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日已核验投资资本约 556.36 亿港元，其中证监会认可基金 38.6%、股票 29.0%、债务证券 9.5%、投资相连保险 9.9%、CIES 组合 9.9%、其他 3.2%，房地产并未形成大额计入。原因在于金融资产流动性好、文件规范、便于指定账户管理；房产则受上限、成交价门槛、按揭比例和持有成本约束。\u003C\u002Fp>\u003Cp>房产是否适合放进组合，取决于资金性质、流动性和子女教育的实际居住需求，而不是"听说买房能移民"。下面把计入规则拆开讲。\u003C\u002Fp>\u003Ch2>二、房产能算进 3,000 万多少？三条硬线要同时看清\u003C\u002Fh2>\u003Ch3>1. 总额上限 1,500 万，其中住宅最多算 1,000 万\u003C\u002Fh3>\u003Cp>根据新 CIES 官网"投资规定审查—获许投资资产"一节现行规则：房地产获计入最低投资门槛的总投资上限为 1,500 万港元，当中住宅房地产的投资上限为 1,000 万港元。换句话说，即便你购买的住宅成交价高于 1,000 万，能计入合规投资额度的部分也封顶在 1,000 万；非住宅与住宅合计封顶在 1,500 万，其余投资仍须用合资格金融资产补足。这个结构和不少客户想象的"买套房把投资任务解决掉"有明显差距。\u003C\u002Fp>\u003Ch3>2. 住宅成交价门槛：2025 年 9 月 17 日前后是两套规则\u003C\u002Fh3>\u003Cp>住宅房地产（包括楼花，以及部分用作住宅用途的多用途物业）对单一物业成交价有门槛要求，且按购入完成日期分两段：\u003C\u002Fp>\u003Cp>- 购入完成日期为 2025 年 9 月 17 日或之后：投资于该单一物业的成交价须为 3,000 万港元或以上；\u003C\u002Fp>\u003Cp>- 购入完成日期为 2025 年 9 月 17 日之前：住宅物业的购入完成日期须为 2024 年 10 月 16 日或之后，且单一物业成交价仍须为 5,000 万港元或以上；同一日期前完成购入的所有房地产（含非住宅、住宅）计入总额上限仍为 1,000 万港元。\u003C\u002Fp>\u003Cp>规则分段的时间点是"完成日期"（交易完成、产权落地），不是签临时买卖合约的日期，也不是入伙日期。这一点在评估楼花时尤其关键，后面单独展开。\u003C\u002Fp>\u003Ch3>3. 非住宅与住宅的边界：这些物业直接不算\u003C\u002Fh3>\u003Cp>非住宅房地产指香港的商用及／或工业用途物业，包括写字楼、商业楼宇、零售商铺和工厂大厦楼花，购买数目原则上不受限制；但不包括土地，也不包括部分用作住宅用途的多用途物业。住宅与非住宅的法律界定依据《印花税条例》（香港法例第 117 章）第 29A 条，不能凭业主或中介的口头分类判断。\u003C\u002Fp>\u003Cp>另有一类物业被明确排除：非法占用土地，以及船艇、船宅、拖车、旅居车、违例构筑物和阁楼，无论是否已作差饷评估、接驳水电或固定停泊，都不计入合资格房地产。\u003C\u002Fp>\u003Ch3>4. 可以做按揭，但只计算你自己出资的净资产部分\u003C\u002Fh3>\u003Cp>新 CIES FAQ 明确，申请人可以用房地产作抵押，向香港持牌银行或持牌财务机构办理按揭、转按；但\u003Cstrong>只有房产中的资本净额（即申请人自行出资的部分）才算作合资格投资\u003C\u002Fstrong>，并且最高不超过上述投资上限。贷款本金对应的价值不计入。这意味着按贷款成数放大购房，并不会同步放大可计入的移民投资额度，做资金规划时要把按揭负债和净资产净额分开测算。\u003C\u002Fp>\u003Ch2>三、楼花（期房）为什么是高净值家庭最容易踩中的坑\u003C\u002Fh2>\u003Cp>楼花即未建成的预售物业，规则把住宅楼花纳入住宅房地产范围，但投资成立的时间锚点是\u003Cstrong>完成日期当日\u003C\u002Fstrong>——官方脚注写明"申请人／投资者会在完成日期当日被视为已作出房地产的投资"。从签约到实际完成交易，通常间隔数月甚至更长，这中间叠加了三重风险。\u003C\u002Fp>\u003Cp>\u003Cstrong>第一重是节奏风险，即过渡期申请陷阱。\u003C\u002Fstrong>新 CIES 节奏是：净资产审查通过→入境处原则上批准并发出不超过 180 天访客逗留安排→规定投资期间完成承诺投资→投资规定审查→正式批准。若押注楼花满足额度，而完成日期晚于投资窗口，就会出现"原则批准在手、合规投资没落地"的空档，访客安排到期后身份衔接被动；先获批后投资的节奏必须和物业实际完成日期对得上，不能用签约日期代替。\u003C\u002Fp>\u003Cp>\u003Cstrong>第二重是规则变动风险。\u003C\u002Fstrong>2025 年 9 月 17 日门槛已调整过一次（住宅成交价要求由 5,000 万降至 3,000 万、地产总额上限由 1,000 万放宽至 1,500 万），规则仍可能优化；今天签约的楼花，完成时适用的门槛、上限和账户要求应以当时官方规则为准，购房前就要算清最坏情形下额度是否仍够。\u003C\u002Fp>\u003Cp>\u003Cstrong>第三重是交付与价格风险。\u003C\u002Fstrong>楼花存在工程进度、付款节点和估值波动；CIES 审核看的是成交价与完成后的权属、估值证明，宣传卖点、折扣返现和内部认购价不能直接等同于合规投资额；非住宅楼花（商场铺位、写字楼等）还要核对是否落入法定非住宅定义。评估时我们通常先把现房与楼花两条路径的时间轴、金额缺口和文件清单并列比较，再决定是否动用房产额度，不跟着销售节奏走。\u003C\u002Fp>\u003Ch2>四、买房同样要过资金溯源这一关，别以为房产可以绕开审查\u003C\u002Fh2>\u003Cp>很多客户以为金融资产要解释资金来源，房子是实物就不用。实际上，房产在两个环节都会被审：净资产审查阶段和投资规定审查阶段。\u003C\u002Fp>\u003Cp>净资产审查要求证明申请前连续 6 个月一直绝对实益拥有不少于 3,000 万港元的净资产。房地产属于非在公共交易所买卖的资产，根据《计划规则》第 4.4 段及附注，须附由估值师出具、并获香港执业会计师接纳的估值报告，报告要包含估值日期、资产状况、估值准则与方法、可比交易数据及图片等；若房产登记地址在香港境外，还须提供当地官方权属证明文件和身份证件。\u003C\u002Fp>\u003Cp>投资规定审查阶段，房产取得成本、按揭余额、付款流水和土地注册处记录要能对应；会计师履行规定文件有签发与提交相隔不超过 14 个公历日的时效要求，临时凑料容易逾期。资金链上，购房款来自分红、股权转让、经营积累还是家庭赠与，都要与完税凭证、审计报表、银行流水形成闭环；境外房产折算净资产的估值口径与汇率折算也需专业意见。\u003C\u002Fp>\u003Ch2>五、四个常见网络误传，逐条澄清\u003C\u002Fh2>\u003Cp>\u003Cstrong>误传一："买一套香港房就能办投资移民。"\u003C\u002Fstrong>购房只是 2,700 万获许资产中的一项，且有 1,500 万／1,000 万上限；300 万 CIES 指定组合仍须单独投入；前面还有净资产审查和入境审批两道程序。\u003C\u002Fp>\u003Cp>\u003Cstrong>误传二："房子全款买够 3,000 万就齐活了。"\u003C\u002Fstrong>住宅计入上限封顶在 1,000 万（且总额上限 1,500 万），全款购买超额部分并不能替代其他合资格投资，也不免除 300 万指定组合。\u003C\u002Fp>\u003Cp>\u003Cstrong>误传三："楼花签了买卖合同就算完成投资。"\u003C\u002Fstrong>规则以完成日期认定投资，签约、收诚意金、付首期都不等于完成投资；在完成日之前无法凭楼花合约通过投资规定审查。\u003C\u002Fp>\u003Cp>\u003Cstrong>误传四："房子涨价多出的部分可以随时提走。"\u003C\u002Fstrong>FAQ 明确：获许投资资产市值超过最低门槛时，不可提取额外资产或资本增益；可以提取的只有现金股息收入、利息收入和租金收入。房产升值带来的账面财富不能在计划期间自由变现抽离，这笔资金的流动性预期要提前想好。\u003C\u002Fp>\u003Ch2>六、购入不是终点：年审、变更通知与续签台账要提前搭好\u003C\u002Fh2>\u003Cp>新 CIES 正式获批后一般先获准逗留不超过 24 个月，延期一般不超过 3 年，逐次审批、不是自动续期，这就是投资人常说的"年审式"维护。涉及房产的合规细节比股票基金更多：\u003C\u002Fp>\u003Cp>- 实益拥有权、法定所有权或按揭状况发生任何变更，申请人须在 7 个工作天内以书面通知新 CIES 办公室；房产之间互换、房产转为金融资产、金融资产转为房产，须分别在完成变卖和完成购置后 7 个工作天内通知，并备齐交易证明。\u003C\u002Fp>\u003Cp>- 投资管理周年申报要披露全年交易详情，由执业会计师出具履行规定文件；买卖、按揭、转按、估值变动都要留痕，不要等到续签前三个月窗口才回头整理多年单据。\u003C\u002Fp>\u003Cp>- 获许投资资产总市值低于 3,000 万港元，规则不要求立刻补现金填差额；但若资产被第三方扣押、账户内不再持有，仍须重新投资等值合资格资产，合规责任并不因"不用补钱"而消失。\u003C\u002Fp>\u003Cp>- 续签申请前、且不早于逗留期限届满前三个月，要先向新 CIES 办公室申请投资管理规定核实，再向入境处递交延期申请；两个部门、两类文件的顺序不能颠倒。\u003C\u002Fp>\u003Ch2>七、北极星移民如何帮家庭把"房产＋身份"这笔账算清楚\u003C\u002Fh2>\u003Cp>北极星移民成立于 2013 年，持续运营十余年，持牌经营，服务家庭超 20,000 组，官网披露获批率 96.67% 以上，是广东省因私出入境移民协会 5A 级诚信企业。面对新 CIES，我们不替客户做"买不买房"的简单结论，而是先把资格和账算对。\u003C\u002Fp>\u003Cimg src=\"\u002Fuploads\u002F1793352900052227618.jpg\">\u003Cp>在房产这条线上，团队通常先做两件前置核查：一是身份资格与净资产结构排查，确认申请人国籍、居留身份是否落在合资格范围，再评估房产、股权、现金等资产在连续 6 个月口径下的可计入比例；二是资产组合模拟，把 2,700 万获许资产在金融产品与房产之间的配置上限、流动性和风险摊开测算，明确房产最多计入多少、缺口由哪类金融资产补足，避免签约后发现额度不够。\u003C\u002Fp>\u003Cp>执行层面，我们协助对接香港执业会计师与持牌金融中介，核对估值报告口径、按揭净额、指定账户路径和会计师文件 14 日时效；对考虑楼花的家庭，把原则批准后的投资窗口、物业完成日期和付款节点排进同一张时间表，提前暴露时间缺口；持有期协助建立投资与房产台账，管理周年申报、7 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