How can logistics real estate market take advantage of e-commerce retail sales growth trend? ( Part Two )
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延續上篇的內容，下篇將進一步討論台灣物流地產在未來發展可能面臨的瓶頸與挑戰。
上篇文章連結：【物流地產如何搭上電商零售成長商機？（上）｜時事新思維】
瓶頸一：滿足不同客戶需求
Challenge 1: Meeting different customer needs
首先，作為第三方物流倉儲不動產，如何滿足客戶的不同需求成為一道難題。若業主持有的資產為大型物流地產，可能面臨到不同客戶產業別不一、商品不一的情形。在此情境下，擁有大倉的業主可將大倉空間劃分為多個小倉，服務多位客戶。與此同時，倉內設備可以依照個別產業進行客製化，滿足特定產業需求以提升資產價值。
First of all, as a third-party logistics warehousing real estate, one of the major challenges is to meet the different needs of their customers. If the assets held by the owner are large-scale logistics real estate, they may face the situation that customers from different industries have different kinds of products to be stored and delivered. Under this circumstance, owners and investors with large warehouses can divide the large warehouse space into multiple small units to serve multiple customers. At the same time, the equipment in the warehouse can be customized to meet the needs of specific industries.
例如永聯物流致力於打造全台最高規格的物流中心，旗下瑞芳物流園區裡已設有紅酒、電商、家電、冷鏈、美妝、醫藥、鞋服共7個專倉。其中，永聯在冷鏈專區設置攝氏負30度的低溫環境，使客戶不需額外進行大規模投資即可獲得需要的空間。除此之外，業者可以自行規畫、調整自動化設備、運輸、物流服務。對個別產業提供客製化、具彈性的服務能夠滿足特定客戶需求，創造更高價值。
For example, ALP Logistics in Taiwan is committed to building the highest-standard logistics center in Taiwan. Its ALP Logistics Park has set up 7 special warehouses for wine, e-commerce, home appliances, cold chain, beauty, medicine, shoes and clothing sectors. Among them, the cold chain warehouse is equipped with a low temperature environment of minus 30 degrees Celsius, so that customers can obtain the needed space without additional large-scale investment. Moreover, logistics operators can plan and adjust automation equipment, transportation, and logistics services at their discretion. Providing customized and flexible services to individual industries can meet specific customer needs and create better asset value.
若業主持有的資產為小型物流地產，空間不足以容納不同產業客戶，勢必要作更加完善且精確的產品定位規劃以預測潛在租戶需求。例如可以透過資產所在地之消費情形、鄰近進貨點（如漁港、機場等）常見貨物類別推測地產潛在客戶以及他們對於物流設備的需求，進而客製化適合該產業的設施。舉例來說，位於人口結構較為年輕之區域可針對年輕女性（根據拼多多2020年發布的報告顯示，新生代年輕女性漸漸成為消費主力，註10）常購買的美妝、服飾用品品牌通路作為潛在租戶定位。如此一來，能夠滿足潛在客戶的需求，更加受到業者青睞。
If the property held by the owner is a smaller-scale logistics real estate, a more comprehensive product positioning plan is bound to be made to predict the needs of potential tenants. For example, it is possible to infer potential real estate customers from their needs for logistics equipment through the consumption trends in which the asset is located and the common types of goods near the importing hub (such as port, airport, etc.), and then customize the facilities suitable for the industry. For example, in an area with a relatively young population structure, young women (according to Pinduoduo’s report in 2020), one of the main target consumer segment, frequently purchase cosmetics and clothing products. Thus, real estate owners and investors can target brands from these industries as potential tenants. In this way, they can meet the needs of potential customers and be more favored by the specific retailers.
瓶頸二：物流排碳影響環境
Challenge 2: Logistics transportation carbon emissions affect the environment
根據「2022年氣候變遷績效指標」排名，台灣名列第60，為全球倒數第5，其中在「溫室氣體排放」項目的得分非常低（註11）。而根據ICLEI 2021年的統計，「貨物流通」已占每年城市溫室氣體排放量的四成（註12）。因此，從物流排碳著手，建立低汙染制度將有助於緩和碳排放問題並提升不動產整體價值。
According to the "2022 Climate Change Performance Indicators" ranking, Taiwan ranks 60th, the fifth lowest in the world, with a very low score in the "Greenhouse Gas Emissions" section. According to ICLEI statistics in 2021, "goods delivery transportation" accounts for 40% of the annual urban greenhouse gas emissions. Therefore, the establishment of a low-pollution logistics system will help alleviate the problem of carbon emissions and increase the overall value of real estate.
桃園於城市發展的指導綱領中新增「生態物流」項目，希望能夠讓年產值大過兩千億元的桃園物流業結合永續發展概念。例如桃園大溪「低碳寧靜轉運站」由政府聯合物流產業、運具產業及在地業者，讓物流業者將貨卸在轉運站中，再用電動機車、三輪車等低碳載具將貨物配送至家庭、商家。桃園市政府為此成立了生態物流專案辦公室，與各方業者討論生態物流可行性，並以問卷調查居民的需求、看法等。因此，在城鎮中擁有大型物流地產的業主可以與政府、電動車/共享機車業者三方合作，共同合作實踐區域共享物流模式，在永續發展趨勢之下展現ESG精神並吸引品牌業者，提升願付租金價格及地產價值。
Government officials in Taoyuan City has added the "ecological logistics" section to its urban development guidelines, aiming to combine the concept of sustainable development with Taoyuan's logistics industry, which has an annual output value of over 200 billion yuan. For example, the "Low-Carbon Logistics Transfer Station" in Taoyuan is set up by a project team comprised of the government, the logistics industry, and local retail brands. The facility allows the logistics industry to unload the goods at the transfer station, and then use low-carbon vehicles such as electric scooters to deliver the goods to family and business. The Taoyuan City Government has set up an ecological logistics project office to discuss the feasibility of ecological logistics with various business operators and has been surveying residents' opinions through questionnaire. Therefore, owners of large-scale logistics real estate in cities and towns can cooperate with the government and electric vehicle manufacturers to jointly practice the regional co-logistics model and demonstrate the ESG spirit under the trend of sustainable development. By doing so, they can attract brand owners and enhance retailers’ willingness to pay higher rental prices.
瓶頸三：成本不斷攀升影響企業端承租意願
Challenge 3: The rising cost affects retailers’ willingness to lease logistics property
近年來，不論是土地、工人、營造等成本都不斷在攀升。在這樣的市場條件下，地產業主被迫調高資產價格已反映居高不下的成本，但如此高的價格卻可能使潛在租戶望而卻步。業主雖然無法改變高成本環境的事實，但可以從其他面向降低企業承租之成本，給予完整服務的同時也降低業者總營運成本。
In recent years, due to the Pandemic, the cost of land, workers, and construction has continued to rise rapidly. Under such market conditions, property owners are forced to raise asset prices to reflect increasing building costs, but such high prices may deter some potential tenants. Although it is impossible for the owner to ignore the high-cost environment, it can reduce the cost of enterprise leasing by providing more comprehensive services to reduce the total operating cost for its enterprise clients.
例如普洛斯試圖打造完整的物流生態圈，為企業提供冷鏈設備、車隊的融資租賃服務。由於冷鏈設備屬於重資產投資，提供融資租賃服務可以使業主降低初期投入之成本，加速營運規模之擴展。另外，為了避免業者現金周轉不靈，普洛斯也提供日常營運資金墊款服務，讓租戶能夠更靈活使用資金。因此，地產業主可以透過投資物流設備商、物流車隊，以較便宜的價格擁有物流設施並承租給客戶，降低客戶投資物流所需之總成本，解決中小企業營運上的各個痛點，打造完整服務鏈並提升資產價值。
For instance, GLP is trying to build a comprehensive logistics ecosystem and to provide enterprises with financial leasing services for cold chain equipment and vehicles. Since cold chain equipment is considered heavy asset investment, providing financial leasing services can enable retailers to reduce the cost of initial investment and accelerate the expansion of operation scale. Additionally, to avoid the cash flow problems of the industry, GLP also provides daily working capital advance payment services, allowing tenants to use funds more flexibly. Therefore, real estate owners and investors can own logistics facilities at a cheaper price and lease them to customers by investing in logistics equipment and vehicle providers, reducing the total cost of customers' investment in logistics, solving bottlenecks for retailers, and thereby creating win-win situation and better asset value.
結語
Conclusion
零售線上業績的飛速成長大大改變了零售業者的競爭模式，並凸顯了「快速、可靠物流」在產業內的重要性。因此，物流地產業主可以透過以下方法提升資產價值：將都會區內閒置地產規劃為電商之衛星倉，滿足電商對於「鄰近顧客」的需求；在物流中心內添增數位化系統及智慧化設備，加快訂單處理效率並節省成本；根據前述產品定位進行空間設計，打造出適合潛在客戶的物流空間環境。
The rapid growth of e-commerce retail sales during the Pandemic has greatly changed the competition environment for retailers and has highlighted the importance of "fast and reliable logistics" in the industry. Therefore, logistics real estate owners and investors can enhance the value of their assets through the following methods: planning the idle real estate in the metropolitan area as decentralized warehouse; adding digital systems and automated equipment to logistics centers; creating logistics space environment suitable for potential customers after sophisticated product positioning.
而針對未來物流業可能面臨的瓶頸，業主可以透過產業客製化、產品規劃以滿足不同租戶的需求；透過與政府、低碳運具業者三方合作打造生態物流圈，並減少碳足跡；透過打造完整服務鏈幫助企業降低物流總成本，解決企業所面臨的痛點。跟上消費者的快消費趨勢，並排除未來將面臨的阻礙，就能搭上電商零售成長商機, 並為其資產創造最大價值。
In response to the challenges that the logistics industry may face in the future, property owners can meet the needs of different tenants through industrial customization and product planning; reduce carbon footprint through establishment of ecological logistics infrastructures; help enterprises reduce the total cost of logistics operation through providing capital leasing services. Keeping up with consumers' fast-moving consumption trends as well as eliminating the obstacles that will be faced by the logistics industry in the future, property owners can then take advantage of e-commerce retail sales growth and create maximum value for their assets.
照片來源：自由時報報導資料 (註13)
# 物流地產規劃 # 不動產開發
# 不動產產品定位 # 資產價值最大化
# 諾締不動產
# CreateBestAssetValue
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