急求香港房地产发展史

急求香港房地产发展史

Hong Kong property market

Run from the end of World War II in 1945 to this year, the Hong Kong real estate development is 60 years, 1974 is the watershed. 30 years ago the development of a relatively slow, occurred in 1945-1951, 1952-1958, and 1959-1968, and 1969-1074, four cycles. But these cycles is itself affected by the export-oriented economy and industries with little bubble, house prices fell by the largest margin of only around 20%. After 30 years of real estate development, creating the "Pearl of the Orient" one miracle after another, second only to Japan as the world average and the highest average income than the highest urban and 1982-184 erupted two years, and 1998-2004 bubble burst. Sustained three previous years, prices fell by the largest margin of more than 30%, after a sustained six years, the largest decline in margins reached 60%.

1974 economy from the oil crisis in the West, accompanied by a full recovery, the Hong Kong economy and the real estate industry to re-embark on the "fast lane". 1974-1983, the property eight years of rapid growth. Period from the successful completion of the light, clothing, plastics, watches manufacturing to financial services, consulting, public, telecommunications, air transport, tourism high value-added service-oriented economic restructuring, Hong Kong's economy benefit Mainland reform and opening up, economic integration with South China, gaining huge development space and energy. Li Ka Shing's Cheung Kong Holdings

1977 years to defeat their group was "Admiralty" and "Chater" two subway construction of the property, and he took Hutchison Whampoa board. 1980 Pao Yue Kong successful "go" acquisitions Wharf fight in real estate. These events marked the Chinese-funded enterprises in Hong Kong over a market leading British capital. At the same time the 10 publicly listed real estate company has also, through the issuance of stock and bond funds to the development needs of the huge. Further rise of the Hong Kong economy is attracting more mainland, Japan, Southeast Asia and Australia capital swarmed into the house, and real estate faction promoting prosperity, but also caused a sharp rise in land prices and housing prices.

1981 years and in 1997 the Hong Kong property market is the most prosperous years, but it was precisely at this time sounded the bubble broken Prelude. 1981 Hong Kong was the world's second house, 10 years ago, only 50% of Canada, 10 years after Canada three blocks four times. From 1974 to 1981 real estate recovery, the Hong Kong real estate market and prices have been strong growth over the past seven consecutive years, the average median income line as much as 17 times the median line. Although office vacancy rates as high as 20%, housing loan interest rates as high as 18%, Hong Kong continues to show a serious shortage of real estate, speculation common phenomenon, the result in the breakdown of the bubble end. 1984 Joint Communique released, all uncertainties interest to several sweeping, re-entered the real estate "fast lane".

1995 10 years in a row, has been a strong development of the Hong Kong property market has strongly encouraging phenomenon, prices fell by more than 20% once. However, only one year, strictly control the past, while in the "97" to "favorable", the parties agreed about the market outlook and our future, the influx of buyers, but prices did not fall again Shanggong create another bubble miracle.

caused many reasons for the breakdown of the real estate bubble, mainly three points. First, the proportion of long-term dependence is too strong, while under strong geographical restrictions. Residents living in a sea of "place" in the Hong Kong real estate long-term economic "reforms", with manufacturing and financial services, "the confrontation among three forces." Reliance on long-term land leasing revenue income in 1980 to 36%, plus other real estate-related taxes as high as 45%. In the construction industry accounted for 23% of GDP, coupled with the design, lawyers, surveyors, and property management intermediary service income, property transactions and rental revenue GDP30%. Long-term real estate investment accounted for two-thirds of total investment in fixed assets. Real estate unit has been accounted for the largest shares of total market third, the stock and real estate price "mutually helping and share honour." Real estate and banking are interdependent, developers and residents of total loans has accounted for more than 30% of bank loans.

two long taken the high land price policy, resulting in long-term land and housing prices rise too fast. 1060-1980, the industrial, commercial and residential leasing prices rose by 281 times, 74 times and 82 times. 1984-1997, the average annual real growth over 20%, 1990-1994, "luxury" dropped by six times-2.5 times the building soar, Sha Tin, and other non-town nearly three times the median sales soar. Real median income is the median line long line eight times, 14 times or even higher for many years. Prices rose sharply after the tremendous population pressure owing on the loan, the monthly income of many residents from 40% for owing on the loan rose to 60% or even 80%. Last century early 1980s, the Central and Tsim Sha Tsui, Wan Chai, regional centres have been as high as 100,000 per square metre prices million new town of Tuen Mun, Yuen Long district also 3-4 million, and most residents of the annual salary of less than 100,000 or even only 100,000. NT 280 million a house only 63 square meters, only 25 square metres of one million Hong Kong dollars (all construction area).

Third, the prices rise too fast into enormous wealth effect, speculation has been rife. Prices rise too fast when it is speculation rife date, speculation is that the more strongly from the near collapse of the bubble. Due to the small population concentrated capital, the long-term real estate investment return higher than other major cities in the world 2-3 times. Analysts in real time more profitable short-term speculation, can earn a profit between 200,050 million. Last century, the most famous case of Gammon Building 20 months from the 700 million dollar total of four transfers buy 17 billion. Carrian Group empty-handed despite speculation-dependent, and further financing through listed property speculation, 1934 ranks among the top 10 in the real estate assets of 10 billion enterprise, and eventually wound up as a result of the breakdown of the bubble bankruptcy, chairman arrested imprisonment.

[ 本帖最后由 牛魔王 于 2008-6-28  11:10 编辑 ]

有本书叫香港地产业百年，冯邦彦写的