Directory_and_Chronicle_1911 — Page 875

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SHANGHAI

859

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 1307 were thus nearly twenty times those of 1880 and over eight and a half times those of 1890, and the value is now probably considerably greater, as 178 new lots, representing an assessment of Tls. 814,162, were added in 1907, 180 new lots assessed at Tls. 921,756 in 1908, and 153 new lots assessed at Tls. 859,532 in 1909. 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 Tis. 27,500, was recently sold 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." The

average for the whole Settlement is 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 has continued steadily ever since, 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, 1909, was 3,082 assessed at Tls. 4,703,838, against 2,998 assessed at Tis. 4,484,696, 2,721 assessed at Tls. 3,928,656, 2,567 assessed at Tls. 3,423,956, 2,472 assessed at Tls. 3,235,311, and 2,129 assessed at Tls. 2,189,940 on the corresponding dates in 1998, 1907, 1906, 1905, 1901 and 1903. On 51,288 native houses the assessment was $8,298,051, against 50,826 assessed at $8,238,267, in 1903, 49,482 assessed at $8,146,048, in 1907, 47,210 assessed at $7,225,491 in 1906, and 45,328 assessed at $6,830,461 in 1905, $5,218,894 on 43,792 houses in 1993, and $4,450,523 on 43,048 houses in 1902. In addition six per cent., half rate, is now collected On 298 occupied foreign houses assessed at Tls. 247,098 and 3,787 occupied native assessed at $373,260 outside the Settlement limits, but supplied with water by the Shanghai Waterworks Co. In 1909 the land of the French Concession was valued for assessment at Tls. 20,000,000; the rental assessment of foreign houses Tls. 325,000, and of native houses Ts. 1,167,000. The British and French Settle- ments, exclusive of the extensions acquired in 1899, are now all built over, and the vacant spaces in Hongkew are being rapidly covered. The Captain-Superinten- dent of Police in his lust report says that nearly the whole area may be described as densely populated: how crowded few residents can have any conception." He thinks that the native population is very much under-estimated," and considers that nearly three-quarters of a million earn 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. This new territory has been thoroughly surveyed and many new roads are being formed. The area within Municipal limits is now 83 square miles, or 5,618 acres, with a population of 98 per acre. There are in the whole Settlement (exclusive of the French) 2,600 occupied European houses, with an average of 5 inhabitants per house, and 46,909 occupied Chinese houses, with an average of 11 occupants. There are 87 miles of roads, and considerable additions, mostly in the extension, are planned. The Japanese Treaty of 1896 gave that Power the right to a separate Settlement at Shanghai, but although about 3,000 Japanese now reside 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 difficulties of policing the boundaries, has received the unanimous support of the Ratepayers and the Consular body and is now

now being pressed on the Chinese Authorities. Most of the land at Pootung, on the opposite bank of the river, is now also rented by foreigners, but natives have recently been considerable purchasers of landed property within the Settlements. All ground belongs nominally to the Emperor of China, but is rented in perpetuity, a tax of fifteen hundred copper cash, equal to less than two taels per mow, being paid to the Government annually. The Settlement land was bought from the original proprietors at about $50 per mow, which was at least twice its then value. Some lots have lately been sold at Tls. 80,000 to Tls. 110,000 a mow. Six mow equal one acre. As a port for foreign trade Shanghai grew but gradually, until it gained a great impetus by the opening in 1861 of the Yangtze and northern ports, secured by the Treaty of Tientsin, and a further increase by the opening up of Japan. In March, 1848, Owing to an assault on some missionaries near Shanghai, Mr. Alcock, the British Consul, blockaded the port and stopped the passage outwards of eleven hundred grain