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伦敦房价高昂，是否有投资新选择？
前言：
伦敦，万千人向往的全球金融中心，云集了无数全球顶尖的企业与人才。在伦敦金融中心的大楼里上班可能是许多人奋斗的目标。然而对企业而言，近年来飞涨的伦敦房价（点击查看英国最新房价趋势）则为这些公司制造了不小的麻烦。一方面办公楼租金升高增加了企业运营成本，而伦敦住宅价格的飞涨也需要企业不断提高薪水来留住员工。与此同时，对于并未从企业获得住房补贴的员工而言，在难以安家的伦敦工作可能不再是一个好的选择。英国卫报近期发表文章，指出伦敦房地产价格上扬会导致一些企业向伦敦中心以外，甚至英国其他城市搬迁。
一旦越来越多的企业选择搬出伦敦中心区，伦敦的住房需求将有所减弱；而其他区域与城市势必将带来新的商机和就业机会，从而带动房市。对于海外投资者而言，伦敦也许将不再是投资英国唯一的选择。
原文编译：
研究指出：伦敦房地产成本上升可能会导致公司搬迁
研究指出，伦敦市中心房地产成本上升可能会导致一波企业搬迁至首都之外。
不得不向员工支付更高的工资，以便他们能够负担伦敦住房，加上办公室租金的负担导致越来越多公司考虑搬迁。包括汇丰银行集团（HSBC）在内的一些企业已经表示，他们将在英国另一座城市设立办事处，如伯明翰。
英国财政大臣乔治•奥斯本(George Osborne)试图解决伦敦面临的住房危机，上周三（11月25日），他在今年的秋季报告中宣布了一系列旨在增加供应和负担能力的提案。这位财政大臣在伦敦引入了新 “帮助买房计划”，为房地产开发商提供资金，降低“先买后租”的投资者印花税，旨在帮助首次购房者找到一个房子。
然而，房地产经纪公司第一太平戴维斯（Savills）研究指出，在伦敦市中心，聘用一名雇员的每年平均成本已经上升到5万英镑以上，相比之下，英国其他地区平均成本33695英镑。
伦敦雇员成本包括35000英镑的工资，以及15000英镑的租金、利率和服务费用。光是伦敦的物业费就是其它地区的三倍。
第一太平戴维斯欧洲研究主管马特•奥克利（Mat Oakley）说:“许多业主已经开始关注同一空间下容纳更多员工的方式，从而减少成本，但是我们也看到越来越多的企业开始考虑把员工搬到其他房地产成本较低的地方，减少开销。”
第一太平戴维斯进一步的研究表明，房地产成本的上升与产出不相符。在过去的五年，12关键领域里，伦敦西区租金在上升速度高于产出增速，只有创意和技术产业公司的产出增速较高。西区写字楼租金平均每平方英尺106.91英镑，全市是每平方英尺75.50英镑，达到有史以来最高水平。
奥克利说:“我们调查发现，在过去的五年里大多数行业产出都有所增加，但这对于大多数企业来说，这不及租金上涨，这意味着对于某些行业的公司，驻扎在伦敦市中心越来越难以负担。我们不太可能看到大批公司迁离伦敦市中心——许多大公司认为驻扎在城市或西区对吸引人才,提高形象是至关重要的。”
他补充道:“尽管如此,我们预计将看到更多机构在寻找工作人员和物业费高低成本中心之间分离业务。对中小企业和初创公司来说，现在伦敦市中心的租金超过大多数行业的增长可能会导致他们到大伦敦其他寻找租金更便宜的地方。”
一些公司已经调查迁移伦敦以外地区的替代方案，如德勤（Deloitte）、毕马威（KPMG）和星巴克,这些公司资助员工住房费用。星巴克为员工提供贷款,以便他们能够支付公寓定金,毕马威已与银行协商好优惠贷款利率，而德勤在伦敦东部买了数套公寓,预备出租给员工。
结语：当前伦敦的天价住宅让许多投资者都望而却步，但这并非意味着英国投资是不可行的。密切关注企业动向可能会帮助我们寻找新的投资者机遇。一般来说，企业所选择的新地点有着便利的交通与配套设施，并且容易拉动出租需求，具有较大的发展潜力。另一方面，即使许多大企业暂时无法搬离伦敦市中心，他们多半也会在周边区域为员工购买公寓，直接促进那些区域的房市发展。
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原文阅读：
Rising London property costs could lead to firms relocating, says study
Rising property costs in central London could lead to a wave of businesses relocating outside the capital, research has claimed.
A combination of having to pay higher salaries to staff so they can afford London housing and paying increasing amounts in office rent is causing companies to consider moving. Some businesses, including banking group HSBC, have already said they will open an office in another UK city such as Birmingham.
George Osborne tried to address the housing crisis facing London in the autumn statement on Wednesday by announcing a string of proposals designed to increase supply and affordability. The chancellor introduced a new help-to-buy programme for buyers in the capital, funding for housing developers and a new rate of stamp duty for buy-to-let investors, which is designed to help first-time buyers find a property.
However, research from property agent Savills claims the average cost of an employee has risen to more than £50,000 a year in central London, compared with an average of £33,695 in the rest of the UK.
This cost in London includes just over £35,000 in wages, but an additional £15,000 per work station in rents, rates and service charges. The property costs in London are three times what they are in the regions outside the UK capital
Mat Oakley, head of European research at Savills, said: “Many occupiers are already looking at smarter ways of accommodating increasing numbers of workers in the same space to minimise costs, but we are also seeing a growing number of businesses looking at relocating workers to other locations with lower property costs to minimise their overheads.”
Additional research from the company shows that a rise in property costs is not being matched by a rise in output. In the last five years, rents in the West End have risen faster than output in nine of the 12 key sectors, with only companies in the creative and technology industries increasing their output at a faster rate. Average office rents in the West End are £106.91 per sq ft, while in the City it is £75.50 per sq ft, the highest ever.
Oakley said: “Most industries that we examined have seen an increase in output over the past five years, but for the majority this has been smaller than their rise in rents, implying that having a presence in central London is becoming less affordable for companies in some industries. We’re unlikely to see a mass exodus from central London – many large companies accept that a City or West End presence is vital for attracting talent and raising profile.”
He added: “Nonetheless, we do expect to see more organisations exploring the opportunity to split their operations between low and high cost centres, both in terms of staff and property costs. For smaller companies and startups, the fact that central London rents now outpace growth in the majority of sectors may lead to them looking at whether they can secure a cheaper rent elsewhere in Greater London.”
Some companies have examined alternative solutions to relocating outside London. Deloitte, KPMG and Starbucks, for example, are helping fund the property costs of their staff. Starbucks is offering loans so staff can pay deposits for a flat, KPMG has agreed preferential mortgage rates with banks, while Deloitte has bought flats in east London that it will rent out to staff.
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