Investors ramping up Las Vegas condo sales

Investors ramping up Las Vegas condo sales

投資者熱鍾拉斯維加斯高層康斗

Investors and international buyers are bargain hunting for existing high-rise residential condominiums along and near the Strip, according to a condo analyst and researcher.

根據一名拉斯維加斯康斗銷售分析師和研究員的報告顯示, 投資者和國際買主對現有靠近拉斯維加斯大道的高層康斗特別感興趣。

The trend follows what’s happening in the Las Vegas single-family and town house market as well. Even traditional condo sales are being bolstered by investors who improve and flip the properties, the analyst said.

分析師說，這趨勢也發生在拉斯維加斯的單一住宅和連棟住宅，甚至傳統的康斗銷售也靠投資者和國際買主在支持。

Distressed property sales account for nearly two-thirds of the condominium market in Las Vegas through the first seven months of the year, and that has contributed to prices falling about 10 percent, said Marc Ehrlich, president of Hi Rise Living, a brokerage and condominium research firm.
一位房地產仲介和高層康斗研究, 康斗生活的總裁爾馬克說，2011年的首七月, 苦惱的財產銷售顯示，在拉斯維加斯, 大約三分之二的高層康斗下跌了百分之十。

Through July, Las Vegas had 810 condo sales, which is three less than the first seven months of 2010 if transactions at CityCenter are excluded from the calculations.

到2011年七月，拉斯維加斯有 810個高層康斗銷售，如果不算城市中心高層康斗的交易, 比 2010 年的首七月少了三個。

About 520 of the 810 transactions outside of CityCenter, or 64 percent, involved a bank sale, foreclosure or short sale, 24 percent were traditional sales by owners and 11 percent were sales by developers, Ehrlich said.

爾馬克說，不算城市中心高層康斗(在2010 年初開始關閉) 的交易, 810 個中的大約 520 個或者說百分之64的交易，涉及銀行銷售，法拍屋或短售屋，百分之24是由屋主自售的傳統銷售, 百分之11 是由開發商銷售的。

The distressed-property sales number is a slightly smaller percentage than the housing market as a whole, where nearly 70 percent of sales involve foreclosure, short sales or auction.

大體上, 高層康斗苦惱的銷售數字是略比整體房地產市場更小一些百分比，整體房地產市場幾乎百分之70 的銷售涉及銀行銷售，法拍屋或短售屋，。

But similar to the housing market, new condominium sales are down sharply this year. Through July, there were 103 developer sales, 92 when not including CityCenter. In the same period in 2010, there were 454 sales, 138 when not including CityCenter, which began closings in early 2010.

但是類似於房地產市場，高層康斗銷售額今年是急劇地下降的。到2011年七月， 有103個開發商銷售額，不算城市中心高層康斗的交易, 有92個。在2010 年同期，有454個銷售額，不算城市中心高層康斗的交易,有138個。

The biggest interest of buyers — up nearly 60 percent — has been residential high rises on the Strip or near it with 324 sales averaging $189 a square foot, Ehrlich said. That compares with 204 sales with an average price of $218 a square foot through the first seven months of 2010, he said. The properties include Allure, Panorama I & II, the Martin, Sky Las Vegas, Turnberry Place and Turnberry Tower.

爾馬克說，買主的最大的興趣, 是拉斯維加斯大道上或靠近拉斯維加斯大道的高層康斗, 到2011年七月， 上升了幾乎百分之60, 有324 個銷售, 平均一平方英呎189 美元。與2010 年的首七月比較, 那時有204個銷售額,平均一平方英呎218 美元。包括魅力，全景一及二，馬丁，天空拉斯維加斯，轉藍莓地和轉藍莓塔。

The investors and international buyers are looking to purchase units for $150 to $200 a square foot, which is much less than the $450 a square foot cost to replace it, Ehrlich said.

爾馬克說，投資者和國際買主在打算斥資平均一平方英呎 150 美元到200 美元購買高層康斗, 是遠不及平均一平方英呎450 美元的營建費用。

They’re looking for significant discounts and are able to rent them pretty easily to the younger demographic who work on the Strip, he said.

爾馬克說，他們在尋找重要的折扣和能相當輕易地租給在拉斯維加斯大道工作的年輕人。

“There is very little inventory available at current market prices, and there’s no shortage of buyers for any properly priced units,” Ehrlich said. “Agents are getting multiple offers in a matter of days when these units come on.”

爾馬克說，以現有市場價格, 幾乎沒有太多的存貨，根本不缺買主，房地產經紀在買賣這些單位時，數日之內會收到許多的出價。

Although sales prices of residential condos on or near the Strip are down 15 percent, condo hotel units and downtown condos are down 6 percent and the far south Strip is down 10 percent, Ehrlich said.

爾馬克說，靠近拉斯維加斯大道的住宅康斗的銷售價格大約下降了百分之15，旅館式康斗和市中心下降了百分之6, 南拉斯維加斯大道下降了百分之10。

The interest in non-CityCenter Strip condos overshadows condominiums sales elsewhere in the valley. The 48 sales in downtown Las Vegas are 25 fewer than the first seven months of 2010. Those towers include Juhl, Metropolis, Newport Lofts, Soho and Streamline.

投資人對非拉斯維加斯大道康斗失去興趣,使在拉斯維加斯的其他康斗銷售額蒙上陰影。2011年的首七月,　在拉斯維加斯市中心中的銷售額是48, 比2010 年的首七月少了25。那些高層康斗包括珠兒，新港的大都市樓閣，索霍區和流線。

The far south Strip south of the Las Vegas Beltway had 165 sales, 34 fewer than the same period in 2010 for its mid-rise condos that include Boca Raton, Loft 5, Manhattan, Park Avenue and One Las Vegas. Three other condo projects — Queensridge, Platinum and Park Towers — had 34 sales, 25 fewer than 2010.
在拉斯維加斯環形公路南部的遠南拉斯維加斯大道有165 銷售額，比2010年同期少了34, 這包括玻卡瑞登中層康斗，樓閣五，曼哈頓，公園大街和一拉斯維加斯。其他三個的康斗專案, 皇后殿，白金和公園塔, 有34 銷售額，比2010年同期少了25。

The condo-hotel market weakened further in 2011 as investors have shied away from purchasing the units they don’t consider to be a good investment. There were 239 sales in Palms Place, Trump Las Vegas and the three Signature towers at MGM Grand. Only seven of those were developer sales compared with 33 in 2010.

旅館康斗的市場在 2011 年進一步變弱,由於投資者避開了採購他們認為是不好的投資。在棕櫚地，喇叭拉斯維加斯和米高梅的三個簽名有239 銷售額。僅僅有七個是開發商售出的, 相比在 2010 年, 有三十三個。

Ehrlich said 5,248 of 13,140 developer-owned high-rise and mid-rise condominium units remain to be sold, which equates to about 40 percent of the market.

爾馬克說，13,140 個由開發商擁有的高層康斗和中層康斗有5,248 個還有待售出，也就是說, 有大約百分之四十有待售出。

That figure breaks down to 746 of the 2,351 units in the far south Strip; 554 of 974 units in downtown Las Vegas; 2,567 of 5,359 condo hotels; and 1,301 out of 4,231 residential condos along or near the Strip.

那個數字可分開為, 遠南拉斯維加斯大道2,351 個中的746 個；拉斯維加斯市中心中的974 個中有 554 個；旅館康斗5,359 個中有 2,567 個；以及接近拉斯維加斯大道住宅康斗4,231 個中有 1,301 個。

Among the notables among developers:

著名開發商有：

• Panorama Tower North has 271 of 372 units left.

北全景塔372 個中有271 個有待售出。

• Turnberry Towers has 277 of 636 units left.

轉藍莓塔636 個中有 277 個有待售出。

• Palms Place has 201 of 599 units left.

棕櫚地599 個中有201 個有待售出。

• Trump Las Vegas has 922 of 1,282 units left.

喇叭拉斯維加斯1,282 個有922 個有待售出。

Juhl has 306 of 341 units left.

珠兒341 個有306個有待售出。

• Streamline has 248 of 275 units left.

流線275 個中有248 個有待售出。

Through the rest of the year, Ehrlich said he expects prices and sales to remain where they have been.
爾馬克說，2011年的剩下幾個月，他期望價格和銷售額能持續平穩。

The one tower that has stood out recently is the 41-story Allure, which is said to have sold 17 of its developer units in July when it had sold 31 through the first six months of the year. Allure has 70 of its 427 units remaining for sale, Ehrlich said.

爾馬克說, 四十一層樓高的魅力高層康斗，它一共有427個單位, 2011年的的首六月賣出了31個，2011年7 月賣出了17個。仍然有七十個有待售出。

“We are on track to close at least as many if not more in August,” said Matt Brimhall, Allure’s vice president.

魅力高層康斗的副總裁比賀馬特說，我們在八月希望能維持一樣的好業績。

As for CityCenter, its sales remain tepid about 18 months after closings began.

至於城市中心，其銷售額在關閉了大約18個月仍然是溫的。

Vdara, the condo hotel, has 1,339 of its 1,495 units remaining. Veer Towers has 444 of the 669 units available and Mandarin Oriental has 161 of 225 units available, Ehrlich said.

爾馬克說，福瑞旅館康斗，1,495 個單位中有1,339有待售出。轉向高層康斗669 個單位中的444 個有待售出, 中國東方225 個單位中有161 個有待售出。

CityCenter owners have yet to sell their condos on the open market, even though a few have been listed for sale, Ehrlich said. The reason is most of the owners are only listing them for a similar amount to what they paid for them, he said.

爾馬克說，即使有些被屋主上市自售，城市中心開發商主尚未在開放市場上出售他們的高層康斗，大部分屋主也只是以買價出售。

“I don’t think they’re very motivated. They are just testing the water to see if there’s interest,” Ehrlich said.

爾馬克說，我不認為他們真的想賣, 他們只是在測試水溫,看是否會也有有興趣的買主。

CityCenter has only sold 11 condos this year, eight at Veer Towers and three at Mandarin Oriental. Last year, when it started closings, CityCenter sold 54 units at Mandarin Oriental, 117 at Veer Towers and 145 at Vdara, Ehrlich said.

爾馬克說，城市中心今年只出售了11 個高層康斗，8 個轉向高層康斗和3 個中國東方。去年，當關閉銷售中心之前， 城市中心出售了54 個中國東方，117個轉向高層康斗聳立和在145個福瑞旅館康斗。

Ehrlich said he wouldn’t be surprised if CityCenter lowers its prices in 2012 to spur sales, but Tony Dennis, executive vice president of CityCenter’s residential division, said there are no such plans.爾馬克說，如果城市中心在 2012 年降低其價格刺激銷售額, 他不會感到驚訝，但是城市中心住宅部門的執行副總裁托尼·丹尼斯說, 沒有這樣的計畫。

“We’re in this for the long haul and believe in the product and riding out what is a very unsettled economic environment,” Dennis said.

丹尼斯說, 我們會持久在這裡, 我們相信我們的產品受得住不穩定經濟環境的挑戰。

Even though CityCenter isn’t having much luck selling the units, it increased its presence in the rental market.

雖然城市中心出售情況不理想，租用市場情況還不錯。

It started a rental program in fall 2010 in which it put 50 units at Veer and 50 units at Mandarin Oriental up for lease. Three months ago, that was increased to 100 units at Mandarin and 350 units at Veer Towers.

2010 年秋天，開始了一個租賃計畫，它將 50 個轉向高層康斗單位和50 個單位中國東方放為租賃。三個月前，增加到350 個轉向高層康斗單位被100 個中國東方單位。

All 100 units are leased at Mandarin Oriental and 246 of the 350 rental units at Veer Towers are leased, Dennis said.

丹尼斯說, 所有100 個中國東方單位和 350 個轉向高層康斗單位中的246 個都已被租出。

“There was a strong demand, and we wanted to populate the community to expand the business (activity),” Dennis said. “We wanted to move people in here and get it occupied.”

丹尼斯說,這兒有很強的租賃需求，我們想擴大營業，我們想讓更多人住進來。

Of the 346 people leasing, 35 are tenants who are part of the rent-to-own program, Dennis said.

丹尼斯說,租賃的 346 人中， 有35個是租後擁有的租戶。

There’s no limit on how many units CityCenter will lease, but the plans are to retain units for buyers to purchase, he said. As for Vdara, the plan remains to keep those units as part of the hotel rental pool and not sell any more.

丹尼斯說, 城市中心不限制有多少單位可用為租賃，但是也計畫為購買的買主保留單位。至於福瑞旅館康斗，計畫將繼續存在作為旅館, 不會售出。

Strong demand for rentals has prompted CityCenter to bump its rents by 5 percent overall in recent months, Dennis said. Studios at Veer that had rented for $990 a month are now $1,350 a month.

丹尼斯說,由於城市中心租賃的強烈需求, 在近幾月，租金已整體上調了百分之5。福瑞旅館康斗無臥室是每月 990 美元, 轉向高層康斗無臥室現在是每月 1,350 美元。

One-bedroom units are $1,760, up from $1,500 and two bedrooms are $2,490, up from $2,290, he said.

丹尼斯說,一間臥室的單位是從 1,500 美元到1,760 美元，兩間臥室是從 2,290 美元到2,490 美元。

CityCenter requires three months rent up front, which includes a security deposit.

城市中心預先要求三個月的租金，其中包括一筆押金。