住在曼哈頓，你永遠缺一個儲物間

Creature Comforts, à la Carte

住在曼哈頓，你永遠缺一個儲物間

The uninitiated buyer could be forgiven for thinking that an apartment with a price tag of $10 million, $20 million or much more comes fully loaded with amenities. But as prices for ultraluxury condos in Manhattan continue to climb, practically every extra inch in these fancy new buildings — be it in storage units in the basement or in staff quarters on a separate floor — is being sold à la carte for extraordinary sums.

不懂行情的買家可能會以為，那些標(biāo)價100萬美元(約合人民幣615萬元)、200萬美元(約合人民幣1230萬元)乃至更高的公寓，肯定是把所有配套設(shè)施都安排好了的，也難怪他們會這么想。但是，隨著曼哈頓超奢華共管公寓的房價持續(xù)攀升，在這些華麗的新樓盤里，幾乎每一英寸的額外空間都能以超高的價格單獨銷售，不管它的位置是在地下室里的儲藏單元，還是各樓層里的傭人房。

Wire-mesh storage cages in the basement of 18 Gramercy Park, where a $42 million duplex penthouse closed last year, are going for $75,000, or $2,143 per square foot, for a 35-square-foot space. Private wine cellars range from $98,500 for 900 bottles to $215,000 for 1,700 bottles at 135 East 79th Street, an Upper East Side prewar revival where an apartment recently went into contract for $26.5 million. Twenty-five staff suites, commonly referred to as “maid’s rooms,” are selling for between $1.53 and $2.875 million at 432 Park Avenue, where a penthouse is in contract for $95 million. And then there are the underground parking spots at 42 Crosby Street in SoHo with price tags of $1 million apiece.

在格萊美西公園(Gramercy Park)18號，去年成交了一套4200萬美元(約合人民幣2.6億元)的復(fù)式頂層公寓。如今，其地下室里35平方英尺(約合3平方米)的金屬網(wǎng)儲物籠要價是7.5萬美元(約合人民幣46萬元)，約合每平方英尺2143美元(約合每平方米人民幣15.3萬元)。東79街135號是上東區(qū)的一棟戰(zhàn)前風(fēng)格建筑，其中的一套公寓最近以2650萬美元(約合人民幣1.6億元)的價格成交。在這里，私人酒窖的價格最低為98500美元(約合人民幣61萬元)，可存放900瓶酒;最高為21.5萬美元(約合人民幣132萬元)，可存放1700瓶酒。在公園大道432號，一套頂層公寓以9500萬美元(約合人民幣 5.8億元)的價格成交。而樓內(nèi)25間員工套房(也就是通常所說的傭人房)的賣價在153到287.5萬美元(約合人民幣941到1769萬元)之間。此外，在蘇豪區(qū)克羅斯比街(Crosby Street)42號，一個地下停車位的標(biāo)價已經(jīng)達到了100萬美元(約合人民幣615萬元)。

Amenities including maid's rooms, storage spaces, wine cellars and parking spots can cost up to seven figures in high-end condominiums.

在高端共管公寓樓盤，傭人房、儲物空間、酒窖和停車位等設(shè)施能賣到七位數(shù)的價格

After all, this is Manhattan, where personal space — be it a place to park your Porsche, a spare room for your visiting in-laws or a spot to store your growing handbag collection — is the rarest of commodities. “It’s basic Economics 101,” said Izak Senbahar, the president of the Alexico Group, a co-developer of 56 Leonard, a 145-unit TriBeCa tower where nearly all of the 28 parking spots are in contract for $500,000 each and storage is selling for between $72,000 for a 36-square-foot space and $300,000 for a combination storage unit measuring 211 square feet. “These are valuable amenities, and demand is surpassing supply.”

畢竟，這里是曼哈頓，私人空間是最稀缺的商品，無論這個空間是用來停放你的保時捷，給你來訪的親戚做客房，還是用來存放你收藏的、越來越多的手提包。“這是經(jīng)濟學(xué)的基本規(guī)律，”倫納德街(Leonard)56號的開發(fā)商之一、Alexico集團的總裁伊扎克·森巴哈爾(Izak Senbahar)說。倫納德街56號位于翠貝卡區(qū)(TriBeCa)區(qū)，是一座包含145套單元的大樓。該樓盤的28個停車位當(dāng)中，幾乎所有停車位都以 50萬美元(約合人民幣308萬元)的單價成交。而儲物空間的賣價最低為7.2萬美元(約合44萬美元)，可使用面積36平方英尺(約合3平方米)的空間;最高則為30萬美元(約合185萬美元)，可擁有一個合并的儲物單元，面積達211平方英尺(約合20平方米)。“這些都是極具價值的設(shè)施，而需求又超出了供應(yīng)。”

Consider for a moment that start-ups like MakeSpace charge roughly $220 a month for 36 square feet of space at an offsite warehouse. And that they will pick up those golf clubs, the summer wardrobe and other off-season belongings from your apartment. Besides, there are plenty of other storage places that will gladly house the bulky items that won’t fit in your closet. But if you are buying a multimillion-dollar pad in a top luxury condo you are likely to choose one of two options: You can buy a larger apartment, said Mr. Senbahar, “or you’re going to go down to the cellar and get equal space in a private storage room at half the price.” Joking, he added, “I personally would rather do the latter to store my fur coat for the summer.” Some space, he said, “doesn’t need views.”

試想一下，像MakeSpace這類創(chuàng)業(yè)公司每月大約收取220美元(約合人民幣1353元)，為你在一座實體倉庫內(nèi)提供36平方英尺的儲物空間。而且他們會上門取走你需要收納的高爾夫球具、夏裝衣柜等反季節(jié)行李。此外，還有很多其他儲物空間很樂意收走你家櫥柜里裝不下的大件物品。但是，如果你要在一棟頂級豪華共管公寓樓里購置一套百萬美元級別的住宅，那么你很可能就會面臨兩個選擇：你可以買一套大點的公寓，森巴哈爾說，“或者你可以去地下室，以半價買下一間同樣面積的私人儲物間，”他開玩笑地說，“如果是為了在夏天存放皮大衣的話，我個人愿意選擇后一種。”他說，有些空間“不需要看得到風(fēng)景”。

Space with no views at the Sterling Mason, a 33-unit condominium at 71 Laight Street in TriBeCa with 24 such areas, costs between $30,000 for a 28-square-foot storage unit (or $1,071 a square foot) to $55,000 for 94 square feet ($585 a square foot). The building’s 12 parking spots — nine of which are now spoken for — cost $275,000 apiece. Uptown at 520 Park Avenue, a 54-story luxury condo tower being built by Zeckendorf Development and its partners Park Sixty and Global Holdings, which recently made headlines for a penthouse triplex priced at $130 million, there are plans for 15 storage units ranging from $55,000 to $95,000 for the 31 apartments. Ten wine cellars will be offered for $125,000 to $275,000.

斯特林·梅森大樓(Sterling Mason)位于翠貝卡區(qū)萊特街(Laight Street)71號，是一棟包含33個單元的共管公寓樓。該樓盤不帶景觀的空間當(dāng)中，要價最低的是一間3萬美元(約合人民幣18萬元)、28平方英尺(約合2.6平方米)的儲物單元(相當(dāng)于每平方英尺1071美元[約合每平方米7萬元]);最高則為5.5萬美元(約合人民幣34萬元)、面積94平方英尺(約合8.7平方米)(相當(dāng)于每平方英尺585美元[約合每平方米4萬元])的空間。該樓盤共有12個停車位——本文提到的是其中9個，單價27.5萬美元(約合人民幣169萬元)。上城區(qū)的公園大道520號，是一處正在施工的樓盤，由澤肯多夫開發(fā)公司(Zeckendorf Development)及其合作伙伴Party Sixty、Global Holdings共同建造。最近，該樓盤因其要價1.3億美元(約合人民幣8億元)的三層復(fù)式頂層公寓，登上了頭條。開發(fā)商擬為其31套公寓修建15個儲物單元，價格在5.5到9.5萬美元(約合人民幣34到58萬元)之間。此外還將提供十間酒窖，要價為12.5到27.5萬美元(約合人民幣77到169 萬元)。

“Storage is no longer an afterthought,” said Elizabeth Unger, a senior sales director at the Corcoran Sunshine Marketing Group, which is marketing 56 Leonard and several other uber-luxury condos. “It’s as thought-out as designing a lobby.” And with many owners requesting storage space, parking spots and other extras, she added, “it’s also an income producer.”

“儲物空間將不再是人們事后才想起來的設(shè)施，”科克倫陽光營銷集團(Corcoran Sunshine Marketing Group)的高級銷售總監(jiān)伊麗莎白·翁格爾(Elizabeth Unger)說，“它將事先得到周全的考慮，就像設(shè)計一座大堂一樣。”她還說，由于許多業(yè)主都需要儲物空間、停車位等額外空間，“它還將成為一個創(chuàng)收來源。”

Buyers at 56 Leonard who pay $72,000 for a storage cage will not actually own it, however. As in many new buildings with subterranean space, they are buying long-term licenses for their storage units and parking spots, entitling them to use the space as long as they are residents of the building and requiring that it be sold in the event of a move. In addition to the license fee for the storage area, there is a $19-per-month charge that goes toward utilities and payroll for cleaning and maintenance.

然而在倫納德街56號，買家雖然在一個儲物籠上花費了7.2萬美元(約合人民幣44萬元)，卻不是它的實際擁有者。和許多帶有地下空間的新樓盤一樣，該樓盤的買家所購買的只是對儲物單元和停車位的長期使用權(quán)。只要他們居住在大樓內(nèi)，就可以使用這些空間;而一旦搬走，其使用權(quán)必須轉(zhuǎn)手。除了儲物空間的使用費外，買家每月還需繳納19美元(約合人民幣117元)，作為水電費和保潔人員的酬勞。

Not all that long ago, a visit to a storage bin in a stately co-op building might have involved negotiating a labyrinth with a flashlight and tripping over someone else’s chair. While today’s storage areas may be more organized, they are not much of an upgrade, mostly consisting of wire-mesh cages that come with electricity. Maid’s rooms are essentially glorified studio apartments. And parking spots are, well, parking spots.

放在幾年前，如果你去一棟富麗堂皇的合作公寓樓里看它的儲物間，你可能需要打著手電筒，在一個形同迷宮的雜物堆里行走，中途可能還會絆倒某個人的椅子。而如今的儲物空間雖然可能不像以前那么雜亂了，卻也沒有太大的升級，大多都是配備了金屬網(wǎng)，然后給房間通了電而已。傭人房實質(zhì)上就是升級版的單間公寓 (studio)。至于停車位，怎么說呢，就是普普通通的停車位。

But in today’s market, where land prices remain high, developers are compelled to find creative ways to justify the cost of a building. “You buy a site for top dollar and you have one chance to make your return,” said Jonathan J. Miller, the president of the appraisal firm Miller Samuel. One way to maximize the return, he said, is to “leverage all the assets you have that can be made into amenities that people want.” In other words, he said, “sell everything that’s not tied down.”

但是在如今的市場上，地價依然居高不下，開發(fā)商不得不另辟蹊徑來彌補樓盤成本。“既然你花重金買下了一塊建筑用地，那么你就有獲取收益的權(quán)利。”房地產(chǎn)估值公司米勒·塞繆爾(Miller Samuel)的總裁喬納森·J·米勒表示。他說，最大限度地增加收益的方法之一，就是“盡可能將你的所有資產(chǎn)都轉(zhuǎn)化成人們想要的設(shè)施。”他表示，換句話說，就是“把能賣的東西都賣掉。”

And in Manhattan, where luxury condominiums have been commanding stratospheric sums, the add-ons are priced in relation to the apartments alongside which they are being sold. “These amenities are essentially proportional in value to the building they’re located in,” said Mr. Miller. With the starting price of $72,000 for the 36-square-foot storage unit at 56 Leonard, for example, the price per square foot comes to $2,000. “That kind of makes sense,” Mr. Miller said, when you consider the apartments there have been selling for as much as $4,000 a square foot.

在曼哈頓，豪華共管公寓已經(jīng)賣到了天價，開發(fā)商開始根據(jù)搭配銷售的公寓，來為附加設(shè)施定價。“這些設(shè)施的價值實際上與其所在大樓的價值成正比。”米勒指出。比方說，在倫納德街56號，36平方英尺(約合3平方米)的儲物單元起價是7.2萬美元(約合人民幣44萬元)，相當(dāng)于每平方英尺2000美元(約合每平方米人民幣14.7萬元)。“這樣定價是有些道理的。”米勒說，畢竟，那里的公寓賣價已經(jīng)高達每平方英尺4000美元(約合每平方米人民幣 26.3萬元)了。

Besides, he added, “What’s $72,000 on a $50 million sale? It’s a rounding error.”

更何況，“假如你連5000萬美元(約合人民幣3億元)的房子都買了，7.2萬美元(約合人民幣44萬元)又算得了什么呢?只是個零頭罷了。”他補充道。

And it isn’t just new condos that are getting high prices for amenities. Brokers say the costs of storage and other add-ons have also been going up with high-end co-op resales, although the trend is harder to pinpoint since extras are often wrapped into the overall sales price when these apartments change hands.

設(shè)施要價高的，并非只有新建的共管公寓。經(jīng)紀(jì)人表示，在二手高端合作公寓里，儲物空間等附加設(shè)施的要價也在上升，只不過這一趨勢沒有那么明顯，因為當(dāng)這些公寓轉(zhuǎn)手時，其中五花八門的溢價往往已經(jīng)包含在了總價當(dāng)中。

“The days of picking up these extra spaces at prices that could be justified easily are over,” said Kathryn Steinberg, an associate broker at the Edward Lee Cave division of Brown Harris Stevens. Paying $250,000 or more for a staff room in a stately Fifth Avenue or Park Avenue co-op “would not be unusual,” she said, noting that buyers use them for everything from guest rooms to “man caves” to personal gyms. “They’ve become, in a way, another luxury toy.”

凱瑟琳·斯坦伯格(Kathryn Steinberg)是Brown Harris Stevens房地產(chǎn)公司中愛德華·李·凱夫(Edward Lee Cave)部門的助理經(jīng)紀(jì)人。她說，“現(xiàn)在，你已經(jīng)沒法像從前那樣，輕而易舉地以合理價格購置這些額外空間了。”她說，花費25萬美元(約合人民幣154 萬元)以上，在第五大道或公園大道的一棟氣派的合作公寓里購置一間傭人房，“將不再是稀奇事。”她注意到，買家會將它們用于各種用途，從客用房到“男士空間”，再到私人健身房等等。“它們從某種程度上講，已經(jīng)變成了又一種奢侈玩具。”

Resales of condo extras have also been going up. Last September, a staff unit on the seventh floor of 15 Central Park West sold for $4 million, up from $1.8 million in 2011 and slightly above $1 million in 2008. In 2011, two ground-floor units in the building, designed as detached home offices, sold for a combined $3.56 million. Earlier this year, the same combination unit was sold again, this time for $7.15 million.

共管公寓額外空間的轉(zhuǎn)售價也在上漲。去年9月，中央公園西(Central Park West)15號七層的傭人房，售價達到了400萬美元(約合人民幣2461萬元);而在2011年和2008年，其售價分別為180萬美元(約合人民幣 1107萬元)和略高于100萬美元(約合人民幣611.8萬元)的水平。2011年，同一棟樓內(nèi)的兩套一層單元——其設(shè)計意圖是當(dāng)做獨立的家庭辦公室 ——以356萬美元(約合人民幣2190萬元)的價格被一并賣出。今年早些時候，這兩個單元再次被一并賣出，這一次的賣價為715萬美元(約合人民幣 4399萬元)。

In new condominiums, developers often put the expensive condo accessories up for sale slowly, raising prices as more are sold. “They increase in value as we run out of them,” said Melissa Ziweslin, a managing director at Corcoran Sunshine. Sometimes these extra spaces are offered only to buyers of the largest, most expensive apartments, she added. “They’re really deepening their investment in a building they really believe in.”

在新的共管公寓里，開發(fā)商往往會將昂貴的共管公寓設(shè)施慢慢釋放出來銷售。賣得越多，價格就越往上漲。“庫存越少，它們的價值就越往上漲。”科克倫陽光營銷集團的總經(jīng)理梅麗莎·澤維斯林(Melissa Ziweslin)說。她還說，有時候，這些額外空間只提供給購置最大、最貴公寓的買家。“這些人真的是在自己信賴的樓盤里加大了投資。”

At 432 Park Avenue, demand was so high for staff suites, which are essentially studios located on the 28th and 29th floors, that the developers, CIM Group and Macklowe Properties, are considering adding more to the building, which recently topped out as the tallest condo in the city. At 30 Park Place, Four Seasons Private Residences New York Downtown, so-called “accessory suites” (better known as “maid’s rooms”) start at $1.2 million. There are 11 in all for the 157-unit building. Seven staff units planned for 520 Park Avenue will be called “guest suites” and will be offered for $1.45 million to $1.57 million.

公園大道432號最近已成為紐約市最高的共管公寓樓。該樓盤的傭人套間需求量太大，以至于開發(fā)商CIM集團和麥克羅威地產(chǎn)公司(Macklowe Properties)正在考慮增建。這些傭人套房實質(zhì)上就是單間公寓，位于28、29兩層。在公園廣場(Park Place)30號的紐約下城四季酒店公寓(Four Seasons Private Residences New York Downtown)，所謂的“附屬套房”(也就是人們常說的“女傭房”)起價在120萬美元(約合人民幣738萬元)。該樓盤中共包含157個單元，其中有11個帶附屬套房。而公園大道520號擬建的七套傭人房，將被稱為“客房”，要價從145萬到157萬美元(約合人民幣892萬到966萬元)。

One of the few new buildings to offer enough extras, at least in parking, for every apartment is 50 United Nations Plaza, an 88-unit condo designed by Foster and Partners for Zeckendorf Development with Global Holdings. Parking licenses cost $150,000 apiece, plus a monthly fee of $295. The building is also offering 17 wine storage units starting at $50,000 for 24 square feet and 50 storage units starting at $45,000 for 50 square feet.

在新建樓盤中，能為買家提供充足額外空間的樓盤比較少，聯(lián)合國廣場(United Nations Plaza)50號就是其中之一，至少它為每套公寓配備了停車位。這棟共管公寓樓包含88個單元，由大眾特建筑事務(wù)所(Foster and Partners)為澤肯多夫開發(fā)公司和Global Holdings設(shè)計。每個停車位使用權(quán)的要價是15萬美元(約合人民幣92萬元)，每月還需支付295美元(約合人民幣1815萬元)的費用。該樓盤還提供了17個儲酒單元，其中24平方英尺(約合2平方米)的單元，起價是5萬美元(約合人民幣31萬元);50平方英尺(約合5平方米)的起價為4.5萬美元(約合人民幣28萬元)。

Not every luxury condo is selling these extra spaces separately. At Alchemy Properties’ 35XV at 35 West 15th Street, for example, where available apartments are priced from $3.95 million to $12.65 million, each of the building’s 54 residences comes with a wine cabinet that can accommodate 69 to 300 bottles, depending on the size of the apartment purchased.

并不是每棟豪華共管公寓樓都會分開銷售這些額外空間。比方說，煉金地產(chǎn)(Alchemy Properties)在西15街35號開發(fā)的35XV，公寓房源的價格在每套395萬美元(約合人民幣2430萬元)到1265萬美元(約合人民幣 7739.8萬元)之間。該樓盤的54套住宅均配備了一個酒柜，可儲存69到300瓶酒。酒柜的大小取決于購置的公寓面積。

Brokers encourage clients to buy extras when they have the chance, even if they don’t expect to use them.

經(jīng)紀(jì)人鼓勵客戶，即使暫時不需使用，一有機會也去購買額外空間。