2026年3月2日星期一

【理財新世代】財政預算案地產相關政策及樓市前景分析 20260228


2026年2月28日



主題:財政預算案地產相關政策及樓市前景分析


背景:
財政預算案剛剛公布,公眾之前憧憬會否有更多刺激樓市的措施,結果似乎落空,不過,從呢份財政預算案又能否反映政府對未來香港房地產的取態或反映可以帶來一些啟示?


1. 先問下你對今次財政預算案整體評分,如果100分是滿分,你會俾幾多分?那些地方你覺得做得好?那些地方仍然未能針對市場的真正需要,仍有空間可以做好?

2. 講完整體評分,講你既專長:房地產。如果針對財政預算案對房產業的評分,你又會點俾分?係咪真係可以對症下藥,令香港的房地產可以重拾輝煌?抑或政府施政已經調整了房產定位?

3. 財政預算案公布前夕,坊間有好多建議俾財爺參考,例如:進一步將住宅印花稅100元的門檻由目前400萬元調升至500萬元,結果無,可能好多準買家也會有少少失望,係財政預算案之前,你自己心目中有冇一些建議或措施你認為現在應該要做,但結果沒有做?

4. 睇番今次財政預算案在地產市場雖然有著墨,但唔算多。先睇未來房屋供應量,財爺表示連同「簡約公屋」,本港未來5年總體公營房屋建屋量約19.6萬個單位,較本屆政府上任時的五年期增加超過八成。如果計數,即每年平均有4萬個公營房屋建屋量落成,比較以前,呢個建屋量或供應量屬於一個甚麼水平?健康?過低?過多?能否引用數據來證明?

5. 至於私營房屋供應方面,預計今年起的5年內,私人住宅單位每年平均落成量約1.7萬個,較過去5年平均數減少約8%。未來3-4年,一手私人住宅單位潛在供應量約為10.4萬個。落成量減少了,其實係咩原因?發展商起少了還是其他原因?另一方一手供應量未來3-4年,每年平均仍然有至少2.6萬個供應量,以過去3年一手銷售量計,市場需求是否足夠承接這供應量?

6. 土地供應方面,未來5年,政府會準備可供興建約9.8萬個私營房屋單位的土地。來年賣地表包括九幅住宅用地,加上鐵路物業發展、市區重建局(市建局)及私人發展和重建項目,預計全年的潛在土地供應可供興建大約2.2萬個單位。至於考慮到非住宅物業市場空置率、現時及未來供求情況,政府來年繼續不推售一般商業用地。你如何解讀政府的土地供應對後市的預測?原因?

7. 基於上述考量之下,你對今年香港的樓價預測為何?

8. 另外,財爺提到港投公司將會與區域和國際長期資本合作,引導資金投向符合香港產業定位的優質商業物業項目,並把有關項目與目標行業的企業對接。其實這是甚麼?目的又是甚麼?究竟想吸引那些資金來香港商業物業市場?

9. 同一時間,政府將1億元以上的住宅物業交易印花稅稅率,由4.25%調高至6.5%,影響約0.3%的住宅物業交易,估計每年可增加約10億元收入。好明顯是這是富人稅,但對物業市場影響大嗎?

10. 預案中提到「互聯互通」安排:目前正與內地研究加快落實將房託基金納入「互聯互通」、另外,年內亦會立法優化家族辦公室和基金稅制,以及便利房託基金私有化;明年修例為準備上市的房託基金轉讓非住宅物業寬免印花稅,這些金融措施對投資者有冇幫助?


報導來源:香港電台【理財新世代】

https://www.rthk.hk/tv/dtt31/programme/investmentera_tv/episode/1075771


特此鳴謝



監製:李以莊

主持:黃瑋傑、彭藹嬈

攝影及剪接: 香港電台公共事務組



最後,筆者想藉信報一篇專欄分析《「量入為出」靠調錢借債填氹》指出,政府宣稱的『量入為出』原則實際上依賴調撥基金(如債券基金累計盈餘370億元及外匯基金投資收入)和大量發債來填補赤字。例如2025/26年度綜合帳目表面錄得29億元盈餘,但若扣除發行1550億元債券及償還517億元到期款項,實際赤字高達約1004億元;土地收入修訂僅175億元(較原預算低35億元),遠低於過去高峰,顯示財政並非真正平衡,而是透過會計技巧及借債維持表面盈餘。這可能誤導公眾對政府財政健康的認知,忽略結構性問題如土地銷售長期低迷,導致財政壓力最終轉嫁市民。

2026年2月25日星期三

HK budget - Quick comments on a drawn out speech

quick comments:

1) The budget speech is getting way too long - 2 hours 15 minutes...

2) The problem of HK's increasing govt led economy is quite clear from how many fingers are stuck in so many pies, including those pies the city has no competitive advantage in (AI?).

3) deficit spending and multiplication of funds and govt run quangos is the new challenge - HK's debt to GDP is likely to go from 14.4% to a record high of 19.9%. It is a dangerous sense of security to say we are better than the 'developed economies' to borrow like there is no tomorrow, when the global environment is worsening on economic, trade, and geopolitical fronts, while interest rates are exploding from multi-decade lows. Very worrying!


4) small handouts to calm the masses is wearing thin - and complicating the tax return process. Just cut the tax rates already, or abolish income tax like Trump promised will do for the USA...?

Below are the more important sections we have extracted for your reference, all text between the [] marks are our comments:

Hetao Hong Kong Park

67. We will seek approval from the Legislative Council (the LegCo) to inject a funding of $10billion to the park company to accelerate the development of the Hetao Hong Kong Park by engaging the market to speed up the disposal of the remaining land parcels under Phase 1 development, providing key infrastructure, further strengthening support to start‑ups and establishing a venture fund.

[comment: going headlong into tech investment with tax payer money can be a bottomless drain on HK’s limited resources? How can a small city match the US$trns of private money by state scale mega corps with all the expertise? See chart below


Also how can a single tiny city of 1100sq km match the collective land resources that big nations can deploy in building (see map below)? Isn’t HK’s advantage in hubbing and spoking rather than competing in brute hardware arms race? There is a case for limited hardware for catering to HK’s unique offshore needs, but most of that can be done by leasing in China – like bonded warehouses?

HK simply is not in the league so please do not play the ambulance chasing game? When China is but a fraction of EU/US, how can HK’s tiny footprint even catch up? See chart below:

]

Patient Capital

89. Since its full operation, the HKIC has invested in over 190 projects spanning various fields, which mainly include hard and core technology, life technology, new energy and green technology. Ten of the investee companies are already listed in Hong Kong, with a further 20preparing for listing this year. Every dollar invested by the HKIC attracted over eight dollars of long‑term capital investment, effectively drawing "patient capital" from the global market to jointly expedite the development and innovative application of frontier technologies. Considering that the initial capital of the HKIC of $62 billion has been largely allocated, we will arrange for capital injection in a timely manner to further promote I&T development and industry clustering.

[comment: again, using tax payer money to fling into speculative early stage investment was the result of zero interest rate days, this is no longer the case, time to stop and privatise the HKIC rather than adding burden to the people]

Facilitate Asset Management by Enterprises

103. To enhance the business environment and facilitate internal restructuring by enterprises, we propose to relax the criteria for stamp duty relief in relation to the intra‑group transfer of assets.

[comment: this is what HK does best and should focus on, including cutting taxes]

Enhance the Regulatory Regime

119. To strengthen the regulation of money lenders, the Government will release the consultation outcome and specific measures next month to address the issue of excessive borrowing and better protect the public.

[comment: being too paternalistic is generally bad for HK’s flexibility and entrepreneurial flare, stay away from overarching regulations please!]

Attract Enterprises and Investment

128. …Policy tools include land grant arrangements, financial subsidies and tax incentives. The preferential tax rates will be half‑rate or fivepercent. We will introduce an amendment bill this year.

[comment: this is what HK does best, just provide the land resources so businesses don’t pay higher taxes through much higher rents than necessary ]

High Value‑Added Maritime Services

145. …to enhance tax concession measures for the maritime service industry and provide a half‑rate tax concession to eligible commodities traders.

146. … permitting dual registration arrangement.

[comment: why not slash the overall tax rates instead of creating so many pools of ‘favoured’ tax areas that complicates the admin and makes rent seeking?]

Attracting Talents

175. …We launched the $3billion Frontier Technology Research Support Scheme last year to align with the country's strategic plan for frontier technology development.

[comment: again, govt will always be slow vs private sector – instead of throwing money about, the govt should lower cost (price/rents?) by increasing supply]

Sports Industry

192. We will inject $1.2billion into the sports portion of the Arts and Sport Development Fund to further promote sports development, …and developing sports as an industry through the "M" Mark System.

[comment: lack of population and training grounds will not make it easy… is this too grand an ambition for a city?]

Cultural and Creative Industries

194. …A total of over $9billion has been injected into the CreateSmart Initiative and the Film Development Fund.

[comment: it is good to see some good movies, but should this be coming from the private sector? Is tax payer money best spent at their own discretion?]

Achieving the Dual Carbon Targets

198. We are actively implementing the Hong Kong's Climate Action Plan 2050, as we strive to reduce our carbon emissions by half from the 2005 levels before 2035 and achieve carbon neutrality before 2050.

[comment: this is a dangerous bureaucratic driven initiative which the USA is walking away from, HK should also abandon this expensive and life-standard lowering ‘ideal’]

Electric Vehicles

207. …The first registration tax (FRT) …concession arrangement for electric private cars will not be extended beyond its expiry at the end of March this year.

[comment: good to remove the visible hand from the market of cars ]

Land Development and Infrastructure

211. …seek funding approval from the LegCo for injecting an initial capital of $10billion to support its initial operation and development needs, thereby facilitating its operation to commence by the middle of this year.

[comment: will this be another science park, cyberport, or cruise terminal? Ensure it is not led by civil servants who have no experience in running businesses in their lives?]

Land Supply

216. In view of the vacancy rate in the non-residential property market, the supply and demand, the Government will not put up general commercial sites for sale in the coming year. In addition, the HKIC will collaborate with regional and international long-term capital to channel funds into high-quality commercial property projects that align with Hong Kong's industrial positioning and match them with enterprises from target industries.

[comment: no more land for private market, all the land for govt driven … dare one say… ‘white elephant’ projects?]

Promote Application of Innovation and Technology

227. The Construction Innovation and Technology Fund serves to promote the industry‑wide application of I&T, thereby enhancing productivity and site safety as well as reducing construction costs. We will inject $1billion into the fund to continue supporting industry development.

[comment: hmm… ]

235. DEVB is conducting a comprehensive review of the Operation Building Bright 2.0 to draw up a new subsidy scheme. We will earmark $3billion accordingly. Moreover, we will allocate $1billion to extend the Lift Modernisation Subsidy Scheme to provide subsidies to property owners.

[comment: everyone will welcome some free money – but govt subsidies usually cause prices to rise where private sector would save before… ]

Public Finance

252. …As a result of the robust stock market and an accelerated economic growth, revenue from stamp duties and profits tax has increased by nearly $50billion in total compared to the original estimate. In 2025‑26, the Operating Account will return to a surplus ahead of schedule, while the Consolidated Account will be broadly balanced after taking into account the net proceeds from bond issuance.

[comment: sadly no tax cuts… which benefits HK’s international competitiveness on all fronts?]

253. …The Capital Account will nevertheless still record a deficit annually, mainly due to a high level of capital works expenditure. …we will meet the financing needs by suitably increasing bond issuance. During the period, fiscal reserves are expected to gradually increase to over $700 billion.

[comment: higher reserve but funded by debt issuance? ]

Strictly Containing the Growth of Operating Expenditure

258. We will take forward the Productivity Enhancement Programme as planned. …the Government's recurrent expenditure will be cut by two per cent in both 2026‑27 and 2027‑28, delivering further savings of about $7.8 billion and $15.6billion respectively over 2025‑26.

259. The civil service establishment will be reduced by twopercent in each of the coming two financial years to an estimated level of about 188000posts by 1 April 2026, resulting in a cumulative deletion of over 10000posts within this term of Government.

[comment: much needed public sector reduction most welcome ]

Increasing Revenue

261. On increasing revenue, …:

(a) The rates of stamp duty on residential property transactions valued above $100million will be raised from 4.25percent to 6.5percent, affecting about 0.3percent of residential property transactions. It is estimated that revenue will increase by about $1billion per annum. …; and

(b) Last year, we …imposing the global minimum tax and implementing the Hong Kong minimum top‑up tax on large multinational enterprise groups with an annual consolidated revenue of or above EUR750million. This measure is expected to bring in an additional tax revenue of about $15billion for the Government annually starting from 2027‑28.

[comment: is there any way we do not follow the high tax suicidal EU madness?]

Consolidating Funds Established Outside the Government's Accounts

262. …we have brought back $61.5 billion from six seed capital funds with a relatively large unspent balance to the Government's accounts for optimising the use of government financial resources. I have also instructed various policy bureaux to conduct a full review of the remaining 36 purpose‑specific funds established outside the Government's accounts. After carefully assessing the individual circumstances of the funds, we propose:

(a) revising the financial arrangements of four funds to bring back their unspent balances, on the premise of supporting their operations in the next five years;

(b) closing a fund which has accomplished its policy objectives and two funds for which objectives can be met more effectively under the established funding mechanism, and bringing back their unspent balances;

(c) consolidating six funds into three for enhanced efficiency in the use of resources; and

…The above measures are expected to bring back about $15.8 billion to the Government's accounts in 2026‑27.

[comment: in future all ‘funds’ should have sunset clauses as a basic condition, and subject to regular audits ]

Bond Issuance

266. …The Government's capital works expenditure is estimated to be about $128billion for 2026‑27. Capital works expenditure will remain at a similar level during the Medium Range Forecast (MRF) period.

268. …the NM and other public works projects [means] we plan to raise the total borrowing ceiling of the two bond programmes from $700billion announced last year to $900billion. About $160billion to $220billion worth of bonds will be issued in each of the next five years, …

269. …government debt to GDP will rise from 14.4 per cent to 19.9 per cent

[comment: OUCH! ]

275. 二零二六/二七年度政府整體開支將上升約百分之六點九至八千四百三十四億元,相當於名義本地生產總值的百分之二十四點二。

[comment: ]

Supporting People and Enterprises

279.

(a) …rates concession for domestic properties for the first two quarters of 2026/27, subject to a ceiling of $500 for each rateable property. This measure is estimated to involve about 3.15million domestic properties and reduce government revenue by about $3.1billion;

(b) …rates concession for non‑domestic properties for the first two quarters of 2026/27, subject to a ceiling of $500 for each rateable property. This measure is estimated to involve about 440000 non‑domestic properties and reduce government revenue by about $400million;

(c) reduce salaries tax and tax under personal assessment for the year of assessment 2025/26 by 100percent, subject to a ceiling of $3,000. The reduction will be reflected in the final tax payable for the year of assessment 2025/26. This measure will benefit about 2.12million taxpayers and reduce government revenue by about $5.3billion;

(d) reduce profits tax for the year of assessment 2025/26 by 100percent, subject to a ceiling of $3,000. The reduction will be reflected in the final tax payable for the year of assessment 2025/26. This measure will benefit about 171000businesses and reduce government revenue by about $500million; and

(e) provide an allowance for eligible social security recipients, equal to one month of the standard rate CSSA payments, Old Age Allowance, Old Age Living Allowance or Disability Allowance, while similar arrangements will also apply to recipients of the Working Family Allowance, altogether involving an additional expenditure of about $6.5billion.

[comment: small favours intended to overshadow the debt explosion? ]

280.

(a) increasing the basic allowance and single parent allowance from $132,000 to $145,000, and the married person's allowance from $264,000 to $290,000. This measure will benefit about 2.09million taxpayers and reduce tax revenue by about $3.56billion a year;

(b) increasing the child allowance and additional child allowance from $130,000 to $140,000. This measure will benefit about 360000 taxpayers and reduce tax revenue by about $680million a year; and

(c) increasing the allowance for maintaining a dependent parent or grandparent and raising the deduction ceiling for elderly residential care expenses. These measures will benefit about 830000taxpayers and reduce tax revenue by about $970million a year. I will make the following three adjustments:

· increasing the allowance for maintaining a dependent parent or grandparent aged 60 or above from $50,000 to $55,000. The same increase applies to the additional allowance for taxpayers residing with these parents or grandparents;

· increasing the allowance for maintaining a dependent parent or grandparent aged 55 to 59 from $25,000 to $27,500. The same increase applies to the additional allowance for taxpayers residing with these parents or grandparents; and

· raising the deduction ceiling for elderly residential care expenses from $100,000 to $110,000 for taxpayers whose parents or grandparents are admitted to eligible residential care homes.

[comment: more complications designed to give more jobs to tax consultants? The temptation to increase complexity by govt is always there, the challenge is to remove as many tiers and rates and thresholds rather than adding more of them… ]

Details can be found here:
https://www.budget.gov.hk/2026/eng/index.html

2026年1月19日星期一

【Metro Radio】 新城財經台 新城地產街 20260117

 載於2026年01月17日 【Metro Radio 新城地產街】 

主題: 

》閣下如何看今年投資環境?

》美聯局將於本月議息,閣下對美息走勢預測如何?今年預期美國減息機會及幅度?美債及美匯走勢如何? 

》發展商推盤積極,策略部署如何?庫存?

》新盤採招標方式銷售向來受到市場關注,一手盤招標指引,取消三房或以上單位招標限制,首次容許兩房或以上位招標,可招標銷售單位面積由753呎放寬至538呎,閣下認為,放寬後對樓市有否影響?會否明顯推高樓價?有何考量?

》去年本港整體樓價如何?估計今年全年樓市走勢?

》今年本港經濟走向?經濟環境與樓市關係?



主持: 林潔瑩

新城連結

2026年1月12日星期一

東方日報專訪 Oriental Daily Interview Global Economics + HK Property 20260112

聲明:所有傳媒發布的訪問內容只代表撰文者之理解,可能與本博客作者的分析或結論不同,或存有偏差。  

General Disclaimer – where quoted in media reports, your correspondent does not exercise control on editorial policy and therefore what appears in the publication may not coincide, or even rarely, contradict your correspondent’s views…  

載於2026年01月12日

 

東方日報B1:債市隨時爆 樓價恐尋底 20260112

過去兩年,恒生指數累計上升逾50%,但同期單計二手樓價指數卻微跌0.1%,股市的正面財富效應並未如上世紀90年代、千禧年代一般惠及樓市。本報專訪著名地產分析師──Bricks & Mortar Management主席兼總裁王震宇,探討這背後原因,並表示更大的危機可能在前頭,包括多國的長期國債孳息率已急升,反映市場對主權信用的信心動搖,聯儲局有機會掉頭加息等,都顯示國際金融中心的房地產危機隱現。

市場普遍預期,今年任誰來當聯儲局主席,美國都會在總統特朗普的「長官意志」下繼續減息,全年最少減一厘似乎沒有懸念。然而,王震宇力排眾議,揚言加息的大勢不可逆,連總統也不行。原因之一是全球化在2010年代已開始逆轉,並在近年因為美國貿易戰而急速由全球化變成地區化。這將導致各國輸入成本上升、產品價格上升,從而導致通脹上升。

至於加息重臨的另一主因,是主權債務惡化,就算過往被視為絕對穩陣的美國債券,如今也危如累卵。美國財政部數據顯示,美債最大支持者為日本,惟王震宇再深入地指出,這不是日本政府層面購美債,是日本企業出手買,「日本人買美國國債,係佢唔信自己啲國債……你睇依家日本央行得閒就話加息,係因為通脹太高,咁你啲日債好極有限,所以唔會有人買日債,佢(日本企業)咪買美債囉。」

至於第二大美債持有國的英國,他說:「都唔知英國係咪做咗美國嘅白手套,差唔多係佢(英國)撐住個美債。」全球最穩陣的美國、日本國債都難以倚靠,歐洲的國債更加是從去年9月見到問題浮現。他指,當月無論法國或英國都見新發行的國債滯銷。所謂見微知著,「呢個代表,過去約70年時間政府愈使愈大、甩唔到嘅陋習,開始要埋單」。多國政府經已債台高築,長債崩潰或只是時間問題。

如果單看歐洲,他不諱言,本次的危機較2010年代前後發生的歐債危機更加兇險,原因是「當時德國仲未經濟自殺」。他解釋,作為歐洲最大經濟體的德國,近期將核電廠、煤電廠清拆,改為使用難以預測發電量的風電、太陽能。另外,又因為要制裁俄羅斯,終止了北溪天然氣管道的輸氣。「咁搞到佢無得買便宜的俄羅斯能源,改買好貴嘅美國能源」。能源供應不穩,能源價格上升漸漸在日常中顯現,影響經濟,包括福士汽車(內地稱大眾汽車)在內的多間德國車廠廠房相繼要結業、關門或停運便是一例。

就算是去年美國、日本、南韓、台灣等地股市暴漲,王震宇亦視之為危機出現前的一些表像,因為升市都主要集中在幾隻人工智能(AI)或晶片股所帶動,未惠及普遍產業。要知道全球資產最大的配置就在債市,一旦債市爆煲,國際金融中心資產將會出現大幅降價的問題,香港的房地產亦包括在內。 

2025年12月29日星期一

【理財新世代】 回顧與前瞻:香港房地產市場 20251227

2025年12月27日



背景:
2025年香港房地產市場終於企穩,2026能否重拾昔日升勢?還是仍然有待觀察?
樓市以外,香港房地產市場另外兩大板塊:商廈市場及酒店前景又是如何?


1. 反映二手樓價的中原城市指數顯示樓價從2021年高位回落近30%後,到了2025年跌幅明顯放緩,3月份跌至低位大概135的水平後,開始有平穩跡象,至今CCL大約是143的水平,先總結一下今年樓價終於止跌回穩,主要原因為何?預計全年總成交量及金額為多少?和昔日高峰相比為何?

2. 今年一手新盤的定價仍然比較進取,有否數據反映2025年一手總銷售額及銷售量為何?比較之前兩年,是否也見好轉?預計來年發展商定價,是否仍然進取?

3. 香港樓市是否已經過了最差時期?還是言之尚早?原因為何?

4. 以前大部份香港人認為買樓是必贏的投資工具,但呢幾年大家見到原來買樓係會輸的,包括中央政府仍然表明住房不炒的政策方針,這方向是否已為香港長遠樓市帶來指引?

5. 另外一個結構性改變是隨著大灣區一小時生活圈的交通配套,逐漸形成,往返兩地十分頻繁,但深圳樓的性價比較香港吸引,目前香港和深圳樓價差幅有多大?香港樓價是否仍然具備溢價的競爭優勢?從現在每日深港兩地即日往返人數來看,能否看見一些趨勢? 

6. 美國剛剛又減息,明年息口走勢是如何?香港會否完全跟隨?對樓市影響?

7. 分析了很多住宅市場的表現,但另外兩個板塊:零售租務及甲級商廈,今年似乎仍未見完全復甦,今年的表現又是如何?明年能否好轉?原因?

8. 展望2026年,今年利好香港房地產的因素在2026年能否得以持續,繼續支持樓價企穩,甚至向好?對2026年香港房地產預測為何?包括:中小型住宅、豪宅、商廈租金、甲級寫字樓及零售市場的價格升/跌幅預測為何?

9. 最後,投資策略應如何分配?投資者最需要留意的風險因素又是什麼?

報導來源:香港電台【理財新世代】

https://www.rthk.hk/tv/dtt31/programme/investmentera_tv/episode/998869


特此鳴謝

監製:李以莊

主持:黃瑋傑、彭藹嬈

攝影及剪接: 香港電台公共事務組