度假物業(yè)的開發(fā)
????對于喜歡希臘的人們來說，有件事很奇怪,，為什么希臘島嶼的寧靜生活不像西班牙或葡萄牙那樣吸引退休老人,。照理說，希臘應(yīng)成為歐洲的佛羅里達,。根源還是在于希臘僵化的法律,，因為它抑制了市場,。希臘城市以外的地區(qū)沒有分區(qū)規(guī)劃法律,。但這并不意味著可以在島上或農(nóng)村地區(qū)隨意蓋房。正相反,，開發(fā)受到嚴格地限制,。只有一部涉及總體規(guī)劃開發(fā)的法律，規(guī)定別墅和住所必須建在大型酒店的周圍,。
????這部法律同時還禁止開發(fā)商出售住所及別墅,，只允許租賃。另外,，法律事實上緊致高爾夫球場這類開發(fā),。希臘全國只有6個高爾夫球場，簡單難以相信,。
????一項新的法律做出了兩點改進,。第一，要求提供的環(huán)境影響報告從2項減少至1項,，基本上將審批時間縮短了一半,，從兩年降至一年出頭。第二,，允許開發(fā)商將度假物業(yè)中的大量公寓和住房用于出售,，不再是只能租賃。僅這一項變化就會讓希臘成為退休者的首選目的地,。
????但單這項法律可能還遠遠不夠,。開發(fā)商正在推動進行更多的改革。國際豪華度假村開發(fā)商Dolphin Capital在希臘擁有多個項目,，其管理合伙人彌爾圖斯?坎博萊茲稱：“應(yīng)該修改法律,，允許高爾夫球場,、游艇船塢等項目的開發(fā)與酒店建設(shè)脫鉤，”如果繼續(xù)打破行業(yè)堅冰,，整個市場將釋放出巨大的潛力,。
勞動力市場
????本月通過的勞動方案是所有改革措施中最重要的一項。過去抑制希臘競爭力的最嚴重因素正是多級的工資設(shè)定體系,。直到最近,，希臘政府和工會還商定了新的年度“最低工資”，規(guī)定最低工資必須上調(diào)5%,。
????事實上,，這不只是適用于拿最低工資的勞動者，也是所有行業(yè)員工（不論工資高低）的工資漲幅下限,。然后,，第二輪談判按行業(yè)展開，而5%的全國性協(xié)議是漲幅的下限,。因此,，百貨行業(yè)的員工可能會在這個基礎(chǔ)上再獲2%的加薪。然后,，才是每家公司與工會談判,。這些公司層面的協(xié)議往往還會再加上幾個點的漲幅。因此,，在經(jīng)濟不錯的2000-20008年,，每年的工資漲幅很容易就會達到9-10%。
????這個三級體系確保了勞動者的工資漲幅高于通脹率,，也導(dǎo)致希臘商品價格年復(fù)一年地超過了控制工資漲幅的德國所生產(chǎn)的同類商品,。如果有一個因素要對歐元區(qū)的災(zāi)難負責，那就是僵化的工資政策,，不僅是希臘,，也包括與其高度類似的意大利、西班牙和葡萄牙,。 |
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Resort development
????To lovers of Greece, it's a mystery why this island idyll isn't a retirement destination on the scale of Spain or Portugal. By rights, Greece should be the Florida of Europe. Once again, it's rigid laws that suffocate the market. In Greece, areas outside of cities do not have zoning laws. That doesn't mean you can build freely on islands or in rural areas. On the contrary, development is severely restricted. Only a single law allows for master plan development, and it requires that the villas and homes be constructed around a major hotel.
????The law also prevents the developer from selling homes or villas; only rentals are allowed. For example, golf course developments are effectively barred. Incredibly, the entire country offers only a half-a-dozen courses.
????A new law provides two improvements. First, it reduces the requirement of two environmental impact statements to just one, virtually cutting the approval time in half, from two years to a bit over twelve months. Second, it now allows developers to sell many of the apartments and homes in their resorts, instead of merely renting them out. That change alone could make Greece a prime destination for retirees.
????But the measure still doesn't go far enough. Developers are pushing for more reforms. "The laws should change to allow development around golf courses and marinas without necessarily building more hotels," says Miltos Kambourides, managing partner of Dolphin Capital, an international luxury resort developer with several projects in Greece. If the thaw continues, it will stir an industry with giant potential.
The labor market
????The labor measures enacted this month are the most important reforms of all. In the past, nothing hampered Greece's competitiveness more severely than its multi-tiered system for setting wages. Until recently, the government and the unions negotiated a new "minimum wage" annually, mandating that the lowest-paid employees get a raise of, say, 5%.
????In practice, the deal didn't apply to just the bottom level. It set a floor on wages for workers in all industries, up and down the pay scale. Then, a second round of negotiations would occur for each industry, with the 5% national agreement as a minimum raise. So the department store employees might get an extra 2%. Only then would the individual companies engage their unions. Those company-wide agreements would add another couple of points. So raises in the prosperous 2000 to 2008 years could easily come to 9% or 10% annually.
????The three-level system guaranteed that pay rose faster than inflation. That caused Greek goods to become more overpriced, year after year, than competing products from Germany, which held wages in check. If one factor is responsible for the disaster in the eurozone, it's the rigid wage policies not just in Greece, but the extremely similar systems in Italy, Spain and Portugal. |
