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Homebloggerhk 按揭 買樓 理財 基金 股票


九十後包租公#510案庸才

諗sir您好,

本人今年23, 現在協助家父打理生意, 月入26k, 女朋友還在讀碩士, 2014年底畢業後月入將超過24k(行業起薪點), 因本人與女友旨十分節檢的人, 預料待女友畢業後兩人可儲around 35K per month. 現在雙親打算給小弟250至300萬左右作買樓首期之用, 因小弟乃投資樓市的初哥, 所以很需要諗sir您的意見. 亦因小弟打算婚後仍與父母同住, 所以將來需要換一間大d ge單位嚟住. 現在小弟有兩個方案, 想請教諗sir您是否可行.

 

1. 一沙田鄰近鐵路的居屋, 28年樓齡, 現時約值260-270萬左右, 放租9000-9500/月左右, 扣除差餉管理費後剩7900左右/月, 小弟打算買兩間收租, 到結婚時把其中一間賣掉, 再加上未來幾年的儲蓄的一部分購置一較大的單位.

優點: 租金回報較吸引, 而且到結婚時仍能保有其中一個物業提供正現金流

缺點: 樓齡大, 升值潛力低

2. 一沙田鐵路沿線的私樓, 11年樓齡, 市值約450-460萬左右, 放租14500/月左右, 扣除差餉管理費後剩12000左右/月, 到結婚時加按買樓.

優點: 樓齡細, 升值潛力較高, 抗跌力強, 而且需要付的首期較低.

缺點: 租金回報較低

 P.S. 按揭家母可擔保, 家母月入38k, 本人與家母亦冇任何負債.

follow site 答案

 

讀者實在是年少,首先是270萬樓收$9500租一點都不吸引。另外方案一估計扣除雜費後有$7900先落袋,問題是你是供按揭,供幾多要先看讀者借多少。

 

如果借九成,用諗sir講開既借貸力一算已知要還約每月$10000,那此投資是負現金流。留意將報稱自住的樓出租在條文上是與銀行違約。要先了解風險。

如果借七成,用諗sir講開既借貸力一算已知要還約每月$7500,那此投資是只正現金流四百留意將報稱自住的樓出租在條文上是與銀行違約。要先了解風險。

如果借五成,用諗sir講開既借貸力一算已知要還約每月$5200,那此投資是正現金流$2700。

 

投資物業之前要看該區樓價是否價格偏高,最重要還是該物業能否提供正現金流。如果在市超高時仍有物業能提供成萬蚊現金流予你,該物業仍是值得投資。

 

另一點是買入後抱著穩贏的心態。看讀者舉例二,在買入時已「預計」幾年後結婚將樓加按套錢結婚,對廿幾歲年青人真不好說幾年後會否結婚,話唔定讀者唔捨得結。另外間樓係咪會升及後能加按亦是未知之數。所以投資前千萬要計輸,買入時一味望贏同賭馬無分別。

 

當然筆者對賭馬活動持正面看法,只要投入者知道此為一種娛樂,而不當成投資就行了。至於懂得馬房貼士逢買必中者恐萬中無一,如果唔係馬會都冇錢捐比人起公園。投資是經計算後的一種行為,而賭博純為滿足個人娛樂。因賭局的mean return為零或更低,用賭博嬴幾鋪就好收手,長賭你必然令銀河娛樂(^0017)既股價升穿一百蚊!

 

當然筆者不排除讀者有更深層次的情況需去理解,因筆者只憑讀者一頁文稿去看其所想,看錯請不要介意。如果讀者父母硬要比筆錢讀者去買樓,建議用十萬蚊去買股票,先了解自己對投資物升跌下的心理狀況,培養投資心理質素,廿歲出頭唔好將父母錢亂用。在此半年到其他地區做工夫如睇樓,沙田不合適。物業投資者要先找出較跑先區份再到當地做功課。讀者亦可以搵個資深投資者請教,或搵個買股票輸足幾十年既uncle傾下計都可以。不過一般講輸錢冇人肯招呼你,市面上散戶都係講贏唔講輸的,大家只想談自己威水史,而銀包縮水絕口不提。讀者勝在年輕,在24歲有此想法已值得稱讚。在買樓101、102、103課堂我們會由買樓選區、注意事項、講價、一直講到收租投資,二月有真人班開辦。

 










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