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The Future Landscape of the Hong Kong Data Centre Market Colliers Radar Data Centre | Research | Hong Kong | 8 April 2020

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The Future Landscape of the Hong Kong Data Centre Market Colliers Radar Data Centre | Research | Hong Kong | 8 April 2020 COLLIERS RADAR DATA CENTRE | RESEARCH | HONG KONG | 8 APRIL 2020 Rosanna Tang Head of Research | Hong Kong SAR and Southern China +852 2822 0514 [email protected] Anthony Wong Assistant Manager | Research | Hong Kong SAR +852 2822 0588 [email protected] THE FUTURE LANDSCAPE OF THE HONG KONG DATA CENTRE MARKET COLLIERS RADAR DATA CENTRE | RESEARCH | HONG KONG | 8 APRIL 2020 The growth of cloud computing, the development of the Internet of Things (IoTs) and the growth of data Insights & Recommendations consumption from emerging industries, such as fintech, digital media, and e-commerce, have become the catalyst for the growing demand for colocation (or offsite third-party) data centres in Hong Kong. Data centres have recently captured In 2020, the Hong Kong government plans to launch its 5G network infrastructure on the back of the interest from Hong Kong investors and ongoing smart city initiative. The enhancement of internet speed and stability should increase the other stakeholders in the real estate confidence of corporates moving towards cloud storage and computing, while the media and market, despite the current market telecommunications sector will likely continue expanding its use of these technologies. downcycle and economic uncertainty the Currently, the data centre market in Hong Kong has been dominated by a relatively small group of local city is facing. and international operators. To cater to the strong growing demand, more data centres are required, The outbreak of COVID-19 has raised the which suggests investors and operators should tap into the sector through wholesale conversion or awareness of agile working and redevelopment strategies of existing industrial buildings amid the limited land supply. e-commerce, while growing broadband penetration, increasing adaptation of Market entry strategy - government supportive measures cloud services and the soon-to-be- Wholesale conversion – Land acquisition – Lease modification – launched 5G technology, are all pointing to change in use of parts of government land sales redevelopment to high-tier existing industrial buildings for data centres data centres increasing demand for data centres. > No fee for waiving any > Acquire government > The data centre portion of the Currently, over half of the data centre conditions through the sites from land sale redevelopment should be at space in Hong Kong (8 million sq ft or change of use programme that are least: 743,000 sq m) is clustered in the Tseung > The data centre conversion allowed to be – 40% of the maximum must take place in an developed for data permissible development GFA Kwan O area, and we estimate the total centre use data centre stock will grow by 23% over existing industrial building or, which is 15 years or older the next three years. Industrial buildings – a plot ratio of 2.5, whichever is > The proposed building into data centres higher The nature of this sector, with high must be in > Land premium* assessed based barriers to entry and long repayment- − Industrial (I), on high-tier data centre use for periods, means it is dominated by a few – Commercial (C) or the data centre portion key players. The lack of available sites – Other Specified Uses > The redevelopment must take remains one of the key challenges for (Business) (OUB) zones place on an Industrial lot investors. We recommend investors to look at Kwai Chung and Tseung Wan for Source: Colliers International; *Note: Developers are charged the land premium when they apply for rezoning their lands to other land use. Note: 10.76 sq ft = 1 sq m. This report covers the Hong Kong Special Administrative Region of the People’s Republic of China. conversion opportunities, and we believe Tuen Mun and Lok Ma Chau should be better-positioned as the longer-term data Rosanna Tang Hannah Jeong centre options. Head of Research Head of Valuation and Advisory Services Hong Kong SAR and South China Hong Kong SAR 2 COLLIERS RADAR DATA CENTRE | RESEARCH | HONG KONG | 8 APRIL 2020 RECOMMENDATIONS Cost comparison, wholesale conversion vs. redevelopment Kwai Tsing for near-term opportunities Wholesale conversion Redevelopment Kwai Tsing, Kwai Chung and Tsing Yi, located in the western New Territories, Acquisition cost HKD4,000-7,000 (USD513-897) per sq ft is currently the largest industrial cluster, and the second largest data centre No land premium HKD2,500-3,500 Land Premium hub in Hong Kong following Tseung Kwan O. Although key players such as cost involved (USD321-449) per sq ft PCCW solutions, Equinix and Grand Ming Group have already entered the HKD2,500 market, we believe the districts still offer great opportunities for data centre Foundation and Construction Not applicable (USD321) per sq ft conversions given the large amount of industrial stock. For instance, the new data centre project developed by Hon Kwok should be completed this year, Substation Cost* Around HKD300-800 (USD38-103) per sq ft which should push Kwai Tsing to further evolve into a more mature data Source: Colliers International; *The substation connects the data centre to its electric supply. centre cluster. Wholesale conversion vs. redevelopment Tuen Mun and Lok Ma Chau as the potential clusters There are three key channels for investors to enter the market: apply for for longer-term options wholesale conversion, redevelopment of industrial lots through We recommend Tuen Mun and Lok Ma for longer-term data centre modifications, or acquire government lands for data centre usage. redevelopment options. This is in part to cope with demand, but also to offer New supply for tailor-made data centres greater geographic distribution in Hong Kong. Government sites would be predeveloped for high-tier data centres in terms The Lok Ma Chau Loop, a new site for HKSTP’s innovation park of planning and infrastructure. However, new lands for data centres have Lok Ma Chau is close to the Hong Kong-mainland China border, which may be been very limited, while the development size and cost is usually higher. We desirable by tech companies just across the border such as Tencent, Baidu, recommend this to investors with deep pockets including major operators and Huawei. The proposed 87-hectare Hong Kong-Shenzhen Innovation and and developers, absorbing the demand from large tech companies. Technology Park in Lok Ma Chau, specifically catering to R&D, technology and Redevelopment for large scale high-tier data centres start-up incubators, will likely benefit the development of data centres. Redevelopment of industrial buildings through lease modification would be Tuen Mun as the next opportunity with new an option against the limited new land supply. Investors, similarly, can tailor- infrastructure Lok Ma Chau made or built-to-suit through redevelopment. Additional cost, however, Tuen Mun serves as a strategic location, with the would be involved for acquiring existing properties, demolition and the land Shatin, premium involved during application for lease modification. Tuen Mun-Chek Lap Kok Link scheduled to be Tai Po & completed in 2020. This area is suitable for Tuen Mun Fanling Wholesale conversion as a “quick-win” option Kwai Chung & longer-term redevelopment opportunities, Tsing Yi although the land premium is one of key factors Wholesale conversion from industrial properties into data centres is Lantau Island regarded as an easier option for immediate availability. A larger flexibility is determined by investors and developers. We Tseung recommend investors focus on long-term Kwan O provided that any buildings located in areas zoned “I”, “C” or “OU(B)” are growth, while expecting stable returns once also allowed for data centre installation. This option would be suitable for landlords who want to better utilize their industrial buildings without developed, despite the high cost of market entry. Tuen Mun – Chek Lap Kok Link involving redevelopment costs. 3 COLLIERS RADAR DATA CENTRE | RESEARCH | HONG KONG | 8 APRIL 2020 OPPORTUNITIES, RISK AND CHALLENGES Opportunities Lack of supply High customer stickiness > There is a growing demand from the mainland and > Frequent relocation is not preferable for data international companies looking for service expansions centres, as it involves high switching costs, and the in Hong Kong. risk of data loss or service disruption. > The supply-demand gap offers investment > Although operators may take time to achieve a high opportunities, given data centre supply remains limited occupancy rate, customers of data centres will likely in the next 2-3 years. stay with the same operator for a long period. High property prices Stable and predictable income stream > Hong Kong remains as one of the most expensive places > The lease period for data centres ranges from eight in terms of business occupancy cost. to 10 years or longer, which will likely translate into stable recurring income for operators. > MNCs in Hong Kong have been actively increasing the ultilisation rate or efficiency of their workplace. Demand > We believe the stable streams of income makes for colocation data centres should likely stay firm. data centres attractive investments. Value-add opportunities The Greater Bay Area initiatives > According to the government figure, vacancy rate of > While the Greater Bay Area (GBA) is planned to be flatted factories stood at 6% as at end-2019, suggesting an integrated economic cluster, Hong Kong is well- that some industrial spaces could be better-utilized. positioned to leverage its geographical and data > The current market downcycle coupled with the protection advantages as a regional data centre Revitalization Scheme 2.0 could mean the right time for hub. investors to consider data centre conversions. 4 COLLIERS RADAR DATA CENTRE | RESEARCH | HONG KONG | 8 APRIL 2020 Risks Challenges .Strong growing rivals Shortage of new land supply > As a gateway to Southeast Asia, Singapore shares similar > In the past 10 years, the government has sold only two data advantages including robust data privacy regulation. centre sites with no new supply in upcoming financial year.
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