Bryan Kavanagh
礼记
社会共同财富
475 BC–221 BC

•
French Physiocrat Francois
Quesnay recommended the rent of
land, l’impot unique, to France’s
Louis XV as the peoples’ revenue
source that would deliver stability
and peace, and as a means of
forestalling revolution in France.
Louis failed to heed him ...

In “Progress and Poverty” (1879)
•
the American Henry George also
argued that land rent - the common
wealth - would bring peace and
prosperity
法国重农主义者弗朗斯瓦·魁奈向法王路
易九世推荐地租作为人民收益的来源以
带来和平和稳定，以此预防法国革命。
然而路易未能注意到他……
美国人亨利乔治《进步与贫困》
（1879）中指出，地租作为共同
财富，将带来和平和繁荣。
Henry George (1839 – 1897)

“The teaching of Henry
George will be the basis of
our program of reform”

“The (land tax) as the only
means of supporting the
government is an infinitely
just, reasonable and
equitably distributed tax,
and on it we will found our
new system. The centuries
of heavy and irregular
taxation for the benefit of
the Manchus have shown
China the injustice of any
other system of taxation.”
“ 亨利乔治的教导将是我们改良
的基础。”


（土地税）作为支撑政府的唯一
途径， 是极公正、合理、公平分
配的税，基于此，我们将构建我
们的新秩序。满人数百年的苛重
和不合理税负，为中国展示了所
有不平税负。
Sun Yat Sen (1866 – 1925)

Australia became a federation of six
colonies (the states) in 1901
• The federal government was
temporarily located in Melbourne and
in 1908 a site for a new capital city
was selected as a compromise
between the two rival cities, Sydney
and Melbourne
•
•
It was agreed the 900 square miles’
Australian Capital Territory would be
founded on the basis of leasehold
land tenure – in order to publicly
capture the ‘unearned increment’ in
land values as the city grew
This recognised the ideals of the
commonwealth as understood by
Confucius, Henry George and Sun Yat
Sen




澳大利亚于1901年成为6个殖民地的联邦
联邦政府暂位于墨尔本，1908年，
作为悉尼和墨尔本两大重要城市的
折中，两地中间的一块地被选为新
的首都。
900平方英里的澳大利利亚首都圈，
在土地使用权租赁的基础上建立，
以此来公开获得因城市发展带来的
土地价值“自然增长”。
这被认为是孔子、亨利乔治和孙中
山所理解的共同财富。
Australian Capital Territory
澳大利亚首都圈
在这新建
之城，投
机者蜂拥
而至
As new
cities
develop,
speculators
move in ...
公共地租
Australian Capital Territory
澳大利亚首都圈
... 但不在此！
... but
not
here!
公共地租
Australian Capital Territory
澳大利亚首都圈

It would be “a spectacle not
previously seen in an entire city,
and all connected with the city
owned and managed by the people
of Australia” – Austin Chapman,
member of federal parliament
(1901-1924) who lobbied for the
location that was to become the
Australian Capital Territory

这将是“一个城市前所未有的景象，澳大
利亚人民管理和拥有所有关于这城市的一
切。”—国会议员奥斯汀.查普曼
（1901-1924），为将成为澳大利亚首
都领域的地点游说。

S.125 of the Commonwealth of
Australia Constitution Act provided
for the seat of government to be
within territory belonging to the
federal government
•
《澳大利亚联邦宪法法案》第125条提
供属于联邦政府的领土的政府所在地。

“No Crown land in the Territory
shall be disposed of for any estate
of freehold.” S.9 Seat of
Government (Administration) Act
1910
•
“区域内的王室土地不被作为永久产权
处置。” 1910年政府所在地（管理）
法第9条。
Australian Capital Territory
澳大利亚首都圈
Canberra
堪培拉

It is a planned city

An international
competition for the design
of Canberra was won by the
Chicago architects Walter
Burley Griffin and his wife
Marion Mahoney Griffin

The blueprint for the city
featured circles, hexagons
and triangles, centred
around axes aligned with
topographical landmarks
Design of Canberra
堪培拉的设计

一所规划过的城市

设计堪培拉的国际比赛由芝加哥
建筑师沃尔特·贝理·格里芬 和妻
子玛丽昂·玛奥妮·格里芬获得。

城市的蓝图构成为：圆圈、六边
形和三角形居中，周围是由地标
对齐的轴线。
Design of Canberra
堪培拉的设计


The name “Canberra” was
officially given to the proposed
new city by Lady Denman,
wife of Australia’s GovernorGeneral, Lord Denman.
Canberra was said to mean
“meeting place” in the local
aboriginal dialect, but is now
believed to be “woman’s
breasts” on the basis of the
local topography

“堪培拉”由澳大利亚丹总督劳德
丹曼的妻子丹曼夫人正式命名。

有人说“堪培拉”在土著方言中意
为“会场”，然而根据地方志，现
在被认为是“妇女的胸部”。


Did the indigenous people play
a trick on the white man with
the name ‘Canberra’?
是土著人用“堪培拉”之名来捉弄
白种人吗？
Naming Canberra – 12 March 1913
命名堪培拉—1913年3月12日
Naming Canberra – 12 March 1913
命名堪培拉—1913年3月12日
Prime
Minister
Andrew
Fisher
首相
安德鲁.
费舍尔
Naming Canberra – 12 March 1913
命名堪培拉—1913年3月12日
Minister
for Home
Affairs,
King
O’Malley
(in his
trendy
camelcoloured
suit!)
家庭事务部
长金.奥马里
（穿着他时
髦的驼色外
套！）
Naming Canberra – 12 March 1913
命名堪培拉—1913年3月12日
Let’s
see who
features
most.
看看谁最突出。
That’s
The Prime
Minister
in the
back-ground.
是背后的首相。
Naming Canberra – 12 March 1913
命名堪培拉—1913年3月12日

Development of Canberra was
slow. It remained planned by the
federal (“commonwealth”)
government, but the bureaucracy
encouraged it to drift away from
the Griffin’s original plan (eg. no
railway)

堪培拉的发展缓慢。它仍旧由联邦（共
和）政府规划，但官僚机构使它渐渐远
离格里芬最终的设计（例如，没有铁
路）。

From 1958-1989, under the
National Capital Development
Commission (NCDC), Canberra
grew from a population of 40,000
to 300,000. It now stands at
367,000

从1958年到1989年，处于国家首都
发展委员会之下，堪培拉的人口从4万
人增长到30万人。现在保持在
367000人。

The provisional parliament house
(1927) was replaced by the new
parliament on Capital Hill in 1988

临时国会大厦（1927年）在1988年
由国会山的新址取代。
Development proceeds
发展过程
Parliament Houses – Canberra
堪培拉国会大厦

Australia’s federal parliament had
moved from Melbourne to
Canberra in 1927

The first public sales of leases
were in 1924. A typical bid of 400
pounds for a residential site
established the annual rent at 20
pounds per annum (5% of the
notional capital value of the site)

Leases were granted for 99 years.
Rental reviews, initially proposed
to be every 5 years, were finally
conducted at 20 year intervals.
This proved to be a great mistake
The First Leases
最初的租赁协议



澳大利亚联邦议会在1927年由墨尔本迁
往堪培拉。
1924年第一此公开出售租赁权。一块典
型的居住用地为400英镑竞价，产生了
每年20英镑的租金（该地块名义资本价
值的5%）
租赁期为99年。对租金的复核开始定为
每隔5年进行，后来改为20年间隔。事
实证明这是一个巨大的错误。

From 1935 initial rents were fixed
at 5% of the assessed value, and
any amount bid above that value
was paid as a cash premium

This converted a rental system to
a “premium leasehold system”,
and, bidding from 1962 was
solely for the premium

Had ground rents been reviewed
more regularly than 20 years, the
growing confusion relating to
premium payments would not
have occurred
The First Leases
最初的租赁协议

自1935年起初始租金固定为评估值的
5%， 任何高于估价的出价部分作为现
金溢价支付。

这让租金体系转化成“溢价租赁权体
系”，1962年起，出价只作为溢价。

如果能够比20年更频繁的复核地租，
对于溢价支付的混乱现象就不会日益增
加。

Private interests had always
 建设堪培拉城的原则：公众建设城市创
sought to undermine the principle
造出地租，用其来支撑城市的自身发展
on which Canberra was founded—
--总是遭到私人利益的破坏，因为这妨
that the rent publicly-generated
碍了寻租行为。（这是私人攫取公共创
from developing the planned city
造的地租）
be used to finance its
development—because it posed a
threat to rent-seeking (the private
capture of publicly-created land
values)

Coupled with confused minds over
Canberra’s ground rents which
were increasingly no longer
market-based, much ignorance
was permitted to grow over
capture of the common wealth
Confusion encouraged?
混乱被助长了吗？

随着堪培拉的土地租金增长不再基于市
场的困惑， 对掠夺公共财富的无视被大
大助长。



Federal public servants drafted to
Canberra did not understand the  设计堪培拉的联邦官员不懂地租系统，
但市一级的官员却意识到，如果取消租
rental system, whilst others
赁体系， 他们将有望得到来自土地的
based in the city realised their
意外之财。
potential for windfall capital gains
on their land if the leasehold
system were to be abolished
 这导致了反对支付地租的政治骚乱，首
Such became the political
相John Grey Gorton于1971年起取
agitation against paying land rent
消了所有的租赁体系。
that Prime Minister John Grey
Gorton abolished it altogether
from the beginning of 1971
Since then leases are sold
outright at auction (with 5 cents
pa payable if and when
demanded)
Confusion encouraged?
混乱被助长了吗？

此后，租赁权以拍卖的形式被一次性出
售（以每年5澳分的价格，任何时候一
旦有需求）
Capital value of ACT land
首都圈土地的资本价值

The Australian Capital Territory
and Canberra now remain
leasehold in name only

Land prices paid for Canberra
leases are little different from
bubble-inflated prices paid in
Australia’s other capital cities

The principle of capturing in
Canberra the unearned
increment—the common wealth—
had been diverted and defeated

Most Australians no longer know
the history of Canberra leasehold
tenure: it is rarely spoken about
如今澳大利亚首都圈及堪培拉的租赁体
系已名存实亡。


堪培拉的土地租约价格与其他存在泡沫
膨胀的首都城市相比，仅有微小差距 。

拿走堪培拉不属于任何人的增值（公共
财富）的原则，被稀释和挫败了 。

多数澳大利亚人已不知道堪培拉土地租
赁权的历史了，几乎没人提起此事。
Leasehold system gutted
租赁体系被毁
Canberra remains attractive ...
堪培拉迷人依旧……
... but the principle of
commonwealth territory
based upon the capture
of
rent had been defeated
……然而公共财富领域源自地
租的原则，已被破坏
... that a
latent bubble
in land prices
in Australia
stands as a
proxy for the
West, and
would burst
into a
depression by
2009
澳大利亚土地价
格潜在泡沫现象
成为西方的代表，
将在2009年爆
发危机。

Whilst the US and much of
Europe have begun to experience
this land price-induced financial
collapse, China and Australia
have not - yet

It cannot be argued that land
speculation has been controlled
in either China or Australia

The evidence is that a bubble is
rife in both countries, because
little land rent is publicly
captured to keep the lid on
speculative land prices
Financial collapse?
金融危机？

当美国和欧洲大部已开始土地价格和金
融的危机，中国和澳大利亚暂时还没有
开始。

没有理由说中国和澳大利亚已控制了土
地投机。

很明显两个国家都普遍存在泡沫，因为
几乎没有将地租公众化以限制投机性地
价的行为发生。
澳大利亚土地总价占GDP的比例
(Average ratio over 100 years 1:1) 100多年的平均比例为1：1
Australian land
price bubble
澳大利亚地价泡沫

Although recent analyses of
Australian taxes have not
resurrected the principle of the
common wealth, all have shown
land-based revenues to be the most
efficient and to carry little or no
deadweight
虽然近来对澳大利亚税收的分析还未使
“公共财富”原则重见天日，但种种迹
象表明基于土地的财政收入将是最有效
的，并几乎或完全没有社会损失

The Henry Tax Review (2 May 2010)
 KPMG-Econotec (5 July 2010)
 Price Waterhouse Coopers (July
2013)


taxes on labour and capital to land
and resource rents now offer a slight
prospect of securing the
commonwealth to all Australians
The good news?

把税收重心从收入税和资本税转移到
土地税和资源税的提议，让全澳大利
亚人对保护公共财富有了一线希望。

Canberra is the offspring of
politics (the federation of
Australian states) and a social
ideal (public capture of land rent
as the common wealth)

Increasing private land prices and
growing taxes on labour and
capital—both antithetical to the
commonwealth—have accompanied
the failure of Canberra’s leasehold
system

Whether the tenure of land is
freehold or leasehold has proven to
be of no consequence: what is
essential for true prosperity and
peace is for the rent of land to be
captured to the public purse for the
community - and that this ground
rent be reviewed annually
Lessons from Canberra
堪培拉的教训
堪培拉是政治（澳大利亚联邦政府）
和社会理想（将地租公有化作为公共
财富）结合的产物。


抬高私有土地价格，增加收入税和资
本税，伴随着堪培拉租赁体系的失
败，二者与公共财富背道而驰。

无论是自由持有还是租赁持有土地均
无结果：对真正的繁荣和稳定至关重
要的，是由社会将地租以公共的目的
所获得，并且每年对地租进行复核。

Do the lessons from Canberra
translate to China, the world’s
second-biggest economy, shortly
to become the biggest?

If China makes the same neoclassical economic mistake of
the West—of not capturing her
land rent—she must suffer the
same financial collapse the West
is currently experiencing

This will always be the result of
private rent-seeking in a public
asset, the land, the common
wealth of all nations
So; to summarise:
小结

对于全球第二大，不久将成为最大经
济体的中国来说，堪培拉的教训是否
可以引以为戒？

如果中国犯与西方同样的新古典主意
经济学的错误，忽略对地租的获取，
她将发生如今西方正在经历的金融危
机。

这将总是导致在公共资产、土地、全
民的公共财富中产生个人寻租。
社会财富从何而来？
来自只是因人口和基
础设施产生的土地
（租金）？
来自对人力和资本的
税收（罚款）？
Land: the soundest revenue base
土地：最好的财政收入来源
社会财富从何而来？
当允许对土地收
入私有化，人民
只有
当将地租给予全
体人民，人力和
资本的收入将最
大化。
Land: the soundest revenue base
土地：最好的财政收入来源
Bryan Kavanagh