Denzity Insights – Data Centre: Rising Demand (Hong Kong & Asia) with Anthony Wong

Data Centre: Rising Demand (Hong Kong & Asia) with Anthony Wong

In the previous episode, we covered many aspects regarding real estate market research. Today, Anthony will share his insights regarding a different segment: the Hong Kong industrial market and the emerging interest in data centres.

  • Data Centre: Rising Demand 
  • Converting Buildings Into Data Centre
  • Hong Kong Data Centre – the comparative advantage

▶ Connect with Anthony:

  • LinkedIn: https://www.linkedin.com/in/anthony-wong-8ba67080/

▶ Source & Supporting:

Data Center – https://www2.colliers.com/en-HK/Research/Colliers-Radar-The-future-landscape-of-the-Hong-Kong-data-centre-market

RVD statistics – https://www.rvd.gov.hk/en/property_market_statistics/index.html

Buildings Digest – https://www.bd.gov.hk/en/whats-new/monthly-digests/index.html

Land Sale – https://www.landsd.gov.hk/en/landsale/index.htm

RCA – https://www.rcanalytics.com/

Data Centre: A data centre is an enclosed space where everything related to data is stored and handled inside a mass number of computers, devices through many servers and networks.

https://www.paloaltonetworks.com/cyberpedia/what-is-a-data-center

5G: 5G is the abbreviation for the 5th generation, which refers to the 5th generation of the mobile or cellular networks.

https://www.qualcomm.com/invention/5g/what-is-5g

Land acquisition: It is the process by which the government can take over land or property that is privately owned and utilize it for other purposes, especially for public benefits.

Lease modification: It is the newly made changes in a lease that weren’t initially included in the agreement.

https://xplaind.com/510063/lease-modifications

Trunking: Trunking is the method that is used to accumulate multiple networks into a single one.

Town Planning guidelines:

https://www.info.gov.hk/tpb/en/forms/guideline.html

Power Supply: In simple words, it is an electrical device that supplies power.

Personal data ordinance: https://www.pcpd.org.hk/english/data_privacy_law/ordinance_at_a_Glance/ordinance.html

Wholesale Conversion: https://wholesaleconversion.com

Equinix: https://www.equinix.com

Sunevision: https://www.sunevision.com

Grand Ming: http://www.grandming.com.hk/cht/

industrial revitalization 2.0: https://www.landsd.gov.hk/en/reIntBuild/index.htm

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Alright, let’s get back to the transcript of the show. Enjoy!

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[00:00:00] [00:00:00] Darren Wong: [00:00:00] So Anthony, welcome back again.

王達倫:【00:00:00】【00:00:00】安東尼,歡迎再次光臨。

[00:00:02] Anthony Wong: [00:00:02] Yeah, thank you. Thank you. It’s good to talk to you again, really.

[00:00:02]安東尼·王:[00:00:02]好的,謝謝。謝謝您。很高興再次和你交談,真的。

[00:00:07] Darren Wong: [00:00:07] I mean, we do two shows and stuff like that.

[00:00:07]Darren Wong:[00:00:07]我是說,我們做兩個節目之類的。

[00:00:10] So the previously we’ve done a show just now about the research, for the audience who would be interested in learning how to do

[00:00:10]所以我們剛才做了一個關於這個研究的節目,給那些有興趣學習如何做的觀眾

[00:00:20] better research on locally or overseas investments. And then would you mind telling the audience who just jumped in without that context before about yourself? And then the episode before that,

[00:00:20]更好地研究本地或海外投資。那麼,你能告訴那些在沒有背景的情况下跳進來的觀眾關於你自己的事嗎?然後是之前的那一集,

[00:00:30] like, what’s that about?

[00:00:30]比如,這是怎麼回事?

[00:00:32] Anthony Wong: [00:00:32] So yeah, Hey, guys, everyone. If you haven’t checked out a video with Darren, please do check it out again. We talked about

[00:00:32]安東尼·王:[00:00:32]所以是的,嘿,各位。如果你還沒有和達倫一起看視頻,請再看一遍。我們談過

[00:00:40] how to invest real estate proactively and in-depth. So once again, I’ll introduce myself, I’m Anthony Wong. I’m currently a research manager at Colliers

[00:00:40]如何積極深入地投資房地產。所以,我再次自我介紹一下,我是黃東東。我現在是高力的研究經理

[00:00:50] International. I have an education background and real estate postgraduate degree, and have work experience in Greater China, US and now in Hong Kong. And I’m happy to give

[00:00:50]國際。我有教育背景和房地產研究生學位,有大中華區、美國和香港的工作經驗。我很樂意付出

[00:01:00] a little humble opinion about data centre, because this topic is really changing by the date. So really, can give out whatever I can take,

[00:01:00]對資料中心有一點謙虛的看法,因為這個話題確實會隨著日期而改變。所以真的,我能拿什麼就給什麼,

[00:01:10] and whatever I can get, and give my real estate research perspective on this topic, and pleasure to talk more about it.

[00:01:10]以及我能得到的任何東西,並給出我對這個主題的房地產研究的觀點,以及如何才能更愉快地談論它。

[00:01:17] Darren Wong: [00:01:17] Yeah, and for the audience that didn’t check out

[00:01:17]Darren Wong:[00:01:17]是的,對於那些沒有退房的觀眾來說

[00:01:20] the resource episode with you, please check it out. Because I think is a very good way to understand what it takes to learn about different assets. And in terms of how to

[00:01:20]資源集和你一起,請看一下。因為我認為這是一個很好的方法來瞭解瞭解不同的資產需要什麼。以及如何

[00:01:30] do research and everything like that. And then we decided to do a data centre episode, because it’s something that I mentioned in the previous episodes that a lot of my friends are looking into, it’s a very, very hot

[00:01:30]做研究之類的。然後我們决定做一個資料中心的插曲,因為這是我在前幾集裏提到的,我的很多朋友都在關注它,這是一個非常非常熱門的話題

[00:01:40] topic, it’s very exciting. So I’m just very happy that you’re able to be here and share with us. So let’s kickstart right away. Why is data centre segment become

[00:01:40]主題,非常激動人心。所以我很高興你能來這裡和我們分享。所以我們馬上開始吧。資料中心細分市場為何成為

[00:01:50] such a hot topic recently?

[00:01:50]最近這麼熱門的話題?

[00:01:53] Anthony Wong: [00:01:53] Yeah, I mean, data centre is becoming a hot topic, not just in APAC, but globally. I think it’s because of the

[00:01:53]Anthony Wong:[00:01:53] 是的,我的意思是,資料中心正在成為一個熱門話題,不僅在亞太地區,而且在全球範圍內。我想是因為

[00:02:00] global awareness that in the future, AI and technology and data usage is going to be a huge demand. And on top of that,

[00:02:00]全球意識到,在未來,人工智慧、科技和數據使用將是一個巨大的需求。除此之外,

[00:02:10] starting even a couple years back, data centres is already a growing kind of real estate sectors and technology sector and APAC region.

[00:02:10]從幾年前開始,資料中心已經是一個不斷增長的房地產行業、科技部門和亞太地區。

[00:02:20] This year with the COVID-19, lots of people are staying home, and they’re starting to be aware of the the demand side of what are the technology they

[00:02:20]今年有了COVID-19,很多人都待在家裡,他們開始意識到他們所使用的科技的需求方面

[00:02:30] can make, use and make leverage up when being at home, working from home either entertainment or working. And also work from home,

[00:02:30]在家、在家工作時,無論是娛樂還是工作,都可以發揮、利用和發揮杠杆作用。也在家工作,

[00:02:40] these technologies, how are they shaping their lifestyle, right? So from the management side of these data centres, and from the investment side, it’s really

[00:02:40]這些科技如何塑造他們的生活方式,對吧?囙此,從這些資料中心的管理方面,從投資方面來看

[00:02:50] changing by the day. So it’s really complex topic. And it’s something real estate practitioners, a lot of them themselves are getting themselves adjusted

[00:02:50]每天都在變化。所以這是一個非常複雜的話題。而這是房地產從業者,很多人自己也在調整自己

[00:03:00] to this sector. And as you know, TikTok just purchased a European data centre in Ireland yesterday, they’re going through a lot of US complications, but

[00:03:00]到這個區域。正如你所知,tick tock昨天剛剛在愛爾蘭購買了一個歐洲資料中心,他們正在經歷許多美國的複雜情况,但是

[00:03:10] they’re still investing quite a lot. And increasing cloud services, 5G implementation, a lot of

[00:03:10]他們仍在大量投資。以及不斷增加的雲服務,五張紙的實現,很多

[00:03:20] companies and countries and regions are heavily dependent on this technology and will be for a lot of emerging economies. According some of the market projections,

[00:03:20]企業、國家和地區對這項科技的依賴程度很高,很多新興經濟體也會如此。根據一些市場預測,

[00:03:30] APAC will have about 13.5 billion network devices, connections by 2023. Now from 8.6 billion in 2018, so that’s 5

[00:03:30]到2023年,亞太地區將擁有約135億臺網路設備和連接。現在是2018年的86億,所以是5

[00:03:40] billion of change. And also, the number of internet users will grow from 2018 2.1 billion to 3.1 billion in 2023. So

[00:03:40]十億的變化。互聯網用戶數量也將從2018年的21億增長到2023年的31億。所以

[00:03:50] the amount of data that’s related to that rusty said, was quite large, something that real estate practitioners who have to get into in the future.

[00:03:50]與rusty所說的相關的數據量相當大,這是房地產從業者今後必須涉足的領域。

[00:04:00] [00:04:00] Darren Wong: [00:04:00] Yeah. When I was three, four years ago, and then I’ve looked into it because of a friend of mine that was considering that, “hey,

[00:04:00][00:04:00]Darren Wong:[00:04:00]是的。當我三、四年前,因為我的一個朋友在考慮,“嘿,

[00:04:10] should I looking at data centre? Should I convert my building into data centre usage?”, which is coming in the next question, right? What are the requirements to convert a building

[00:04:10]我應該看看資料中心嗎?我是否應該將我的建築轉換為資料中心用途?”,下一秒也會來,對吧?改建建築物需要什麼條件

[00:04:20] to a data centre usage in Hong Kong, like in terms of like maybe floor loading, fire regulation and cooling? And at the same time is that, how many potential buildings can there be in Hong Kong to be converted?

[00:04:20]在香港的資料中心使用情况,比如地板荷載、消防調節和冷卻?同時,香港還有多少潜在的建築需要改造?

[00:04:30] And lastly, always most important thing as an investor is that, what is the typical cost per square foot to be convert?

[00:04:30]最後,作為一個投資者,最重要的是,每平方英尺的轉換成本是多少?

[00:04:40] [00:04:40] Anthony Wong: [00:04:40] Well, those are great questions, but I can’t comment too much on the prices, because it’s far fluctuating on different regions. So even if I give an average

[00:04:40][00:04:40]安東尼·王(Anthony Wong):[00:04:40]好吧,這些都是很好的問題,但我不能對價格做太多評論,因為不同地區的價格波動很大。所以即使我給出一個平均值

[00:04:50] price, it might not reflect the overall data centre market. With the new bredding prices, shocking, just purchased somewhere around, I would say, 4 billion

[00:04:50]價格,可能無法反映整個資料中心市場。以新的釀造價格,令人震驚,剛剛購買了大約40億

[00:05:00] Hong Kong dollars for a site in in ShaTin, for data centre site. So, to answer your question, really simply, there’s three ways for data centre,

[00:05:00]沙田語音站、資料中心站用港幣。所以回答你的問題,其實很簡單,資料中心有三種方法,

[00:05:10] real estate usage. One is wholesale conversion; another is land acquisition. And then the last is lease

[00:05:10]房地產使用。一種是批發轉化,另一種是土地徵用。最後一個是租賃

[00:05:20] modification. I think the easiest pathway would be wholesale conversion, which is simply really the change in the use of parts of its existing building.

[00:05:20]修改。我認為最簡單的方法是大規模改造,這實際上就是改變現有建築的部分用途。

[00:05:30] So for example, you have an industrial unit already, how do you convert it with the existing, for example, power lines that is necessitated

[00:05:30]例如,你已經有了一個工業組織,你如何將它與現有的,例如,必要的電力線進行轉換

[00:05:40] into the unit? What are the location that’s not affecting adjacent surrounding uses. So for wholesale conversion, there’s usually no fee for waiving

[00:05:40]進入單元?什麼地方不影響周圍的使用。所以對於批量轉換,通常不需要付費

[00:05:50] any conditions for the change of use. The data centre takes place in the existing building, which is typically according to the lands department and the

[00:05:50]任何改變用途的條件。資料中心位於現有建築物內,通常根據地政總署和

[00:06:00] government regulations has to be 15 years older. And the proposed building has to be zoning, industrial, commercial, and old use or other

[00:06:00]政府法規必須是15年前的法規。而且擬建的建築必須分區,工業、商業、舊用或其他用途

[00:06:10] specified uses business quotation. So, this is the easiest way in terms of cost flights. So if you’re able to convert into data centre, good for

[00:06:10]指定用途商業報價。所以這是最簡單的方法在成本班機。所以如果你能轉換成資料中心

[00:06:20] you. You can probably change it and if you are in trunking well, which there’s a lot of trunk lines powered by supporting that location, then there’s a high probability of

[00:06:20]你。你可以改變它,如果你是在中繼,有很多中繼線支持這個位置,那麼很有可能

[00:06:30] going through that wholesale conversion. Another thing is land acquisition, which is a government land that’s issued for sale for data center. And that

[00:06:30]進行大規模轉換。另一件事是土地徵用,這是政府為資料中心發行的土地。還有那個

[00:06:40] is usually a shootout in the lands department. And so, it’s usually a government site and from a land sale programme, stipulating data centres that what type of

[00:06:40]通常是地政總署的槍戰。所以通常是政府網站和土地出售計畫,規定資料中心

[00:06:50] uses back can the investors have the buyers are able to purchase and really

[00:06:50]使用回饋能讓投資者有買家購買,而且真的嗎

[00:07:00] depends what location it is and where it is too. And the last one is lease modification. As we develop, so for example, you have an old

[00:07:00]取決於它的位置和位置。最後一個是租賃變更。隨著我們的發展,例如,你有一個

[00:07:10] industrial building in Kwai Tsing, for example, which is really hot for data centres right now, how do you redevelop into higher data centres. There’s also regulations. So

[00:07:10]以葵青的工業塔樓為例,它現在對資料中心來說真的很熱門,你如何重新發展成更高的資料中心。也有規定。所以

[00:07:20] for example, the data centre portion of the redevelopment should be at least 40% assessed based on the

[00:07:20]例如,重新開發的資料中心部分應根據

[00:07:30] overall GFA. And another consideration is that the redevelopment has to take place on industrial block. So really, you have to look

[00:07:30]總建築面積。另一個考慮是,重建必須在工業區進行。所以說真的,你得看看

[00:07:40] through the Town Planning guidelines that outlines zoning plans, look in the land lease and see what the specifications. And as investor, most of all,

[00:07:40]通過概述分區計畫的城鎮規劃指南,查看土地租約,看看有什麼規範。作為投資者,最重要的是,

[00:07:50] you need to consider land premium. And that is subjective based on your location and what type of data centre you’re issuing. And what kind of company, are you an overseas

[00:07:50]您需要考慮土地溢價。這是主觀的,取決於你的位置和你發佈的資料中心的類型。什麼樣的公司,你是海外公司嗎

[00:08:00] company, local company? And how long are you proposing this development site for? So these are typically the three pathways to

[00:08:00]公司,當地公司?你打算把這個開發點建多久?所以這是典型的三種途徑

[00:08:10] go about on data centres development.

[00:08:10]繼續進行資料中心開發。

[00:08:12] Darren Wong: [00:08:12] I see. I assume that the electrical power grid will affect the potential probability of it. Is there any

[00:08:12]Darren Wong:[00:08:12]我明白了。我假設電網會影響它的潜在概率。有嗎

[00:08:20] difference between, for example, the Hong Kong Island side and Kowloon side? And if so, is there any preference? Do companies normally do both or one of them?

[00:08:20]例如,香港島和九龍區之間的區別?如果是這樣的話,有什麼偏好嗎?公司通常是兩者兼而有之還是其中之一?

[00:08:30] [00:08:30] Anthony Wong: [00:08:30] Yeah, that’s a good question. I’m not electrician, so I can’t comment the specifications of my research. I’ve read a

[00:08:30][00:08:30]安東尼·王:[00:08:30]是的,這是個好問題。我不是電工,所以我不能對我的研究成果發表評論。我讀過

[00:08:40] lot about the macro side data centre, but digging down to the technicality, it’s a really complicated topic, which requires

[00:08:40]關於宏觀方面的資料中心,但深入到科技層面,這是一個非常複雜的主題,需要

[00:08:50] people with a substantial engineering background. So I’ll give you my two cents on it. I would say, in Hong Kong, really broadly, these principles are

[00:08:50]具有豐富工程背景的人。所以我給你兩分錢。我想說,在香港,從廣義上講,這些原則是

[00:09:00] having reliable power supply. So for example, 99% reliability is really, really high. So specification, you can also look up into the guidelines

[00:09:00]電源可靠。例如,99%的可靠性非常非常高。所以規範,你也可以查一下指南

[00:09:10] from Hong Kong government website, and also the Hong Kong, low electricity cost is really what is attracting a lot of investors coming to Hong Kong,

[00:09:10]從香港政府網站以及香港來看,低成本的電力正是吸引眾多投資者來港投資的真正原因,

[00:09:20] developing data centres, because the fact that Hong Kong is not only reliable, but these data centres are requiring huge amount of

[00:09:20]發展資料中心,因為香港不僅可靠,而且這些資料中心需要大量

[00:09:30] electricity usages on a daily basis. So you need to find locations that could support that, for example, you have to have a development that is on the trunk line, or the electricity line or power

[00:09:30]每日用電量。所以你需要找到可以支持它的位置,例如,你必須有一個在骨幹上的開發,或者電力線或電力線

[00:09:40] station that is able to support the data center development. Now having a lot of network connectivity, and Hong Kong is a good place, because its climate is relatively stable. So you

[00:09:40]能够支持資料中心開發的工作站。現在有很多網絡連接,香港是個好地方,因為它的氣候相對穩定。所以你呢

[00:09:50] don’t have really substantial typhoons that could tore down these electrical lines of buildings, though there is still risk out there. But we also don’t

[00:09:50]雖然仍然存在風險,但沒有真正的颱風會摧毀這些建築物的電線。但我們也沒有

[00:10:00] have the risk of earthquakes, such as Japan, such as some parts of Taiwan and places like that. So I think

[00:10:00]有地震的危險,比如日本,比如臺灣的一些地方和類似的地方。所以我想

[00:10:10] another thing of Hong Kong really that we talked about, and the Hong Kong data centre landscape is data protection, which is a lot of people are concerning, because the

[00:10:10]我們還談到了香港的另一件事,香港資料中心的前景是數據保護,這是很多人關心的,因為

[00:10:20] personal data ordinance, which is issued by the Hong Kong government protects personal data. And there’s a lot of controversy surrounding it because of the new NSL

[00:10:20]香港政府頒佈的《個人資料條例》保護個人資料。因為新的NSL,圍繞它有很多爭議

[00:10:30] that’s coming in. But, this is still really, really attractive because of whether whatever happens, data is always going to be important, especially in a populated area,

[00:10:30]那就來了。尤其是在這個地區,無論數據是否真的很有吸引力,

[00:10:40] like South China, Hong Kong, Greater Bay Area. So I think it’s definitely, in terms of geographical region wise, [00:10:50] currently, I think Tseung Kwan O has a really good foundation for data centres because of its strong existing infrastructure.

[00:10:40]比如華南、香港、大灣區。所以我認為,就地理區域而言,[00:10:50]目前來看,將軍澳擁有一個非常好的資料中心基礎,因為它有强大的現有基礎設施。

[00:11:00] But you can look at emerging locations like Lok Ma Chau, Tuen Mun, that are actually gained attraction in terms of infrastructure building into the catering

[00:11:00]但你可以看看像落馬洲、屯門這樣的新興地方,它們在餐飲業的基礎設施建設方面確實吸引了不少人

[00:11:10] these data centres. So these will progressively be issued out by the government in terms of when these infrastructure could be built.

[00:11:10]這些資料中心。囙此,政府將逐步公佈這些基礎設施的建設時間。

[00:11:18] Darren Wong: [00:11:18] I see. That’s very informative, by the way,

[00:11:18]Darren Wong:[00:11:18]我明白了。順便說一句,這信息量很大,

[00:11:20] thank you so much, because you cover a lot of ground: what’s most important about data centre, and why is there, and why isn’t there. So we talked about this before.

[00:11:20]非常感謝您,因為您涵蓋了很多領域:資料中心最重要的是什麼,為什麼有,為什麼沒有。所以我們之前談過這個。

[00:11:30] Singapore and Guangzhou are very popular right now, where data centre type of assets, right? What’s the overall landscape in Asia? And how is Hong Kong positioned?

[00:11:30]新加坡和廣州現在很受歡迎,資料中心類型的資產在哪裡?亞洲的整體情况如何?香港的定位如何?

[00:11:40] And at the same time, who are the major players globally in the region?

[00:11:40]同時,誰是該地區全球的主要參與者?

[00:11:46] Anthony Wong: [00:11:46] Yeah, for sure. I think, to

[00:11:46]安東尼·王:[00:11:46]是的,當然。我想,為了

[00:11:50] answer the global players first, you have Equinix, Global Switch, these are really, really large global companies. In Hong

[00:11:50]首先回答全球玩家,你有Econoks,global Switch,這些都是非常非常大的全球性公司。在香港

[00:12:00] Kong, you have Sunevision, which is owned by Sun Hung Kai, I believe, correct me if I’m wrong, but this Sunevision is a big

[00:12:00]孔,你有派遣部,是新鴻基的,我想如果我錯了,請糾正我,但是這個派遣部是一個很大的部門

[00:12:10] data centre operator that supports a lot of high tech IOT stuff in Hong Kong. So these are the local market periods. You have

[00:12:10]資料中心運營商,支持香港大量高科技物聯網。所以現在是本地市場時期。你有

[00:12:20] Grand Ming as well, which is also a semi local market player. Hong Kong is well positioned geographically, because it’s close to

[00:12:20]大明也是一家半本地市場參與者。香港地理位置優越,因為它靠近

[00:12:30] China. And China requires a lot of, for example, international data transporting hub, and Hong Kong can act as an intermediary, just like a financial hub, because

[00:12:30]中國。中國需要很多,例如國際資料傳輸中心,而香港可以充當仲介,就像金融中心一樣,因為

[00:12:40] data in the future is going to worth a lot of money as well. So Hong Kong is geographically advantageous. But yes, it is competing with Singapore, as you talked about.

[00:12:40]未來的數據也會值很多錢。囙此,香港的地理位置優越。但是的,正如你所說的,它正在與新加坡競爭。

[00:12:50] Singapore is the gateway to Southeast Asia. And it has some advantages: robust data privacy regulation, arguably stronger than Hong Kong.

[00:12:50]新加坡是通往東南亞的門戶。它也有一些優勢:强有力的數據隱私監管,可以說比香港强。

[00:13:00] But Hong Kong does have that geographical advantage. Singapore in some way does edge Hong Kong a little bit in terms of the internet speed,

[00:13:00]但香港確實有這樣的地理優勢。在網速方面,新加坡在某種程度上確實比香港略勝一籌,

[00:13:10] because they have existing a little more robust infrastructure. And also, Singapore has more lenient

[00:13:10]因為他們有更强大的基礎設施。同時,新加坡也更加寬容

[00:13:20] land supply towards the sector. So they’re more willing for the market players to bring in more investment, because they’re all given a lot of land. I think a

[00:13:20]部門土地供應。所以他們更願意讓市場參與者帶來更多的投資,因為他們都得到了很多土地。我認為

[00:13:30] shortage of land supply in Hong Kong can be a problem, and has been a problem in the past. But Hong Kong government and various other consulting agencies are foreseeing

[00:13:30]香港土地供應不足可能是一個問題,過去也是一個問題。但香港政府和其他各種諮詢機構都預見到了這一點

[00:13:40] a new document issuing, you have heard about in the policy address budget report yesterday, that industrial revitalization 2.0, that is going to be

[00:13:40]你們昨天在施政報告預算報告中聽說了一個新檔案,那就是工業振興2.0

[00:13:50] a positive factor in terms of issuing more land for industrial and high tech and for these startups to prosper. So, yes, we are

[00:13:50]這是一個積極因素,有助於為工業和高科技以及這些初創企業提供更多的土地。所以,是的,我們是

[00:14:00] in a tricky platform. But I think once these conflicts, such as the US trade war, COVID,

[00:14:00]在一個棘手的平臺上。但我認為一旦這些衝突,比如美國貿易戰,科維德,

[00:14:10] and everything settles down, I think Hong Kong will emerge even stronger because of the geographical location. And the existing strong infrastructure, as we mentioned about the

[00:14:10]一切都安定下來了,我認為香港會因為地理位置而變得更加强大。以及現有强大的基礎設施,正如我們提到的

[00:14:20] electricity supply, the amount of human capital that can support this kind of industry.

[00:14:20]電力供應,能够支撐這類產業的人力資本數量。

[00:14:29] Darren Wong: [00:14:29] I see. That’s

[00:14:29]Darren Wong:[00:14:29]我明白了。那是

[00:14:30] interesting thinking about as grand scheme of thing, the geographical location, not only financial, it seems like even for the data side, the industrial side, it still have a

[00:14:30]有趣的是,作為一個宏大的計畫,地理位置,不僅是金融,似乎即使對於數據方面,工業方面,它仍然有一個

[00:14:40] benefit of it. And then I was planning to ask you more about the Guangzhou and Hong Kong relationship in terms of the data centre side. Would you mind to have some opinion on that?

[14:40]的好處。然後我打算問你更多關於廣州和香港在資料中心方面的關係。你介意對那件事發表意見嗎?

[00:14:51] [00:14:50] Anthony Wong: [00:14:51] So Guangzhou and Hong Kong? Yeah, for sure. So, Hong Kong currently, in the north of Hong Kong, if you go through the

[00:14:51][00:14:50]安東尼·王:[00:14:51]那麼廣州和香港?是的,當然。所以,現在的香港,在香港的北部,如果你經過

[00:15:00] border between Hong Kong and Shenzhen, there’s a place called Lok Ma Chau. So, not much always close to Hong Kong and Mainland China border, which is

[00:15:00]香港和深圳交界處,有一個地方叫落馬洲。所以,不太經常靠近香港和中國大陸的邊界

[00:15:10] desirable for tech companies just across the border like Tencent, Baidu, Huawei, DJI, which is drone company. So there’s currently proposed 87

[00:15:10]對於像騰訊(Tencent)、百度(Baidu)、華為(Huawei)、DJI(無人機公司)這樣的跨國科技公司來說,是個不錯的選擇。所以現在有人提議87

[00:15:20] hector of Hong Kong Shenzhen innovation and technology park at Lok Ma Chau, specifically catered towards R&D and technology, and startup incubators. So this kind of development will

[00:15:20]位於落馬洲的港深創新科技園,專門為研發和科技以及創業孵化器提供服務。所以這種發展會

[00:15:30] likely push even greater demand for data centres because of technology companies that are able to leverage upon Hong

[00:15:30]由於能够利用Hong的科技公司,可能會推動對資料中心的更大需求

[00:15:40] Kong because Tencent, we still don’t have a really popular usage of alipay and WeChat Pay in Hong Kong, we’re still relying on HSBC payme, right?

[00:15:40]香港因為騰訊,我們在香港還沒有真正流行的支付寶和微信支付,我們仍然依賴滙豐支付,對嗎?

[00:15:50] So, when I was working in China, all these financial payment platforms, almost no one uses

[00:15:50]所以,我在中國工作的時候,所有這些金融支付平臺,幾乎沒有人使用

[00:16:00] cash anymore. If you even go to rural areas, everyone except WeChat Pay, so you can tell how much of that financial data is really valuable and how much in relation back to data centres,

[00:16:00]現金。如果你去農村地區,除了微信,其他人都會付費,這樣你就可以知道這些金融數據中有多少是真正有價值的,以及有多少與資料中心有關,

[00:16:10] how much that is indeed in need. And I would say another place in Hong Kong, not bordering China is

[00:16:10]確實需要多少錢。我想說的是,香港的另一個地方,不打擾中國

[00:16:20] Tuen Mun. It is a very strategic location, the link between Chek Lap Kok and Tuen Mun that is supposed to be completed in 2020. This will create a lot of long term

[00:16:20]屯門。這是一個非常有戰畧意義的位置,連接赤?角和屯門,預計在2020年建成。這將產生很多長期的影響

[00:16:30] development opportunities, giving a lot more opportunities, long term growth, because it’s close to the airport, which is an International Airport. So

[00:16:30]發展機遇,給予更多機會,長期增長,因為它靠近國際機場機場。所以

[00:16:40] anywhere of these transportation hubs like borders and places with strong trunk lines and safe places

[00:16:40]這些交通樞紐中的任何一個,比如邊界和具有强大幹線和安全場所的地方

[00:16:50] in terms of geographically safe, stable climate wise, it’s a good place, and Hong Kong is at the right place of having that geographical

[00:16:50]就地理安全、氣候穩定而言,這裡是丹麥藝術家的好去處,而香港正是擁有這一地理位置的合適地點

[00:17:00] and infrastructure advantage.

[00:17:00]和基礎設施優勢。

[00:17:01] Darren Wong: [00:17:01] I see. So what are typical yield on data centre compared to traditional industrial building? And how long the lease contract and

[00:17:01]Darren Wong:[00:17:01]我明白了。那麼,與傳統工業建築相比,資料中心的典型收益率是多少?租賃合同和

[00:17:10] operators are typical for? Lastly, what’s the trend over on the demand for data centre in those regard? And do you think that the next 5 to 10 years,

[00:17:10]操作員是典型的?最後,在這些方面,對資料中心的需求趨勢如何?你認為未來5到10年,

[00:17:20] it’s going to be good? What would you think of that?

[00:17:20]會好起來的?你覺得怎麼樣?

[00:17:24] Anthony Wong: [00:17:24] Yeah, so the yield of the data centre is it’s about

[00:17:24]Anthony Wong:[00:17:24]是的,所以資料中心的收益是

[00:17:30] traditionally, it’s been about three 3.5%. It’s approaching 4%, because rents are really leveraging itself, which the yield is actually higher than

[00:17:30]傳統上是3.5%。它接近4%,因為租金確實在杠杆作用,收益率實際上比

[00:17:40] grade A offices in Hong Kong, which is about a high 2%. So it makes an attractive investment, because we can have greater returns and

[00:17:40]香港甲級寫字樓,約占2%。囙此,這是一項有吸引力的投資,因為我們可以獲得更高的回報

[00:17:50] typically more stable yields. Because usually, these contracts of the data centres, the leases range from 8 to 10 years or more, because you

[00:17:50]收益率通常更穩定。因為通常,這些資料中心的契约,租賃期從8年到10年甚至更長,因為你

[00:18:00] have really expensive equipment being shipped into these sites, right? So these racks, and usually these leases are longer because you want to protect these equipment

[00:18:00]是否有非常昂貴的設備被運到這些地點,對嗎?所以這些機架,通常這些租約更長,因為你想保護這些設備

[00:18:10] longer and able to operate longer in a specific location and move to a different location, and there might be a lot of problem as well. So usually typical

[00:18:10]時間更長,能够在特定位置操作更長時間,並移動到另一個位置,而且可能會有很多問題。所以通常是典型的

[00:18:20] tenants like to stay in a data center longer. So that creates more of a stable yield, not just high yield, stable but high yield. And rents have been progressively going up, for

[00:18:20]租戶喜歡在資料中心逗留更長時間。這樣就創造了更穩定的產量,不僅僅是高產,穩定而且高產。租金也在逐步上漲,因為

[00:18:30] example, this year, year-on-year has already gone up 5 to 10%, and depending on which region, right? So it is exciting. To answer where is the demand or where is the future trend going? There’s a lot of trend that is propelling the sector. And when you look at the COVID induced remote office solutions, and cloud computing, a lot of companies are willing for the employee to work from home or

[00:18:30]比如,今年同比已經上漲了5%到10%,這要看哪個地區,對吧?所以這是令人興奮的。回答需求的方向或未來趨勢如何?有很多趨勢在推動這個行業的發展。當你看到COVID誘導的遠程辦公室解決方案和云計算時,很多公司都願意讓員工在家裡或

[00:18:40] on

[00:18:40]開

[00:18:50] a rotational basis. I think Hong

[00:18:50]輪換制。我想洪

[00:19:00] Kong, work from home is not going to be as impacted. For example, that notion is not going to come back. But for example.

[00:19:00]孔,在家工作不會受到影響。例如,這種想法不會再出現。但舉例來說。

[00:19:10] Places like San Francisco, which is tech, and in some places, you’re gonna drive an hour to your office. In Hong Kong, transportation still really convenient. So remote

[00:19:10]像舊金山這樣的地方,科技含量很高,在某些地方,你要開車一個小時到你的辦公室。在香港,交通還是很方便的。太遙遠了

[00:19:20] solutions in other areas that requires more working, transporting time will be really, really useful.

[00:19:20]其他需要更多工作和運輸時間的解決方案將非常非常有用。

[00:19:30] As we talked about the MNC corporates and these high tech companies will obviously be at the forefront of

[00:19:30]正如我們所說的,跨國公司和這些高科技公司顯然將走在

[00:19:40] driving this data centre use because of their data data demand. Another thing is online and retail e-commerce that’s been going on in 5 to

[00:19:40]由於他們的數據數據需求,推動資料中心的使用。另一件事是線上和零售電子商務,這在5到

[00:19:50] 20 years almost, since Amazon came in and I think consumer demand is increasing and shifting towards online shopping. And retail should invest in online shopping

[00:19:50]差不多20年了,自從亞馬遜(Amazon)問世以來,我認為消費者的需求正在新增,並轉向線上購物。零售業應該投資於網上購物

[00:20:00] platforms, and enhancing, for example, different distribution strategies. And these kind of online shopping requires a lot of

[00:20:00]例如,不同的分銷策略。這種網上購物需要很多

[00:20:10] data use as well. And data centre creates a really kind of roadmap for these different online shops can, as an intermediary, to give information for

[00:20:10]數據使用也是如此。資料中心為這些不同的線上商店創建了一個真正的路線圖,作為仲介,可以為

[00:20:20] consumers and the owners themselves. And last but most, I think, data centre, it is emerging. But even further than

[00:20:20]消費者和所有者自己。最後但最重要的是,我認為,資料中心正在興起。但甚至比

[00:20:30] that, there has to be more of a green and sustainable data centre development coming into play. As you know, data centre, as we talked

[00:20:30]囙此,必須更多地發揮綠色和永續的資料中心發展的作用。如你所知,資料中心,正如我們所說

[00:20:40] about previously, data centres is really energy intensive. It provides a lot of power, and it consume a lot of energy. So

[00:20:40]以前,資料中心確實是能源密集型的。它提供了大量的能量,也消耗了大量的能量。所以

[00:20:50] the large operators, actually right now, like international operators, like Equinix, Equinix, has actually adopted renewable practice by using

[00:20:50]大型運營商,實際上現在,像國際運營商,比如equinix,equinix,已經通過使用

[00:21:00] a lot of their electricity supply from renewable energies like solar power, wind power. They actually committed and a lot of companies will be

[00:21:00]他們的大量電力來自可再生能源,如太陽能、風能。他們真的承諾了很多公司會

[00:21:10] following that, especially with the ESG and the post-COVID trend of environmental awareness, these companies are actually trying to achieve the 100%

[00:21:10]在這之後,特別是隨著ESG和環境意識的後COVID趨勢,這些公司實際上正在努力實現100%

[00:21:20] efficiency in terms of renewable energy. On top of that, you have a really great policy platform, such as the UN 2030

[00:21:20]可再生能源的效率。除此之外,你還有一個非常好的政策平臺,比如聯合國2030

[00:21:30] sustainable agenda, ESG guidelines, as we talked about, which will even push these companies to go for renewable energy that is sustaining data centres. So I see

[00:21:30]永續議程,ESG指南,正如我們所說,它甚至會推動這些公司採用可再生能源來維持資料中心。所以我明白了

[00:21:40] this as a future pathway and how data centre is developed.

[00:21:40]這是一個未來的途徑,以及如何開發資料中心。

[00:21:44] Darren Wong: [00:21:44] And that’s very, very good. I think that’s a very good way to

[00:21:44]Darren Wong:[00:21:44]非常非常好。我覺得這是個很好的方法

[00:21:50] summarise too. There’s so many questions popping up in my head right away, but I’ll leave it for asking you on your profile and for Denzity profile and everything and more and more. And then so for people who might

[00:21:50]總結一下。我腦子裏馬上就冒出這麼多問題,但我還是把它留給你在你的個人資料上問你,再問你密不透風的個人資料等等。對那些可能

[00:22:00] want to know more about this segment and the previous episode of research and so on, what are couple ways that people can find you, know more about you and your work?

[00:22:00]想瞭解更多關於本部分和前一集的研究等等,人們可以通過哪些管道找到你,瞭解你和你的工作?

[00:22:09] Anthony Wong: [00:22:09] Yeah,

[00:22:09]安東尼·王:[00:22:09]是的,

[00:22:10] for sure. So, we have published a data centre report in April so even go on google and type in data centre, future landscape data centre

[00:22:10]當然。所以,我們在4月份發佈了一份資料中心報告,甚至可以在穀歌上輸入資料中心,未來景觀資料中心

[00:22:20] specifically and you type it in and type in Colliers International. We actually did a 14-page report specifically analysing locally based in Hong Kong, where to invest in data

[00:22:20]具體地說,你輸入並輸入高力國際。實際上,我們做了一份14頁的報告,專門分析了香港本地的數據投資地點

[00:22:30] centre. We have a strong research and evaluation team, if you’re more interested and have investment thoughts or just curious about this

[00:22:30]中心。我們有一個强大的研究和評估團隊,如果你更感興趣,有投資想法或只是好奇

[00:22:40] sector, feel free to just take a look at the document or reach me out, or reach our company, some of the representative. But my email is

[00:22:40]或者直接從我們公司的代表那裡拿到一份檔案。但我的電子郵件

[00:22:50] [email protected] Make use of those reports and give you a perspective on where our data centres moving towards. And then we give a lot of insights, how not only Hong Kong itself and how our

[00:22:50]安東尼·王@高力網.利用這些報告,讓您瞭解我們的資料中心走向何方。然後我們給出了很多見解,不僅是香港本身,還有我們

[00:23:00] international forces like we talked about Singapore, how are we competing with our competitors? So, do feel free to reach out via my email address

[00:23:00]國際力量就像我們談到的新加坡,我們如何與我們的競爭對手競爭?所以,請隨時通過我的電子郵寄地址聯系

[00:23:10] or take a look at our reports.

[00:23:10] 或者看看我們的報告。

[00:23:13] Darren Wong: [00:23:13] That’s great. Obviously, as I said before, I’ll have everything in the show notes. And I want to say thank you so much. Thanks for sharing

[00:23:13]Darren Wong:[00:23:13]太好了。很明顯,就像我之前說的,我會把所有的東西都寫在節目筆記裏。我非常感謝你。謝謝分享

[00:23:20] with us. And then I, even myself personally, I learned a lot through your sharing. And then hopefully, you can come back for round two, because, just alone, I’m sure if I come to the next

[00:23:20]和我們一起。然後我,甚至我個人,通過你們的分享我學到了很多。然後希望你能回來參加第二輪,因為,就一個人,我肯定我會來下一輪

[00:23:30] segment, let’s say, in the future maybe retail or office or anything big changes, your one of the first person I’ll talk to see, hey, Anthony, just come on board, round two again. So thanks

[00:23:30]比如說,未來可能是零售業、辦公室、牙醫或其他什麼大的變化,你是我第一個見到的人之一,嘿,安東尼,來吧,再來第二輪。所以謝謝

[00:23:40] a lot for your time and effort. Because it’s something that like I care about is that people know more about what’s going on, and niche market that data centre, industrial, different sections of it,

[00:23:40]你花了很多時間和精力。因為我關心的是,人們對正在發生的事情有更多的瞭解,以及利基市場,資料中心,工業,it的不同部門,

[00:23:50] too. We can cover that in the future. So thanks a lot again.

[00:23:50]也是。我們可以在將來討論這個問題。再次感謝你。

[00:23:52] Anthony Wong: [00:23:52] Yeah, for sure. It’s my pleasure. This sector is changing quite a lot. So for sure, the next time we chat about it, we’re going to see new

[00:23:52]安東尼·王:[00:23:52]是的,當然。這是我的榮幸。這個行業正在發生很大的變化。所以,下一次我們聊這個的時候,我們會看到新的

[00:24:00] exciting things coming in, for example, the transaction by TikTok, yesterday, it was quite exciting. So it’s a very exciting topic to talk about. And thanks for having me here. For sure.

[00:24:00]令人興奮的事情來了,例如,昨天的滴答交易,非常令人興奮。所以這是一個非常令人興奮的話題。謝謝你讓我來。當然。

[00:24:09] Darren Wong: [00:24:09] Okay,

[00:24:09]Darren Wong:[00:24:09]好的,

[00:24:10] thank you. See you next time, then. Thank you.

[00:24:10]謝謝。那麼下次見。謝謝您。

[00:24:12] Anthony Wong: [00:24:12] Yeah, for sure, have a good one. Take care. Bye bye.

[00:24:12]安東尼·王:[00:24:12]是的,當然,祝你愉快。當心。再見。

[00:24:14] Darren Wong: [00:24:14] Bye.

[00:24:14]Darren Wong:[00:24:14]再見。

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