随着教育行业的需求支撑香港甲级写字楼的租赁活动，分析师表示，服务于北部都会区的基础设施建设，将决定学校和大学是否会将行政及其他服务转移至这一城市潜在的新中心。
As education sector demand supports Hong Kong’s Grade A office leasing activity, analysts said infrastructure that will serve the Northern Metropolis could decide whether schools and universities move their administrative and other services to this potential new centre of the city.
房地产中介公司美联工商铺董事李伟文（Kelvin Lee）表示：“从中长期来看，北部都会区可能成为寻求扩展教学、研究和行政设施的机构的可行选择。”
“Over the medium to long term, the Northern Metropolis could be a viable option for institutions seeking to expand their teaching, research and administrative facilities,” said Kelvin Lee, director at property agency Midland Commercial.
“它可能特别适合需要大量空间或与科技公司和研究机构密切合作的使用场景。大学是否将一般办公职能设在那里，将取决于合适物业的供应情况、交通连接、成本及运营需求。”香港政府在该市首份五年蓝图下制定了北部都会区的规划，该蓝图扩大了三个大学城的范围，并要求有意愿的机构在今年年底前提交针对首个位于洪水桥的大学城的申请，结果将于2027年初公布。
“It may be particularly suitable for uses that require substantial space or close collaboration with technology companies and research organisations. Whether universities locate general office functions there will depend on the availability of suitable premises, transport links, costs and operational needs.”The Hong Kong government laid down plans for the Northern Metropolis under the city’s first five-year blueprint, which expanded the three university towns and opened applications for interested institutions to submit their proposals for the first one, in Hung Shui Kiu, by the end of this year, with the results to be announced in early 2027.
这一关于规划中的新大学城的公告，正值教育行业对香港商业空间的需求上升之际。
The announcement for the planned new university towns comes amid rising demand from the education sector for commercial space in Hong Kong.
根据世邦魏理仕（CBRE）追踪的数据，从2025年1月至今年8月，教育团体在该市租赁了总面积约49,050平方米（528,000平方英尺）的商业空间，涵盖零售和办公物业。他们还收购了价值8.45亿港元（1.0772亿美元）的物业。
Between January 2025 and August this year, education groups leased a total area of about 49,050 square metres (528,000 square feet) of commercial space in the city, covering both retail and office property, according to data tracked by CBRE. They also acquired properties worth HK$845 million (US$107.72 million).
该房地产咨询公司认为，到2035年，该市的国际学校和大学可能需要更多的房地产，以容纳额外20万名非本地学生，包括外国人和中国大陆学生。
The property consultancy believes the city’s international schools and universities are likely to require more real estate to accommodate an additional 200,000 non-local students, comprising foreigners and mainland Chinese, by 2035.
对国际学校而言，预计还需新增40至50个校舍，这可能意味着最多111万平方米的总楼面面积。在高等教育层面，高校可能需要增加139万至214万平方米的教学空间。
For international schools, another 40 to 50 new school campuses are likely to be required, which could mean up to 1.11 million square metres of gross floor area. At the tertiary level, universities are likely to expand their academic space by 1.39 million to 2.14 million square metres.
此外，CBRE追踪到的商业空间需求创下46,451平方米的历史高位，需求主要来自现有学校以及目前正尝试在香港设立校舍的新办学团体。
Additionally, CBRE has tracked a record high of 46,451 square metres of demand for commercial space from existing schools and new groups currently trying to set up a campus in Hong Kong.
这一需求在一定程度上缓解了香港写字楼市场的压力。据商业地产公司仲量联行（JLL）数据，香港甲级写字楼整体空置率仍维持在两位数水平，8月为12.5%，低于7月的12.8%。
This demand is providing some relief to Hong Kong’s office property market, where vacancy rates for overall prime office space remained at double digits – 12.5 per cent in August, down from 12.8 per cent in July – according to commercial real estate firm Jones Lang LaSalle (JLL).
北部都会区可以为寻求扩容的学校和大学提供充足空间，但并非所有职能都能迁往该区。
While Northern Metropolis could provide ample space for the property needs of schools and universities looking to expand their space, not all their functions could be relocated in the district.
第一太平戴维斯香港研究及咨询董事Jack Tong表示，研究与校园支持团队可能更适合在该区办公，而研究生和高级管理课程则可能倾向于在市区开设，以方便在职专业人士。
Research and campus-support teams could be more suited there, while postgraduate and executive programmes were likely to favour in-town locations for the convenience of working professionals, said Jack Tong, director of research and consultancy at Savills Hong Kong.
“研究、技术转移和产业合作得益于靠近新校舍和创新集群，”他说，“但对于需要经常与企业、捐赠者和专业顾问联系的职能，高校仍需在市中心设有办公室。
“Research, technology transfer and industry partnerships benefit from being close to the new campuses and innovation clusters,” he said. “But universities will still need city-centre offices for functions that depend on regular contact with businesses, donors and professional advisers.
“因此，即使北部正在形成一个全新的教育集群，中环和金钟仍应是高校租赁办公空间的重点区域，”Tong补充说。
“Central and Admiralty should therefore retain a role in university leasing, even as a new education cluster takes shape in the north,” Tong added.
高力写字楼服务执行董事兼业主代表主管Chris Hui表示，目前北部都会区的规划尚未落实，必须先建立交通及连接网络。
For now, plans for the Northern Metropolis are yet to be realised, transport and connectivity would have to be established first, said Chris Hui, executive director and head of landlord representation for office services at Colliers.
“例如，交通会像我们目前设想的那样便利、互联互通吗？”他说，“这些属于长期基础设施需求，必须先建成落实，其他活动才能启动。”仲量联行研究高级总监凯茜·钟表示，计划中的大学城旨在为新兴产业打造一体化生态系统，而这些举措也需要经过一段时间的发展才能成熟。
“For example – transport – will it be as convenient and as well connected as what we may envision now?” he said. “These are long-term infrastructure requirements that need to be built in place before other activities commence.”Additionally, with the planned university towns intended to develop integrated ecosystems for emerging industries, these initiatives will need to mature, said Cathie Chung, senior director of research at JLL.
她说：“其对周边商业地产资产的外溢效益短期内不太可能显现。”
“The spillover benefits to surrounding commercial real estate assets are unlikely to materialise immediately,” she said.
她说：“因此，短期内，北部都会区不太可能显著分流传统学术项目所关联的办公需求，使其离开现有中央商务区（CBD）。”
“Consequently, it is unlikely that the Northern Metropolis will materially divert office demand associated with traditional academic programmes from established CBDs (central business districts) in the near term.”