關於 50 business models ，我們在網路上蒐集到這些相關的討論、資訊與評價

ISLAMIC INTELLECTUAL PROPERTY (IIP) IN BUSINESS

Companies attempt to address global sustainability challenges through innovating products, services, and business models. Strategic approaches to using intellectual property (IP) can create not only commercial, but also societal and environmental impact, systemically transforming businesses towards sustainability.

IP is becoming increasingly important as business assets. Digitalisation and intangible assets like IP will drive the acceleration of digital economy growth.

In this session we explore how we can create, sustain and grow intangible assets in IP to give impacts and benefits to society. Join us as we explain what Islamic IP is and how it can play a crucial role in your business sustainability moving forward.

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Knowledge Hub | Session 7
Islamic IP & Business Sustainability
11 Sept 2021, (Sat) | 12:45pm (Malaysia Time)

#intellectualproperty #IP #fintech #cybersecurity #islamicfinance #shariahscholar
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MDB

【還原「物業帶動鐵路」的歷史時空】 #永續港鐵霸權 #7月專研

港鐵霸權一大核心就是長期壟斷「鐵路上蓋物業發展權」，今時今日香港土地問題走到如斯局面，與經常被吹噓為「國際成功模式」的「鐵路加物業」(Rail + Property) 不無關係，但服務大眾的鐵路公司搖身一變成為追求利潤的發展商，絕對不是一夕間發生的合理事情。「鐵路上蓋物業」的原意又與今日有沒有變化? 是次研究專題將會透過回顧過上千頁有關香港地下鐵發展的英國解密檔案，還原70年代「物業帶動鐵路」發展模式的源起及原意，將有助進一步理解現時逐漸扭曲的港鐵發展形態。

▌構思初現：初期鐵路物業的背景與概念

「以地養鐵」更早可以在日本找到相類似發展模式 (Murakami, J., & Gregory, K. I.,2012)，然而最早「引進」香港的來源暫不可考。但從現有官方內部檔案中，可找到早於1970年交通諮詢委員會 (Transport Advisory Committee)提交的一份《集體運輸計劃總報告書》，報告中建議除了計劃興建已設計的4條鐵路路線，並分9期(nine distinct stages) 完成「理想」鐵路系統(preferred system)外，已有提及「發展上蓋物業」的構思。在報告提及鐵路系統的長期發展影響：

”Wherever subway systems have been built experience shows that property and land increase in value. This opens up the strong possibility that a part of the cost of providing station concourses could be met through arrangements which permit the private development of station superstructures and surrounds.”

當年報告所述，由於預視到鐵路系統的帶動下，當地物業及地價將會升值。因而報告提到有很大可能可以容許私人發展 (private development) 上蓋物業去補貼鐵路站的建設成本。值得注意的是，報告除了提出上蓋 (station superstructures)發展外，首次提到發展上蓋周邊 (surrounds) 的發展概念。可見，現時港鐵圈地/上蓋物業發展一早出現在早期鐵路系統構思之中。

70年代還有差點讓鐵路系統觸礁的財政艱難，更清晰定位鐵路中的「物業收益」有何功能。參考早期關於興建鐵路系統的英國解密檔案顯示，早於1972年，香港政府成立集體運輸臨時管理局(Mass Transit Railway Provisional Authority)，打算先行興建較全面、工程單一批予日資財團(Japanese consortium)的早期系統(initial system)，但後來石油危機爆發，日本經濟陷入危機，財團先是提出可否修訂興建成本價格上限由50億為60億，遭到管理局拒絕後則宣佈退出鐵路興建，檔案中可看到港英政府曾一度為此而與日資財團就賠償爭執，甚至有香港主要大班 (怡和除外) 都因財政理由反對繼續推展興建鐵路計劃。

當年港英內部評估1980年代交通系統會超負荷，即使鐵路系統已被日資延遲一年(have effectively delayed the MTR project for 12 months)，連帶物料通賬的財政問題，但卻認為必須「頂硬上」，調整鐵路系統的財政預算、規模以及未來發展方向，於是臨急推出後來實現的修正早期系統 (Modified Initial System)。在1975年一份關於修正早期系統行政局內部文件，港英將會排除必要鐵路系統以外的多餘支出 (eliminate all expenditures not strictly necessary for resultant simpler system)，不僅使整個鐵路規模「大縮水」，同時更建議以溢價債卷(Premium bond)作為融資措施，以及發展沿線上蓋物業(property development on lines)抵消(offset)財赤，皆為確保(safeguard)鐵路在任何情況下的財政可負擔性(the financial viability in any event)，讓減少後規模的總興建成本能夠保持於49億的水平。可見，當初「鐵路加物業」發展的概念是在財政大緊縮的特定歷史脈絡生成，目的為防止鐵路興建所帶來財政不穩定情況的其中一法。

▌立業辟地：港鐵上蓋四小龍

直到1975年，為了確保鐵路系統的財政可負擔性以及應急儲備，集體運輸臨時管理局向政府申請批出四個鐵路上蓋物業的綜合發展權(comprehensive development)。而當時行政局內部討論中，一份十分詳細記錄有關批予集體運輸臨時管理局四個上蓋發展權的行政局文件顯示，最早期物業上蓋發展的具體情況：

—九龍灣車廠上蓋物業(現時德福花園)：

當時除了作為首個利用鐵路車廠上蓋作物業發展的項目，而且亦成為物業上蓋住宅發展的先例，佔地165,800平方呎，打算興建大型屋苑，滿足18,000個人口的住宅需求。

—亞皆老站(即現今旺角站)上蓋物業(現時旺角中心第一期)：

首個非鐵路站上蓋作物業發展，只是相鄰於(adjacent to) 鐵路站，為首個利用鐵路通風樓(ventilation shaft)的物業發展。

—金鐘站上蓋物業(現時海富中心)：

佔地60,000平方呎的海富中心，當時金鐘站上蓋物業批地條例原來有列明非工業用途，包括興建酒店(non-industrial purposes which may include a hotel)。

—畢打/遮打站(即現今中環站)上蓋物業(Pedder/Chater)(現時環球中心)：

當時批中環商業靚地予鐵路公司的理據明顯為商業利益最大化(maximum exploitation of the commercial possibilities)，一來可以善用土地資源(物業建於鐵路站上蓋)，二來物業及鐵路站同時興建，可以減少工程興建時發展阻礙(development disturbance)。

其後地鐵公司分別與恆隆、合和、長實多間發展商共合發展上述四個上蓋物業，作為「鐵路加物業」發展模式的雛型，當時內部估計以上物業收入將會佔地鐵公司總收益的20%。當年批出九龍灣車廠上蓋物業上公頃的市區發展土地，整體政府部門都相當歡迎，認為可以平衡當區公屋主導的房屋格局，與及能夠為該區提供額外設施的機會，甚至具體要求屋苑內有至少10戶1車位的發展條件 (XCC(75)52)。此四幅最早批出的上蓋物業發展，從通風樓到車廠、由單一大廈到綜合發展，已是奠定了日後鐵路物業發展的主要選址方式與發展類型。

▌誰主上蓋物業？

這份行政局文件亦載有早期鐵路用地發展權的重要批地原則(principles to be adopted in respect to land grant to Mass Transmit Railway Corporation)，是還原物業上蓋發展歷史一份重要參照。文件清楚列出，上蓋物業不一定是地鐵公司「囊中物」，鐵路物業發展權是否批出，或批給誰，完全是政府「話事」 (the grant of comprehensive development rights on land affected by railway installations will be discretionary)。

文件亦同時指出，程序上地鐵公司需要先向政府申請(formally apply)批地，政府可以基於實際考慮 (practical consideration) 決定如何運用這些鐵路上蓋用地的發展潛力 (for government to decide on how to dispose of any development potential remaining in the land over and above its Mass Transit usage) 。換言之，港鐵的上蓋發展絕對可以由政府主導及決定，包括根據現時的實際考慮（公營房屋供應長期落後及不足）用作興建公屋，不一定用於與發展商合作興建私樓供港鐵公司利潤最大化。

▌物業收益應急而起

70年代尾，鐵路系統打算擴建至荃灣區。翻查1978年有關鐵路擴建荃灣(Mass Transit Railway extension to Tsuen Wan)的行政局文件顯示，當時除了提及車廠上蓋物業發展的選址爭議外，亦有提及港英對發展上蓋物業的財政原則。物業發展的收入原本並不用作補貼鐵路成本 (revenue from property development was not originally envisaged as being used as a means of financing the capital cost of the railway itself)，而是作為應急儲備及改善現金流(contingency reserve and to improve its cash flow)。而且更補充荃灣車廠上蓋物業發展的剩餘收入，可以用作應對以下4個應急情況：

—抵消「超支」建築成本(offset any excess construction costs)

—抵消收入財赤(offset any revenue deficiencies)

—加速還債(accelerate loan repayments)

—提早鐵路公司對港英政府的投資分股息的日子(bring forward the date when the Corporation begins to pay the Government as share holder on behalf of the public dividends on its investment)

可見，港英多次強調，鐵路上蓋物業收入為確保財政可負擔性(viability)及應急(contingency)，而非像現時政府愈來愈恆常化送地予港鐵興建私樓賺錢。

引述法國城市學者Aveline-Dubach整理地鐵公司至其後港鐵自1980至2016年收入可見，明顯看見90年代末東涌綫及其後的將軍澳線所帶動的物業發展收入比例愈來愈重，已經超越鐵路票務收入，現時每年物業收益足足佔港鐵總收入四成。可見，透過重現當初的批地原意，更能突顯漸走向扭曲的港鐵發展形態，形成尾大不掉之勢。

▌賣樓補車費：明言物業發展利潤補貼車費

港鐵不應用上蓋物業賺盡的討論，亦見於地下鐵路公司條例的立法階段的重要討論。一份1975年討論地下鐵路公司草案(Mass Transit Railway Corporation Bill)的行政局文件，提及鐵路公司需要按照審慎商業原則 (prudent commercial principles)。鐵路作為公共交通工具，不應最大化其投資回報 (maximize its return on investment)，只應賺取足夠(enough)收入作營運開支。

文件亦可見當年政府就發展上蓋物業項目的收益，會清晰公開回應指物業發展可為鐵路帶來的額外利潤，以維持一個「保守的車費政策」 (assist the railway by providing extra revenue to maintain a conservative fares policy）。比起今天已經與物業收益「脫勾」的「可加可減」車費制度，當日港英政府明顯認為物業收益有助更平宜的車費定價。

在40多年前的歷史時空，當初「鐵路加物業」發展模式跟現時已經不可同日而語，發展上蓋物業不論就其發展型態、財政狀況、規劃模式、補貼原意，明顯有其特定的歷史脈絡及原意。是次研究專題透過還原早期興建地鐵的歷史討論，帶出現時不斷被政府吹奏作為「國際級典範」—港鐵發展模式，並不是一套千秋萬世的發展方程式。

參考資料

1971 FCO 40 358 Construction of an underground railway system in Hong Kong

1975 FCO 40 658 Construction of an underground railway system in Hong Kong

1975 FCO 40 659 Construction of an underground railway system in Hong Kong

1975 FCO 40 660 Construction of an underground railway system in Hong Kong

1978 FCO 40 974 Construction of an underground railway system in Hong Kong

Aveline-Dubach, N., & Blandeau, G. (2019). The political economy of transit value capture: The changing business model of the MTRC in Hong Kong. Urban Studies, 56(16), 3415-3431.

Murakami, J., & Gregory, K. I. (2012). Transit value capture: New town codevelopment models and land market updates in Tokyo and Hong Kong. Value capture and land policies, 285-320.

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【偕同廣宣】

Ray Tai, CEO of Mighty Net strives to help companies significantly shorten their product development time
and increase the success rate of hardware products in the market.
　
Mighty Net is recruiting startups for Second Cohort of 2020 Mighty Net Hardware Express programme.
Ray will be sharing some business advice from the perspectives of a manufacturer in this webinar!
　
📆 August 13, 2020 (Thursday)
🕓 16:00 - 17:30 (GMT +8)
In this webinar, you will learn how to:

Adopt innovative business models revolving around hardware
Work with manufacturers to ensure seamless production
Get funded successfully as a hardware startup
🔺The webinar will be conducted in English.🔺
　
16:00 – 16:05 | Opening remarks
16:05 – 16:20 | Opportunities in Hardware Innovation in Asia by BlackStorm Consulting
16:20 – 16:50 | Business Advice from Manufacturing Expert by Mighty Net
16:50 – 17:00 | Sharing of Mighty Net Hardware Express Second Cohort of 2020 Programme by Mighty Net
17:00 – 17:30 | Open Discussion

http://sc.piee.pw/TKYUE

けろりん嫁のバイクで
ケロリンさん、登場、　カブ主　　株主

Bride's motorcycle
Mr. Kerorin and appearance

HONDA Cab (Cub) is a car name of the motorcycle that Honda Motor Co., Ltd. manufactures, and numerical models are produced as a series model.
Market

It is a superior practical use small motorcycle in durability and the economy, and export and the local production are performed all over the world. It is especially widespread in east Asia and Southeast Asian nations out of Japan.

It excels overwhelmingly in the point of eminence though a lot of rival models (Mat of Yamaha Motor Co., Ltd. and sea bass's birdie, etc.) exist the inside and outside the country. As for the motorcycle, everything (As a general noun) was called "HONDA", and how "HONDA of Yamaha Motor Co., Ltd." to use it was done in Vietnam for a certain period of time.

The main way in Japan to use includes business youths of collecting money and the business usages etc. of the small cargo deliveries of the postman and the newspaper delivery, etc. , electric power companies, and banks, etc.Moreover, person who favors can still see the elderly person of the Suparcab getting on that bundles the hoe and the sickle to the carrier when a lot of going down into the country, applies, and runs on agricultural area and the mountain path also as for a local senior citizen who centers on the farm village because it is strong in the bad road now.

There are prefectural police that use it for a long time as the patrol motorcycle of the police box disposition (so-called black ivory shell), too and they are equipped with the box of steel that puts the wind shield (Make it to a simple escutcheon detaching it) with a transparent steering wheel and the document. ..old.. Nippon Telegraph and Telephone Public Corporation etc. were able to have used it before. It is specified for a motorcycle that the high school student uses to go to school as an unusual example in Tanegashima.
Super-gas-snipper

Suparcab was known by got very thing, and 180km/L was expressed in the catalog before. This numerical value depends on 30 km/h test of running on fixed ground value the fuel jet type after 2007 ..110?116km/L.. has deteriorated as for a carburetor final type until 2007 because of the setting to which it gives priority to the vehicle exhaust emission measures though it called as 146km/L is public.

Extremely..official..numerical value..fuel cost..test..for..condition..straighten..unreal..numerical value..actual..fuel cost..legal..defend..slow down..control..accelerator..open completely..high-speed..run..rough..provide.Still, it can be called got motorcycle in a motorcycle still all over the world.

The value between more than the catalog numerical value has almost gone out of real fuel cost to the fuel cost of Cab 50 in this competition though in the low fuel cost competition of the HONDA sponsoring, (alias and eco-orchis), there is a class that uses Cab 50 besides the class that uses the engine of Cab as power of the vehicle for a special game, too.

けろりん嫁のバイクで
ケロリンさん、登場、　カブ主　　株主

Bride's motorcycle
Mr. Kerorin and appearance

HONDA Cab (Cub) is a car name of the motorcycle that Honda Motor Co., Ltd. manufactures, and numerical models are produced as a series model.
Market

It is a superior practical use small motorcycle in durability and the economy, and export and the local production are performed all over the world. It is especially widespread in east Asia and Southeast Asian nations out of Japan.

It excels overwhelmingly in the point of eminence though a lot of rival models (Mat of Yamaha Motor Co., Ltd. and sea bass's birdie, etc.) exist the inside and outside the country. As for the motorcycle, everything (As a general noun) was called "HONDA", and how "HONDA of Yamaha Motor Co., Ltd." to use it was done in Vietnam for a certain period of time.

The main way in Japan to use includes business youths of collecting money and the business usages etc. of the small cargo deliveries of the postman and the newspaper delivery, etc. , electric power companies, and banks, etc.Moreover, person who favors can still see the elderly person of the Suparcab getting on that bundles the hoe and the sickle to the carrier when a lot of going down into the country, applies, and runs on agricultural area and the mountain path also as for a local senior citizen who centers on the farm village because it is strong in the bad road now.

There are prefectural police that use it for a long time as the patrol motorcycle of the police box disposition (so-called black ivory shell), too and they are equipped with the box of steel that puts the wind shield (Make it to a simple escutcheon detaching it) with a transparent steering wheel and the document. ..old.. Nippon Telegraph and Telephone Public Corporation etc. were able to have used it before. It is specified for a motorcycle that the high school student uses to go to school as an unusual example in Tanegashima.
Super-gas-snipper

Suparcab was known by got very thing, and 180km/L was expressed in the catalog before. This numerical value depends on 30 km/h test of running on fixed ground value the fuel jet type after 2007 ..110?116km/L.. has deteriorated as for a carburetor final type until 2007 because of the setting to which it gives priority to the vehicle exhaust emission measures though it called as 146km/L is public.

Extremely..official..numerical value..fuel cost..test..for..condition..straighten..unreal..numerical value..actual..fuel cost..legal..defend..slow down..control..accelerator..open completely..high-speed..run..rough..provide.Still, it can be called got motorcycle in a motorcycle still all over the world.

The value between more than the catalog numerical value has almost gone out of real fuel cost to the fuel cost of Cab 50 in this competition though in the low fuel cost competition of the HONDA sponsoring, (alias and eco-orchis), there is a class that uses Cab 50 besides the class that uses the engine of Cab as power of the vehicle for a special game, too.

けろりん嫁のバイクで
ケロリンさん、登場、

Bride's motorcycle
Mr. Kerorin and appearance

HONDA Cab (Cub) is a car name of the motorcycle that Honda Motor Co., Ltd. manufactures, and numerical models are produced as a series model.
Market

It is a superior practical use small motorcycle in durability and the economy, and export and the local production are performed all over the world. It is especially widespread in east Asia and Southeast Asian nations out of Japan.

It excels overwhelmingly in the point of eminence though a lot of rival models (Mat of Yamaha Motor Co., Ltd. and sea bass's birdie, etc.) exist the inside and outside the country. As for the motorcycle, everything (As a general noun) was called "HONDA", and how "HONDA of Yamaha Motor Co., Ltd." to use it was done in Vietnam for a certain period of time.

The main way in Japan to use includes business youths of collecting money and the business usages etc. of the small cargo deliveries of the postman and the newspaper delivery, etc. , electric power companies, and banks, etc.Moreover, person who favors can still see the elderly person of the Suparcab getting on that bundles the hoe and the sickle to the carrier when a lot of going down into the country, applies, and runs on agricultural area and the mountain path also as for a local senior citizen who centers on the farm village because it is strong in the bad road now.

There are prefectural police that use it for a long time as the patrol motorcycle of the police box disposition (so-called black ivory shell), too and they are equipped with the box of steel that puts the wind shield (Make it to a simple escutcheon detaching it) with a transparent steering wheel and the document. ..old.. Nippon Telegraph and Telephone Public Corporation etc. were able to have used it before. It is specified for a motorcycle that the high school student uses to go to school as an unusual example in Tanegashima.
Super-gas-snipper

Suparcab was known by got very thing, and 180km/L was expressed in the catalog before. This numerical value depends on 30 km/h test of running on fixed ground value the fuel jet type after 2007 ..110?116km/L.. has deteriorated as for a carburetor final type until 2007 because of the setting to which it gives priority to the vehicle exhaust emission measures though it called as 146km/L is public.

Extremely..official..numerical value..fuel cost..test..for..condition..straighten..unreal..numerical value..actual..fuel cost..legal..defend..slow down..control..accelerator..open completely..high-speed..run..rough..provide.Still, it can be called got motorcycle in a motorcycle still all over the world.

The value between more than the catalog numerical value has almost gone out of real fuel cost to the fuel cost of Cab 50 in this competition though in the low fuel cost competition of the HONDA sponsoring, (alias and eco-orchis), there is a class that uses Cab 50 besides the class that uses the engine of Cab as power of the vehicle for a special game, too.