地鐵,即係以地養鐵,每一次小編由新界西出中環,都會望到沿途幾個西鐵站幾個物業發展項目:瓏門II、朗屏8號、YOHO I同II,近排仲有呢個全城匯、海之戀同柏傲灣。不過呢d都唔會關小編事,因為作為freshgrad-to-be既小編,短期內都係買唔起。
以地養鐵其實係世界各大城市都係常見既現象。大家既政府都係諗緊點樣可以又起鐵路又可以縮數。想威,緊要戴番個頭盔。結果就諗出左以地換錢既方法,將新鐵路附近既地或者上蓋既發展權批比港鐵,港鐵再邀請發展商黎投標,中標既發展商會同港鐵分享物業發展既利潤,最後港鐵分到既會用番去起鐵路。成個過程,政府一分錢都唔洗出,又可以向發展商收取土地補價。有研究調查過,自有地鐵已黎,政府投資左大約三百二十億港元係鐵路發展,但係計埋相關土地補價、港鐵股份市值、股息收入、上市收益,合共賺左二千四百二十六億港元,姐係搞鐵路,政府淨賺二千一百億左右。
除左物業發展,港鐵仲有自己既物業,例如IFC I同II、四季、海富中心,應有盡有。聽到呢度,大家都會以為港鐵係地產商,多過係鐵路公司。呢樣野又真係無錯,因為連港鐵都唔顧忌咁係佢份年度報告度講,係二零一五年裡面,六成利潤都係黎自物業發展、租賃及管理利潤,反而鐵路服務利潤只佔四成。你話邊會有劏羊既話自己要靠劏狗黎養家?
學術上呢種叫做「鐵路–物業」模式 (Rail-Property Model)。呢種方式好處係,政府同納稅人一蚊都唔洗出,就可以等鐵路自己發展。咁當然,羊毛出自羊身上,鐵路都只可以沿住具物業發展潛力既地區發展。西鐵線係唯一既例外,當年新界西堅毅既國民只可以搭巴士經只係四線行車,仲要無中轉站既屯門公路出荃灣旺角,塞車問題嚴重,結果政府只有邀請九鐵(係九鐵,唔係狗鐵)起西鐵。點解搵九鐵?第一,九鐵經營緊輕鐵,方便接搏;第二,九鐵出名唔搞地產,而當時新界西根本搞地產都無乜肉食,正正岩曬政府意思。結果通車果日,原本個月台預左可以九卡車,但係最後連七卡車廂都未坐滿過,九鐵結果蝕足幾年,姐係比政府水左幾年。最後二零零七年兩鐵合併,港鐵冷手打個熱飛機,遇正新界西人口急速膨脹,七卡車坐到好似罐頭沙甸魚咁。讀經濟既小編每日搭西鐵就好似做緊經濟學考察,觀察規模經濟(economies of scale)係點樣發生。自此之後,小編就知道,經濟學家所講既規模經濟,就即係罐頭沙甸魚。
參考資料:
Suzuki, H., Murakami, J., Hong, Y. H., & Tamayose, B. (2015). Financing transit-oriented development with land values: Adapting land value capture in developing countries. World Bank Publications.
http://www.unescap.org/sites/default/files/1b.4_TOD%26ValueCapture_Hong%20Kong_HungWingTat.pdf
http://www.mtr.com.hk/archive/corporate/en/investor/annual2015/EMTRAR2015F.pdf
Very interesting info!Perfect just what I was searching for!Raise your business
buying cytotec pills I ve found this can usually be combatted or manager with taking plenty of fish oil and having EFA and sufficient fats through food along with glucosamine chondroitin
Thank you for your sharing. I am worried that I lack creative ideas. It is your article that makes me full of hope. Thank you. But, I have a question, can you help me?
cheap finasteride prescription com 20 E2 AD 90 20Generic 20Viagra 20Penegra 20 20Over 20The 20Counter 20Viagra 20In 20Stores generic viagra penegra The Dow Jones is considered the Main Street view of how well the stock market is performing, but is less significant than the broader Standard Poor s 500, which institutions use as a benchmark