03 Nov 2021
西營盤舊樓強拍底價3.7億
Old building in Sai Ying Pun for compulsory sale at a reserve price of $370 million
近年港島區地皮供應罕有，區內舊樓物業頻獲財團併購，由財團申請強拍的西營盤保德街1至7號舊樓，最新獲土地審裁處頒下強制售賣令，底價約3.77億，對比2019年9月申請強拍時市場估值逾2.37億，高出1.4億或59%。
據土地審裁處文件顯示，該財團最新持有82.05%業權，餘下4個地鋪及3個住宅單位並未成功收購。
判詞中亦提到，基於現有樓宇樓齡較高，目前大廈維修狀況不佳，部分混凝土可能已經受損，鋼筋亦出現不同程度的鏽蝕，而且建築設計在許多方面已經過時，部分設施未能符合現代安全標準和法定要求，加上翻新成本與維修費用不成比例，再者申請人已採取一切合理步驟取得全部業權，故批出強拍令。
上址現為1幢樓高8層商住舊樓，地下為商鋪，樓上為住宅，早於1966年落成入伙，至今樓齡約55年；地盤面積約3005方呎，項目屬於999年期的「千年地契」，重建無用途限制，若以地積比約9倍重建，預計可建總樓面約27045方呎。
項目位處保德街及山道交界，屬大單邊位置，而且鄰近港鐵香港大學站，步行前往約5分鐘步程，出入便利，極具重建價值。
近年不少工廈申請重建發展，其中，西營盤石塘咀德輔道西380號，新近向城規會申請重建為一幢樓高23層的商廈，可建總樓面約22476方呎。
據城規會文件顯示，上述項目現時屬「住宅(甲類)6」地帶，擬議辦公室及商店及服務行業發展；地盤面積約1498方呎，擬議地積比15倍發展，以重建一幢樓高23層(包括3層平台)的商廈，涉及可建總樓面22475方呎。
申請人指，項目屬住宅甲類用途地帶，而寫字樓用途屬第二欄，故需作出規劃申請，而且上述申請符合規劃意向，擬議方案不會引致土地用途不協調問題，亦防止「納米盤」發展。
In recent years, land supply on Hong Kong Island has been rare. Old buildings in the area have been frequently acquired by consortiums. The consortium applied for forced auctions of the old buildings on Po Tak Street, Sai Ying Pun. The latest compulsory sale order was issued by the Lands Tribunal, with a reserve price of about 377 million. , Compared to the market valuation of more than 237 million when the forced auction was applied for in September 2019, which is 140 million or 59% higher.
According to documents from the Lands Tribunal, the consortium recently held 82.05% of the title, and the remaining 4 ground shops and 3 residential units were not successfully acquired.
The judgment also mentioned that due to the relatively high age of the existing buildings, the current building maintenance is not in good condition. Some concrete may have been damaged, steel bars have also been corroded to varying degrees, and the building design is outdated in many aspects, and some facilities fail to meet the requirements. Modern safety standards and statutory requirements, as well as the disproportionate refurbishment costs and maintenance costs, and the applicant has taken all reasonable steps to obtain the full title, so a forced auction order was issued.
The upper site is now an old 8-storey commercial and residential building with shops on the ground floor and residential buildings on the upper floor. It was completed in 1966 and is now about 55 years old. The site area is about 3005 square feet and the project is 999 years old. The "Millennium Lease" of the period has no restrictions on the use of redevelopment. If the plot ratio is about 9 times, the total floor area is estimated to be about 27,045 square feet.
The project is located at the junction of Po Tak Street and Mountain Road. It is a large unilateral location, and it is also close to the Hong Kong University MTR station. It is about 5 minutes' walk away. It is convenient for access and has great reconstruction value.
In recent years, many industrial buildings have applied for redevelopment. Among them, No. 380 Des Voeux Road West, Shek Tong Tsui, Sai Yingpan, recently applied to the Town Planning Board for redevelopment into a 23-storey commercial building with a total floor area of about 22,476 square feet.
According to documents from the Town Planning Board, the above-mentioned project currently belongs to the "Residential (Group A) 6" zone. The proposed development of offices, shops and service industries; the site area is about 1,498 square feet, and the proposed plot ratio is 15 times larger to rebuild a building. The 23-story (including 3-story platform) commercial building involves a total buildable floor area of 22,475 square feet.
The applicant stated that the project belongs to the residential category A use zone, and the office building is used in the second column, so a planning application is required, and the above application is in line with the planning intention. The proposed plan will not cause inconsistencies in land use and prevent "nano disks". develop.