«Bay Area creates new opportunities for HK», by Oriol Caudevilla (and II)

Wednesday, March 13, 2019, 10:43

«Bay Area creates new opportunities for HK«

By Oriol Caudevilla

Oriol Caudevilla says the Bay Area vision offers much to SAR residents who can both contribute to and benefit from the national development plan

When, in 1992, Deng Xiaoping embarked on his famous Southern Tour of China, visiting Guangzhou, Shenzhen and Zhuhai, he permanently changed China’s direction toward free market economic development, pointing out how this area would be a game changer in future. The Southern Tour was Deng´s final large political act of his remarkable career.

Almost 30 years later, the paramount leader’s bold predictions were borne out by China’s breakneck developments. Not only has China grown to become the world’s second-biggest economy, all those cities he visited have achieved phenomenal economic growth and prosperity for its citizens. For example, Shenzhen, which was the first of the special economic zones to be established under Deng’s blueprint, had in 2017 an economic output of US$338 billion, surpassing that of Guangzhou and Hong Kong, and ranking No 3 in China, just behind Shanghai and Beijing, not to mention having achieved almost overnight a reputation as a leading research and development, innovation and technology and high-tech manufacturing hubs.

While Hong Kong profits from being “the gateway to China”, this role will admittedly diminish as the Chinese mainland keeps opening up its economy and financial system, making it progressively easier for foreign investors to make direct contact without going through a middleman. Thus it would be wise for Hong Kong to diversify its economy as much as possible. It must therefore grab hold of any opportunity to do so

However, the Chinese government decided to take a step further by creating the Guangdong-Hong Kong-Macao Greater Bay Area, bringing together the two special administrative regions of Hong Kong and Macao plus nine municipalities in the Guangdong province.

The Bay Area has a combined population of over 69 million people and a GDP of around US$1.5 trillion (comparable to that of the Tokyo Bay Area and the New York Metropolitan Area).

The Bay Area has been called by some media “China’s plan to beat Silicon Valley”, and not without reason. I could add countless data to support this affirmation, but it would be pointless for the purpose of my article. Suffice it to say that the Chinese government never skimps on expenses when it comes to big projects that would bring prosperity to the country.

As per the 11 chapters of this project, each of the cities will play an important role based on its respective strength. For example, Hong Kong will play a key part as a financial center, while Shenzhen will leverage its technological prowess, where cutting-edge technology companies like Huawei and Tencent are domiciled.

Why is the Bay Area project important for Hong Kong? While Hong Kong profits from being “the gateway to China”, this role will admittedly diminish as the Chinese mainland keeps opening up its economy and financial system, making it progressively easier for foreign investors to make direct contact without going through a middleman. Thus it would be wise for Hong Kong to diversify its economy as much as possible. It must therefore grab hold of any opportunity to do so. And the Bay Area is, without any doubt, just the ticket for the many good opportunities it offers.

One of the main concerns expressed by Hong Kong people is how will the Bay Area benefit them. In response, the central government introduced early this month eight policy measures to facilitate Hong Kong and Macao people in engaging Bay Area projects.

Chief Executive Carrie Lam Cheng Yuet-ngor wasted no time in welcoming these new measures, stating that they will greatly benefit both Hong Kong and Macao residents living and working in the Bay Area. According to Mrs Lam, these are only the first batch of new measures and more will follow. Specifically, Beijing has promised lower taxes and more subsidies for professionals and entrepreneurs from the SAR. Furthermore, a stay that lasts shorter than 24 hours will not be counted as one day when the mainland authorities calculate a Hong Kong resident’s personal income tax due under the mainland’s taxation code.

Our professionals working in the Bay Area cities will be allowed to pay the same amount of tax as they would for equivalent jobs in their home city. The mainland’s top personal income tax rate is 45 percent, compared to Hong Kong’s 17 percent.

Other new measures will allow universities and research institutes in Hong Kong and Macao to obtain funding from the provincial and municipal governments in Guangdong.

There are also measures to introduce immigration facilitation reform pilot schemes in the Bay Area that would facilitate vehicles from Hong Kong and Macao to enter and exit mainland ports.

According to Lam, these measures will enable Hong Kong residents to work and reside in the mainland cities of the Bay Area, strengthening the flow of people and goods and information exchange.

The Bay Area master plan provides a unique opportunity for Hong Kong to be part of a national development plan that will bring wealth, jobs, R&D and untold opportunities to the area. Let’s make no mistake about it: The Bay Area project would proceed with or without Hong Kong. I think it is far better to ride the wave of prosperity than to be a timid bystander.

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The author holds a doctorate in Hong Kong real estate law and economics (UAB). He has worked as a business analyst for a Hong Kong publicly listed company. 

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«Bay Area creates new opportunities for HK», by Oriol Caudevilla (I)

1.-Our collaborator Oriol Caudevilla sends us today his latest article, published in China Daily. Caudevilla informs us that the Chinese Government has set in motion the Greater Guandong-Hong Kong-Macao Bay Area. Perhaps the reader has a vague idea of ​​the territorial scope of this plan. It would be enough to think that it includes eleven large cities or metropolitan areas and that it reaches, altogether, almost seventy million people. These set of cities include the mythical Guanzhou –“the factory of the world”- , Hong Kong and Macao -which still have a special administrative status- and Shenzen -the Huawei campus, the telephone that the reader may have in hand-.

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2.-It is very interesting the initial reference to Deng Xiao Ping «Southern Tour of China”  in 1992, visiting Guanzhou, Shenzen and Zhuhai. It was a surprise visit to Special Economic Zones that had been established in the early eighties. In it, the top leader confirmed the Chinese government’s commitment to economic liberalization and the implementation of radical free market methods. Kerry Brown has described in a summarized and brilliant way the importance of this trip in his article «Deng Xiaoping’s Southern Tour«.

 

 

[Designer unknown (佚名)
1992, December
Comrade Deng Xiaoping in his South Investigation Tour to Shenzhen
Deng Xiaoping tongzhi nanxun Shenzhen (邓小平同志南巡深圳)
Publisher: Lingnan meishu chubanshe (岭南美术出版社)

Source: chineseposters.net.]

**

3.-The subsequent story is well known. China, with their immense economic success, will be soon the world’s leading economy.

       It is likely that the Spanish reader will remember the phrase of Deng Xiao Ping popularized by Felipe González in 1985, after a visit to the Chinese president: «white cat, black cat, it does not matter if he hunts mice«.

       The new project of the Greater Bay Area will reduce the peculiarities of Hong Kong and Macao and will include them in an area where the Western public / private categories vanish. It is interesting, by the way, the application of the principle of personality in the tributes to the citizens of Hong Kong, although they operate in other cities of the Greater Area.

Let us say, finally, that the first infrastructures already built under government planning place us under dimensions beyond the reach of the European reader. Just take a look at the official website of Greater Bay Area and check some of their pictures.

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Sobre burbujas inmobiliarias en una ciudad supercompacta: el caso de Hong Kong.

Nuestro colega y colaborador Oriol Caudevilla nos aporta hoy un artículo publicado en Septiembre en China Daily (se puede consultar el original aquí: ***). Lo transcribimos con nuestra tradicional ordenación y subrayando en negrita algunos conceptos relevantes: 

 

 

HK needs to think creatively to solve its housing problem

 

Oriol Caudevilla suggests practical ways to resolve the city’s housing problems – including  using the fringes of country parks and converting industrial land and buildings for residential use.

1.- As I said in my article “Singapore’s sell-by date could solve land hoarding in HK” (July 27), Hong Kong has big issues regarding property prices: They have never been higher. According to the Centa-City Index, real estate prices in Hong Kong have increased almost by 300 percent from 2003 to 2018.

In this article, I will not dwell on the factors that stimulated real estate prices to an unprecedented level, but would rather discuss whether there is a threat of a property bubble in Hong Kong, and, if there is, whether it is likely to burst.

In my opinion, there is undoubtedly a potential property bubble considering the three-fold increase in property prices in the period 2003-18. Let me cite studies like the UBS Global Real Estate Bubble Index Report (2017), which stated that Hong Kong might be facing another financial bubble as current housing prices are seen as “fundamentally unjustified”, that benchmark metrics such as the previously quoted price-to-income and price-to-rent ratios have reached all-time highs. 

For me, there are three main factors that foretell a property bubble: the lack of building land, inadequate government policies, and the constant globalization of the financial markets. 

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2.-Regarding the lack of building land, there is a big mismatch between the demands of society and the supply of land. Hong Kong has more than 7.2 million residents crammed into a relatively small land mass. This land mass, per se, is not so small, since Hong Kong has a total land area of 1,104 square kilometers. The problem here resides in the fact that almost 40 percent of the total land has been designated as country parks and special areas, which prohibits any construction on those areas. Consequently, construction is permitted only on 60 percent of Hong Kong’s land area. 

This issue could be solved in several ways, but none of them seems to please everyone. It is critical for the long-term well-being of Hong Kong that solutions — even partial solutions — are found to make land available for housing. The government could find a way to stop land hoarding by the developers, a way to reclaim more land, or a way to reduce the size of some country parks.

In the last few years the government has tried to implement different policies to curb property prices by trying to eliminate speculators from the market. An example of this policy is the Double Stamp Duty. Even if it is true that these policies have reduced the sale volume by eliminating speculators from the market, it is also true that there might be a psychological effect on the supply side, as policies might affect the property developers’ perspective on the projected weakening demand and prospects of the market due to increase in transaction costs, thus the willingness for producers to supply more properties would decrease. Therefore, in the long run, the supply of properties decreases, which will undoubtedly push up the property price.

As to the globalization of financial markets, homebuyers in the past were mainly local people, while currently investors from outside the city are entering the Hong Kong real estate market. This being the case, the continuous capital inflow into Hong Kong has kept home prices high and made homeownership increasingly unaffordable.

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3.-So will this bubble burst any time soon? My answer is no. Hong Kong’s property bubble will not burst, at least not in the near future, unless it is triggered by some unforeseen disaster. Property crashes in Hong Kong have occurred only during the SARS (severe acute respiratory syndrome) outbreak in 2003 and the global financial crisis in 2008. It was not precipitated by an overheated property market. Even if property prices are extremely high, there is liquidity in Hong Kong. Liquidity is beyond any doubt the main safety valve obviating a property bubble burst either in Hong Kong or on the Chinese mainland. Moreover, the bubble will not burst because developers will keep on raising prices while finding ways to tempt people to buy. In this case, what goes up may not necessarily come down. 

To sum up, there is no magic bullet to overcome Hong Kong’s property issues in one go. It will require a multipronged approach because the community hasn’t been able to reach a consensus. The opposing sectors would have to compromise by adopting land reclamation, using the fringes of country parks, converting industrial land and buildings for residential use, even requesting the central government to apportion land near the border for our use. It’s time for everyone to think outside the box and think creatively for solutions! 

   The author holds a doctorate in Hong Kong real estate law and economics. He has worked as a business analyst for a Hong Kong publicly listed company. 

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Lectura de tesis doctoral sobre Derecho urbanístico de Hong Kong.

       MARTES, 17 DE OCTUBRE DE 2017, 16 HORAS.

       AULA MAGNA DE LA FACULTAD DE DERECHO DE LA UNIVERSIDAD AUTÓNOMA DE BARCELONA.

       LECTURA DE LA TESIS DOCTORAL:

       LAND LAW AND TOWN PLANNING IN HONG KONG: STUDY OF THE RELATIONSHIP BETWEEN THESE TWO AREAS.

       Autor: ORIOL CAUDEVILLA PARELLADA.

[Jerome Favre | Bloomberg via Getty Images Restrictions]

 

       1.-Ya habíamos comentado en este cuaderno el curioso caso de Hong Kong como paradigma de ciudad compacta. Indicamos también algunas otras razones para el estudio de esta peculiar ciudad. Por ejemplo, la presencia del Common Law, gracias a la dominación inglesa. O bien, la peculiar combinación entre la propiedad socialista del suelo como punto de partida y, en un segundo momento, un ágil y dinámico comercio capitalista sobre los títulos y concesiones que otorga el Gobierno para la construcción y uso de terrenos y edificios.

Además, para aumentar la perplejidad, hallamos en esta isla un sólido sistema de vivienda pública (de hecho, es uno de los mejor estructurados del mundo).

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2.-Existen, además, otros elementos específicos en el Derecho de Hong Kong. Por ejemplo, la laboriosa construcción de una normativa de planeamientoTown Planning– que sea coherente con los títulos de construcción y uso que, a menudo desordenadamente o por motivos meramente coyunturales, otorgan las autoridades gubernamentales. Se ha establecido ya, incluso, una jerarquía de instrumentos de planificación.

Por otra parte, además, la combinación entre la limitación del terreno disponible y la mezcla de decisiones públicas y privadas distorsionadas origina a menudo escenarios de burbuja inmobiliaria.

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3.-La tesis pretende ser, pues, un paso más en la cimentación del Derecho urbanístico comparado y añade, incluso, ciertas reflexiones de contraste con el Derecho español. Su lectura va a contar con tres destacados especialistas en el Tribunal académico:

Rachelle Altermann, catedrática en la Facultad de Arquitectura y Planificación Urbana en el Technion-Israel Institute of Technology y una de las más destacadas especialistas mundiales en Derecho urbanístico comparado. De hecho, es Presidenta Fundadora y miembro honorario de la Asociación Internacional sobre Planificación urbanística, Legislación y derechos de propiedad.

Marta Lora-Tamayo, profesora en la Universidad Nacional de Educación a Distancia y auténtica constructora en España del Derecho urbanístico comparado. Además de sus estudios históricos, es ya fundamental, por ejemplo, su libro La europeización del territorio (2014), cuya última versión va a ser ya el acta fundacional para el estudio de los contenidos urbanísticos del Derecho europeo.

Carles Pareja, padre de diversas generaciones de cultivadores del Derecho urbanístico y que tiene entre sus trabajos una tesis doctoral sobre el suelo no urbanizable que es una de esas obras graníticas y persistentes a pesar del paso del tiempo. Dirige, además, el despacho de abogados más relevante en esta materia en Cataluña y uno de los más reputados de España.

Además, será miembro suplente del Tribunal la profesora de Derecho Administrativo en la UAB, Dra. Judith Gifreu, que ya había estudiado –en otro libro clásico- la trabazón jurídica de la regeneración urbana en Gran Bretaña y que ha organizado y coordinado recientemente en Barcelona el XI Congreso Internacional de Derecho Urbanístico, especialmente dedicado a la protección del patrimonio histórico-artístico con instrumentos de Derecho urbanístico.

Hong Kong. Foto: Memorable. Events Management.

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Hong Kong, un paradigma de ciudad compacta.

1.-Hong Kong es la única ciudad del mundo desarrollado que, en los últimos treinta años, no ha perdido densidad. Un hervidero de más de siete millones de personas en una superficie claramente insuficiente. Su historia registra, además, diversas oleadas inmigratorias (especialmente, desde China continental).

Se da, además, la peculiaridad de que el 40% del terreno permanecerá virgen y sin edificación, básicamente por motivos ambientales. Es, por tanto, el paraíso de la ciudad compacta (exageradamente compacta, podríamos decir).

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2.-Desde el punto de vista jurídico, sorprenden algunas cuestiones. En primer lugar, la dominación inglesa permitió incluir al país en la larga lista de naciones bajo el Common Law. Esta base se plasma tanto a nivel normativo como conceptual y académico. Debe tenerse en cuenta que la República Popular de China ha garantizado que Hong Kong podrá mantener su propio sistema de derechos hasta el 2047.

En segundo lugar, nos hallamos–curiosamente- ante un sistema de propiedad socialista del suelo. No es fácil describir cómo opera luego el mecanismo, pero el punto de partida son ciertos derechos de alquiler o concesión de los particulares sobre el suelo público. El mercado inmobiliario, pues, se construye a partir de tales derechos y su transmisión y vicisitudes, incluyendo los que afectan a las viviendas ya construidas. En ese nivel, sí que nos hallamos ante un  comercio capitalista, pero la presencia final  del volumen de oferta está determinada por el gobierno, dada la propiedad pública de los terrenos.

Por otra parte, los problemas de alojamiento han generado una intensa política de vivienda pública. Casi la mitad de las residencias tienen este régimen.

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3.-Estudiar todo ello no es tarea fácil. Sin embargo, en esta diáspora de la juventud española por otras tierras, el investigador –y pez de ciudad– Oriol Caudevilla se ha lanzado a analizarlo ya. Incluso, ha comparado la normativa urbanística española con la vigente en  Hong Kong. En 2016 ya publicó The system of Landholding in Hong Kong, en la prestigiosa revista Interasia Papers. Pues bien, el 26 de mayo va a discutir con un profesor de Derecho inmobiliario de la Universidad de Hong Kong por qué el precio del suelo es tan elevado en Hong Kong.  Aparece aquí uno de los puntos débiles de las poblaciones compactas, complicado o perturbado por la explosiva mezcla de la propiedad socialista del suelo –bajo manipulación gubernamental, incluso fiscal- y un agresivo mercado inmobiliario en un segundo nivel. Ésta es la convocatoria del acto (por si alguien está por allí):

      «Asian Institute of International Financial Law
Faculty of Law, The University of Hong Kong

                                               Announces

                               Land Law Conversations

An occasional series of discussions on topics concerning land in Hong Kong

Why are Hong Kong’s Land Values
so Persistently High?

Friday, 26 May 2017, at 1:00 pm
Room 901, 9/F Cheng Yu Tung Tower, The University of Hong Kong

Prices and rents for Hong Kong property have never been higher.  Since 2003 they have risen almost without pause, defying both economic conditions and administrative efforts to curb them.  What is the cause of this relentless increase?  Numerous explanations have been suggested: rising population, demographic trends, lack of new building land, government policies regarding land premia, user restrictions in leases, planning controls, land-hoarding by developers, excessively large country parks,  extremely low interest rates, absence of attractive alternative investments, tides of money from the mainland and overseas, and an undervalued Hong Kong dollar.

For young people, owning their own home has become an impossible dream.  Carrie Lam has said that the property market has left ordinary Hong Kong people behind.  Some business voices have called for the return of rent controls.  Why have government measures to suppress prices failed?  Can anything more be done?  Is the market in a bubble that will burst with catastrophic consequences?

Discussion of these and associated matters will be led by Professor K.W. Chau of the Department of Real Estate and Construction at HKU, who oversees a property price index, and Oriol Caudevilla, a visiting Fellow at the Asian Institute of International Financial Law who has a special interest in the financial and environmental aspects of the Hong Kong property market.

Light refreshments will be available.

If you would like to take part or attend, please notify Flora Leung at fkleung@hku.hk
on or before
 19 May 2017 (Friday). «

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«Urban jungle», por Andy Yeung.

 

 

 

 

 

 

Fuente de la fotografía: ***.