SHANGHAI
699
called Hongkew, so that the ground now occupied by foreigners extends for nearly eight miles on the left bank of the river. Including the creeks there are now fifteen miles of the Settlement with water frontage.
By the land assessment made in 1907, on land in the Central District the assessment was on an area of 2,224 mow, Tls. 77,205,106. This showed an increase of 156 per cent. over the value in 1902 of Tls. 30,086,586. The Northern District, area 2,127 mow, was assessed at Tls. 23,146,844, increase of Tls. 13,432,310, or 138 per cent. on that of 1902; the Eastern District, 5,753 mow, at Tls. 24,306,233, an increase of 93 per cent., and the Western (foreign residential) District, 5,538 mow, at Tls. 26,389,074, against Tls. 8,081,572 at the previous quinquennial period, an increase of 226 per cent., a total on 15,643 mow of Tls. 151,047,257, against Tls. 60,423,773 on 13,126 mow in 1902, equal to 150 per cent. for the whole Settlement (exclusive of the French). The assessment of the British and Hongkew divisions, respectively, was in 1880 Tls. 6,118,265 and Tls. 1,945,325, total Tls. 8,063,590; in 1890 Tls. 12,397,810 and Tls. 5,110,145, total Tls. 17,507,955. The totals in 1907 were thus nearly twenty times those of 1880 and over eight and a half times those of 1890. A new assessment was made in 1911. "Although in a certain number of cases the new values are higher than under the assessment of 1907, the fall in gross values aggregates about eleven million taels, with an estimated fall in income of Tls. 69,000." The assessment for 1922 was--for the Central District, Tls. 91,500,800; Northern District, Tls. 32,908,000; Eastern, Tls. 42,596,100; Western, Tls. 30,496,000-a total, after deducting rebates on ground occupied by churches, cemeteries, and municipal properties, of Tls. 189,571,500, on which a tax of 7/10ths of one per cent. was levied, estimated to yield, net, Tls. 1,327,000. One piece of land in the Nanking Road, assessed in 1867 at Tls. 4,000 per mow, the then basis of assessment on the best Bund lots, in 1899 at Tls. 13,000, and in 1903 at Tls. 27,500, was sold later for Tls. 85,000 per mow. The Overseer of Taxes in a late Report said: "On the Bund and in Nanking Road east of the Fokien Road the value per mow would be at least Tls. 100,000." During the land boom in 1921 a piece of land near the Bund sold for the high figure of Tls. 300,000 per mow, which, at the exchange of the day on which the deal was closed, represented approximately £300,000 per acre. The average for the whole Settlement was, under the assessment of 1907, Tls. 9,656 per mow, and for the Central District (old British Settlement), Tls. 34,706; the highest being Tls. 110,000. A great rise in values took place during the later months of 1895, and this continued steadily until 1911, chiefly caused by the influx of native capital seeking safe investment under foreign protection and by the great increase in population resulting from the establishment of numerous cotton mills, silk filatures, and other industries.
The total number of foreign houses in the four divisions of the General Concession on 31st December, 1921, was 3,624 assessed at Tls. 8,520,356, against 3,119 assessed at Tls. 4,809,155, and 2,472 assessed at Tls. 3,235,311, on the corresponding dates in 1910 and 1905. On61,462 native houses the assessment was $13,984,550 against 52,008 assessed at $8,332,449 in 1910, and 45,328 assessed at $6,830,461 in 1905. In addition, six per cent. (half rate) is now collected on 873 foreign houses assessed at Tls. 700,439 and 1,300 native houses assessed at $122,454 outside the Settlement limits, but supplied with water by the Shanghai Waterworks Co. For 1922 the land of the French Concession was valued for assessment at Tls. 40,000,000; the rental assessment of foreign houses at Tls. 1,316,500, and of native houses at Tls. 2,541,650. The British and French Settlements, exclusive of the extensions acquired in 1899 and 1901, are now all built over, and the vacant spaces in Hongkew are being rapidly covered. The Captain-Superintendent of Police in a late report said that nearly the whole area "may be described as densely populated: how crowded few residents can have any conception." He was of opinion "that the native population is very much under-estimated," and considered that nearly three- quarters of a million earned their living within the Settlement. Many of the best foreign houses, both in the Settlements and outside roads, are now occupied by Chinese, retired officials and merchants.
A greatly
enlarged boundary for the Settlement was granted in 1901. The area within Municipal limits is now 83 square miles, or 5,584 acres, with a population of 144 per acre.
There are in the whole Settlement and outside roads (exclusive of the French) 4,383 occupied European houses, with an average of 5.5 foreign inhabitants per house, and 62,396 occupied Chinese houses, with an average of 12.5 occupants. There are 144 miles of roads and 637,562 feet of footways, and considerable additions, in the extension, are planned. The Japanese Treaty of 1896 gave that Power the right to a separate Settlement at Shanghai, but although it is estimated that 12,000 Japanese are now residing in Shanghai no definite claim has yet been made for such an area. A proposed extension northward to include the Paoshan district, necessitated by the