即高地价、高房价、高公屋居住率。在这种模式下，政府以高价将土地出卖给开发商，房地产开发商以高房价在市场交易。在这种高房价下，６０平方米以下的住房占７２％，９０平方米以下的住房占９０％，而近５０％香港居民住政府供给的公屋。d大量财富通过房地产市场分别流向了政府（如土地基金）与房地产开发商。 

  香港施政报告: 20051012曾荫权：23. 香港将以逐步有序地方式最终实行普选universal suffrage。    26.我们努力发展不同层次不同管道的参与政治系统。

37. 不干预市场，而是保护市场。We do not seek to intervene in the market. Rather, we want to actively protect market order and fair competition by preventing manipulative practices.世界上已有几十个国家和地区制定了全面的竞争法规，可供我们参考。

68. 垃圾掩埋法难以持续，城市废物要简约、回收、重用，并把残渣合理处理。在屯门38区兴建的环保园EcoPark，第一期将会于06年年底启用，专供发展环保工业之用。

77. 香港是全球最自由的经济体，有强健的法律系统，且通信自由。我们尊重私有权，注重合约责任contractual obligations. We have a comprehensive and sophisticated business infrastructure, good corporate governance, a clean and highly efficient public sector and a simple and low tax regime.    “Market Leads, Government Facilitates” principle.

82. The Individual Visit Scheme for Mainland residents to visit HK has gone a long way towards boosting the local retail and job markets. Last year HK received a total of 4.2 million Mainland visitors under the Scheme, bringing additional tourism receipts of around $6.5 billion. We will extend the Scheme on a step-by-step basis. After discussion with the Mainland authorities, I am pleased to announce that from November 1 this year, the Scheme will be extended to four more Mainland cities, namely Chengdu, Jinan, Shenyang and Dalian. As the next stage, we aim to extend the Scheme to those Pan-PRD provincial capitals not yet covered by the Scheme. [2003 year, over 670000 Mainlanders had visited us under the Individual Visit Scheme,]

93. 在香港整体经济好转下，较早时搁置的迁建政府总部和立法会大楼Central Government Offices and the Legislative Council Building 的计划，立法会早在2003年已赞成在添马舰Tamar site兴建之。

94.多项大型基建项目：九铁落马洲支线KCRC Lok Ma Chau Spur Line的工程正进行中，预计会如期于2007年启用；现正施工的八号干线将分段于2007年及2008落成启用；而工程刚开始的九铁九龙南线South Kowloon Line会于2009年竣工。我们亦正积极策划沙田至中环线Sha Tin to Central Link和西港岛线West Hong Kong Island Line，以及评估九铁北环线Northern Link和地铁南港岛线MTRC South Hong Kong Island Line的可行性。在管理方面，两间铁路公司商讨合并的计划已进入最后阶段。

95. 粤港澳三方政府积极跟进连接珠三角西部的港珠澳大桥的前期工作，三地现正审议大桥的工程可行性报告草拟本， 希望尽早上报中央正式通过， 并展开工程。另一方面， 深港西部通道将于明2006年配合位于蛇口的口岸设施落成通车。我们也正审阅由九广铁路公司提交的广深港高速铁路的可行性研究报告， 并与内地有关单位展开讨论粤港两段衔接的技术问题。

96. 国际机场在今后2年里，将有总值65亿元的基建项目相继落成，包括第二座候机大楼和亚洲世界博览场馆。政府将在大屿山西北部进行Container Terminal No. 10十号货柜码头选址的生态研究，同时会根据更新的港口货物预测资料，定出兴建码头的最适当时间。

97. 我们已就西九龙文娱艺术区发展计划进行为期半年的公众咨询。

98.在多个界别的支持下，我们正安排石硖尾一幢空置工厂大厦，发展一所创意艺术中心。

100. 到2007年3月底时把公务员总体编制减至大约16万个职位。我们决心维持简单的低税制。在2008至09年度恢复公共收支平衡，是我们的既定目标。

Hong Kong Background Facts - JANUARY 2005：During the past 10 years, GDP grew at an average annual rate of 3.2% in real terms. In 2003, Hong Kong’s port remained the busiest in the world in terms of container throughput. HK’s airport was also the busiest in the world in terms of international cargo throughput, and the 5th busiest in terms of passengers handled in 2003. HK is 6th largest in terms of foreign exchange transactions in mid-2004; and 8th largest in terms of stock market capitalization as at end of October 2004; 12th largest in terms of external banking transactions as at end March 2004.

The 2005 Index of Economic Freedom published by the US-based Heritage Foundation on 4 January 2005 continues to rank HK as the freest economy in the world for the 11^th consecutive year since the Index was published in 1995. The Heritage Foundation acknowledges that HK’s virtues lie with its duty-free port with no barriers to trade, low level of government intervention in the economy, very low level of inflation, very low barriers to capital flows and foreign investment, very low level of restrictions in banking and finance, low level of intervention in wages and prices, strong property rights, very low level of regulation, and a low level of informal market activity. The study, which aims to measure the degree of freedom an individual economy enjoys in 10 major areas, covers a total of 161 economies in the world.  HK continues to be ranked first in Asia and 34th among some 170 countries in the third worldwide index of press freedom released by the Paris-based Reporters Without Borders in late October 2004.       In its assessment results released by the Switzerland-based World Economic Forum on 31 October 2004, HK ranks second just after Singapore in the urban Growth Competitiveness Index which covers 53 major urban cities in the world.  In the Corruption Perceptions Index 2004 released by the Berlin-based Transparency International, HK was ranked the second least corrupt place in Asia and the 16th least corrupt among 146 places. ¨  On consumer prices, the 68-month long deflation that started in November 1998 was finally arrested in July 2004.  This economic restructuring has been protracted and difficult to manage. HK people, particularly the middle and working classes, have endured immense hardship and suffered many shocks.[agility, flexibility and resilience]。We introduced too many reform measures too hastily, putting heavy burdens on our people. We also lacked a sense of crisis, political sensitivity. We were indecisive when dealing with emergencies.   We are resolutely against “collusion between business and the Government” and will strictly enforce our monitoring systems to eliminate any “transfer of benefits”.

2005年至2006年施政报告---施政纲领

蓝图：香港是世界一流的金融和贸易中心，提供各种高增值服务。 新措施：将推出一个全新的一站式入门网站，作为使用政府网上信息及服务的主要门坎。

l 贯彻落实现行的博彩政策，并规范持牌机构经营的认可赌博活动。

l 在2006至07年度推出载有生物特征数据的新款护照，以配合自1997年7月起签发，有效期为10年的特区护照换领申请。l 采取措施推行容貌辨认系统计划。

l 由2003年年中开始，分阶段签发智慧身分证。

l 统筹香港迪斯尼乐园、香港湿地公园及昂平3 6 0 （即东涌吊车系统）。l 推动及筹划新的「旅游区改善计划」项目，其中包括香港仔旅游项目以配合海洋公园的重新发展计划、改善鲤鱼门的海旁设施、在尖沙咀发展露天广场。

l 连同香港机场管理局及私营财团，在赤角兴建一个新的展览中心。

l 采纳欧盟时间表，在2006年把车辆废气排放标准提高至欧盟IV 期。

已于2005年年中完成尖沙咀及中环地区的绿化总纲图，并会在2006年年底拟备上环／湾仔／铜锣湾及旺角／油麻地地区的绿化总纲图。实施加强绿化措施方面，尖沙咀区的六项前期计划已于2005年7月展开，并会在2005年年底完成。我们又会继续执行尖沙咀及中环地区的各项绿化工作，预计在2006年年底完成。小区园圃计划已于2005至06年度推展至全港18 区。

l 根据《香港2 0 3 0 ：规划远景与策略》，制订一套土地用途、运输及环境策略，作为香港长远发展的指引。

l 在未来十年把16 段明渠覆盖，以改善附近的环境。覆盖明渠所得的土地会作公共用途，如绿化环境、兴建休憩设施及扩阔路面等。

l 设立海水化淡试验厂，以收集测试资料及争取市民接受；以及通过昂平污水处理厂及石湖墟污水处理厂的两项试验计划，研究再造水的用途。“polluter pays”

Our economy recovered throughout 2004, moving out of the doldrums that had beset us since the Asian financial crisis. Last year, it grew by 8.1 per cent, the highest rate in four years and well above the average annual growth rate of 4.8 per cent over the past 20 years.  IPO and post-IPO equity funds reaching some $265 billion, outperforming

the London and Tokyo Stock Exchanges. Market capitalisation also hit a new high of about $6,650 billion. Mainland enterprises have raised over $900 billion since the introduction of H-shares in 1993. In 2004末, a total of 304 Mainland enterprises had listed here. These enterprises accounted for about 30 per cent of our total stock market capitalisation. Trading in their shares last year constituted half of our total market turnover. In 2004 alone, 44 Mainland enterprises raised funds through listing in HK.

HK continues to be a highly liberal and diverse society under the rule of law. We have a mature market economy and worldclass infrastructure, a clean government and a highly professional and dedicated civil service, a simple tax system and low taxes, good social and public order, and proximity to a vast and rapidly expanding Mainland market.  􀁺 We will also ask the Mainland to further extend the Individual Visit Scheme to broaden the source of visitors. Last year, there was a total of 12 million visits by Mainlanders to HK, four million of which were under the Scheme. Compared to 1998, last year’s visitor arrivals had doubled. HK Disneyland is on schedule for completion in September 2005。  There are currently about 3 million state-owned and collectively owned enterprises in the Mainland. The number of private enterprises is roughly the same and increasing by over 20% annually.

1997年董建华policy address:     10.在过去的基础上，重新设立了「香港与内地大型基建协调委员会」，具体就西部通道、珠海伶仃洋大桥、铜鼓航道、新机场与珠江三角洲空中管制协调，以及落马洲、皇岗旅客过境通道等项目，作深入研究。

13. 香港经济结构转型，工业北移。无论是工业，还是服务业，只能向高增值发展。

20. 政府除了关注征税对工商界的影响外，也会密切注意规管和发牌制度带来的成本负担，以及政府的服务效率。  21. 在香港经营的公司都关心租金和通胀对营商成本带来的负面影响。   

22. 香港的商业机构当中，有98%是小型企业，雇员人数约占全港工作人口2/3。我们支持联合交易所研究设立「创业板」第二股票市场。

23. 过去十年，香港的财经服务业在本地生产总值所占百分比，增幅超过五倍，发展蓬勃，成绩有目共睹。目前，香港是全球第5大银行中心、第6大证券市场，也是亚洲其中一个主要的保险和基金管理中心。财经界的前景一片光明。

25. 旅游业的雇员人数占全港工作人口12%，收益占本地生产总值8%，是香港赚取最多外汇的行业，为香港带来超过1040亿元的进账。最近旅客数字下降，使人关注旅游业前景。香港的物价不断提高，也使部分旅客却步。

27. 香港每年制作超过100部电影和5000小时的电视节目。以发行海外的影片数量计算，香港位列世界第2，仅次于荷里活Hollywood。

33. 本港大学的研究中心在催生新工业方面成绩超卓，政府一向给予支持。在政府方面，我们会确保工商业有足够的土地和支持设施： O 我们会在白石角Pak Shek Kok发展科学园。政府明年便会提供土地开展第一期工程； O 我们已经在九龙塘Kowloon Tong选定一幅土地，兴建第二所工业科技中心。这个计划发展需时3年； O 我们已经在屯门Tuen Mun选定地点，兴建第4个工业园industrial estate。到2004年，现有工业园土地用尽时，第4个工业园便可以启用； O 我们正着手研究可否设立商业园business park，以配合本地和海外公司不断转变的营运需求。 

37. 输入劳工的问题困扰了香港社会多年。我绝不会同意无限制地输入劳工。

44.信息科技。毫不费力地互通信息；而需要保密的数据也不会外泄；

50. 过往每年住宅单位供应不稳定，令市场信息混乱，楼价升降无度，使有意置业的市民和发展商无所适从。 51. 以往逐年订定的卖地计划，也使我们无法从长远角度着眼，和无法掌握长期的房屋供应状况。     52. 我为特区政府订下了3个主要目标：99开始每年兴建的公营和私营房屋单位不少于8.5万个；在10年内，全港7成的家庭可以自置居所；以及把轮候租住公屋的平均时间缩短至三年。 55. 我们已公布一项5年卖地计划，在1999年3月前提供120公顷土地兴建私人楼宇，并在其后的三个财政年度内，再供应260公顷土地。同期内，政府会供应大约285公顷土地，兴建公营房屋。为了供应更多土地，我们会： O 在未来十年大力发展将军澳、大屿山的东涌及大濠Tseung Kwan O, Tung Chung and Tai Ho on Lantau Island、新界西北部和九龙东南部的策略性发展地区；   O 进行荃湾海湾和青洲填海计划Tsuen Wan Bay and Green Island reclamations    O 把合适的农地和工业用地重新规划，兴建房屋。 56. 为了应付愈来愈多在香港工作的国际专业人士的住屋需要，我们除了由在1999年3月前卖地计划拨出64公顷土地外，还会在2002年3月前出售117公顷土地，足够兴建至少9000个大单位，这些土地分别位于山顶、港岛南区、沙田、大埔和大屿山南部the Peak, Hong Kong Island South, Shatin, Tai Po and South Lantau。为了提供更多这类单位，政府在本财政年度会发售二百六十个政府宿舍quarters单位，以及三幅现在用作提供公务员servants宿舍的土地。

57. 为了确保所有合适的土地都能用来兴建房屋，运输基础设施必须大大改善。我们的重点是兴建客运量大而又符合环保原则的铁路系统： O the West Rail passenger system from Tsuen Wan to Yuen Long元朗 will be completed by 2002, and extended to Tuen Mun by 2003;   #  the Mass Transit Railway (MTR) Tseung Kwan O Extension will be completed by 2003; and   # a decision will be made on a passenger railway between Ma On Shan and Tai Wai马鞍山至大围 and the Kowloon-Canton Railway extension from Hung Hom to Tsim Sha Tsui红石勘至尖沙咀 by the end of this year.

我们也会制定以下各项铁路发展计划： #  a new MTR North Island Line from Central through Wanchai to Causeway Bay从中环经湾仔至铜锣湾, with a possible extension to South Hong Kong Island;   # a new East Kowloon Line to serve the Kai Tak 启德area;   # an extension of the MTR Island Line to Kennedy Town and Green Island坚尼地城和青洲;     # a second connection from the Ma On Shan马鞍山 railway into Kowloon; and    # a fourth cross harbour rail route.

58. 此外，道路网也需要改善。未来十年，我们会： #  widen the Tolo吐露港and Fanling粉岭 Highways;   # complete Route 9 between Northwest Tsing Yi青衣 and Lai Chi Kok荔枝角; and  # build a link between North Lantau and the Northwest New Territories. 

Plans will be developed for : # a new Western Highway to connect the western part of Hong Kong Island with the Northwest New Territories via Lantau;    # a new Eastern Highway from the main urban area through the Eastern New Territories;   # an east-west route to connect the Eastern and Western Highways in the New Territories; and   # a Central Kowloon route to ease traffic flow between West Kowloon and Southeast Kowloon.

59. 为了加快私营房屋发展，我们会在适当情况下把相关的基建工程， 例如兴建接驳道路和排水系统等，交由私营机构负责。

60. 为了配合增加土地供应，我们必须有一套高效率的审批程序。房屋用地供应督导委员会HOUSCOM已着手检讨兴建房屋的架构和程序。检讨会在今年年底前完成。目前，委员会已经： O 订定一系列具体措施，简化政府在住宅楼宇方面的规划、土地和建造审批程序；   O 完成了对房屋委员会和房屋协会在规划和发展程序方面的检讨，大大缩短了 兴建公营房屋所需的时间。房屋委员会的建屋时间会由62个月缩短至47个月，而房屋协会的建屋时间则由52个月缩短至46个月。

67.市区楼龄超过30年的房屋在私人楼宇所占的比例，在未来十年会从20%，倍增至40%。         68. 旧区重建成功与否，关键在于能否收回土地。

75. 新启用的昂船洲污水处理厂Stonecutters Island Sewage Treatment Works现时运作畅顺。

84. 若要维持香港在国际上的竞争优势，我们必定要有中英兼擅的人才。我们的理想，是所有中学毕业生都能够书写流畅的中文和英文，并有信心用广东话、英语和普通话与人沟通。《教育统筹委员会第六号报告书》已定下达致这个目标的计划大纲。由下学年起，我们会把普通话列入小一、中一和中四的课程；我们也会在二零零零年底前，把普通话列为香港中学会考科目。

136. 司法制度其中一项可喜的重要转变，是把终审权交给香港特别行政区终审法院行使。终审法院已经在一九九七年七月一日成立。 137. 香港司法制度的另一个里程碑，是建立双语制度。法院现在可兼用中、英两种语文审理案件。法院能够以大部分香港人明白的语文执行司法工作， 使我们感到自豪。与此同时，香港继续实行和发展普通法也非常重要。在普通法common law制度内使用中文，不免会遇到一些困难。司法机构推行法庭使用中文计划以来， 一直审慎从事，目的就是要确保普通法制的运作不会受到任何影响。 143. 二十多年前，香港政府毅然采取行动，严厉打击贪污。廉政公署Independent Commission Against Corruption (ICAC) 自成立以来，成绩斐然。他们的果断行动，令贪污问题受到控制，更为香港创造了繁荣安定的先决条件。

1998年：金融风暴，去年七月始于泰国，现在已波及俄罗斯、东欧和南美洲。10.我们预测今年香港经济会缩减4%；失业率已经达到5%，而且会继续上升；企业盈利也正在下降。经济的困难还会持续。72.    由于经济形势逆转，我们有必要对本港几大类房屋的情况再作评估。138.香港人的婴儿夭折率极低，0.4%；也很长寿，男性的平均寿命是76岁，女性是82岁。   1999年：50万辆汽车排废：柴油--〉石油气。   [2005年深圳80万辆车]

2000年 董建华：5. To meet the challenges of the knowledge-based New Economy, the SAR Government has adopted a series of measures to improve our soft and hard infrastructure. For example, we have further liberalised the telecommunications and broadcasting markets. We have introduced a legislative framework to promote the use of electronic transactions. We have set up the Growth Enterprise Market. Phase One of the Science Park will be completed by the end of next year. Preparation work for the Applied Science and Technology Research Institute has commenced. Construction of the Cyberport is now underway and is expected to open by stages from 2002 onwards.    8. We have provided financial assistance for diesel taxi owners to switch to LPG taxis, and have subsidised the installation of particulate traps on older light diesel vehicles. With effect from 1 January 2001, all newly registered light vehicles will be required to meet more stringent emission standards.     12. Despite difficulties encountered in its implementation, Stage I of the Strategic Sewage Disposal Scheme is now making good progress and should be completed by the end of next year.    19. The Asian financial turmoil underlined the need for timely reforms on the financial front. We have implemented a series of measures to reinforce the linked exchange rate system. We have fostered the demutualisation, merger and listing of the securities and futures exchanges, and established a link with the NASDAQ. The Growth Enterprise Market is providing a useful avenue for start-ups to raise capital. The US dollar payment system is in place and is linked with the HK dollar real-time gross settlement system. The Securities and Futures Bill, which will enable us to keep pace with new developments in the market, will be announced next month.   20. People buy property not only as a home, but also as an important long-term investment. For public housing, we have introduced more flexible initiatives, such as the sale of public rental flats and the introduction of the Home Starter Loan Scheme, which have been well-received by the public. Over the past three years, more than 150 000 families have bought their own homes under various housing assistance schemes. Some 50 000 of them through the Tenants Purchase Scheme. In addition, 117 000 households have been allocated public rental flats.    44. At present, there are over 290 000 SMEs in HK, accounting for more than 98% of all local enterprises. They employ more than 1.39m people, which is about 60% of private sector employees.

2001年：911。24. 香港的旅游业在亚洲城市中居于榜首，去年访港旅客人数逾1300万人次。108. 有330多万市民住在公营房屋或政府资助自置的居所里，占全港人口一半。

2003年初：13. 国际金融中心、工商业支持服务、信息、物流和旅游中心。33. 香港与深圳西部信道的工程，争取在2005年下半年开通（实为2006年）。34. 研究进一步放宽内地居民以个人身分来香港旅游。Closer and Economic Partnership Agreement（CEPA）。

2004年初：Severe Acute Respiratory Syndrome (SARS) infected more than 1700 people and claimed 299 lives.  过去6年，香港经济转型之所以特别痛苦和漫长。第一， 过去累积下来的包袱十分沉重，包括泡沫经济、人力资源错配引致无法快速对知识型经济作出适应。第二，亚洲金融风暴突来，楼市急速下滑，不少人受到负资产所困；造成持续的通缩。第三，在经济全球化的新形势下，周边地区的经济竞争力不断提升。由于香港的生产和营商成本高，industries relocate elsewhere，造成职位流失和市民收入下降。第四，通缩影响了公共财政，形成严重赤字，如果处理不好，金融市场亦会受到打击；但如果处理过急，又会严重影响民生和经济复苏的势头。‘leveraging on the Mainland, engaging ourselves globally’    Sai Kung西贡 is a typical example. Through beautification of the environment and promoting creative leisure activities, it has really lived up to its name as the ‘Back Garden of Hong Kong’. The Computer Festival in Sham Shui Po深水土步, Tsuen Wan Jewellery and Goldsmith Square。