戴德梁行深圳写字楼市场调研报告.pptx

,深圳,写,字,楼,市,场,报,告,2017,年,7,月,1,2,深圳,写,字,楼,存,量,市,场分析,深圳写,字,楼分,布,区域,深圳写,字,楼租,金,水平,深圳写,字,楼空,置,情况,全国主,要,城市,写,字楼,市,场比较,2,深圳,写,字,楼,分,布,区,域,深圳,甲级,写,字楼,商,业区,分,布,华强北,蔡屋围,南山,福田,罗湖,甲级写,字,楼存量,中心,西,区,福田,CBD,南山商 业文化,中心,后海,戴德梁行,3,深圳,写,字,楼,租,金,水,平,全市,租,金,水平,平,稳上,涨,，福,田,区,持,续领先,300,520,270,520,160,190,160,221,308,206,160,268,100,150,200,250,300,450,400,350,500,罗湖,福田,南山,全市,各区及,全,市甲,级,写字,楼,租金,水,平对比,元,/,平方米,/,月,550,最高值,最低值,平均值,戴德梁行,4,戴德梁行,深圳,写,字,楼,租,金,水,平,南山,区商,务,氛围,日,趋完,善,，带,动,片区,租,金水,平,上涨,1.04,个百,分,点,-0.73%,0,.,79%,1,.,04%,5,0%,4%,8%,12%,16%,20%,0,10,20,30,40,50,60,70,20,0,6,20,0,7,20,0,8,20,0,9,20,1,0,20,1,1,20,1,2,20,1,3,20,1,4,20,1,5,20,1,6,20,1,7*,万平方米,新供应,吸纳量,空置率,戴德梁行,深圳,写,字,楼,空,置,情,况,伴随,新,项,目的,入,市，,由,于市,场,需,求,较为,活,跃,，全,市,空置,率,不升,反,降,2017,年第二季度,新增供应,5.57,万平方米，,吸纳量,10,.,56,万平方米，空置率为,13.06%,历年甲,级,写字,楼,新增,供,应量,、,吸纳,量及,空置率,走,势,注,：,*,表示第,二季度,6,深圳,写,字,楼,空,置,情,况,27.15%,7.79%,6.9,5,%,0%,5%,10%,25%,20%,15%,得益,于,活,跃的,市,场需,求,，福,田,、,南,山两,区,空,置面,积,持续,消,化,各区,甲,级,写,字,楼,空,置,率,走势,35%,30%,Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2,200920102011201220132014201520162017,罗湖,福田,南山,戴德梁行,7,主要,城,市,写,字,楼,租,金比较,一线城市平均,2,7,6.,7,元,+,1.,4,4%,二线城市平均,1,12.,2,元,-,0.,9,5%,深圳,甲,级,写字,楼,平,均,租,金水,平,直,逼,上海,重点城,市,甲级,写,字楼,租,金水,平,对比,388,281,267,170,146,139,124,123,1,17,11,1,108,109,105,86,91,87,150,100,50,0,200,250,300,350,400,元/平方,米,/月,450,-2,.,32,%,戴德梁行,0.32%,7,.,89,%,0,.,95,%,8,主要,商,务,区,写,字,楼,租金,比,较,深圳,福,田,中心,区,租金,水,平统,领,全,市,，与,北,京,、上,海,差距,近,一步,缩,减,一线核心商圈平均,319.,4,元,+,0.,8,5%,二线核心商圈平均,121.,0,元,-,0.,5,7%,661,384,343,395,342,304,306,222,204,181,172,188,170,142,148,133,138,134,125,121,118,112,111,109,108,110,92,91,92,87,91,120,元/平方,米,/,月,700,600,500,400,300,200,100,0,戴德梁行,9,主要,城,市,写,字,楼,空,置率,比,较,6.6%,戴德梁行,12.9%,13.9%,14.5%,26.9%,35.3%,23.0%,20.1%,17.8%,15.3%,26.1%,38.4%,35.6%,35.0%,38.2%,10%,15%,20%,25%,30%,40%,35%,随着,供,应,量的,逐,年释,放,，深,圳,甲,级,写字,楼,空,置率,暂,高于,其,他一,线,城市,重点城,市,甲级,写,字楼,空,置率,分,布图,50%,47.5%,45%,5%,0%,北京广州上海深圳杭州厦门武汉青岛大连南京西安天津长沙成都沈阳重庆,10,主要,城,市,租,金,与,空,置率,综,合,比较,全国各,主,要城,市,租金,与,空置,率,综合,比较,图,北京,戴德梁行,广州,上海,深圳,厦门,汉,武,岛,大连,京,杭州,青,南,西安,长,沙,天津,成都,沈阳,重庆,0,50,100,150,200,250,300,350,400,450,0%,5%,10%,15%,20%,25%,30%,35%,40%,45%,租金（元,/,平方,米,/,月）,50%,空置率,11,12,深圳,写,字,楼,销,售,市,场分析,深圳市,场,供需,情,况,深圳主,要,在售,项,目概况,深圳未,来,供应,情,况,深圳典,型,写字,楼,案例,分,析,12,戴德梁行,13,深圳,写,字,楼,市,场,供,需情况,14.1,3,18.84,49.07,18.09,9.4,4,21.6,1.,5,40.76,8.1,8,7.2,1,13.3,1,18.0,4,14.34,14.5,5,6.7,1,4.66,4.5,8,11.8,5,40142,59526,47577,43770,58473,51505,48032,39718,55848,70000,60000,50000,40000,30000,20000,10000,0,0,20,10,40,30,50,60,2015,Q1,2015,Q2,2016,Q4,2017,Q1,2015-2017,年各季度深圳写字楼供应销售情况,2015,Q3,2015,Q4,供应面积（万,）,2016,Q1,2016,Q2,成交面积（万,）,2016Q3,销售价格（元,/,）,2015,年,，,受,930,、,330,新,政影,响,，深,圳,住宅,市场,价格处,于,高位,运,行，,部,分投,资,客户,增,加写,字,楼 物业资,产,配置,，,促使,成,交量,的,上升；,325新政,后,，成,交,量价,呈,明显,颓,势，写 字楼销,售,市场,热,度下,降,。,市,场,成,交,回,暖,，,成,交,量,价回 升，但,未,回至,高,点。,一季,度，写,字,楼共,成,交约,12,万,，环,比,上升,160,，,同,比下 降15，,成,交均,价,5584,8,元/,，同,比,上升40,，环,比,下,降,5,。,13,戴德梁行,14,2017,年核心区,域,市场,待,去化,面,积,约,24,万平,米,，主,力,总价,区,间在,500-3000,万元,之,间,；,深圳,写,字,楼,主,要,在,售项目,区域,项目,预售套数,已售套数,成交均价,（元）,备案面积段,预售面积,已售面积,去化率,竞品总价,区间,剩余面,积,（）,（套）,（）,（）,（）,（按面,积,）,（万元）,前海,卓越前海 壹号,474,344,6.8万,150-450,118640.4,112708.42,95,774-5708,5932,香江金融 中心,121,58,8.38万,96-268,14950,12950,81.50,810-1800,2000,信利康,68,8,8.5,万,170-270,16160.58,2000.58,12.40,1445-2295,14160,宝安,前海卓越 时代广场,593,330,6-6.8万,66.54-430,126964.9,94692.9,68.5,450-3010,32272,福田,深业上城,315,21,50137,260-400,147501.7,25223.74,17,1560-2400,122278,长富中心,247,107,41514,110-396,92711.98,82128,88.5,515-2000,10583,京基滨河,时代,330,290,51993,151-396,113214.6,107443.62,87,682-1782,5771,南山,方大城,544,284,4-4.5万,103-294,93086.25,60186.25,60.10,450-1170,32900,合计,2624,1245,707070,476155.4,232915,14,104,38,31,37,21,31,142,140,198,142,4,27,240,200,160,120,80,40,0,280,1,9,9,6,19,9,7,19,9,8,1,9,9,9,20,0,0,20,0,1,2,0,0,2,20,0,3,20,0,4,2,0,0,5,20,0,6,20,0,7,2,0,0,8,20,0,9,20,1,0,2,0,1,1,20,1,2,20,1,3,20,1,4,20,1,5,20,1,6,20,1,7F,20,1,8F,20,1,9F,20,2,0F,20,2,1F,福田区,南山区,罗湖区,宝安区,深圳,写,字,楼,未,来,供,应情况,戴德梁行,2017-2021F,新增供,应,914.52,万平米,甲,级,写,字,楼,年,度,供,应,走,势,及,预,测,万平方米,供应,放量,，,刺激,需,求的,同,时租,金,承压,15,114.1,万平，,占,84.5%,总部,物业,87.49,万平,，占,64.8%,金融,总,部,戴德梁行,深圳,写,字,楼,未,来,供,应情况,2017,年新,供应,中,，超,八,成为,总,部物,业,，超,过,六成,为,金融,总,部,134.97,万平,方米,16,甲级写,字,楼,未来,供应,（2017-,存量,2021）,单位：,平,方米,541,81,3,40,17,0,福,田,CBD,前,海,CBD,后,海,CBD,267,760,宝安,2,354,677,罗,湖,CBD,1,989,514,260,232,3,496,152,788,01,8,戴德梁行,1,588,466,深圳,写,字,楼,未,来,供,应情况,重塑,商务,新,格局,多,中,心涌现,17,戴德梁行,Q1 2017,2021F,总存量,401,.,18,万平方米,总存量,1,2,58,.,27,万平方米,福田,58,.,7,%,南山,27,.,8,%,罗湖,13,.,5,%,福田,34,.,5,%,南山,58,.,7,%,罗湖,宝安,4.6%,2.1%,深圳,写,字,楼,未,来,供,应情况,目前,福田,区,甲级,写,字楼,占,比近,六,成,，,2021,年南,山,区,总量,将,超越,福,田,18,戴德梁行,深圳,部,分,在,建,甲,级,写字,楼,项,目,前海国,际,金融,中,心,兆华斯坦,&,前海国际能源,前海,世茂前,海,中心,前海世,茂,投资,前海,佳兆业,环,球金,融,中心,佳兆业,集,团,华强,华润总,部,大厦,华润集团,后海,后海,高新园,前海,CBD,鹏瑞地产,汉京集团,华润置地,金地,&,卓,越,&,大,百,汇,深圳湾,1,号,汉京中心,华润前,海,大厦,深圳中心,19,戴德梁行,写字,楼,市,场,特,征,小,结,20,市,场现状,及,整体,态,势,深,圳,城,市,宏,观,环,境,利,好,，,写,字,楼,销,售,市,场,发,展,良,好,。,核心区的甲,级,写字楼,销,售供应,较,少,，,办公物业投,资,价值凸,显,。,2017,年,上,半,年,销,售,市,场,回,暖,，,但,后,续,供,应,激,烈,，,多,个,项,目,集,中,入,市,。,20,戴德梁行,区域,项目,项目营,销,动态,核心卖点,前海,香江金,融,中心,目前,剩,余,可,售,面,积,约,2000,，,主,要,是,和,10,层,、,12,层,；,其中,12,层,预备,整,售,，,均,价 约,9.3,万,/,平；,前海,区,域,、,政,策,红利,世茂前,海,中心,写字,楼,共,计,12,万,，,70,自,持,或,出,租,，,可,售,写,字,楼,面,积3.,6,万,，面,积,段,为,140-,300,，,整,层,1700-2500,，,预,计,销,售,高,层,写,字,楼,产,品,，,预,计,9,月底,取,得,预,售,证,。,前海,区,域,、,政,策,红利,前海信,利,康大厦,总体,量,约,6,万,，,可,售,4-13,楼,部,分,单,位,共,1.6,万,平；,前海,区,域,、,政,策,红利,华润前,海,中心,计,划,5,月,推,出,T5,栋,写,字,楼,，,总,体,量,10,万,平,，,标,准,层,面,积,2200m,；,前海,区,域,、,政,策,红利,兆华斯,坦,项目,可售,写,字,楼,面,积,约,14.8,万，,预计,17,年,5,月,将,会,推,出,T2,栋,写,字,楼,产品,推,售,面,积,约,5.5,万,，,标,准,层,面,积,约为,1550,，,产,品,面,积,段,为,100-250,；,前海,区,域,、,政,策,红利,嘉里前,海,项目,写字,楼,12,万,平,，,现,已,开,放,展,示,中,心，,写字,楼,入,市,时,间,待,定，,预计,2018,年,推,售,；,前海,区,域,、,政,策,红利,南山,招,商,太,子,湾,太,子,湾,商,务,广,场,（,一,期,）,预,计,2017,年,5,月,入,市,，,入,市,写,字,楼,面,积,约,7,万,；,蛇,口,自,贸,区,、,170,万,滨,海,综,合,体,方大城,可售,剩,余,量,约,25917.32,，,目,前,推,出,4,号楼,LOFT,产品,华侨,城,区,域,、,景,观,资,源,侨城坊,6,栋,独,栋,写,字,楼,已,售,，7#,写,字,楼,顺,售,华侨,城,区,域,、,生,态,综,合体,中电,长,城,大,厦,待售,科技,园,区,域,、,绿,色,生,态,办,公,宝安,前海,卓,越,时,代,广,场,项目,C,座,在,售,，,剩,余,体,量,约,3,万,。,湾区,首,排,，,海,景,资源,深圳,市,场,典,型,案,例,分析,市场在,售,/,待,售项,目,分析,多,个,写字楼项,目,集中在今,年,5,月份推,售,，区域集,中,在前海片区,21,谢谢,戴德梁行房地产顾问（深圳）有限公司,号嘉里建设广场2座18层,中国深圳市福田区中心四,路,1,号嘉里建设广场,2,座,18,层,22,