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  地产巨头普洛斯进入中国 布局中国工业地产市场  
     
 
一旦海外资本能够将国内项目转化为REITs产品,除能允许自用业主把他们的房地产资产从资产负债表中除去,提高其经济增值外,另带有高额稳定的回报率 

  国际市场上声名显赫的工业地产巨头普洛斯从进入中国初始,就设好了退出之路。 


  在REITs热潮一度席卷中国的时候,普洛斯加紧了布局中国的脚步。由于在中国目前并不具备发行REITs的法律环境,一旦时机成熟,普洛斯将选择把中国的物业打包上市。这看上去是一笔不错的买卖。 


  布局中国工业地产市场 


  “工业地产是很好的做REITs的概念,因为租金稳定。”普洛斯北京区总裁蒋莉告诉记者,“目前我们在中国大概能达到9%~10%的回报,但是越来越多的REIT公司进入中国以后,竞争也更加激烈,回报率将会逐渐降低,有可能降低至7%左右。但是中国工业地产市场依然具有很好的前景,我们打算长期投资中国工业地产市场。” 


  毫无疑问,普洛斯拥有深厚的资金背景。普洛斯是美国纽约证交所的上市公司,管理超过234亿美元的资产,总出租面积已逾3460万平方米。作为世界最大的上市工业房地产投资信托公司(REIT),普洛斯在全球70多个战略市场拥有近2000家物流配送设施、分支机构和物业地产,“世界1000强”中超过半数以上的企业都是该公司的核心客户,其中不但有UPS、FEDEX等四大物流巨头,更有诺基亚、三星、阿迪达斯、联合利华等制造业领头羊。 


  普洛斯一贯以“物流地产”面目示人,从事的其实是地产投资开发和物业管理,他们以各种方式拿地建成仓库,然后转租给客户,比如制造商、零售商、物流公司,之后提供物业管理等相关服务。 


  2003年,普洛斯携带着“物流地产”新概念登陆中国市场。只用了不到3年时间,便完成了在中国沿海的战略布局。 


  目前普洛斯已经进入中国12个城市,拥有在上海市区西部的普洛斯西北物流园、苏州物流园和广州保税物流园等15个在建或已建物流地产项目。2006年,普洛斯成为中国奥运会的奥组委的物流设施提供商,12月份将交给奥组委第一栋设施。“我们目前已经在中国开发了57万平方米的设施,每年会以50万平方米以上的速度增长。”蒋莉说。 


  普洛斯有大量资金准备投入中国。曾有普洛斯官方发言人表示公司希望能在5年内向中国市场投入20亿美金,但能否实现目标,“还要看中国整个市场有没有那么多的需求和机会”。 


  以REITs的方式壮大 


  作为一家上市公司,普洛斯既可以在资本市场上进行融资,也可以通过银行贷款,而对于普洛斯来说最重要的融资方式却是REITs。一旦海外资本能够将国内项目转化为REITs产品,除能允许自用业主把他们的房地产资产从资产负债表中除去,提高其经济增值外,另带有高额稳定的回报率。普洛斯的发展壮大也和REITs不无关系。 


  1991年,普洛斯的前身——Security Capital Industrial Trust成立,借助于1992年至1993年间席卷美国的REITs热潮蓬勃发展,并于1994年在纽约证券交易所正式挂牌上市。随着业务组合的变化,1998年公司更名为ProLogisTrust并最终命名为ProLogis,成为全球最大的上市工业房地产投资信托公司。 


  不仅普洛斯如此,新加坡腾飞基金管理有限公司也是通过把手中的44个工业地产项目打包成REITs上市,融到大量资金,轻松地用同样的股本金做成了比原来规模大5倍的业务。已有先行者开始悄悄的进入国内这一领域。世邦魏理仕工业部高级经理戴沁也曾向媒体透露,麦格理亚洲基金已在上海康桥投资了一个物流分拨中心,总投资4000万美元。同时,该基金拟在香港逐步开放REITs的时候,把部分工业地产打包在香港上市。 


  2005年7月11日,新加坡星展银行董事总经理张宗永表示,除了炙手可热的商业地产,星展对工业地产也很感兴趣。张宗永同时透露,有望在海外上市一只以中国地产为标的REITs。他还开出了项目的规模:至少应该是4到5个楼盘,资金应该在25亿元至30亿元。 


  尽管普洛斯、麦格理等目前在中国的投资方式并不是真正的REITs,在中国内地一系列投资,实际上还是一种着眼于具体项目的公司经营方式,而不是立足于为投资者理财的基金操作方式。但普洛斯和麦格理提前在中国内地房地产行业布局,可为即将实行的REITs作准备。在麦格理的计划中,康桥项目就被打包进上市计划。 


    >>浏览更多房地产热点新闻,了解更多楼盘资料,请点击进入焦点房地产网首页

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