多数超甲级写字楼或遭降级

Most super grade a office or been downgraded

　　本报记者 李楠 鞠晓波

Our correspondent LiNan JuXiaoBo

　　成都、北京报道

chengdu、Beijing

　　日前，全国首个地域性写字楼划分标准在成都实施。铺天盖地的超甲级写字楼、甲级写字楼在该标准出台后或将“被降级”，变成“伪甲级”。更值得关注的是，写字楼项目是持有还是散售成为评定超甲级的重要条件。

a，The first regional office division standard in chengdu implementation。The deluge of super grade a office、Grade a office in this standard after coming on stage or will“Was relegated”，into“Pseudo serie a”。The more remarkable is，Office projects are holding or sell become scattered the important condition of evaluation super serie a。

　　事实上，早在2008年3月，成都市就曾出台了《成都商务写字楼等级指导标准》。与之相较，2012年的新标准增加了业权等后期运营管理方面的规定，要求超甲级写字楼业权应为单一业权，只租不售。

In fact，As early as in March 2008，Chengdu has come out《Chengdu commercial office guidance level standard》。Compared with the，2012 years of the new standard increased production operation management right industry rules，Request the grade a office industry rights should be right to a single industry，Only rent unsold。

　　新的《成都市商务写字楼等级划分》依照地理位置、业权状态、客户品质、硬件要求和服务要求五大要素，将写字楼划分为超甲级、甲级和乙级三个等级。以此标准来看，很多曾自称“超甲级”写字楼的项目将被挡在门外。记者根据成都写字楼门户网公开数据统计，成都超甲级写字楼项目不超过5个。

new《Chengdu commercial office hierarchies》In accordance with the geographical location、Industry right state、Customer quality、The hardware requirements and service requirements five factors，The office is divided into super serie a、The serie a and serie b 3 grade。To standards，Many have claim to“Super class a”The project office will be left at the door outside。Reporter according to chengdu office portal nets public data statistics，Chengdu super grade a office project no more than five。

　　阳光新业（成都）地产股份有限公司总经理张晴认为，该新标准对市场起到了引导作用，“如果能做得足够细，也可以像星级酒店一样引进评级机构，而且这个标准在全国实行也是完全适用。”

The researchers（chengdu）Real estate Co., LTD ZhangQing think general manager，The new standards for a market guidance，“If can do fine enough，Also may like star hotel as introduce rating agencies，And the standard practice in the country is completely apply。”

　　新标准暴露“伪甲级” The new standard exposure“Pseudo serie a”

　　近两年写字楼与商业零售发展并驾齐驱，迎来爆发式增长，成都各大开发商更是都瞄准了这一市场。但对写字楼等级的评定却一直缺乏统一的标准。

Office buildings and commercial retail development in the past two years are neck-and-neck，BaoFaShi in growth，Chengdu each big developers are targets for this is the market。But for office buildings on the level of the evaluation has been the lack of uniform standards。

　　“到目前为止，国家、省、市还没有商务楼宇等级规范标准，但在商务楼宇快速发展的大背景下，一些开发商随意打出甲级、超甲级、顶级等招牌对外招商和销售，名称不一，硬件配置、软件服务等方面也存在差异。”成都市商务局副局长王建中指出，这影响了成都市商务写字楼行业的整体品牌形象，不利于商务楼宇的健康发展。

“So far，national、province、The city has not business building level standards，But in business building fast development of the background，Some developers optional class a hit、Super class a、The foreign investment promotion and signs such as top sales，Name is differ，Hardware configuration、Software service, there are also differences。”Chengdu city business bureau deputy director WangJianZhong said，The influence of chengdu city commercial office of the industry overall brand image，Against the healthy development of the business building。

　　而6月1日开始实施的新标准，除了硬件方面的要求，在运营方面则要求超甲级写字楼业权应为单一业权，只租不售；在客户品质方面要求世界500强、国内100强以及行业知名企业数量比例不少于50%等。

June 1, and the implementation of the new standards，Besides the hardware requirements，In the operation of the calls for grade a office industry rights should be a single industry rights，Only rent unsold；In terms of the quality of customer asked the world 500 strong、Domestic 100 strong and industry well-known enterprise number not less than 50% proportion。

　　“满足上述要求的运营部分的软性成本并不比硬件设施成本低，此次划分标准是将写字楼的运营与硬件摆到了同等重要的位置。”仲量联行商业部总监张裕鹏如此说。

“Meet the requirements of the operation cost is not part of the soft hardware facilities than low cost，The division standard of operation and office is a hardware to equally important position。”The JLL ZhangYuPeng commerce director has said。

　　据了解，成都写字楼中完全持有型的单一业权项目数量极少。成都一门户网数据显示，在热门写字楼TOP20中，记者统计发现，按新标准中对于业权及面积的界定，在假设其他条件均符合的前提下，真正符合超甲级写字楼标准的仅有4个。其中，因产权为出售型物业而不符合超甲级写字楼的有6个，因总建筑面积及单层面积不符合的有4个。“如果按新标准严格评定，可能会出现成都绝大部分写字楼降为乙级的极端情况。”

According to understand，Chengdu office building holding a single industry completely type right project quantity is few。Chengdu a portal nets data shows，In the popular TOP20 office buildings，Reporter statistics found that，According to the new standard in the industry right and the definition of the area，On the assumption that other conditions are in line with the premise，True in line with the standard of grade a office only four。Among them，For property rights for sell type property but not with the super grade a office have six，For the total building area and does not accord with a single area of the four。“If the new standard strict evaluation，May appear most office buildings down to chengdu, the extreme serie b。”

　　一位业内人士向记者表示，写字楼具有投资规模大、回报时效长、经营要求高等特征，如果超甲级写字楼要求整体持有、只租不售，这对于开发商的资金实力是非常大的考验。这无疑提高了超甲级写字楼开发的准入门槛。

A personage inside course of study to reporters，Office buildings have investment scale、Return long time、Business requirements higher characteristics，If the whole grade a office held requirements、Only rent unsold，This for developers capital strength is very big test。This undoubtedly improve the grade a office development admittance threshold。

　　那么，开发商是否会为了达到超甲级标准而对物业持有方式做相应改变呢？对此，张晴认为，这与各个企业的操盘方向是有关系的，有的写字楼最初确定的战略就是整体持有，而有的就是散售，这些都是前期已做好的工作，对于已建及在建的项目来讲，后期调整的可能性不大，但对于拿地未建的写字楼项目在规划中将有指导意义。

so，Developers in order to achieve the whether class a standard for property and hold way? Do change accordingly？this，ZhangQing think，This and of each enterprise's operations is all about the direction，Some office buildings of the strategy is to determine first overall hold，And some is scattered sales，These are early already good work，For already built and the project under construction will tell，The adjustment of the late is unlikely，But to get to the office building project built not in planning, there will be significance。

　　空置高企 风险堪忧 Vacancy high risk in danger

　　此前，成都商业地产市场过剩与泡沫传闻已不绝于耳。据估算，今年成都将会有超过18万平方米甲级写字楼集中放量，届时成都甲级写字楼的存量将为现有量的两倍。而成都写字楼市场自2011年第四季度开始销售迟缓，成交量始终在低位徘徊。在供过于求的情况下，今年第一季度末甲级写字楼空置率已达23.1%，第二季度空置率亦在大体量新增供应的推动下继续攀升。

after，Chengdu commercial real estate market surplus and foam has heard rumors。According to estimation，Chengdu this year will be more than 180000 square meters grade a office y109.52 to focus on，When chengdu in the inventory of grade a office for the amount of existing two times。And chengdu office since the 2011 market in the fourth quarter sales slow start，Volume has always remained at the low。In the supply exceeds demand，At the end of the first quarter of this year grade a office vacancy rate has reached 23.1%，The second quarter vacancy rate also in the promotion of the new supply DaTiLiang continue to increase。

　　为引导市场走向规范化，最大程度降低市场风险，相关部门集中出台了一系列关于商业综合体及写字楼的规范性政策，“本次新规并不是要抑制写字楼市场的投资，而是为了引导投资的多形态发展。一个良好健康的市场应当有多元的投资渠道。”张裕鹏认为。

In order to guide the market towards standardization，The greatest degree lower market risk，Relevant departments focused on adopting about business and office complexes of regulatory policies，“The new rule is not to restrain the office market investment，But in order to guide the development of investment form。A good healthy market should have multiple investment channels。”ZhangYuPeng think。

　　由于新规中的超甲级写字楼要求单一业权，投资者将不再能进入超甲级写字楼投资市场。事实上，国外的写字楼投资除了直接买卖外还有许多其他方式，“对于小额投资者来说，还有股票、私募基金、房地产信托投资基金等方式。”张裕鹏告诉记者，特别是房地产信托投资基金在国外已经相当成熟，而在我国由于发展时限等原因，投资渠道还不够规范，随着市场的自发探索和不断调整，相应的规范也会配套跟进。

Because of the new rule to super grade a office a single industry power requirements，Investors will no longer can enter super grade a office investment market。In fact，Foreign office investment in addition to direct business outside and many other ways，“For small investors，And the stock、Private equity fund、Real estate investment trust funds way。”ZhangYuPeng told reporters，Especially the real estate investment trust funds in foreign countries has quite mature，While in our country the reason such as the time limit，Investment channel also is not standard，Along with the market of the spontaneous exploration and constantly adjust，The corresponding standard also will form a complete set to follow up。

　　然而，新标准也并不完美。在张晴看来，其内容还比较粗犷，不够细化，操作上有一定的难度，“其实，写字楼等级标准可以参考旅游局制定的星级酒店标准，非常细化，一个星级标准有上百项要求，每一项又有很多分项，据此打分评级。”

however，The new standard is not perfect。In ZhangQing seems，Its content is still relatively straightforward，Enough refining，The operation has the certain difficulty，“In fact，Office buildings level standard can reference the star hotel standards formulated tourism bureau，Very refined，A star standard with hundreds of items requested，Each had so many breakdown，According to the rating scores。”