“公路建好了，街道建好了……电灯把夜晚变成了白天……土地垄断者对所有这些改善完全没有……贡献，然而它们中的每一条都提升了他的土地价值……”1909年，丘吉尔以自由党内阁大臣身份在英国下议院发表演说，认为：“土地垄断是迄今最主要的垄断和恒久的垄断，可称为其他形式的垄断之母，不仅未能惠及公众，而且贻害各方。”

“Highway built in，Street built in...The electric light night into day......The land to all of these improve monopolists no......contribution，Yet each of them raised his land value......”1909 years，Churchill to liberal cabinet minister in Britain to deliver a speech in the house of Commons identity，think：“So far the main land monopoly is the monopoly and enduring monopoly，Can be called other forms of monopoly of the mother，Not only failed to benefit the public，And leaving a legacy of all parties。”

　　一百多年过去，以土地为主要媒介的生产仍然是城市发展的重要形式，而垄断似乎仍然在继续。在被弗里德曼誉为全球最自由的经济体香港，由当年港英政府制定的土地批租制度，使得土地收入成为政府重要收入，在某种程度上保证了香港自由港低税率的营商环境。与此同时，政府的饥渴式供地和地产寡头的出现，令土地价格飞涨，随之增加了各个行业的成本。

In the past one hundred years，As the main media on the land of production is still an important form of the city development，And still seems to continue in monopoly。By Milton friedman in most of the world economy as freedom of Hong Kong，The British Hong Kong government formulated by that land is provided system，Make land income become an important government income，In some extent, ensure the Hong Kong of low tax rates freeport business environment。At the same time，The government's hunger for land and real estate in the appearance of the oligarchs，Make land prices soaring，Increased the cost of each industry。

　　与香港极其类似的是，土地财政在过去中国房地产业的发展中扮演了极其重要的角色，并在很大程度上绑架了中国经济。谁也不能否认房地产在中国城市化进程的支柱地位，但显而易见的是，任凭地产业走向垄断的趋势无疑极度危险。

And Hong Kong extremely similar is，Land in the past financial the development of real estate of China plays a very important role，And to a large extent kidnapped Chinese economy。No one can deny that real estate in China's urbanization process of the pillar position，But it is clear that，Let real estate to the trend of monopoly is extremely dangerous。

　　《地产霸权》的作者潘慧娴，曾经担任香港最大地产公司新鸿基集团创办人郭得胜私人助理长达八年之久，其后也一直在香港和加拿大的地产界工作。丰富的从业经验和其对地产巨人日常业务运作的了解，使她掌握了地产业第一手资料。

《Real estate hegemony》Author PanHuiXian，Hong Kong's biggest real estate company has a group of personal assistant to GuoDeSheng sun hung kai founder for eight years，Thereafter also has been in Hong Kong and Canada's property。The abundant experience and the daily business of real estate giant of understanding，She mastered the real estate first-hand information。

　　潘慧娴将香港地产市场中的结构性扭曲，归结于政府对土地垄断的依赖和放任。虽然其中涉及的一些观点仍然值得商榷，但在这样一个阶段，《地产霸权》背后对制度公平和理想竞争的呼声，可谓振聋发聩。《地产霸权》的封面上，印着这样一句话：“地产霸权，会在内地重演吗？地产霸权在香港上空的阴影，或许正向我们飘移而来……”

PanHuiXian Hong Kong real estate market will be the structural distortion，Due to the government to the land of monopoly on and neglect。Although one involving some points of view still questionable，But in such a stage，《Real estate hegemony》Fair and ideal of system behind the call of the competition，Materialism is。《Real estate hegemony》On the cover of，Printed with a sentence like that：“Real estate hegemony，In the mainland will repeat itself？Real estate hegemony in Hong Kong over the shadows，Perhaps we are drifted, but to......”

　　地产霸权所带来的危害，在香港市民中已达成共识。而近年来，随着老一代香港地产大亨到去世或淡出，第二代地产掌权者在产业重心上也逐渐分化。如李嘉诚近期宣布将地产能源等集团资产分配给长子李泽钜，而以现金支持次子李泽楷向其他业务拓展。此外，随着大陆市场的兴起，不少地产大鳄也开始将重心逐步转向大陆。可以预见的是，香港的地产霸权正在走向衰落。

Real estate hegemony brings the hazards，In Hong Kong citizens have reached a consensus。And in recent years，As the old Hong Kong real estate tycoon to death or fade out，The second generation of real estate industry and a ruler among focus gradually differentiation。Such as the li ka shing recently announced it will be real estate energy group gave the LiZe major asset allocation，And to the cash to other Richard li tzar-kai support business development。In addition，With the rise of the mainland market，Many real estate big alligator also began to gradually turned to focus on the mainland。It is expected，Hong Kong property hegemony was heading for a fall。

　　与此同时，越来越多的发展中国家已经开始对经济腾飞背后的土地财政提出质疑，北京、上海等一线城市在土地资源日益紧缺及中央调控渐渐趋严的环境下，开始尝试摆脱对地产的依赖。但对于更多的中国内陆城市而言，在相对薄弱的经济基础和强烈的GDP发展诉求下，土地将最可能为地方发展推波助澜。另一方面，调控的持续，将融资能力有限的大多数民营开发商挤出局，财力雄厚的国有企业已经成为市场的主角，对他们而言，一场土地的盛宴或许才刚刚开始。

At the same time，More and more developing countries have started to economic boom of the land behind the financial questioned，Beijing、Shanghai city a line in land resources shortage and central control is gradually hasten strict environment，Began to try to move away from dependence on real estate。But for more inland cities in China，In the relatively weak economic foundation and strong GDP development under appeal，The land will be most likely to stoke the local development。On the other hand，Regulation for the，Will the most private financing ability, developers extrusion innings，Deep-pocketed state-owned enterprises has become the leading role of the market，For their part，A land feast maybe is just beginning。

　

　地产卡特尔 Real estate cartel

　　今年3月29日晚间，新鸿基联席主席兼董事总经理郭炳江和郭炳联，因涉嫌贿赂政府官员被香港廉政公署拘捕。涉案官员香港特区政府政务司前司长许仕仁也一同被带走。这是香港特区成立以来，被拘捕的最高级别官员。这也向我们揭露了香港地产霸权真实内幕。

March 29, at night，Sun hung kai joint chairman and managing director GuoBingJiang and GuoBingLian，For suspected bribe government officials were Hong Kong icac arrested。Officials involved in the Hong Kong SAR government before the chief priests rafael hui also were away。This is since the establishment of the Hong Kong SAR，The most senior officials are arrested。It also revealed to us the Hong Kong real estate hegemony insider。

　　或许无法想像，当你在香港街头享用一碗普通的云吞面时，你为此支付的价格中的一半都将成为房租成本的支出。

Maybe can't imagine，When you are in Hong Kong street enjoy a bowl of ordinary wonton noodles，You pay half of the price will become the rent expenditures of cost。

　　数据显示，香港的零售商铺租金全球排名第二；香港居住成本位列亚洲第三，置业成本全球第四；2009年香港基尼系数达43.3%，高于内地，700万人口中123万人生活在贫困线下。截至2010年5月，香港六大地产商街组总控制香港股市市值14.7%；截至2010年3月，六大地产商的董事在各个法定及咨询组织担任54个职位，而1998年时只有16个。香港的六大地产家族，才是香港真正的地主。

Data shows，Hong Kong's retail shops rent global in second；Hong Kong living cost ranks as Asia's third，Home buyers cost the fourth；The 2009 Hong Kong gini coefficient of 43.3%，Higher than the mainland，7 million people mouth 1.23 million people live in poverty line。By May 2010，Six Hong Kong real estate ShangJie group total control 14.7% of the Hong Kong stock market value；By March 2010，Six major developers in all the directors of legal and consulting organizations as 54 position，In 1998 only 16。Of the six Hong Kong real estate family，Hong Kong is the real landlords。

　　近十年来，香港社会对富豪的看法有了很大变化。过去讲起李嘉诚，香港市民十有八九都会竖起大拇指，称他为“李超人”；而今天要是再跟他们讨论李嘉诚，很多人听到他的名字会立刻大骂“官商勾结”。

Nearly 10 years，Hong Kong's view of society to have big changes。The past to speak about the li ka shing，Nine out of ten of Hong Kong citizens will be a thumbs-up，Says he is“Lee's superman”；And today if again with they discussed the li ka shing，A lot of people heard his name will immediately cursed“Collusion between the”。

　　这种变化的原因，《地产霸权》一书提供了可能的答案。作者在本书中列举了大量的数据和案例材料，比如香港的零售商铺租金、居住成本和置业成本都名列全球前列；而与此同时，香港的贫富差距日益拉大，一方面是超过17.5%的人仍然生活在贫困线以下，另一方面，以李嘉诚、郭氏兄弟为首的超级地产富豪，却跻身福布斯排行榜的前50位。这种极端的贫富分化，来自高地价政策。高地价导致楼价和租金的高启，从而拉动了香港营商和生活成本的飙升。

The reasons for this change，《Real estate hegemony》The book provides possible answers。The author in this book lists a large number of data and case material，Such as Hong Kong's retail shops rents、Living cost and real estate costs was a global leader；And at the same time，The gap between rich and poor Hong Kong growing gap，On the one hand is more than 17.5% of people still live below the poverty line，On the other hand，The li ka shing to、Led by brothers as followings: the super rich real estate，But top of Forbes' 50 top。The extreme polarization between the rich and the poor，From the high price of the policy。The high price of the housing prices and rents in the GaoQi，Thus the Hong Kong business and pull the soaring cost of living。

　　在1996年香港消费者委员会的报告中指出，1991年～1994年之间，有四分之三的新私人住宅是由仅仅10个开发商提供，且55%来自4个最大的开发商。由于香港特有的土地市场结构，大地产商利用修订契约制度，凭着庞大的农地及公共事业用途土储，享有土地成本优势，扭曲了香港地产市场的结构。市场如此高度集中，从经济理论层面看，一定会是反竞争的。香港一直都有操纵竞标的传言：“几个有钱人投标，做做样子，最终一位得到，然后去喝茶，瓜分利益。”

In 1996, Hong Kong consumer commission report，Between 1991-1994，Three-quarters of new private housing is only 10 to develop business to offer by，And 55% from four of the largest developers。Since Hong Kong special land market structure，Big developers use revised contract system，With the huge farmland and public use land bank，Enjoy the land cost advantage，The Hong Kong real estate market distortions of the structure。Market so highly concentrated，Economic theory from perspectives，It must be the competition。Hong Kong has always had manipulated the Posting the rumours：“Few rich people bid，Going through the motions，Finally a get，And then to drink tea，Carve up interest。”

　　在政策的制定和把握上，政府似乎也分外依赖和倾向商界。比如1999年特区政府在未公开招标情况下，将一块数码港批给电讯盈科，而后来这块地的性质由高科技产业用地专为住宅。此外，政府还通过了旧区重建修改条例，将50年以上楼龄强制拍卖的门槛，从原来九成业权统一，降低为八成。而在大项目招标时，也是通过内部邀标的形式确定入选者。

In the policy formulation and hold on，The government also seems to be particularly depend on and tendency of business。In 1999, for example, the SAR government without a public tender in，Will a piece of the cyberport batch give PCCW，And then the land by the nature of the high-tech industry land designed for housing。In addition，The government also approved the old district rebuild modified regulations，More than 50 years will be the subject of a forced auction sale is the threshold，From the original ninety percent right of inheritance is unified，Reduced to eighty percent。And in the big project tendering，And also through the form of internal solicit enrolled determined。

　　高地价和垄断，对社会造成的危害显而易见。从消费的角度看，香港政府1997年和2003年两轮救市后，开始减少对市场的干预。消费者在市场上除了私人商品楼宇外的选择，越来越少。然而高收入投资者将中低收入消费者基本排除在市场之外，并且地产商开发的新楼房以高价楼居多。香港的中产阶级，在名义上交纳的税款很低，但他们所付的租金或者抵押款确实是世界上最高的，并且还要交纳相当于租金13%~15%的物业管理费。

The high price and monopoly，The damage to society is obvious。From the consumer's point of view，The Hong Kong government in 1997 and 2003 after two rounds to save the day，Start to reduce market intervention。Consumers in the market of private goods in addition to the choice of the building，less。However the high income investors will be in low-income consumers out of the basic market outside，And property developers the development of new buildings in high price floor are in the majority。Hong Kong's middle class，In name of low pay taxes，But they have to pay rent or mortgage really is one of the world's highest，And will pay the rent is equivalent to the 13% to 15% of the property management fee。

　　不仅如此，这些多由地产业发展起来的超级大亨，还将触角伸向了香港的每一个行业。由于香港缺乏行业全面竞争法，房地产大亨在港口、能源、水泥、混凝土、柏油和连锁零售上，不同程度获得了垄断权。正如1984年～1993年为李嘉诚管理和黄的西蒙·莫瑞所观察的那样：“香港到处都是卡特尔，如果政府要给你垄断权，抓住这个机会。”

Not only that，These more developed by real estate super tycoon，Will the Hong Kong antenna reach every industry。Due to the lack of industry comprehensive competition law in Hong Kong，Real estate tycoon in port、energy、cement、concrete、Asphalt and retail chain，Different degree obtained monopolies。Just as the 1984-1993 for the li ka shing management and yellow simone though that observation：“Hong Kong is everywhere cartel，If the government will give you monopolies，Seize this chance to。”

　　当然，并不是所有人都认同这样的看法。中原集团主席施永青认为，房地产业的营运模式，是大量资本的投入，不可能把门槛降得很低。但是不是他们真的已经控制了市场，我认为还没有到这个程度。1997年到2003年期间，开发商也只能把房价降下来，那段时间楼价下跌了60%～70%。书中讲香港几大开发商合共拿了超过70%的土地，其实三七分或者二八分，是整个社会的普遍状态。《地产霸权》很大程度上代表了香港普罗大众的心声，但这一视野在施永青看来并不全面，他认为“资本主义社会最大的问题不是地产霸权，而是资本霸权。最大的问题，是公司普通员工没权分享他们的劳动成果，只有投资者能。如果这个问题能解决，那么消费能力就有了。而目前分配不公平，解决不了这个问题”。

Of course，Not all people would agree with this view。The group chairman ShiYongQing think，The real estate industry's business model，Is a large capital input，Not likely to take the threshold to fall too low。But not they really have control over the market，I don't think to this extent。During 1997 to 2003，Developers also can only put house prices down，During that time, property prices fell 60% ~ 70%。In Hong Kong a few books about big developers take a total of more than 70% of the land，In fact sanqi (panax notoginseng) points or two eight points，The whole society is the common state。《Real estate hegemony》To a great extent, the Hong Kong representative cross-section of the heart，But this vision in ShiYongQing does not appear to be comprehensive，He thinks“The capitalist society biggest problem is not real estate hegemony，But capital hegemony。The biggest problem，Is the company ordinary employees not the right to share the fruits of their work，Investors can only。If this problem can be solved，So consumption ability。And at present unfair distribution，Can't solve the problem”。

　　垄断的源头 Monopoly of the source

　　探查地产垄断的源头，很容易看到，香港政府在土地市场结构管理上存在的弊端，即有意识地控制土地供应，并逐渐放弃了曾经大力推行的致力解决低下阶层住房问题的公屋政策。其中最典型的是，由1984年《中英联合声明》确定的每年50公顷的批地上限和无限期搁置公屋建设。潘慧娴在接受媒体采访时对此表示：“香港公屋政策，简单来说，分为廉租屋计划及居者有其屋（简称居屋）计划，前者于1953年石硖尾木屋大火后开始施行，旨在安置无瓦遮头的穷困人士；而后者于1974年由港督麦理浩始创，目标在于帮助低收入人士自置居所，令其增加在港归属感。买卖设有严格限制及入息审查，居屋价格以免除地价作为补贴，转售时需向政府补回。这两项计划，加上自1950年代起已施行之私楼租管措施，在港英政府治下一直行之有效，而且从未对私楼（商品房）市场有负面影响。香港回归后，自港府8500套公私房屋建议被既得利益者以亚洲金融风暴引发负资产潮为借口推倒之后，先有私楼租管被完全撤销，继有房屋局长孙明扬于2002年宣布一系列托楼市措施，包括停建停售居屋及停止或不定期拍卖土地。这些本应属暂时性之措施，经历其后2005至2010年之楼市狂旺楼价暴升仍一直保留，而香港政府对此却坐视不理，因此导致很多港人安居梦无从说起，怨声载道。”

Probe the source of real estate monopoly，It's easy to see，The Hong Kong government in land market structure management are the drawbacks，That is consciously control land supply，And gradually gave up once to push the lower classes to solve the problem of housing public policy。One of the most typical is，By 1984《The Sino-British joint declaration》Determine the batch of 50 hectares each year to cap and put on hold indefinitely public construction。PanHuiXian in interviews that said：“Hong Kong public policy，In simple terms，Divided into low-rent house plan and home ownership have their houses（Hereinafter referred to as the hos）plan，In 1953, the former shek kip mei log cabin to perform after the fire，Aims to placement without watts to cover the poor people head；While the latter in 1974 by the governor MaiLiHao was established，Goal is to help low-income people homeowners，Make the increase in port belonging。Business has strictly limited and the rate review，Hos prices to exempt from land price as subsidies，Resale to government to recover。The two plan，Plus, since the early 1950 s has the rent and private building tube measures，The British Hong Kong government has been effective in under，And never to private floor（Commodity house）The market has negative effects。Hong Kong after，Since the government of 8500 public and private housing advice to be vested interests in the Asian financial turmoil trigger negative assets tide as an excuse for knocking down later，First floor is completely private rent tube revoked，The director Michael suen have houses in 2002, a series of measures announced's property market，Including stopped to halt sales of hos flats and stop or not regular auction land。These should belong to the temporary measures，Another 2005 to 2010 years experience of the property market flourishing property prices rise still crazy violence has been retained，But the Hong Kong government this however sitting idly by，So a lot of the Hong Kong people in AnJuMeng don't speak of，complain。”

　　同时值得关注的是香港供地上限政策的出台背景，基于当时中国政府担心英国政府在过渡期间将土地抛售引发金融危机而制定的政策。1997年回归后，香港首任特首董建华提出“八万五”的住房供应制度和增加土地供应政策。但这项措施因此后的亚洲金融危机所搁置，近30年来，香港地产市场的基本特征表现为供不应求。这样的市场表现推高了地价，政府的土地出让金也随之水涨船高。事实上，地产业对香港财政收入的贡献巨大。

And there is concern for the Hong Kong cap policies in the background，Based on the Chinese government worry was the British government during the transition will land selling trigger financial crisis and formulate policy。After return in 1997，Hong Kong chief executive tung chee-hwa's first put forward“Eighty-five thousand”Housing supply system and increase land supply policies。But the measure so after the Asian financial crisis have tabled，Nearly 30 years，Hong Kong real estate market performance for the basic characteristics of the demand。Such market performance is pushing up the price，The government of land sell one's own things is then rising。In fact，Real estate to Hong Kong financial revenue contribution。

　　除卖地收入外，香港政府还直接或间接向土地、房屋征收多种税项，包括地税、买卖印花税、物业税、差饷，以及地产发展商的溢利税/利息率等。1994/1995年到1998/1999年度的4年间，仅差饷和政府物业投资两项累计达386.8亿元，约占同期财政总收入的4.9%。

In addition to income from the outside，The Hong Kong government is directly or indirectly to the land、House of tax collection，Including land tax、Trading stamp duty、Property tax、Tax-deduction ceiling，And property developers with profit tax/interest rate, etc。1994/1995 to 1998/1999 year's four years，Only the tax-deduction ceiling and government property investment two accumulative total of 38.68 billion yuan，The same period accounts for about 4.9% of the fiscal revenue。

　　政府对土地的依赖是显而易见的，这曾经为营商环境中的低税收、城市公共设施完善提供了基础和空间，但现在又确确实实影响了整个社会中的公平和经济活力。《地产霸权》的作者认为，前港英政府不惜以沉重代价坚持高地价政策，今天的特区政府不应再受这一束缚。若要香港经济成功转型，当务之急是政府减低对卖地收入的依赖，并增加与地产商土地交易的透明度。原则上应视自己为土地守护者而非地主。

The government of land depend on is obvious，It used to be in the business environment of low taxes、The city public facilities provided the foundation and perfect space，But now he's really affected the whole society the fair and economic vitality。《Real estate hegemony》's authors think，The British Hong Kong government before at a high price insist on the high price policy，Today's the SAR government should not be bound by this again。If successful transformation of the Hong Kong economy，The urgent task is to reduce the income from the government to rely on，And increase and developers the transparency of the land deal。In principle should consider yourself to be land guardian rather than the landlords。

　　事实上，业界人士在供应结构的问题上亦对政府颇有微词。因为香港有超过80%的土地还没有使用，除去一些郊野公园/城市绿化的用地，还有很多可供开发，比如工业区的规划调整，比如农地的重建。“土地供应增加的话，地价是有条件慢慢调低的，根本不用搞很多复杂的房屋政策。开发商建的房子多，对象一定慢慢面向普罗大众。”施永青表示。

In fact，The professionals in the supply structure of the government on the issue of also disapprove。Because Hong Kong is more than 80% of the land is not used，Remove some country park/city green land，Still have a lot to development，For example the industrial planning adjustment，Such as the reconstruction of the land。“Land supply increase words，Land price are conditions down slowly，No make many complex in housing policy。Developers more than a house built，Object oriented must be slowly street。”ShiYongQing said。

　　疯长的房价 (house prices

　　在香港人人苦于房价之高，内地更是有过之而无不及。在土地供应结构、市场趋于寡头游戏等方面，两者的相似度是如此之高。而更为可怕的是，土地在中国大多数城市收入中所占据的比重更为庞大，政府在市场监管中的角色定位更为模糊甚至错乱。

In Hong Kong everyone suffer from high home prices，The mainland is more so。In the land supply structure、The market will tend to be oligarchs games, etc，The similarity is so high。And more terrible，Land in China most city in the proportion of income occupied a large，The government in the market supervision role fuzzy even more confusion。

　　我国2003年开始对房地产进行宏观调控，然而三驾马车之一的地产经济作为国家经济重要的支柱产业，正越来越多的引发人们对其“野蛮生长”的思考。

In 2003, he began to real estate in macroeconomic regulation，But one of the three carriages of real estate of economy as the country economy important pillar industry，Are more and more people to the cause“Savage growth”thinking。

　　首当其冲的突出问题是，上世纪90年代初实行的分税制中的一个副产品，是事权与财权的不对称。这让地方政府过度的依赖于土地收益、土地收益和房地产税费成为政府的主要财力来源。

The problem is outstanding，The 1990 s of a system of a byproduct，Conform with the financing is asymmetric。This let local government excessive dependent on land profit、Land profit and real estate taxes of most of the government's financial resources become sources。

　　中国内地的地产商任志强认为，政府从房价中获取的比例过多和过高，所以不得不用遏制房价的增长来掩盖政府从房价中谋取暴利的恶名。一度内地所有的媒体、官方舆论和社会舆论都将房价上涨的原因归咎于房地产商的囤地、高利润，但事实上房地产商却无法改变土地出让制度，不得不将土地成本的上涨转移到房价之中。

The mainland of China's property developers RenZhiJiang think，The government gets from the proportion of house prices too much and too high，So they do not need not curb property growth to cover up the government to seek profits from the in house price by reputation。Once the mainland for all media、The official public opinion and social public opinion will rise in house prices blamed on the real estate business in the store、High profits，But in fact the real estate business but can't change the land transfer system，The rising cost of land had to transfer to the house prices。

　　目前中国的城市化行至中盘，一线城市严酷的调控使得投资资金开始大量地转移至内陆的二、三线城市，靠卖地经营城市已经成为这些地区市长们追求政绩的捷径。然而值得注意的是，与此同时发生的是工业化和产业转移的大潮，而香港因为过于依赖高地价模式而导致其他成本上升的教训可谓前车之鉴。

At present China urbanization step to the central disk，A line of control that harsh city investment funds began to a lot of transfer to inland two、Three city，From the city has become a business on these areas the mayors of the pursuit of political achievements shortcuts。But it is worth noting that，And this also happened is industrialization and industrial transfer of the viewer，But the Hong Kong because reliance on the high price mode and lead to other rising cost of lesson is mistakes。

　　华侨大学校长、经济学家华生日前在总理经济座谈会上大胆提出，“共产党是靠土地革命起家的，土地制度出了问题，就会动摇国本。”通过土地制度的改革来实现住房市场的改革，似乎已经成为业界大多数人的共识。

Overseas Chinese university President、Economists Watson in economic forum before the prime minister put forward bold，“The communist party is depend on the land revolution got started，Land system out of the question，Estonians mostly see it rather will vacillate。”Through the land system reform to achieve the housing market reform，Seems to have become the industry most people consensus。

　　另一个具有代表性的就是香港几十年来推行的公屋政策，有效地缓解了居民住房矛盾。据统计，到1997年中，港府建成的出租公屋单位已达到70万个，出售居屋单位26万个。居住在出租公屋以及政府补助出售单位的人口达到331.38万人，占当时全港人口的50.97%。

Another representative is Hong Kong for decades of carrying out the public policy，Alleviates the contradiction of housing。According to the statistics，To 1997 years，The government built rental public rental flats has reached 700000，Sell 260000 hos flats。Living for rent in public and government subsidies to sell the unit population up to 3.3138 million people，Accounting for 50.97% of the population in at that time。

　　从上世纪50年代开始大量建设徙置大厦和廉租屋，60年代启动新市镇计划，到70年代兴起的“十年建屋计划”，再到80年代末期开始的长远房屋策略，香港的公屋政策，基本解决了低收入阶层市民居住问题，在此基础上，也对夹心阶层的居住难题给予了很大程度的缓解。

From the 1950 s began to buy a lot of construction of low-rent house building and thugs，60 s start new town plan，To the rise of the 70 s“Ten years housing plan”，And then to 80 s began to long-term housing strategy，Hong Kong's public policy，Basic solve the housing problem low-income people，Based on this，Also on the sandwich class living difficult problem to a large degree of ease。

　　值得注意的是，在80年代末实施的“长远房屋策略”中，政府鼓励市民自置居所，以长远解决香港房屋问题。在发展“居者有其屋”及“私人机构参见居屋”计划的同时，先后推出“自置居所贷款计划”、“双倍租金”、“富户政策”，通过市场化的贷款和货币补贴计划，来保障公屋政策的执行。

Note the，In the 80 s the implementation“Long-term housing strategy”in，The government encourages citizens homeowners，Long-term solutions to the Hong Kong housing problems。In the development“Home ownership to the housing”and“Private institutions see hos”Plan at the same time，Has introduced“Home ownership loan programs”、“Double rent”、“Rich policy”，Through the marketization of the loans and monetary subsidy program，To ensure the public policy execution。

　　为解决中低收入住房问题，中央政府提出了3600万套保障房的庞大计划。但是在地方政府土地收入频遭腰斩，其他财源尚未成熟的条件下，保障房的资金筹措、市政配套、分配支持、运营管理等方面仍然存在种种矛盾。在这一点上，香港公屋计划在上层设计方面的经验同样值得借鉴。

To solve the problems of low-income housing in，The central government is proposing 36 million sets of security in the room of the master plan。But in local government land income PinZao ks，Other revenue has not yet mature conditions，Security in the room of the financing、Municipal supporting、Distribution support、Management operation still exist contradictions。At this point，Hong Kong public plan in the upper design experience is worth using for reference the same。

　　对此潘慧娴也向媒体表示，公屋居屋政策无疑是一项福利政策，但安居也是市民基本权利。而基于香港之经验，与私楼市场全无矛盾，而且在香港高地价政策底下，实在是有其必须性，能起到缓冲作用。私楼市场自有其本身按经济盛衰之起落循环，说其会被公屋居屋冲激而跌价，只是自私自利之既得利益者之勉强砌词。而搁置兴建居屋的计划却使得低收入的首次置业人士丧失购买居屋机会，一定程度上鼓励购买价格更高的物业，正中地产商下怀。无限期搁置兴建居屋，意味着有资格够买居屋的市民，被剥夺了选择权，也意味着想改善生活条件的公屋租户，丧失了居屋市场自置物业的机会。这是政府拉拢地产商的短视措施，牺牲弱势阶层的福利。

This PanHuiXian also said to the media，Public policy is undoubtedly a hos welfare policy，But how is also citizens basic rights。And based on the experience of Hong Kong，And the private floor market all to no contradiction，And high price in Hong Kong under the policy，Is really has its must sex，Can play the buffer action。Private floor market has its ups and downs of the ups and downs in economic itself cycle，Says it will be public hos impulse and depreciates，Just the selfishness of vested interest narrowly build by laying bricks or stones word。And lay aside the hos plans are built for low-income people lose the first-time home buyers to buy hos opportunity，To some extent to encourage the purchase price higher property，In the middle of the property developers heaz。Put on hold indefinitely hos flats built，Means that there is good enough to buy hos citizens，Deprived of the option，Also means that want to improve the living conditions of the public rental housing tenants，Lost hos starting chance of property market。This is the government out of the developers shortsighted measures，Sacrifice the welfare of the disadvantaged sectors。