富國家族辦公室 Aston Gabriel Asset Management, 86/F ICC, Kowloon (2026)

17/09/2026

🥇【黃金市場新高位：央行需求與波動並存】

世界黃金協會資料顯示，9月16日現貨金價約為每盎司4,299.36美元；8月全球實物黃金ETF錄得約180億美元流入，持倉增加121噸至4,189噸，反映投資者仍重視黃金的避險與分散功能。

需求面同樣出現結構性支持。中國人民銀行8月增持20噸，是2023年10月以來最強單月購金；Ninety One引述世界黃金協會數據指出，2026年第二季央行淨買金達289噸，按年增長62%。央行配置、地緣政治風險及美元利率預期，正共同影響金價方向。

不過，金價升至高位後，利率消息及期權對沖可能放大雙向波動。與其追逐短線升幅，不如持續觀察實質利率、美元走勢、ETF資金流及央行購金節奏，建立更有紀律的資產配置框架。

#黃金投資 #黃金價格 #資產配置 #市場分析

16/09/2026

🌏【香港人才入境新動向】不設人才配額，續期關鍵在於實質貢獻

香港政府近期表示，現行兩類主要人才入境途徑——具工作聘 offer 的專業人才，以及高才通計劃（TTPS）——不會設定整體申請上限。勞工及福利局局長指出，人才越多越好，但續期並非自動獲批；申請人需要證明已在香港受僱，或已成立並經營企業，反映政策重點正由「吸引人才」逐步延伸至「留住並發揮人才價值」。

對有意赴港發展的人士而言，TTPS 的優勢是申請時不一定需要工作聘書，首期逗留一般為兩年；但申請人仍應預先規劃職業方向、家庭安排及合規文件。傳統一般就業政策（GEP）則通常需要由僱主提出聘用及擔保，並證明職位、經驗與薪酬符合要求。不同類別的資格、文件及續期條件均有差異，不能只以「免聘書」作簡單判斷。

💡 重點不是入境後才開始找方向，而是先建立清晰的工作、創業及居留規劃，並以入境處最新公布為準。

#香港人才入境 #高才通 #香港發展

English summary:
Hong Kong’s latest talent-policy discussion points to an important distinction: admission may remain open, but renewal depends on meaningful economic participation. The government has said it will not impose an overall cap on admissions under the main talent routes, including the Top Talent Pass Scheme (TTPS) and professional routes for applicants with job offers. However, renewal is conditional on the holder being employed in Hong Kong or having established a business locally.

For prospective applicants, TTPS can be attractive because a job offer is not necessarily required at the application stage, and the initial stay is generally two years. That flexibility should not be confused with an automatic pathway to long-term residence. Applicants should prepare a credible employment or business plan, maintain complete supporting documents, and monitor the Immigration Department’s current requirements.

The General Employment Policy remains a different route: it normally involves an employer sponsor, a confirmed position, relevant qualifications and experience, and remuneration broadly aligned with market levels. The practical lesson is to compare routes based on the applicant’s actual profile, family plans and long-term objectives—not only on whether a job offer is required at the beginning. Always verify the latest criteria with Hong Kong’s Immigration Department or a qualified adviser.

Sources: South China Morning Post, 11 September 2026; Hong Kong International Corporate Secretaries, updated 2 September 2026.

16/09/2026

【繁中】
回看2018年10月19日無綫電視財經節目《日日有樓睇》的報導，Aston Gabriel 創辦人 Terence Chan 分享胡志明市樓市走勢與城市發展觀察。這張珍貴畫面，見證Aston Gabriel 創辦人 Terence Chan多年來持續接受媒體訪問、以專業視角解讀海外市場。累積91篇媒體報導，涵蓋海外物業投資、投資移民、移居規劃及海外公司成立，反映Aston Gabriel 創辦人 Terence Chan對跨境資產配置與國際生活方案的長期研究及實戰經驗。由東南亞至歐洲，專業團隊以透明資訊、風險管理和客製化策略，協助客戶作出更有信心的全球布局。
#媒體剪報 #海外投資 #投資移民 #海外公司成立 #胡志明市樓市

【English】
Revisiting TVB’s “Daily Property Watch” feature dated 19 October 2018, Aston Gabriel founder Terence Chan shared observations on Ho Chi Minh City’s property market and urban development. This treasured media frame reflects Aston Gabriel founder Terence Chan’s long-standing commitment to explaining global opportunities with practical insight. Across 91 media articles, his expertise has covered overseas property investment, investment immigration, relocation planning, and overseas company formation. From Southeast Asia to Europe, Aston Gabriel founder Terence Chan and his professional team connect market research with transparent information, disciplined risk management, and tailored strategies. Their goal is to help clients evaluate cross-border asset allocation and international lifestyle solutions with greater clarity, confidence, and long-term perspective.

15/09/2026

🏙️【香港物業觀察 — 2026年9月15日】

路徑與數據顯示，上行趨勢已經出現但並非一面倒。J.P. Morgan Private Bank 指出，2025年住宅價格按年反彈4.7%，截至2026年7月累計回報達10.57%；自2025年3月觸底以來，二手價格已上升約18%。同時，按揭利率約在3.25–3.5%區間，毛租金回報率約3.5%。政府評值及物業部於2026年9月4日發表之《物業評論月刊》補充報告亦提供官方數據框架。

但亦有逆風：路透報導指出，私樓價格在2026年7月下跌0.5%，為自2025年3月以來首次回調，顯示復甦步伐可能出現波動或放緩。投資者與市場參與者宜關注價格波動、利率走向及租賃需求的同步變化。

觀察要點：復甦基調存在，但節奏或將放慢，判斷需基於持續數據追蹤與風險評估。

#香港樓市 #住宅價格 #租金回報 #按揭利率

Market snapshot — Hong Kong property, 15 September 2026

Recent public and private-sector reports present a mixed but informative picture of Hong Kong’s residential market. J.P. Morgan Private Bank reports that residential prices rebounded 4.7% year-on-year in 2025, with a cumulative return of 10.57% through July 2026. Secondary market prices are about 18% higher from the March 2025 trough. Mortgage rates in the market are roughly in the 3.25–3.5% range, while gross rental yields remain near 3.5%. The Hong Kong Rating and Valuation Department released its Property Review Monthly Supplement on 4 September 2026, providing an official dataset to contextualise trends.

At the same time, Reuters reported that private home prices eased 0.5% in July 2026 — the first monthly decline since March 2025. That pullback underscores that the recovery observed since the 2025 low may not be linear and could moderate as the market digests interest-rate dynamics, supply factors and demand-side behaviour.

Implications for market participants are primarily about tempo and risk management rather than a binary view of recovery versus downturn. The headline gains to date indicate renewed buyer activity and some price resilience, but the July softening cautions against assuming uninterrupted appreciation. Monitoring updated official releases (including the R&V Department’s monthly supplements), transaction flows, mortgage pricing and rental market movements will be important to form a timely view.

This commentary is provided for information only and does not constitute investment advice. It aims to summarise recent data points and highlight considerations for further analysis. Investors and homeowners should distinguish headline index movements from the performance of individual buildings, districts, tenure types, and transaction timings, because averages can conceal meaningful dispersion across the market.

14/09/2026

🏙️【泰國樓市：復甦不等於全面上升，位置與質素成為關鍵】

JLL 2026 年第二季研究形容曼谷住宅市場處於穩定但低增長環境，發展商對新增供應更為審慎。與此同時，CBRE 數據顯示，2026 年上半年曼谷及布吉住宅銷售按年增長超過 182%，單是曼谷更錄得超過 300% 增長，反映資金仍然集中於具地段及產品優勢的項目。

高端市場的數據尤其值得留意：已落成公寓平均銷售率達 93%，中央曼谷買家中外國買家佔 32%，較 2021 至 2025 年平均 18% 明顯上升。不過，這並不代表所有項目都同樣受惠；交通、生活配套、品牌、建築質素及租務需求，仍是篩選資產的重要條件。

對投資者而言，現階段比追逐市場熱度更重要的，是以現金流、退出流動性及實際租住需求，逐項檢視項目價值。

#泰國房地產 #曼谷樓市 #海外置業 #資產配置

Bangkok Property: Recovery Does Not Mean a Broad-Based Boom

JLL’s Q2 2026 review describes Bangkok’s residential market as stable but low-growth, with developers taking a more selective approach to new supply. At the same time, CBRE-reported figures show that residential sales in Bangkok and Phuket rose by more than 182% year on year in the first half of 2026. Bangkok alone recorded growth of more than 300%, suggesting that capital is still concentrating in projects with strong locations and differentiated quality.

The upper end of the market provides an important lesson. Completed condominium projects recorded an average sales rate of 93%, while foreign purchasers represented 32% of central Bangkok condominium buyers, up from an average of 18% between 2021 and 2025. This does not mean every project is benefiting equally. Connectivity, amenities, brand credibility, construction quality and genuine rental demand remain critical filters.

For investors, the key question is not whether the market headline sounds positive. It is whether a specific asset can demonstrate sustainable cash flow, realistic tenant demand and sufficient liquidity at exit. In a selective recovery, disciplined underwriting matters more than chasing momentum.

Sources: JLL, “Bangkok Residential Market Dynamics Q2 2026” (20 Aug 2026); The Nation, reporting CBRE Research data (19 Aug 2026).

13/09/2026

🌏【海外升學新思維】由選校轉向選擇適合的成長路徑

近年的海外升學決策，已不再只是比較大學排名。家長與學生更重視總學費、生活成本、畢業後工作政策、安全環境，以及課程能否連接未來職業。近期數據顯示，美國 2026–27 學年國際本科申請人數按年下跌 10%；2025 年秋季美國新入學國際學生亦按年減少 17%，反映簽證政策與回報預期正重新塑造留學版圖。

與此同時，香港首次躍升至中國學生熱門留學目的地第二位，超過六成家庭會同時申請兩至三個國家或地區。人工智能、半導體、綠色能源、數據科學及醫療等與產業需求相關的專業，亦成為較受關注的方向。

💡真正穩健的升學規劃，應把學術能力、預算、簽證、實習及畢業後路徑放在同一張圖上比較；先選擇適合自己的路徑，再選擇學校，往往比單看排名更重要。

#海外升學 #留學規劃 #國際教育 #教育投資

English version

🌏【Rethinking Overseas Education】From choosing a school to choosing the right pathway

Overseas education decisions are no longer driven by university rankings alone. Families are paying closer attention to total tuition and living costs, safety, visa rules, post-graduation work opportunities, and whether a programme connects clearly with future career goals. Recent data reported by CNBC shows that international undergraduate applicants to U.S. colleges for the 2026–27 academic year fell 10% year on year, while new international student enrolment in the U.S. declined 17% in fall 2025. These figures show how policy uncertainty and return-on-investment expectations are reshaping global student mobility.

At the same time, Hong Kong has reportedly risen to become the second most preferred overseas-study destination among Chinese students. More than 60% of families are applying to two or three countries or regions at the same time, making multi-country planning a normal part of the process rather than an exception. Career-linked fields such as artificial intelligence, semiconductors, green energy, data science and healthcare are also attracting growing attention.

A robust education plan should therefore compare academic fit, budget, visa conditions, internship access and post-study pathways on one integrated framework. The strongest decision is not necessarily the most prestigious school; it is the pathway that offers the best balance of learning quality, affordability and long-term opportunity.

12/09/2026

🌏【週末特別地點：香港，一座值得慢慢感受的城市】

香港的魅力，不只在於摩天大樓與維港景色，更在於城市與自然可以在短時間內無縫切換。今個月香港旅遊發展局推出「只在香港」全球宣傳活動，以街頭風景、渡輪、電車、社區美食、海濱步道及隱藏海灘，呈現一個不只是觀看、而是可以親身感受的香港。

由中環乘天星小輪到尖沙咀，再沿海濱漫步；或由市區前往大澳、南大嶼山及西貢，旅客可以在同一天體驗金融城市、歷史社區與自然海岸。香港擁有約1,180公里海岸線，這種高密度城市與山海並存的生活節奏，正是其獨特的旅遊資產。

一個地方是否值得再訪，往往不只取決於景點數量，而在於它能否讓人每次都發現新的日常風景。香港的價值，正在於繁華與寧靜之間的距離，比想像中更近。

#香港旅遊 #週末好去處 #城市探索 #生活品味

11/09/2026

【杜拜樓市觀察】交易活躍下，投資者應更重視產品與現金流

📊 杜拜樓市在2026年仍維持活躍。根據杜拜土地局公布的第一季數據，期內房地產交易總值達2,520億迪拉姆，按年上升31%；其中房地產投資額達1,730億迪拉姆，涉及57,744宗投資，投資者人數亦增至48,448名。豪宅投資額達877.1億迪拉姆，反映高質素物業仍有穩定需求。

最新的八月市場資料顯示，杜拜錄得11,944宗物業成交，總值約284億迪拉姆，平均呎價為1,680迪拉姆。公寓佔成交量約八成，而非原有物業的交易則佔總值42%；同時，現金交易佔活動約67%，顯示買家資金實力與付款安排，仍是市場的重要推動力。

💡 對投資者而言，成交量上升不等於所有項目都同樣受惠。選擇地段時，應一併評估租務需求、交樓時間、發展商紀錄、管理費及退出流動性，並以保守租金與利率假設測試現金流。真正值得關注的，不只是升幅，而是物業在不同市場情境下能否持續創造穩定收入。

#杜拜房地產 #海外物業 #資產配置 #投資教育

English:

【Dubai Property Market Watch】Strong activity makes product quality and cash flow more important than ever.

Dubai’s property market remained active in 2026. According to the Dubai Land Department, total real estate transactions reached AED 252 billion in the first quarter, up 31% year on year. Real estate investments totalled AED 173 billion across 57,744 investments, while the number of investors rose to 48,448. Luxury real estate investments reached AED 87.71 billion, showing that demand for high-quality properties remains resilient.

The latest August market data also points to substantial activity. Dubai recorded 11,944 property sales worth approximately AED 28.4 billion, with an average price of AED 1,680 per square foot. Apartments represented roughly four-fifths of sales volume, while secondary-market transactions accounted for 42% of total value. Cash purchases represented about 67% of activity, highlighting the importance of buyer liquidity and payment structures in this market.

For investors, rising transaction volume does not mean every project will benefit equally. Location analysis should be combined with rental demand, delivery timing, developer track record, service charges and exit liquidity. A disciplined review should also test cash flow under conservative assumptions for rent, interest rates and vacancy. The most valuable question is not simply how much prices may rise, but whether the property can continue generating resilient income across different market conditions.

Sources: Dubai Land Department, 9 April 2026; Provident Estate, Dubai Real Estate Market Report for August 2026, 10 September 2026.

10/09/2026

📈【黃金價格動向：八月強彈與官方買入】

黃金在八月出現強烈反彈，單月上漲約13%，收報每盎司美金4,563，為近25年來第三強的月度回報。ETF資金亦大幅流入：歐洲約79億美元（合54噸）、北美約78億美元（合53噸）、亞洲約20億美元（合13噸），顯示避險與資產配置需求同步推升價格。短期資金來源包括機構與公募，價格仍易受美元、利率與市場情緒影響。

官方需求亦具份量：根據World Gold Council（中央銀行統計2026年9月3日；黃金市場評論2026年9月9日），7月央行淨買入23噸，其中中國買入20噸、波蘭8噸；年內累計中國約60噸、波蘭約90噸，全球報告的央行買入約130噸，反映長線儲備配置趨勢與官方需求對市場的支撐。

此為教育性資訊，價格可高度波動，非投資建議。若考慮相關布局，應評估風險承受力並諮詢專業顧問。 #黃金 #貴金屬 #央行買金

English:
Gold rallied sharply in August, gaining about 13% and closing at US$4,563 per ounce — the third-strongest monthly return in a quarter century. ETF investors provided significant support: August inflows were roughly US$7.9bn into Europe (about 54 tonnes), US$7.8bn into North America (about 53 tonnes), and US$2.0bn into Asia (about 13 tonnes). These flows point to concurrent demand from investors seeking hedges and portfolio diversification, though short-term price moves remain sensitive to the dollar, interest-rate expectations and market sentiment.

Official-sector demand has also been meaningful. World Gold Council data (Central Bank Gold Statistics, 3 Sep 2026; Gold Market Commentary, 9 Sep 2026) show central banks net bought 23 tonnes in July, with China purchasing 20 tonnes and Poland 8 tonnes that month. Year-to-date totals reported include around 60 tonnes for China and about 90 tonnes for Poland, with global reported central-bank purchases near 130 tonnes YTD. Together, private ETF flows and official buying have been important drivers of the recent price upswing.

Closing insight: the combination of large ETF inflows and sustained central-bank purchases underscores broad demand, but gold can be volatile. This post is for educational purposes only and does not constitute investment advice. If you are considering exposure to gold, assess your risk tolerance and consult a qualified professional.

For readers comparing alternatives, the key question is not simply whether gold has risen, but how its role fits within a diversified plan. Reviewing position size, liquidity needs, time horizon, currency exposure and downside scenarios can help keep a market view separate from an individual investment decision. Data should be refreshed as new price, flow and policy information becomes available.

09/09/2026

🌏【香港人才入境新視角】由申請資格到長遠規劃

香港持續透過多項人才入境計劃吸納專業人士。政府資料顯示，過去三年各項人才入境計劃合共收到接近60萬宗申請，並有超過41萬宗獲批，反映香港對全球人才的吸引力仍然存在。

對有意來港發展的人士而言，Top Talent Pass Scheme（高才通）與一般就業政策的考慮重點並不相同：前者較重視申請人的收入或學歷條件，部分類別毋須在申請時先取得香港工作聘書；後者則通常需要本地僱主、職位與薪酬符合相關要求。申請人亦應留意逗留期限、續簽安排、受養人資格，以及實際工作與居住規劃。

人才入境不只是簽證問題，更涉及家庭教育、住房成本、稅務安排及資產配置。最理想的做法，是先按個人背景比較合適的入境途徑，再以中長期生活與財務目標作整體規劃。

💡政策細節會按官方公告更新，申請前應以香港入境事務處最新資料為準。

#香港移民 #人才入境 #高才通 #香港生活

【Hong Kong Talent Admission: From Eligibility to Long-Term Planning】

Hong Kong continues to attract professionals through a range of talent admission schemes. Government information released in March 2026 stated that nearly 600,000 applications had been received and more than 410,000 had been approved across the various talent admission schemes over the previous three years. This scale highlights the continuing importance of global talent to Hong Kong’s economy.

For prospective applicants, the Top Talent Pass Scheme and the General Employment Policy should not be treated as interchangeable routes. The Top Talent Pass Scheme focuses on defined income or academic criteria, and certain categories do not require an employment offer at the time of application. The General Employment Policy normally requires a local employer, a genuine position and terms that meet the relevant requirements. Applicants should also review the permitted stay period, extension arrangements, dependent eligibility, and the relationship between their immigration status and actual employment plans.

A talent admission decision is therefore more than a visa decision. It can affect schooling, housing costs, tax planning and the allocation of personal assets. A sensible approach is to compare the available route against the applicant’s background first, then build a medium- to long-term relocation and financial plan around the official requirements.

Policy details can change. Applicants should always check the latest information published by the Hong Kong Immigration Department before submitting an application.

富國家族辦公室 Aston Gabriel Asset Management

17/09/2026

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