Categories趋势

雪隆办公产业“硬支撑”

2021年08月16日

整理报道:李治宏

旧患未除,再添新愁,
是雪隆办公产业市场的最佳写照。

疫情重创经济、居家办公趋势,加上持续的供过于求,令雪隆尤其是吉隆坡市中心办公产业市场短期前景依然看淡。

除了吉隆坡市郊相对平稳,吉隆坡市中心和雪兰莪州办公空间租用率和租金料将续呈双跌走势。

今年上半年,吉隆坡市中心共有4栋全新的办公楼投入营运,令隆市区办公市场面临更大压力。

这4栋新办公楼合共提供约170万平方尺的可出租空间,但却加剧了市场原已激烈的竞争,加上更多公司采取部分员工居家作业和部分员工回公司上班的混合办公模式,令更多原有的办公空间“回到市场”竞争。

这导致隆市专用办公楼的整体租用率持续下滑,从去年下半年的69.1%,于今年上半年下行至67.4%。

雪州办公市场也同样面临下行压力,整体租用率下跌2.1%,从去年下半年的77.9%走低至75.8%。

更糟的是,今年杪巴生谷预计还有11栋新办公楼投入市场,其中6栋是坐落于隆市、1栋位于隆市郊,以及4栋坐落在雪州,进一步加剧供过于求现象,令业主们压力山大。

这11栋新办公楼预计将合共增加约500万平方尺的办公空间,令巴生谷现有约1亿1140万平方尺的办公空间再增约4.4%供应量。

国际产业顾问公司莱坊指出,隆市和雪州办公市场“双租”(租金和租用率)今年内将面临更大的下行压力。

然而,隆市郊办公空间“双租”则料将持稳,主因是市场对租金富竞争力的优质办公空间需求持续殷切。

受制管控令 交易暂搁置

大马莱坊在《2021上半年产业重点》研究报告中指出,尽管租户和投资者们目前普遍采取静观其变的态度,但越来越多租户和投资者对接下来的业务计划更为明确,莱坊预期他们鉴定疫后新常态下的职场空间需求后,对办公空间租赁的询问度将有所提高。

不过,受制于当前的严格行动管控令,这些计划已延宕。

另一家产业顾问公司Nawawi Tie同样指出,办公租户的询问度和实地看楼(办公空间)都已于第二季有所改善,但随后6月1日实行的全面封锁(FMCO),导致大部分交易都暂被搁置。

该行在第二季吉隆坡产业市场报告中说,吉隆坡办公市场第二季的大部分获得涉及新租约,以及续约重新洽谈合约条款,租户一般会争取对自己更有利的条件,而业主也较乐于提供更多的奖掖和折扣,以留住现有租户和争取新租户。

“基于未来新增办公空间有增无减,加上需求持续疲弱,办公市场将继续是‘租户的市场’。

中心辐射成替代模式

“此外,由于混合作业模式料将持续好一段时日,企将继续调整办公室的上班人数,因此“中心辐射模式”(Hub and spoke model)或将成为替代的作业模式。”

所谓“中心辐射模式”,是指企业缩小市内办事处规模和上班人数,改为在市郊数个办公室作业。

改为实体互动场所 传统办公室仍可生存

尽管更多企业和机构探讨混合作业模式,但莱坊认为,传统办公市场仍可续存,但将扮演不同的角色。

和以往纯粹作为办公用途不同的是,办公室今后将改为主要充作进行实体互动的场所。

莱坊指出,另一方面,共享工作空间(Co-working)业者也持续调整营运策略,提供更富吸引力的企业和会员优惠配套,让客户可以根据本身的需要,自由的增加或减少办公空间工作人数。

Nawawi Tie指出,今年第二季,共管工作空间业者对吉隆坡市中心办公空间的需求转弱,跨国业者IWG(Regus & Spaces)更把焦点转移到其他州属,包括在马六甲贸易中心的Regus新张营业。

提倡自动化通关

莱坊指出,疫情爆发至今已超过一年半载,有更多的办公楼已采用符合疫情管控需求的新科技,提倡自动化的通关,例如脸部辨识系统、免触动门、免触升降机等,以保障租户和访客的健康与安全。

由于市场激烈竞争下要留住租户的挑战更大,预料将有更多业主聚焦于成本优化、资产强化计划和调整出租策略。

4办公大楼落成 加剧供过于求

回顾今年上半年,吉隆坡市中心新落成的4栋办公大楼,分别是敦拉萨国际贸易中心(TRX)的Menara International Quarter(前称汇丰大楼)、Permata Sapura、大东方人寿保险第二大厦,以及TS Law Tower。

坐落在安邦路的大东方人寿第二大厦,其实是该保险公司总部大楼重建计划。19层楼高大楼重建工程是于今年4月竣工,净可出租空间为约21万2000平方尺。

位于槟榔路的Permata Sapura(前称Lot 91)是一项综合产业发展项目的一部分,这座45层楼高的建筑物概括一个展览中心及2层楼零售店铺,净可出租空间为67万平方尺。

作为汇丰银行大马总部的Menara IQ 共33层楼高,净可出租空间55万5000平方尺。

最近竣工的TS Law Tower楼高48层,净可出租空间约29万4000平方尺。

至于预计今年底落成的11栋新办公大楼,包括吉隆坡市中心的Affin Tower、Stride Strata Office、UOB Tower 2、PNB 1194、Pavilion Embassy Corporate Tower及Plaza Conlay@ Conlay 301、吉隆坡市郊的白沙罗高原柏威年企业大楼第一期、雪州的Empire City G楼、HCK Tower@ Empire City、Quill 9 Annex 及Imazium@Uptown。

巴生谷上半年租金下滑

无论是吉隆坡市中心、市郊或雪州,整个巴生谷地区今年上半年的平均租金持续下滑。

这主要是随着疫情恶化,政府分别于今年1月、5月和6月,祭出行动管控令2.0(MCO 2.0)、行动管控令3.0(MCO 3.0)及FMCO,许多行业无法营运或员工被迫居家作业,更有许多企业不支倒闭或裁员,导致办公市场需求剧跌。

业主们为了留住原有租户提供租金折扣,加上市场供过于求,导致租金面临下行压力。

隆市办公空间平均租金下跌2.13%,从去年下半年的每月每平方尺7令吉零3仙,于今年上半年下跌至6令吉88仙。

隆市郊办公空间平均租金微跌1.04%,从去年下半年的每月每平方尺5令吉75仙,下滑至5令吉69仙。

雪州办公空间平均租金则下跌2.35%,从去年下半年的每月每平方尺4令吉25仙,下跌至4令吉15仙。

另一方面,隆市首要A级办公空间租金开价介于每月每平方尺5令吉至12令吉50仙(中央商务区新办公空间月租介于每平方尺7令吉至12令吉50仙,旧中央商务区办公空间月租介于5令吉至6令吉50仙)。

隆市郊首要A级办公空间租金开价介于每月每平方尺6令吉至8令吉50仙,雪州同级办公空间月租开价则是介于每平方尺4令吉50仙至7令吉50仙。

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    All trademarks, service marks and logos displayed in this web site are the property of property.eNanyang.my and/or their respective third-party proprietors as identified in the web site. Unless the prior written consent of property.eNanyang.my or the relevant third-party proprietor of any trademarks, service marks or logos appearing on the web site has been obtained, no license or right is granted to any party accessing this web site to use, download, reproduce, copy or modify such trademarks, service marks or logos. Similarly, unless the prior written consent of property.eNanyang.my or the relevant proprietor has been obtained, no such trade mark, service mark or logo may be used as a link or to mark any link to the property.eNanyang.my web site or any other site. Just as property.eNanyang.my requires users to respect our copyrights, and those of our affiliates and partners, we respect the copyrights of others. If you believe in good faith that your copyrighted work has been reproduced on our site without authorisation in a way that constitutes copyright infringement, you may notify our designated copyright agent either by mail to Nanyang Siang Pau Sdn Bhd, No. 1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor, Malaysia or by email to prop@eNanyang.my.

    This site is available “as is” and “as available” basis. We do not warrant that this service will be uninterrupted or error-free. There may be delays, omissions, interruptions and inaccuracies in the news, information or other materials available through this web site. We are not responsible for the availability or content of other services that may be linked to this web site. We do not make any warranties, express or implied, including without limitation, those of merchant quality and fitness for a particular purpose, with respect to this web site or any information or services that are available or advertised or sold through this web site. We do not make any representations, nor do we endorse the accuracy, completeness, timeliness or reliability of any advice, opinion, statement or other material or database displayed, uploaded or distributed in this web site or available through links in this web site. We reserve the right to correct any errors or omissions in this web site. Although we intend to take reasonable steps to prevent the introduction of viruses, worms, “Trojan horses” or other destructive materials to this web site, we do not guarantee or warrant that the materials that may be downloaded from this web site do not contain such destructive features. We are not liable for any damages or harm attributable to such features. If you rely on this information and any materials available through this web site, you do so solely at your own risk. Without derogation of the above and/or terms and conditions of the applicable agreements governing all the information and services of the web site, reasonable measures shall be taken by property.eNanyang.my to ensure the accuracy and validity of all information relating to transactions of products and services of related web site.

    property.eNanyang.my shall not be liable for any loss or damages howsoever arising whether in contract, tort, negligence, strict liability or any other basis, including without limitation any damages, loss or expense, direct, indirect, special, or consequential damage, punitive damages or economic loss arising from or in connection with: (1) any access, use or the inability to access or use this website, or reliance on the materials and/or any information in this web site; (2) any system, server or connection failure, error, omission, interruption, delay in transmission, or computer virus; and (3) any use of or access to any other sites linked to this web site. Any hyperlinks to any other websites are not an endorsement or verification of such web sites and such web sites should only be accessed at the user’s own risks. This exclusion clause shall take effect to the fullest extent permitted by law.

    Links from or to the web sites outside of property.eNanyang.my are meant for convenience only. This web site does not investigate, verify, monitor, or endorse the content, accuracy, opinions expressed and other links (if any) provided by such resources as such linked web sites are owned and operated by third parties and are not under the control of property.eNanyang.my. Therefore, we shall not be responsible and makes no warranties in respect of the contents of those web sites, the third parties named therein or their products and services. Furthermore, the links provided in this web site to other shall not be considered an endorsement or verification or approval of such linked web sites of the contents therein. Linking to any other site is at your sole risk and property.eNanyang.my will not be responsible or liable for any damages in connection with linking. It is advisable for you to read the privacy policy statements any web sites which are linked to this web site.

    You will on demand indemnify and keep indemnified property.eNanyang.my from all liabilities, claims, losses and expenses, including any legal fees that may be incurred by property.eNanyang.my in connection with or arising from (1) your use or misuse of this web site and the services provided herein, or (2) your breach of these terms and conditions howsoever occasioned, or (3) any intellectual property right or proprietary right infringement claim made by a third party against property.eNanyang.my in connection with your use of this web site.


    property.eNanyang.my reserves the right to terminate and/or suspend your access and/or your use of this web site at any time, for any reason. In particular, and without limitation, we may terminate and/or suspend your access should you violate any of these terms and conditions, or violate the rights of property.eNanyang.my of any other user or any third party.

    The failure of property.eNanyang.my to exercise or enforce any right or provision of these terms and conditions shall not constitute a waiver of such right or provision. If any part of these terms and conditions is determined to be invalid or unenforceable pursuant to applicable law, then the invalid and unenforceable provision will be deemed superseded by a valid, enforceable provision that most clearly matches the intent of the original provision and the remainder of the other provisions of the terms and conditions shall continue in full force and effect. All rights not expressly granted herein are reserved.

    These terms and conditions are governed by and are to be construed in accordance with the laws of Malaysia. By accessing this web site and/or using the services provided herein by property.eNanyang.my, you hereby agree to submit to the non-exclusive jurisdiction of the Malaysian courts in Kuala Lumpur, Malaysia in all disputes arising out of or relating to the use of this web site.

    私隐政策声明

      You agree that Nanyang Press Holdings Berhad and its subsidiaries (“Nanyang Group”) may process, use, disclose and/or retain your personal information in accordance with our Privacy Policy as long as necessary for the fulfillment of the Purposes stated herein.

      In order for us to provide our products and/or services to you in the most efficient and effective manner, we need to collect relevant personal information from you. The personal information collected by us may include, but not limited to, the followings: –

      • Name;
      • Address;
      • Phone Number;
      • Fax Number;
      • Date of Birth;
      • Email Address;
      • Gender;
      • Bank Information;
      • Identity Card Number; or
      • Credit Card Information

      Personal Information that you provide to us will be Processed (as defined in PDPA 2010) for the following purposes: –

      • to process your application and/or request for our products and/or services;
      • to complete transactions with you, manage and verify your membership of our customer loyalty scheme where applicable;
      • to provide you with the products and/or services you have requested or subscribed;
      • to understand and analyse our sales, your needs and preferences;
      • to develop, enhance, market and provide products and services to meet your needs;
      • to conduct marketing activities;
      • to direct market to you;
      • to determine how we can improve our services to you;
      • to process exchanges or product returns;
      • to process payments to you;
      • to enable you to participate in promotions and contests;
      • to investigate and resolve any service issues;
      • to keep in contact with you and better manage any business relationship we have with you;
      • to send you updates on our products, news and events, promotions and rewards, special privileges and initiatives of Nanyang Group, our partners and advertisers;
      • for debt collection purposes;
      • to respond to requests or complaints;
      • for future business opportunities and transactions;
      • for audit, compliance and risk management purposes;
      • to meet legal and regulatory requirements; or
      • for all other purposes incidental and associated with any of the above;
      collectively known as the “Purposes”.<

      Nanyang Group will treat all information we hold about you as private and confidential. In order to provide our products and/or services to you, we may need to disclose your personal information to the following third parties: –

      1. law enforcement agencies;
      2. government agencies;
      3. companies or individuals that act as our agents, contractors, service providers and/or professional advisers;
      4. any financial institution and charge or credit card issuing companies with which you have or propose to have dealings;
      5. our business associates in or outside Malaysia;
      6. to share the information with trusted business partners for the provision of their services
      7. any parties to whom you have given us your express or implied consent to disclose; or
      8. to such other parties as may be permitted under the laws of Malaysia.

      You may contact us at the following contact points should you have any queries regarding this Privacy Policy or you wish to have inaccurate information of you to be corrected: –

      Designation: Data Privacy Officer
      Telephone: 03-7872 6921
      Fax: 03-7872 6994
      Email: pdpa@nanyang.com.my
      Address :1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor

      We will keep this Privacy Policy under regular review and we may amend this Privacy Policy from time to time without prior notice. The updated version shall apply and supersede all previous versions. It is advisable that you check this Privacy Policy on a regular basis.

      This notice was updated: 5th February 2014

      © 南洋商报有限公司版权所有 | Copyright Nanyang Siang Pau Sdn. Bhd.(6164-V)

      电邮:prop@eNanyang.my

      地址: No. 1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor Darul Ehsan, Malaysia

      电话: +603-7872 6888

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        私隐政策声明

          You agree that Nanyang Press Holdings Berhad and its subsidiaries (“Nanyang Group”) may process, use, disclose and/or retain your personal information in accordance with our Privacy Policy as long as necessary for the fulfillment of the Purposes stated herein.

          In order for us to provide our products and/or services to you in the most efficient and effective manner, we need to collect relevant personal information from you. The personal information collected by us may include, but not limited to, the followings: –

          • Name;
          • Address;
          • Phone Number;
          • Fax Number;
          • Date of Birth;
          • Email Address;
          • Gender;
          • Bank Information;
          • Identity Card Number; or
          • Credit Card Information

          Personal Information that you provide to us will be Processed (as defined in PDPA 2010) for the following purposes: –

          • to process your application and/or request for our products and/or services;
          • to complete transactions with you, manage and verify your membership of our customer loyalty scheme where applicable;
          • to provide you with the products and/or services you have requested or subscribed;
          • to understand and analyse our sales, your needs and preferences;
          • to develop, enhance, market and provide products and services to meet your needs;
          • to conduct marketing activities;
          • to direct market to you;
          • to determine how we can improve our services to you;
          • to process exchanges or product returns;
          • to process payments to you;
          • to enable you to participate in promotions and contests;
          • to investigate and resolve any service issues;
          • to keep in contact with you and better manage any business relationship we have with you;
          • to send you updates on our products, news and events, promotions and rewards, special privileges and initiatives of Nanyang Group, our partners and advertisers;
          • for debt collection purposes;
          • to respond to requests or complaints;
          • for future business opportunities and transactions;
          • for audit, compliance and risk management purposes;
          • to meet legal and regulatory requirements; or
          • for all other purposes incidental and associated with any of the above;
          collectively known as the “Purposes”.<

          Nanyang Group will treat all information we hold about you as private and confidential. In order to provide our products and/or services to you, we may need to disclose your personal information to the following third parties: –

          1. law enforcement agencies;
          2. government agencies;
          3. companies or individuals that act as our agents, contractors, service providers and/or professional advisers;
          4. any financial institution and charge or credit card issuing companies with which you have or propose to have dealings;
          5. our business associates in or outside Malaysia;
          6. to share the information with trusted business partners for the provision of their services
          7. any parties to whom you have given us your express or implied consent to disclose; or
          8. to such other parties as may be permitted under the laws of Malaysia.

          You may contact us at the following contact points should you have any queries regarding this Privacy Policy or you wish to have inaccurate information of you to be corrected: –

          Designation: Data Privacy Officer
          Telephone: 03-7872 6921
          Fax: 03-7872 6994
          Email: pdpa@nanyang.com.my
          Address :1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor

          We will keep this Privacy Policy under regular review and we may amend this Privacy Policy from time to time without prior notice. The updated version shall apply and supersede all previous versions. It is advisable that you check this Privacy Policy on a regular basis.

          This notice was updated: 5th February 2014

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