住在曼哈顿，你永远缺一个储物间

Creature Comforts, à la Carte

住在曼哈顿，你永远缺一个储物间

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.

不懂行情的买家可能会以为，那些标价100万美元(约合人民币615万元)、200万美元(约合人民币1230万元)乃至更高的公寓，肯定是把所有配套设施都安排好了的，也难怪他们会这么想。但是，随着曼哈顿超奢华共管公寓的房价持续攀升，在这些华丽的新楼盘里，几乎每一英寸的额外空间都能以超高的价格单独销售，不管它的位置是在地下室里的储藏单元，还是各楼层里的佣人房。

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.

在格莱美西公园(Gramercy Park)18号，去年成交了一套4200万美元(约合人民币2.6亿元)的复式顶层公寓。如今，其地下室里35平方英尺(约合3平方米)的金属网储物笼要价是7.5万美元(约合人民币46万元)，约合每平方英尺2143美元(约合每平方米人民币15.3万元)。东79街135号是上东区的一栋战前风格建筑，其中的一套公寓最近以2650万美元(约合人民币1.6亿元)的价格成交。在这里，私人酒窖的价格最低为98500美元(约合人民币61万元)，可存放900瓶酒;最高为21.5万美元(约合人民币132万元)，可存放1700瓶酒。在公园大道432号，一套顶层公寓以9500万美元(约合人民币 5.8亿元)的价格成交。而楼内25间员工套房(也就是通常所说的佣人房)的卖价在153到287.5万美元(约合人民币941到1769万元)之间。此外，在苏豪区克罗斯比街(Crosby Street)42号，一个地下停车位的标价已经达到了100万美元(约合人民币615万元)。

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

在高端共管公寓楼盘，佣人房、储物空间、酒窖和停车位等设施能卖到七位数的价格

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.”

毕竟，这里是曼哈顿，私人空间是最稀缺的商品，无论这个空间是用来停放你的保时捷，给你来访的亲戚做客房，还是用来存放你收藏的、越来越多的手提包。“这是经济学的基本规律，”伦纳德街(Leonard)56号的开发商之一、Alexico集团的总裁伊扎克·森巴哈尔(Izak Senbahar)说。伦纳德街56号位于翠贝卡区(TriBeCa)区，是一座包含145套单元的大楼。该楼盘的28个停车位当中，几乎所有停车位都以 50万美元(约合人民币308万元)的单价成交。而储物空间的卖价最低为7.2万美元(约合44万美元)，可使用面积36平方英尺(约合3平方米)的空间;最高则为30万美元(约合185万美元)，可拥有一个合并的储物单元，面积达211平方英尺(约合20平方米)。“这些都是极具价值的设施，而需求又超出了供应。”

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.”

试想一下，像MakeSpace这类创业公司每月大约收取220美元(约合人民币1353元)，为你在一座实体仓库内提供36平方英尺的储物空间。而且他们会上门取走你需要收纳的高尔夫球具、夏装衣柜等反季节行李。此外，还有很多其他储物空间很乐意收走你家橱柜里装不下的大件物品。但是，如果你要在一栋顶级豪华共管公寓楼里购置一套百万美元级别的住宅，那么你很可能就会面临两个选择：你可以买一套大点的公寓，森巴哈尔说，“或者你可以去地下室，以半价买下一间同样面积的私人储物间，”他开玩笑地说，“如果是为了在夏天存放皮大衣的话，我个人愿意选择后一种。”他说，有些空间“不需要看得到风景”。

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·梅森大楼(Sterling Mason)位于翠贝卡区莱特街(Laight Street)71号，是一栋包含33个单元的共管公寓楼。该楼盘不带景观的空间当中，要价最低的是一间3万美元(约合人民币18万元)、28平方英尺(约合2.6平方米)的储物单元(相当于每平方英尺1071美元[约合每平方米7万元]);最高则为5.5万美元(约合人民币34万元)、面积94平方英尺(约合8.7平方米)(相当于每平方英尺585美元[约合每平方米4万元])的空间。该楼盘共有12个停车位——本文提到的是其中9个，单价27.5万美元(约合人民币169万元)。上城区的公园大道520号，是一处正在施工的楼盘，由泽肯多夫开发公司(Zeckendorf Development)及其合作伙伴Party Sixty、Global Holdings共同建造。最近，该楼盘因其要价1.3亿美元(约合人民币8亿元)的三层复式顶层公寓，登上了头条。开发商拟为其31套公寓修建15个储物单元，价格在5.5到9.5万美元(约合人民币34到58万元)之间。此外还将提供十间酒窖，要价为12.5到27.5万美元(约合人民币77到169 万元)。

“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.”

“储物空间将不再是人们事后才想起来的设施，”科克伦阳光营销集团(Corcoran Sunshine Marketing Group)的高级销售总监伊丽莎白·翁格尔(Elizabeth Unger)说，“它将事先得到周全的考虑，就像设计一座大堂一样。”她还说，由于许多业主都需要储物空间、停车位等额外空间，“它还将成为一个创收来源。”

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.

然而在伦纳德街56号，买家虽然在一个储物笼上花费了7.2万美元(约合人民币44万元)，却不是它的实际拥有者。和许多带有地下空间的新楼盘一样，该楼盘的买家所购买的只是对储物单元和停车位的长期使用权。只要他们居住在大楼内，就可以使用这些空间;而一旦搬走，其使用权必须转手。除了储物空间的使用费外，买家每月还需缴纳19美元(约合人民币117元)，作为水电费和保洁人员的酬劳。

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.

放在几年前，如果你去一栋富丽堂皇的合作公寓楼里看它的储物间，你可能需要打着手电筒，在一个形同迷宫的杂物堆里行走，中途可能还会绊倒某个人的椅子。而如今的储物空间虽然可能不像以前那么杂乱了，却也没有太大的升级，大多都是配备了金属网，然后给房间通了电而已。佣人房实质上就是升级版的单间公寓 (studio)。至于停车位，怎么说呢，就是普普通通的停车位。

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.”

但是在如今的市场上，地价依然居高不下，开发商不得不另辟蹊径来弥补楼盘成本。“既然你花重金买下了一块建筑用地，那么你就有获取收益的权利。”房地产估值公司米勒·塞缪尔(Miller Samuel)的总裁乔纳森·J·米勒表示。他说，最大限度地增加收益的方法之一，就是“尽可能将你的所有资产都转化成人们想要的设施。”他表示，换句话说，就是“把能卖的东西都卖掉。”

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.

在曼哈顿，豪华共管公寓已经卖到了天价，开发商开始根据搭配销售的公寓，来为附加设施定价。“这些设施的价值实际上与其所在大楼的价值成正比。”米勒指出。比方说，在伦纳德街56号，36平方英尺(约合3平方米)的储物单元起价是7.2万美元(约合人民币44万元)，相当于每平方英尺2000美元(约合每平方米人民币14.7万元)。“这样定价是有些道理的。”米勒说，毕竟，那里的公寓卖价已经高达每平方英尺4000美元(约合每平方米人民币 26.3万元)了。

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

更何况，“假如你连5000万美元(约合人民币3亿元)的房子都买了，7.2万美元(约合人民币44万元)又算得了什么呢?只是个零头罢了。”他补充道。

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.

设施要价高的，并非只有新建的共管公寓。经纪人表示，在二手高端合作公寓里，储物空间等附加设施的要价也在上升，只不过这一趋势没有那么明显，因为当这些公寓转手时，其中五花八门的溢价往往已经包含在了总价当中。

“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.”

凯瑟琳·斯坦伯格(Kathryn Steinberg)是Brown Harris Stevens房地产公司中爱德华·李·凯夫(Edward Lee Cave)部门的助理经纪人。她说，“现在，你已经没法像从前那样，轻而易举地以合理价格购置这些额外空间了。”她说，花费25万美元(约合人民币154 万元)以上，在第五大道或公园大道的一栋气派的合作公寓里购置一间佣人房，“将不再是稀奇事。”她注意到，买家会将它们用于各种用途，从客用房到“男士空间”，再到私人健身房等等。“它们从某种程度上讲，已经变成了又一种奢侈玩具。”

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.

共管公寓额外空间的转售价也在上涨。去年9月，中央公园西(Central Park West)15号七层的佣人房，售价达到了400万美元(约合人民币2461万元);而在2011年和2008年，其售价分别为180万美元(约合人民币 1107万元)和略高于100万美元(约合人民币611.8万元)的水平。2011年，同一栋楼内的两套一层单元——其设计意图是当做独立的家庭办公室 ——以356万美元(约合人民币2190万元)的价格被一并卖出。今年早些时候，这两个单元再次被一并卖出，这一次的卖价为715万美元(约合人民币 4399万元)。

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，开发商往往会将昂贵的共管公寓设施慢慢释放出来销售。卖得越多，价格就越往上涨。“库存越少，它们的价值就越往上涨。”科克伦阳光营销集团的总经理梅丽莎·泽维斯林(Melissa Ziweslin)说。她还说，有时候，这些额外空间只提供给购置最大、最贵公寓的买家。“这些人真的是在自己信赖的楼盘里加大了投资。”

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.

公园大道432号最近已成为纽约市最高的共管公寓楼。该楼盘的佣人套间需求量太大，以至于开发商CIM集团和麦克罗威地产公司(Macklowe Properties)正在考虑增建。这些佣人套房实质上就是单间公寓，位于28、29两层。在公园广场(Park Place)30号的纽约下城四季酒店公寓(Four Seasons Private Residences New York Downtown)，所谓的“附属套房”(也就是人们常说的“女佣房”)起价在120万美元(约合人民币738万元)。该楼盘中共包含157个单元，其中有11个带附属套房。而公园大道520号拟建的七套佣人房，将被称为“客房”，要价从145万到157万美元(约合人民币892万到966万元)。

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.

在新建楼盘中，能为买家提供充足额外空间的楼盘比较少，联合国广场(United Nations Plaza)50号就是其中之一，至少它为每套公寓配备了停车位。这栋共管公寓楼包含88个单元，由大众特建筑事务所(Foster and Partners)为泽肯多夫开发公司和Global Holdings设计。每个停车位使用权的要价是15万美元(约合人民币92万元)，每月还需支付295美元(约合人民币1815万元)的费用。该楼盘还提供了17个储酒单元，其中24平方英尺(约合2平方米)的单元，起价是5万美元(约合人民币31万元);50平方英尺(约合5平方米)的起价为4.5万美元(约合人民币28万元)。

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.

并不是每栋豪华共管公寓楼都会分开销售这些额外空间。比方说，炼金地产(Alchemy Properties)在西15街35号开发的35XV，公寓房源的价格在每套395万美元(约合人民币2430万元)到1265万美元(约合人民币 7739.8万元)之间。该楼盘的54套住宅均配备了一个酒柜，可储存69到300瓶酒。酒柜的大小取决于购置的公寓面积。

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

经纪人鼓励客户，即使暂时不需使用，一有机会也去购买额外空间。