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房與錢的四象限:在台北市跨越象限的高難度


紅色子房語錄:對於費盡心思取得的原料,80%的人會將它包裝成最具價值的產品,但不見得是市場需要的產品。


這週最讓不動產投資界引爆話題的,莫過於底價26.8億卻以近46.3億標出的華票敦南大樓。大型不動產投資法人在市場上真的已買不到貨,所以為了搶投資開發機會含淚高價搶標。這代表什麼意義呢?


紅色子房先節錄網路新聞內容如下:

華票敦南大樓標售 建坪、土地單價雙創商辦天價
〔自由時報記者徐義平、楊雅民/台北報導〕

整個九月,敦南商圈的標案高潮不斷,昨日位於台北市敦化南路二段的「中華票券金融總部大樓」標售案,共吸引九封標單,最終由頂新集團旗下的頂禾開發以四十六億二千八百八十八萬元得標,溢價率七十二.七一%,換算每坪土地單價約一千四百零五萬元、每建坪單價一百七十一萬元,一舉創下商辦、土地公開標售新高,業者更驚呼,該案樹立商辦市場的「華票敦南障礙」。

未來都更 改建27層鋼骨豪宅

頂新集團表示,由於華票大樓產權清楚,標下華票大樓後,將透過都更的方式改建為二十七層樓高的鋼骨豪華住宅,估計至少要花上二至三年的時間完成。市場人士表示,華票總部大樓,土地面積三百二十九.四二坪、建物面積二千六百九十五.八六坪,容積率約三百六十三%,因屋齡超過三十年,可申請都市更新,保持原容積興建,未來若申請獲准還可加計容積移轉三十%、開放空間十八%等多項獎勵後,粗估未來可建坪數近四千坪。該標案每建坪以一百七十一萬元取得,若再加上拆除及興建成本,預估每坪推案價格上看二百五十萬元。


紅色子房認識很多擔任大型不動產投資基金的專業經理人,雖說是走路有風,但也壓力很大。其業績標準就是「今年買了多少好東西」。

董事會聘請你來花錢買東西,聽起來不錯吧。問題是花錢之前,必須先擬好完整的投資計畫書,包含市場分析、投資定位、財務分析、風險管理機制等,最後才決定要花多少錢來買這個東西。

問題在於,如果你的投報預測太保守,最後推算的取得出價會太低,就會像這次九家競標一樣,輸給投報預測較大膽的一方。投資不動產跟投資股票、期貨最大的不同,就是「東西只有一個」。當你想更有競爭力地買到這個東西時,你必須把你所有想得到的資源整合(如容積移轉、容積獎勵),推出未來最高收益的產品(目前看來看去老是只有一樣-豪宅)。

當原料取得如此困難時,對於好不容易標到的土地,讀者們若是換做你擔任這不動產經理人的位置,你會好心地配合政府將此土地開發成「合宜住宅」嗎?即使市場90%所需是的自住型低總價產品,你也會嘗試要包裝成市場只有10%的所需的豪宅產品,或是只有5%的國際豪宅產品。

於是,讀者們翻開雜誌看台北市的建案,80%以上都是推高總價的豪宅,每一個訴求都是「帝寶人生」。所以大部分讀者會有「在台北買不到新房子」的挫折感,有人辛苦存錢花了兩千萬只買到一戶20年的三房老公寓。而對於台北市高總價的不動產投資開發機會,漸漸只有紅色子房服務的國際級投資法人才有操作的本錢,一般本土小型建商恐怕只能退居新興市場。因此,在台北市要從紅色子房所說「沒錢沒房」或「有錢沒房」兩象限跨越到「有錢有房」的象限,以目前國人平均收入水準來看,未來將是更加困難。而台北市精華區新成屋市場將會一直鎖定「有錢有房」階層的購屋主流。




但是,紅色子房認為,閱讀幣圖誌的投資人,大部分都是年輕且銀彈不多的個人或集資股東。但願意花時間閱讀幣圖誌的投資人,也都是願意用知識賺錢的聰明人。未來紅色子房「跟著都市計劃買房子」系列,會鎖定以低總價門檻但高未來性的投資區域來與大家切磋研究。也許不似大安區從每坪200萬跳到每坪250萬,但從每坪20萬跳到每坪25萬,買個十戶也是同樣的道理呀。


寧為雞首,不為牛後。台北市已成為國際級不動產投資資金的戰場,但小型投資人退守二線城市其投資報酬率可能較高。

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