中市政府釋出「Cathay Life Insurance Co., Ltd. and IKEA 市 8 1 」 B OT ( 興 建 - 營 運 - 轉 移 ) 開 發jointly spent NT$0.42 billion winning the 案,國泰人壽與瑞典宜家家居(IKEA)superficies of “Municipal 81 BOT” launched 合作的團隊以新台幣4.2億元取得租期by the Taichung city government. 30年、基地面積約6,100坪的地上權。 Cathay Life Insurance COMPOSITION OF INVESTMENT AREA BY VALUE IN 2Q 2011 Co., Ltd. and IKEA 投資區域 jointly won the Investment Amount 交易金額 Number 件數 superficies of Unit : 100 million 單位:億元 “Municipal 81 BOT” 70 14 launched by the 60 12 Taichung city government. 50 10 10 10 40 8 8 7 30 63.8 6 國泰人壽與瑞典宜家 54.5 家居共同取得台中市 20 4 33.7 3 政府釋出「市81」 10 20.7 2 2 BOT開發案,是本季唯 5.6 6.5 一的地上權交易。 - - 台北市 新北市 桃園縣 高雄市 台中市 其它 Taipei New Taipei Taoyuan Kaohsiung Taichung Others City City County City City Investment Amount 交易金額 Number 件數 Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司 CollIErs InTErnATIonAl | P. 7
  8. 8. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI OFFICE 辦公室The vacancy rate declined to 9.96%, the first time Overall stock of offices remained at 2011年第二季台北市整體辦公室市場,仍in two years it has been below 10%. 1,458,200 ping, as there were no newly 無新增供給,總存量維持1,458,200坪; completed buildings recorded in 2Q 2011. 需求面,淨去化面積15,300坪,不僅是前本季台北市整體辦公室市場空置率下降至9.96% On the demand front, 15,300 ping of net 一季淨去化面積的3.2倍,更是過去五年,是近兩年來首度跌破10%。 take-up was not only 3.2 times the volume 來最佳的去化表現,本季空置率也因而下 of last quarter, but the best record in the 降至9.96%,是近兩年來首度跌破10%。 past five years. Thus, the vacancy rate declined to 9.96%, the first time in two years it has been below 10%. In regards to demand in each of the districts, 若分析各區域之去化表現,以西區淨 4,200 ping of net take-up made WEST the 去化4,200坪為最佳。自香港商雅虎資 top ranked in this quarter. The demand 訊(股)台灣分公司遷至南港總部之後, came from Metropolitan International 大都市國際中心逐漸由金融服務法人及 Center, which was gradually leased out by 一些科技公司承租,使得該大樓去化近 financial service institutions and a few 2,300坪。此外,歌林商業大樓及世紀 technology companies, since Yahoo had 羅浮大樓也分別因業主自用與新租戶進 moved to Nangang. Additionally, Kolin 駐,皆有超過500坪以上的去化表現。 Commercial Building and Delpha Heng Yang Rd. made up transactions of over 500 ping of net take-up, although they were occupied by owner-occupiers and new tenants, respectively. Among all grades of offices, 6,200 ping of 按辦公室等級分析,以B級辦公室約6,200 net take-up also pushed Grade B offices to 坪的去化表現最為突出,若加上AB級辦公 be the top ranked in this quarter. Including 室的去化量,即達10,800坪,占本季總去 Grade AB offices, the net take-up added up 化量的70%。去化原因多為業主自用或是 to 10,800 ping, or 70% of overall net take- 現有租戶擴編,例如:世界通商金融中心 up. Demand mainly came from owner- 業主保留自用、宏國大樓由台灣東芝國際 occupiers and expansion. For the former 採購(股)公司增租等。另外,考量開放陸客 reason, World Financial Center was 自由行的觀光商機,仍有部分辦公空間轉 reserved for owner-occupied spaces; for 作旅館或是醫學美容中心等用途,例如: the latter reason, the Hung Kuo Building 復興財經大樓進駐瑜珈會館及醫美診所。 was occupied by the expansion of the Taiwan Toshiba International Procurement Corp. Moreover, considering business opportunities from tourist arrivals from mainland China, some office spaces were turned into hotels or medical beauty treatment centres. The Fu Hsin Financial Building, where Yoga Journey and one medical beauty treatment centre moved in, is one such example.P. 8 | CollIErs InTErnATIonAl
  9. 9. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI STOCK AND VACANCY RATES OF OVERALL OFFICE MARKET IN 2Q 2011 整體辦公室市場存量與空置率 Stock / 存量 Vacancy Rate / 空置率 Unit: Ping / 單位:坪 400,000 14.6% 16.0% 350,000 14.0% 300,000 10.3% 12.0% 9.7% 8.6% 250,000 10.0% 8.0% 200,000 8.0% 5.6% 5.6% 150,000 6.0% 100,000 4.0% 50,000 2.0% 0 0.0% MS-TN TUN-S HSIN-YI NK-SC NK-4/5 WEST JA-HS 民生敦北 敦南 信義 南京松江 南京東路 西區 仁愛新生 四/五段 B級 AB級 A級 頂級 空置率 Grade B Grade AB Grade A Grade Premium Vacancy Rate Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司 In contrast with strong demand, average 相較於強勁的空間需求,本季平均有效租 effective rent, which rose seven basis points 金較無明顯變化,租金水準為每坪每月 from NT$1,762 per ping per month in 1Q 1,763元,較前一季每坪每月1,762元僅 2011 to NT$1,763 per ping per month in 2Q 上漲7個基本點。各區域中,僅有民生敦 2011, was nearly unchanged in this quarter. 北區與信義區平均有效租金維持上漲趨 Among all districts, MS-TN and HSIN-YI 勢,其餘區域呈現持平或是微幅下降。 were the only two districts that kept upturned 平均有效租金達每坪每月2,053元的信義 trends. The others either remained the 區,仍是各區域之冠,租金成長幅度也與 same or marginally decreased. Being the 民生敦北區不相上下。南京東路四、五段 highest effective rent, effective rent in XIN- 有效租金本季微幅下跌,主要原因係部分 YI was NT$2,053 per ping per month, which 本區域AB級辦公室有效租金下修所致。 experienced a similar growth rate with MS- TN. The effective rent of NK-4/5 suffered a slight downturn in this quarter because the effective rent of some Grade AB buildings dropped in this district. EFFECTIVE RENTS OF TAIPEI OVERALL OFFICE MARKET 台北市辦公室市場各分區有效租金 EFFECTIVE RENT 有效租金 QUARTER-ON-QUARTER CHANGE DISTRICT 季度變動 (%) (NT$/ping/month) (新台幣元/坪/月) 分區 1Q 2011 2Q 2011 1Q 2011 2Q 2011 AVERAGE 台北市全區 1,762 1,763 0.21% 0.07% MS-TN 民生敦北區 1,877 1,883 0.25% 0.32% TUN-S 敦南區 1,816 1,816 0.41% 0.00% HSIN-YI 信義區 2,047 2,053 0.15% 0.31% NK-SC 南京松江 1,678 1,675 0.00% -0.14% NK-4/5 南京東路四/五段 1,479 1,474 3.14% -0.40% WEST 西區 1,568 1,568 -0.45% 0.00% JA-HS 仁愛新生區 1,633 1,633 0.00% 0.00% Source:Colliers International Taiwan Branch 資料來源:高力國際台灣分公司Outlook of overall office market In response to economic recovery, 20,000 因應景氣回升,辦公室需求較去年顯著增 ping of net take-up in1H 2011 indicated that 加,2011年上半年共去化20,000坪面積,整體辦公室市場展望 demand significantly improved in 預計下半年可望再去化16,000至18,000坪 comparison with 2010. In anticipation of 面積,屆時空置率有機會降至8%。租金方 16,000 to 18,000 ping of net take-up in 2H 面,雖然有效租金在2011年上半年僅上升 2011, the vacancy rate is very likely to fall 1%,在下半年未有新供給釋出以及需求穩 below 8%. On the rental front, although 定成長的作用下,有效租金可能成長2%。 average effective rent only increased by 1% in 1H 2011, there is a possibility that average effective rent will increase by 2% in 2H 2011 if supply remains unchanged and demand increases steadily. CollIErs InTErnATIonAl | P. 9
  10. 10. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEI PREMIUM GRADE AND GRADE A 頂級與A級辦公室市場 OFFICEThe vacancy rate of Premium Grade and Grade A Owing to the fact that no new supply was 2011年第二季台北市頂級與A級整體offices dropped to 13.31% released into the market, the stock of 辦公室市場,因無新供給釋出,總存 Premium Grade and Grade A offices 量維持538,300坪;本季淨去化量為頂級與A級辦公室市場空置率下降至13.31% remained at 538,300 ping. A total of 4,500 4,500坪,使得空置率下降至13.31%。 ping of net take-up led the vacancy rate to drop to 13.31%. A total of 3,500 ping of net take-up in Grade 就辦公室等級分析,與前一季不同的是, A offices indicated a better demand 本季A級辦公室淨去化面積3,500坪,較頂 performance than Premium Grade offices 級辦公室淨去化表現顯著。主要承租案例 as compared with last quarter. Major leasing 包含大都市國際中心淨去化2,300坪面積, deals included 2,300 ping of net take-up at 安聯人壽保險(股)公司承租信義房屋大樓 Metropolitan International Center, 1,600 1,600坪面積以及中國遠洋運輸集團承租台 ping of net take-up at the Sin Yi Building 北金融中心600坪面積等。頂級辦公室方 rented by Allianz, and 600 ping of net take- 面,新光信義金融大樓因應新光集團自用需 up at Taipei Financial Center rented by 求,去化1,800坪、景順證券投資信託(股) China Ocean Shipping (Group) Company. 公司承租華新麗華大樓近400坪面積等。 In terms of Premium Grade offices, Shin Kong Group occupied 1,800 ping of office space at Shin Kong Xin Yi Financial Building for its own need; Invesco Taiwan Limited occupied nearly 400 ping of office space in the Walsin Xin Yi Building. However, vacant space of Grade A offices 然而,民生敦北區A級辦公室新增 increased 1,500 ping in MS-TN, which was 1,500坪空置面積,是唯一空置面積增 the only district with negative net take-up. 加的區域。以宏泰世界大樓為例,因 The Hung Tai Center, for example, saw an 雄獅旅行社(股)公司陸續遷至內湖總 increase of 800 ping in new vacant space 部,貢獻約800坪的新增空置面積。 since Lion Travel Service Co., Ltd. moved its headquarter to Neihu. STOCK AND VACANCY RATES OF PREMIUM GRADE AND GRADE A OFFICES IN 2Q 2011 優質辦公室市場存量與空置率 Stock / 存量 Vacancy Rate / 空置率 Unit: Ping / 單位:坪 300,000 18.0% 14.7% 15.1% 15.4% 250,000 15.0% 11.5% 200,000 12.0% 8.8% 150,000 9.0% 7.0% 100,000 6.0% 50,000 3.0% 0.0% 0 0.0% MS-TN TUN-S HSIN-YI NK-SC NK-4/5 WEST JA-HS 民生敦北 敦南 信義 南京松江南京東路 西區 仁愛新生 四/五段 頂級 A級 空置率 Grade Premium Grade A Vacancy Rate Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司P. 10 | CollIErs InTErnATIonAl
  11. 11. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEIAverage effective rent up-swung 32 basis 本季平均有效租金較前一季成長32個基points in this quarter and reached NT$2,462 本點,達到每坪每月2,462元。其中,per ping per month. With 46 basis points of 僅有信義區頂級辦公室之平均有效租金upturn, average rent of Premium Grade 成長46個基本點,達到每坪每月3,114offices in HSIN-YI increased to NT$3,114 元,其餘區域的頂級與A級辦公室皆per ping per month. Average effective rent 維持前一季之租金水準。短期內,未of all the other districts remained the same 有新增供給釋出,而需求未減的情況as last quarter. In the short term, thanks to 下,未來的租金水準可望持續成長。the effect of stagnated supply and increasingdemand, effective rent is expected tocontinue the trend of rising.EFFECTIVE RENTS OF PREMIUM GRADE AND GRADE A OFFICESIN 2Q 2011 台北市辦公室市場各分區有效租金 EFFECTIVE RENT 有效租金 QUARTER-ON-QUARTER DISTRICT (NT$/ping/month) (新台幣元/坪/月) CHANGE 季度變動 (%) 分區 1Q 2011 2Q 2011 1Q 2011 2Q 2011AVERAGEMS-TN 民生敦北區 2,292 2,292 0.75% 0.00%TUN-S 敦南區 2,624 2,624 2.02% 0.00%HSIN-YI 信義區 2,837 2,846 0.33% 0.32%NK-SC 南京松江 1,883 1,883 0.00% 0.00%NK-4/5 南京東路四/五 1,900 1,900 8.57% 0.00%WEST 西區 2,025 2,025 0.00% 0.00%JA-HS 仁愛新生區 2,000 2,000 0.00% 0.00%PREMIUM GRADEMS-TN 民生敦北區 2,275 2,275 -2.15% 0.00%TUN-S 敦南區 2,900 2,900 3.57% 0.00%HSIN-YI 信義區 3,100 3,114 0.46% 0.46%GRADE AMS-TN 民生敦北區 2,300 2,300 2.22% 0.00%TUN-S 敦南區 2,325 2,325 0.00% 0.00%HSIN-YI 信義區 2,363 2,363 0.00% 0.00%NK-SC 南京松江 1,883 1,883 0.00% 0.00%NK-4/5 南京東路四/五 1,900 1,900 8.57% 0.00%WEST 西區 2,025 2,025 0.00% 0.00%JA-HS 仁愛新生區 2,000 2,000 0.00% 0.00% Source:Colliers International Taiwan Branch 資料來源:高力國際台灣分公司 CollIErs InTErnATIonAl | P. 11
  12. 12. THE KNOWLEDGE REPORT | 2q 2011 | TAIPEINEIHU TECHNOLOGY PARK 內湖科技園區As Chi-Sing Xi Hu Building contributed a 內湖科技園區本季新增供給來自內湖路 480 offices intotal of 3,016 ping of new supply in 2Q2011, the overall stock amounted to 794,800 一段的七星西湖大樓,釋出3,016坪,使 園區內整體存量達794,800坪。就需求面 61 countries onping in Neihu Technology Park. Resulting 而言,本季淨去化面積為8,800坪,致空 6 continentsfrom 8,800 ping of net take-up, the vacancy 置率從2011年第一季之14.52%,下降rate declined from 14.52% in 1Q to 13.74% 至13.74%,是過去九季以來的新低點。 United States: 135in 2Q, recording the historical lowest in the Canada: 39 Latin America: 17past nine quarters. Asia Pacific: 194Benefiting from maturing life functionality, 隨著區域內的生活機能漸趨成熟,內湖科技 EMEA: 95Neihu Technology Park continually won 園區持續受到電子公司和傳統產業類型公 • $1.6 billion in annual revenuefavour from companies of traditional 司的青睞,如:長虹A+旗艦科技大樓、富 • 672.9 million square feet underindustry and technological industry. 邦瑞光大樓、內湖梅居大樓以及時代廣場 managementCompanies such as A+ Sun Tech City, 等大樓皆有千坪面積左右的淨去化表現。 • Over 10,000 professionalsFubon Ruei Kwang Building, Dubai Buildingand Metropolitan Era Headquarters eachexperienced approximately 1,000 ping of COLLIERS INTERNATIONALnet take-up. CONSULTAANTS LIMITED TAIWAN BRANCHThe rental climbed 54 basis points from 租金方面,相較於前一季每坪每月 英屬維爾京群島商高力國際股份有限公司NT$1,114 per ping per month in 1Q to 1,114元之水準,本季租金上漲54個基 台灣分公司NT$1,120 per ping per month, which could 本點,達到每坪每月1,120元,儘管未 110台北市信義區信義路五段7號台北101be seen as a notable growth since 2009. 有突破性地成長,但已是2009年以來 大樓49樓 49F TAIPEI 101 TOWER No 7 Xin Yi RoadEspecially for high quality buildings near 較佳的租金水準。部份鄰近捷運站的 Sec 5 Taipei 110 Taiwan ROCMRT stations, asking rent has reached 優質大樓,其開價租金已達每坪每月more than NT$1,500 per ping per month. 1,500以上,在市場需求穩定成長之帶動Thanks to steady increasing demand, rental 下,2011年底前應會維持租金上漲趨勢。 Andrew Liuwill remain on an up-wing trend till the end Managing Directorof 2011. 劉學龍 董事總經理On the sales front, there was no industrial 至於買賣市場,本季未觀察到公開發行公 Tel: 886-2-8101-2000offices transaction closed by public offering 司買進內湖廠辦。觀察近年內湖廠辦的租 Fax: 886-2-8101-2345companies in this quarter. It has been 金與售價變化,租金成長幅度明顯不及售 Email:andrew.liu@colliers.comobserved that the growth rate of rentals 價成長之幅度,造成租金回報率持續下降; Paul Leecould not keep up with the growth rate of 尤其在利率持續上升的情況之下,投資人 Director, Researchsales prices, which resulted in a downturn 可能因為期待價格修正,而保持觀望態 李日寶trend of rental yields. Typical of a situation 度,故本季買賣市場成交狀況明顯趨緩。 董事 調研 Tel: 886-2-8101-2000 ext.155with a rising interest rate, investors become Fax: 886-2-8101-2345conservative in an anticipation of price Email:paul.lee@colliers.comadjustment. Consequently, investment inNeihu became slow. Lorita Lo Researcher, Research 研究員 調研 RENTALS AND VACANCY RATES OF NEIHU Tel: 886-2-8101-2000 ext.197 TECHNOLOGY PARK 內湖科技園區租金與空置率 Fax: 886-2-8101-2345 Email:lorita.lo@colliers.com Rental / 租金 Vacancy Rate / 空置率 Unit: NT$/Ping/Month 單位:元/坪/月 This document/email has been prepared by Colliers 1,200 25.0% International for advertising ulluptatem etuer sequisl dolesequam el ea adiat in venisi. Lit prat. Acinim quat 1,150 20.0% praestrud minis doloboEnissed enim diam veniam, sim duip essis nonsequat nulla augiamet adip euguer aut 1,100 lobore veriusto doloborerat ut wisit augiamet, sequis nit 15.0% wismodio conseniat. 1,050 10.0% 1,000 950 5.0% 900 0.0% 2002 2003 2004 2005 2006 2007 2008 1Q 2009 2Q 2009 3Q 2009 4Q 2009 1Q 2010 2Q 2010 3Q 2010 4Q 2010 1Q 2011 2Q 2011 Rental 租金 Vacancy Rate 空置率 Accelerating success. Source: Colliers International Taiwan Branch 資料來源:高力國際台灣分公司www.colliers.com/marketname:taiwan

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