領展獨立非執行董事王于漸教授(Richard)為知名經濟學者，經常為經濟把脈，對香港房屋政策素有研究，亦深明自由市場對社會發展的重要。王教授分析獨到，學識廣博，服務領展近九年，為公司出謀獻計，並見證團隊茁壯成長。

他指出，公屋落成年代及所屬區域，均影響其人口特色，如新界區屋邨相對市區有較多年輕家庭。市區人口則較為密集，更有利於領展商場吸引不同屋苑的顧客。商場營運要與時並進，因應客群年齡、家庭狀況等變化，作出調整配合。

「對於提供適切服務迎合顧客要求，領展持續有進步，這不但見於物業形象、顧客意見調查、品牌聲譽等，最重要的指標是更多顧客到臨消費，因為顧客是生意的來源，是最終的老闆。」Richard說。

「領展基金單位價格上揚，加入恒指，都證明物業潛力得以釋放。過去多年全球貨幣量寬造就低息環境，領展亦充分把握機遇，於財務、物管以至資產優化方面，都取得佳績。」

他指出，今天的領展團隊更為專業化，業務擴展至內地一線城市，其管理專業知識正好大派用場。「公司進軍內地，正好反映管理水平的進步，基於房託的特質，向外發展應循序漸進，要看清增值機會才進行投資。」

「對社區公益，領展團隊亦十分熱心。團隊工作跟社區進步密不可分，是正和遊戲，領展業務做得好，一定會令社區有改善。」

Richard的座右銘是用心做好當前工作，全情投入，亦要保持樂觀心態，開心迎接每一天。他亦建議要安排好時間運用及工作量，保持精神抖數。

對於社會跨代繼承，他認為，80年代大學學額大幅增加，其後畢業大學生面對競爭較大，加上金融風暴對經濟的嚴重衝擊，或會感到事業發展不如上一輩。相信只要累積更多工作經驗，五至十年後，取得的發展機會將遠較今天為多。

對於公司可如何做得更好，Richard亦作出建議。「科技創新可隨時轉變行業生態，因此企業要有胸襟接受外界新事物，員工要不斷學習及自我更新。面對網購的盛行，由於人總愛逛街，商場發展要點是如何同時兼顧購物及服務，吸引顧客到訪。」


Professor Richard Wong is Link's Independent Non-Executive Director, a well-known economist, a firm believer in the free market and its power to drive social progress, and a regular provider of insightful analyses on economic growth and housing policies in Hong Kong. Serving on Link's board since 2007, Professor Wong's profound knowledge and wise counsel have strongly influenced Link's development, supporting the team's growing strength and improvement through its first decade.

Richard noted that the demographics of public housing estates in Hong Kong are shaped by the estates' completion years and locations. For example, public housing estates in the New Territories tend to have greater numbers of younger families than those in urban areas. Urban districts are more densely populated, facilitating Link to serve more residential communities. As the age profiles and family conditions of the customers change, the shopping centres need to adapt their strategies to the needs of the time.

"Link has been making good progress in catering to the evolving wants and needs of customers, as demonstrated in the images of the properties, customer surveys, brand reputation, and most importantly, the increase in customer traffic and spending," said Richard. "Since customers are where business comes from, they remain the ultimate boss for Link," he said.

"The successful realisation of Link's portfolio potential is highlighted by its strong unit price and inclusion in the Hang Seng Index," said Richard. "With worldwide monetary easing giving rise to a low interest rate environment in recent years, Link has made good use of the opportunities to augment its financial strength, improve the management of its properties, and enhance asset quality."

Richard also said that Link's professional team will put its management expertise to good use as it continues to expand into first-tier Mainland cities. "Link's foray into the Mainland market reflects the further enhancement of its management capabilities," said Richard. "Because of the nature of REITs, when investing outside Hong Kong, Link should take a step-by-step approach and look carefully at investment opportunities to ensure they can add value."

"Link's team also retains a strong spirit of community service. Its work is closely aligned with societal progress. It is a positive sum game, which means that the community will be able to benefit from the continuous improvement of Link's performance," he said.

Richard Wong lives by the motto "going all out". He also stressed the need to maintain an optimistic attitude, and begin each day with a happy heart. In order to stay energetic, Richard suggested prioritising tasks, and taking on the right amount of work to keep one's spirits high.

He also expressed his views on passing on opportunities to the next generation. Given the expansion of the tertiary education sector in the 1980s, university graduates entering the workforce may feel their career prospects aren't comparable to previous generations, because of the greater competition and financial crises. He expects this situation to change in five or ten years' time, as this new generation gains more work experience and sees more opportunities come their way.

Offering his comments on how Link can further improve, Richard said, "Since technological innovation has the potential to disrupt traditional industries within a very short time, businesses must be open to new ideas, and staff members need to commit themselves to continuous learning and self-improvement. In the face of online shopping popularity, given that people enjoy going out as social beings, the challenge is for shopping centre owners to come up with new ways to combine both shopping and services to attract customer visits," he said.