After the 1997 Asian financial crisis a series of government rescue, is evident.

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announced late last month, this column. Pan Huixian served as Hong Kong, Sun Hung Kai Properties Group founder Kwok Tak's personal assistant for eight years, then Jia Rujia in real estate, after leaving Hong Kong to settle in Canada. In Canada during the period in real estate with extensive professional experience, with detailed data and rational analysis, she created this
because most close to the Hong Kong prUnique Wedding Dresses ty tycoons who understand the commercial real estate operation, so Pan Huixian holds a lot of real estate in Hong Kong first-hand information. In her narrative, despite the surface degrees of freedom in Hong Kong is the world's [What's New Price Unit Reviews] highest economic body, but in fact Hong Kong's economy is controlled by several major real estate developers, and a far cry from the so-called free economy. Hong Kong real estate developers not only monopoly, their influence will extend to Hong Kong's economic sectors, particularly public utilities, telecommunications, transportation, energy, retail, etc., are everywhere the shadow of several major real estate family; Not only that, academic, accounting, law, engineering and other professional fields, to some extent embracing real estate, for the vested interests to speak. The last of the victims are often ordinary people, anmother of the bride dresses d cause extreme divide between rich and poor, but also lead to reduced employment and entrepreneurship, but also angered after 80 generations, even the silence of the middle class.
After all, these systems have been the monopoly of land, industry and economic concentration, serious disparity, class divisions and social injustice hotbed. In the Hegemony over the estate in the shadow of Hong Kong, we drift forward from ... ... years after the reform of the housing market, housing prices soared, ordinary working-class has been difficult to afford housing. In the past six months, the mainland government began to speed up the security room, low-rent housing construction. In Hong Kong, through public policy, more effective solution to the territory of the housing problems of low-income people, according to rough estimates, most of Hong Kong people over 40 or have been in the public housing estates to long or short lived some time. However, in the 1997 Asian financial crisis, the Hong Kong public housing construction stalled, which is what causes it?
Pan Huixian: Hong Kong public housing posheath column wedding dresses licy, in short, is divided into low-cost housing scheme and the Home Ownership Scheme (the Scheme) program, the former in 1953 after a fire in Shek Kip Mei squatter into effect, placed no roof over their heads to the needy; and the latter in 1974 by Governor MacLehose was founded, the goal to help low-income home ownership, so that it increases a sense of belonging in Hong Kong. Dealing with strictly limited and means-tested, HOS prices to remove the land as a subsidy, to be resold to the government to pay back. These two programs have been since the 1950s with the implementation of rent control measures in private properties, under the rule of the British Government has worked well, but never on private property (real estate) market has a negative impact. After the handover, since the Government eighty-five thousand sets of vested interests of public and private housing proposal was triggered by the Asian financial crisis as an excuse to tear down the tide of negative equity, the first floor with private rent controls were removed completely, the Housing Secretary Michael Suen, in the following 2002 announced a series of measures to prop up the property market, including the cessation or irregular sale of HOS flats and stop the auction of land. This should be of these temporary measures, through the subsequent 2005 to 2010 of the property market property prices are still crazy busy has been preserved, and the Hong Kong Government have failed to turn a blind eye, leading to a lot of people live a dream can not start, complaining .
In your opinion, if you want to revive Hong Kong's public housing policy, what is the premise?
Pan Huixian: the Government's sincerity and determination to just return the original of the benevolent public policy track, refused unrealistic, on the boundless beneficence. Of course, you also need social consensus necessary for most people agree that the next generation of long-term welfare and well-being of the housing supply will be seriously distorted industrial structure and economic issues, as well as those arising from the inter-generational poverty and the disparity of deep contradictions completely resolved, so that everybody can live and work. Vested interests should also be aware of the burden of their corporate social responsibility.
1997 Hong Kong's public housing policy is more successful, effectively easing was living contradiction. This is now the low-rent housing in Hong Kong and mainland China, protection of housing policy, which can learn from the successful experience?
Pan Huixian: have a history as evidence of successful experience fits Jieke reference. As noted above, the goal of low-rent housing system to provide low-cost housing for the poor families, HOS is designed to not afford to buy private property, but nor eligible for the low income housing exempt from the housing land supply , while allowing public housing tenants when increase in revenue opportunities for home ownership, to free up public housing units for families who need to move. Facts have proved that Hong Kong's public housing rent Scheme and private building management system to run smoothly until 1997, can fairly take into account the interests of all sectors.
based on your personal observation and understanding, how do you assess current state of the low-rent housing policy?
Pan Huixian: housing policy on the mainland I do not know, a bad comment.
either Hong Kong or mainland China, public policy and commercial real estate are there any contradictions? Where is the crux of this contradiction?
Pan Huixian: HOS policy is undoubtedly a public welfare policy, but also the people's basic right to live. The experience of Hong Kong, no contradiction with the private property market, but also in Hong Kong under the high land price policy, it has its essential nature, can play a buffer role. Private property market has its own ups and downs of their own ups and downs of economic cycles by saying that it would be public housing home ownership and decline in value of the impulse, but the vested interests of selfish barely excuses. The plan was shelved construction of flats makes the loss of low-income first time home buyers to purchase home ownership opportunities, to some extent, encourage the purchase of more expensive properties, the median real estate wants.
indefinitely construction of HOS flats, which means there are enough qualified people to buy HOS flats, deprived of the right to choose, also means to improve the living conditions of tenants, loss of home ownership and home ownership market the opportunity. This is the Government's short-sighted measures to win over developers, the expense of the welfare of vulnerable groups.
internationally recognized that low-income housing in the settlement of the issue, Singapore's HDB plan is one of the most successful models, over 80 per cent of Singapore's population live in the house built by the Government group every year a certain number of HDB market. If you compare Hong Kong's public housing system and the Singapore model, where the superiority of the latter? On the continent, should learn from Singapore's housing policy model?
Pan Huixian: As far as I know, in fact, Singapore HDB plans, in addition to the purchasing power of home buyers in addition, taking into account the HDB to offer comfort, shelter area is quite large; Hong Kong's public housing residents housing units, quality and size are far and Singapore, is still a lot of room for improvement. Singapore model of success, has long been internationally recognized, Ye Hao Hong Kong, the mainland Ye Hao, learn from Singapore's success story has beneficial rather than harmful. According to one familiar with the Singapore forum home ownership policies, Economic Journal said the Friends of the altar, there are now 3.3 million citizens of Singapore, flats eighty 000 by rental units forty-five thousand. Suppose there are two five people per household, a total of 1.32 million households, and HOS low-cost housing about 70 families have benefited.
addition to the Hong Kong public housing model, Singapore HDB mode, what other countries, public housing or low-rent housing policies, instruments, it is worth the mainland of the security room, low-rent housing policy reference?
Pan Huixian: German real estate system will play a stabilizing role in the country property market, property prices stable in recent years the development of reason, the German government attaches great importance to housing supply and demand balance, and encourage the development of the rental market , with laws to protect tenants' interests, and specific groups of low-rent housing, but also encourage self-help housing and co-housing, real estate to break the monopoly on the supply of housing. In addition, the heavy taxes imposed by the German government to crack down on property speculators, and bound by law to rent housing, where prices and rents were high and profits, real estate or landlord should be held criminally responsible. Germany's real estate system, and even Hong Kong and mainland China should learn from.
continent from the 1990s rise of the commercial real estate development, many tools to learn the Hong Kong model, such as pre-sale system, land auction, in your opinion, the mainland commercial real estate development model to learn from Hong Kong, is failure or success? Mainland commercial real estate development, both real estate companies or local governments, in the learning process of the Hong Kong model, and finally to
 
your and so on. In mainland China, the consequences of housing boom, the local government for the land development of the kidnapping. Depending on your life in Canada and other countries, work experience, a country, a regional economic and policy for land and property is only a few companies around? I mean, in Canada, Europe and other countries, how they avoid the real estate too much impact on economic and social life?
Pan Huixian: In Europe and Canada and other countries, the majority of the tax system for capital appreciation. For example, in Canada, the non-owner occupied investment properties with rental income to be taxed as personal income, and the other to pay an annual property tax, 50 per cent of the resale profits will be taxed as personal income tax rate is highly progressive; In addition, a vast territory, fragmented land ownership, and the large number of small developers, admission threshold is not too high (like Hong Kong because there is no control by the Government through boosting the supply of land), so the real estate market difficult for the small number of syndicates. In addition, low-income people, the government official and quasi-government agencies have provided low-cost housing and subsidized housing. Vancouver house prices there have recently been pushed up the status of the mainland people, property prices and purchasing power has been out of touch people complained, however, because in a democratic society, so the folk sound, the government can not be ignored.
Hong Kong
Pan Huixian: Hong Kong's strong financial and property sector in the economy as a whole and not on the important match, in politics, being able to clear the central government contacts and the SAR government have nothing to fear, I believe that is difficult to move in the foreseeable future its nothing. However, the central leadership should have been looking in the eye, how things stand.
idea that East Asians on land and property preferences and cultural factors that led to these areas of land and housing in the past few years continued to rise, you agree that cultural factors? In your opinion, What are the causes?
Pan Huixian: house prices continue to rise so much cultural factors, it is more human greed, speculation and gambling in East Asia were of the mentality. But speculation in housing, compared to other commodities speculation, it is somewhat unethical, because the home is necessity, is no substitute, the demand is inflexible, and therefore in the monitoring, a responsible government is duty-bound.
with your company has long experience in real estate and experience of Hong Kong, for example, real estate companies, governments and financial companies, three are how co-operation?
Pan Huixian: they are complementary and mutually beneficial relationship between the triangle and never close co-operation. Government control of land from which most of the revenue amount charged for the infrastructure (but some of the apparent lack of economic benefits), to further enhance the value of the land, to the store to benefit the large real estate consortium again. The latter by the high land price policy cover all the land were passed on to purchasers, it would also demand for housing due to elasticity of supply can be manipulated by the inertia of huge profits. In assessing the value of the land bank property due to high land price policy and attitude in view of progress, developers and purchasers happy to provide highly leveraged loans. In the market downturn, the government for fear of bad loans will cripple the banking system, thus forced to hand prop up the market to protect the banking system did not fall. After the 1997 Asian financial crisis a series of government rescue, is evident.
In your opinion, real estate in the end is a mere commodity, or a financial product, or part of public service?
Pan Huixian: I personally feel that housing is a basic livelihood necessities; the other hand, in a free economy, the housing being commercialized, is also a private property rights. But any government have a duty to solve the underlying problem of public housing, is more desirable to two of the housing market, welfare and private property is divided into two, the welfare level responsible for monitoring the operation by the government, and private properties can be exactly level supply and demand operate freely.

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