Commercial Lease Calculator
From monthly rent, escalation and fit-out, compute the average monthly cost and total occupancy cost over a commercial lease term.
輸入資料
計算結果
重點速覽：Commercial lease true cost goes beyond headline rent: rent-free period, annual escalations, management fees, government rates/government rent, and fit-out (net of allowance). average monthly = total rent over term / term months; total cost = rent + management + rates + fit-out (net of allowance). In Hong Kong, tenants usually pay management and rates/government rent on top of rent, and landlords often give a rent-free fit-out period. WARNING: Hidden terms — stamp duty on the tenancy agreement, deposits (2-3 months), reinstatement at exit, break clauses. Read the whole lease; this is an estimate, not legal advice.
計算公式
總租金率 = 基本租金率 + 營運開支率 (每單位面積 / 年)。
每年租金 = 面積 × 總租金率;每月租金 = 每年租金 ÷ 12。
租約總租金 = 每年租金 × 年期。
代理佣金 = 佣金% × 年期 × 每年租金。
$$\text{每年租金} = \text{面積} \times (\text{基本租金率} + \text{營運開支率})$$$$\text{代理佣金} = \text{佣金\%} \times \text{年期} \times \text{每年租金}$$使用說明
- Enter the monthly rent and lease term.
- Enter rent-free months and the escalation step/interval.
- Enter management fee, rates, fit-out and allowance.
- View the average monthly and total occupancy cost.
以租用面積 1,000 呎為例，不同租金率、年期與結構下的租金與佣金 (代理佣金率 5%)。
| 基本 + 開支 (每呎/年) | 每年租金 | 每月租金 | 租約年期 | 租約總租金 | 代理佣金 |
|---|---|---|---|---|---|
| $20 + $5 = $25 | 25,000 | 2,083.33 | 3 年 | 75,000 | 3,750 |
| $30 + $8 = $38 | 38,000 | 3,166.67 | 3 年 | 114,000 | 5,700 |
| $20 + $0 = $20 (淨租) | 20,000 | 1,666.67 | 3 年 | 60,000 | 3,000 |
| $20 + $5 = $25 | 25,000 | 2,083.33 | 5 年 | 125,000 | 6,250 |
理財情境案例
案例一：毛租 vs 淨租，別只看「基本租金」
一間公司比較兩個 1,000 呎的辦公室。A 是毛租 (全包)：每呎 $25 (含管理費水電)，每年租金 = 1,000 × 25 = HK$25,000。B 是淨租：基本租金每呎只要 $20 看似便宜，每年 HK$20,000，但管理費、水電、維修要租客另付。
若 B 的實際營運開支折算後也約每呎 $6，總成本其實是每呎 $26，比 A 還貴。用本計算器把 B 的營運開支率填 $5–6，就能把兩者拉到同一基礎比較。
教訓：商業租約的『基本租金』不等於總成本。淨租 (尤其三淨租 NNN) 把稅項、保險、維修的浮動風險轉嫁給租客，帳面租金低不代表更划算，簽約前應把所有開支換算成『實際每呎成本』再比較。
案例二：年期越長，總承擔與佣金越大
同一個每呎 $25、1,000 呎的舖位，每年租金 HK$25,000。簽 3 年約：租約總租金 = 25,000 × 3 = HK$75,000，代理佣金 (5%) = 5% × 3 × 25,000 = HK$3,750。
若改簽 5 年約：總租金升至 HK$125,000，代理佣金升至 HK$6,250。長約能鎖定租金、避免短期內被大幅加租，對想穩定經營的商戶有利；但也意味著更長的總承擔，萬一提早退租可能涉及罰則或需補付租金。
商業租約的代理佣金通常按每年租金的百分比乘以年期計、多由業主支付，付款方式 (如入伙與約滿各付一半) 可協商。租客決定年期時，應在『鎖定租金的穩定性』與『提早退租的彈性』之間權衡。
常見問題
What is included beyond the headline rent in Hong Kong?
Typically: management fee (building upkeep), government rates and government rent (levied by the government, passed to tenant), and sometimes air-conditioning or promotion levies (malls). These can add a meaningful percentage on top of rent, so always budget the all-in monthly cost, not just the headline.
How does a rent-free period affect cost?
A rent-free (fit-out) period lowers the effective rent because you pay nothing for those months but get the use. Spreading the total rent over the full term gives a lower average monthly cost — a key bargaining chip, especially for new tenancies or weak markets.
How do escalations work?
Rent often rises by a fixed % every set interval (e.g. +5% every 2 years). This lifts the later-period rent and the total cost. Model it to see the true average, and negotiate the escalation rate and timing — a lower step saves more over a long lease than a small headline discount.
What hidden costs should I check?
Stamp duty on the tenancy agreement (shared or by tenant per terms), a deposit of 2-3 months' rent (returnable subject to conditions), reinstatement/ dilapidations at exit (restore the premises), and any break clause penalties or renewal terms. These can materially change the real cost and your exit flexibility.
Should I compare on average monthly or total?
Both. Average monthly tells the ongoing burden (vs your revenue/cash flow); total tells the full commitment over the term (vs alternatives). Compare candidate premises on the same basis and term, and weigh location and footfall, not just cost. This tool estimates; have a solicitor review the lease.
相關工具
參考資料
內容審核：香港計算器財經團隊。計算邏輯與公式參考香港金融管理局（HKMA）及投資者及理財教育委員會（IFEC）之個人理財計算指引，結果僅供參考，實際以相關機構公佈為準。