房地產趨勢:2025年購買土地用于數據中心開發

Real Estate Trends: Buying Land for Data Center Development in 2025

在爭奪數字主導權的賽道上，土地不僅是基礎——更是前沿陣地。

In the race for digital dominance, land isn’t just a foundation—it’s a frontier.

數字經濟正在迅猛發展——而且沒有減速的跡象。人工智能、云計算、視頻流媒體、物聯網和區塊鏈正驅動數據呈指數級增長。但所有這些數字算力，仍然需要一個物理的歸屬地。因此，在2025年，數據中心用地不僅僅是房地產，更是一項基礎設施戰略。

The digital economy is surging—and it’s not slowing down. Artificial intelligence, cloud computing, video streaming, IoT, and blockchain are driving exponential growth in data. But all that digital horsepower still needs a physical home. That’s why in 2025, land for data centers isn’t just real estate—it’s infrastructure strategy.

對于開發商、大型云服務提供商（Hyperscaler）、托管服務商以及投資者來說，問題不再是“是否要買地”，而是“在哪買、多快買、買多少”。隨著土地市場趨緊、開發門檻提高，搶占合適的地塊可能帶來巨大的競爭優勢——或者成為代價高昂的瓶頸。

For developers, hyperscalers, colocation providers, and investors alike, the question isn’tif to acquire land, but where, how fast, and how much. As land markets tighten and development hurdles grow, securing the right parcel can offer a massive edge—or become a costly bottleneck.

本博客將深入解析2025年影響數據中心未來的關鍵土地獲取趨勢：需求轉向何方、選址者優先考慮什么，以及開發商如何在電力、政策與價格之間游刃有余。

This blog unpacks thekey land acquisition trends shaping the future of data centers in 2025: where demand is shifting, what site selectors prioritize, and how developers are navigating power, policy, and pricing.

2025年的數據中心比以往任何時候都更大、更密集、要求更高。隨著高性能計算、AI訓練和對延遲敏感的應用驅動需求增長，支撐這些設施的土地必須滿足以下條件：

Data centers in 2025 are bigger, denser, and more demanding than ever. With workloads driven by high-performance computing, AI training, and latency-sensitive applications, the land beneath your facility must support:

• 電力密度：50MW+已成新常態
  

• Power Density: 50MW+ requirements are the new norm.

• 高吞吐量連接：多路徑光纖接入是基礎

• High-Throughput Connectivity: Multi-path fiber access is essential.

• 冷卻環境維持:可持續的水源和氣流組織解決方案

• Cooling-Ready Conditions: Sustainable water and airflow options.
  

• 可擴展性：支持未來10至20年的擴展空間

• Scalability: Room to expand over 10–20 years.
  

• 可靠性與風險規避：具備抗氣候影響、低干擾特性

• Reliability and Risk Mitigation: Climate-resilient, low-disruption zones.

本質上，土地不再只是“建設用地”——它是長期計算能力的基石。

In essence, land is no longer just a place to build—it’s a foundation forlong-term compute capacity.

1. 電力優先的選址策略

1. Power-First Site Selection

忘掉“地段，地段，還是地段”——如今全看電力。

Forget location, location, location—it’s all about power.

到了2025年，沒有穩定、充足電力供應的土地直接被淘汰。隨著AI集群推動兆瓦級部署需求，運營商正在：

In 2025, land without sufficient, reliable electricity is a non-starter. As AI clusters drive demand for megawatt-scale deployments, operators are:

• 尋找距離變電站1英里以內的地塊

• Sourcing parcels within a 1-mile radius of substations.

• 鎖定購電協議（PPA）與綠色能源資源

• Locking in power purchase agreements (PPAs) and green energy.

• 提前與公用事業公司合作，預測電力增長需求

• Partnering early with utility providers to forecast capacity growth.

• 這一“電力優先”戰略意味著，在很多情況下，電網接入權的重要性超過了地理位置。

• This “power-first” strategy means grid access trumps geography in many cases.

2. 已分區 & 快速審批的地塊

2. Pre-Zoned & Permitting-Ready Properties

快速上市現在是一種戰略必需。

Speed-to-market is now a strategic necessity.

已被劃為工業、科技或特殊用途，并位于審批程序快速的司法轄區的地塊，正成為高價資產。開發商更青睞那些：

Sites already zoned for industrial, tech, or special-use purposes—and located injurisdictions with expedited permitting—are commanding premium prices. Developers prefer municipalities that:

• 提供快速審批通道

• Offer fast-track reviews and approvals.

• 有數字基礎設施合作經驗的地方政府

• Have experience working with digital infrastructure.

• 提供數據中心稅收優惠或減免的城市

• Provide tax incentives or abatements for data center development.

換句話說，歡迎數據中心的城市，才是真正的大贏家。

In other words, cities that play nice with data centers win big.

3. 大手筆購買，提前囤地

3. Buying Big & Banking for the Future

按塊買地的時代已成過去。Hyperscaler和REITs（房地產投資信托）正大手筆收購：

Long gone are the days of parcel-by-parcel development. Hyperscalers and REITs are snapping up:

• 一次性數百到數千英畝的土地

• Hundreds to thousands of acres at a time.

• 選址優質的綠地或棕地項目

• Strategically located greenfield and brownfield properties.

• 可供分期開發、長期運營的地塊

• Sites intended for multi-phase, multi-decade buildouts.

土地儲備正在變成一場長期博弈。業主現在就出手，即便建設可能還要等上5到10年，以搶在分區變化、價格激增和地緣風險前面。

Land banking is becoming a long game. Owners are acquiring now—even if construction is 5–10 years away—to get ahead of zoning shifts, pricing spikes, and geopolitical risks.

4. 氣候、冷卻與用水策略

4. Climate, Cooling & Water Strategy

可持續性已經不再是可選項。氣候風險和水資源可用性，如今比以往更強地影響選址決策。2025年，精明買家的策略：

Sustainability isn’t optional anymore. Climate risk and water availability now shape acquisition decisions more than ever. In 2025, savvy buyers are:

• 避免洪水區、高地震帶與易發生山火的區域

• Avoiding flood plains, high-seismic zones, and wildfire-prone regions.

• 偏好支持自然風冷或混合冷卻的寒冷氣候

• Favoring cooler climates that support free-air or hybrid cooling.

• 獲取用水指標，或在干旱地區建設風冷設施

• Securing water rights or building air-cooled designs for arid zones.

• 將氣候韌性納入長期TCO（總擁有成本）模型

• Calculating climate resilience into long-term TCO models.

隨著ESG標準愈發嚴格、公眾審視加劇，做出可持續的土地決策，能帶來聲譽與運營上的雙重紅利。

As ESG standards tighten and public scrutiny intensifies, sustainable land decisions pay reputational and operational dividends.

5. 光纖與網絡連接是硬性指標

5. Fiber & Network Proximity Is Mandatory

沒有光纖，就沒有未來。

Without fiber, there’s no future.

買家要求靠近暗光纖線路、長途骨干網和城市環網。部分開發商更進一步，直接與電信提供商合作：

Buyers are demanding proximity todark fiber routes, long-haul backbones, and metro ring networks. Some are going a step further—partnering directly with telecom providers to:

• 同步推進土地開發與光纖建設

• Build fiber infrastructure in tandem with land development.

• 在初期設計階段就確保網絡冗余

• Establish network redundancy during initial design.

• 實現與區域和全球市場的低延遲連接

• Ensure low-latency access to regional and global markets.

在2025年，連接性不是事后補丁，而是從一開始就嵌入的核心。

In 2025, connectivity is baked into the site plan—not bolted on later.

盡管北弗吉尼亞、硅谷和達拉斯仍是核心樞紐，但二線市場正在迅速興起。開發商已經擴展至：

While Northern Virginia, Silicon Valley, and Dallas remain core hubs,secondary markets are booming. Developers are expanding into:

• 亞利桑那州鳳凰城：土地便宜、太陽能豐富、地震風險低

• Phoenix, AZ – Affordable land, solar power, low seismic activity.

• 俄亥俄州哥倫布市：地理居中、電力穩定、勞動力受教育程度高

• Columbus, OH – Central location, reliable power grid, educated workforce.

• 內華達州里諾：有利的稅制、涼爽氣候、低水耗

• Reno, NV – Pro-business tax climate, cool weather, low water usage.

• 內華達州拉斯維加斯：毗鄰西海岸、智慧水資源管理

• Las Vegas, NV – West Coast adjacency, smart water planning.

• 德克薩斯州圣安東尼奧：監管友好、土地充足、電網容量

• San Antonio, TX – Favorable regulations, abundant land, high-capacity grid.

這些地區提供具競爭力的成本收益組合，并具備更大的拓展潛力與政策開放度，是大城市日漸缺乏的優勢。

These regions offer compelling cost-benefit tradeoffs, with scalable footprints and regulatory openness that larger metros increasingly lack.

數據中心用地如今成了炙手可熱的另類資產類別。2025年，主要參與者包括：

Land for data center development is now ahot alternative asset class. Major players in 2025 include:

• REITs正在收購大型土地組合

• Real Estate Investment Trusts (REITs) acquiring land portfolios.

• 私募股權公司與Hyperscaler組建合資企業

• Private equity firms forming joint ventures with hyperscalers.

• 機構投資者支持長期基礎設施基金

• Institutional investors backing long-term infrastructure funds.

• 出售-回租（Sale-Leaseback）交易釋放運營資本

• Sale-leaseback deals allowing operators to unlock capital.

這些玩家眼中的土地，不再只是“土壤”，而是“數字黃金”。

These players see land not just as dirt—but asdigital gold.

并非每個城市都張開雙臂歡迎數據中心。

Not every town rolls out the red carpet.

數據中心可能遭遇圍繞能源使用、噪音、熱排放和地方利益不足等問題的反對。明智的開發商正在：

Data centers can face opposition around energy usage, noise, heat emissions, and perceived lack of local benefit. Smart developers are:

• 早期介入，與當地政府和居民建立聯系

• Engaging early with local governments and residents.

• 強調稅收、就業和基礎設施收益

• Emphasizing tax revenue, job creation, and infrastructure upgrades.

• 采用低噪聲、低可見度、綠化隔離的設計方案

• Designing facilities with noise abatement, low-profile structures, and green buffers.

• 簽署“社區利益協議（CBA）”以爭取公眾支持

• Incorporating community benefit agreements (CBAs) to win support.

一個好的土地戰略，也必須包含一套良好的溝通戰略。

A solid land strategy includes acommunications strategy.

在當下競爭激烈的房地產市場中，早期買家正在這樣做：

To thrive in today’s competitive real estate environment, here’s what leading buyers are doing:

• 從電力開始：評估當前和未來容量

• Start with power: Evaluate current and future capacity.

• 盡早搞定分區：別指望審批快速

• Secure zoning early: Don’t assume fast permits.

• 規劃模塊化擴展：為未來預留空間

• Plan for modular growth: Futureproof your footprint.

• 搞懂用水問題：了解你的用水指標與冷卻限制

• Get smart on water: Know your rights and cooling limits.

• 與光纖供應商協同設計：從第一天就集成網絡連接

• Co-design with fiber providers: Embed connectivity from Day 1.

在這個由AI驅動、云推動的數字經濟時代，土地不僅是拼圖的一塊——更是一切的底座。到了2025年，購買數據中心用地早已從一個戰術性的房地產動作，升級為決定企業是否能擴展、競爭和引領數據時代的基礎設施核心戰略。

In today’s AI-driven, cloud-fueled digital economy, land isn’t just a piece of the puzzle—it’s theplatform for everything that follows. In 2025, buying land for data center development has evolved from a tactical real estate move into a core infrastructure strategy that determines whether companies can scale, compete, and lead in the data era.

那些最具前瞻性的運營商，不再只是部署服務器和機架——他們在構建土地管線、談判跨數十年的電力協議、并擴張至支持長期產能與可持續目標的戰略地區。

The most forward-thinking operators are no longer just deploying servers or racks—they're buildingland pipelines, negotiating multi-decade utility agreements, and expanding into strategic regions that support long-term capacity and sustainability goals.

無論你是打造下一個500MW園區的Hyperscaler、尋求快速上市的托管服務商，還是鎖定下一個爆發市場的投資人，有一個事實始終不變：

Whether you're a hyperscaler architecting the next 500MW campus, a colocation provider seeking speed-to-market, or an investor identifying the next breakout market, one truth remains:

土地，是數字基礎設施化為現實的起點。

Land is where digital infrastructure becomes physical reality.

翻譯：

劉艷賓

蘋果數據中心 電氣系統運維工程師

DKI（DeepKnowledge Intelligence）高級研究員

校對：

王謀銳

城地香江(上海)云計算有限公司  電氣架構師

DKI（DeepKnowledge Intelligence）高級研究員

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