一間舊樓收租勝過黃埔加奧運 ?#720

 

Dear Lum Sir,

I’ve been following your blog for a year. Your thoughtfulness and truly investor-centric advice is most sought after especially in the commission-based wealth management market in HK. The public will definitely benefit. “Add oil”

Sorry I’m not good at Chinese type-writing. Let me tell you my situation in English and I’ll be appreciative for your advice to help me gain financial freedom.

Personal details:
– Aged 40/ M
– My salary: HK$120k p.m. + approx HK$1.2M year-end bonus
– Wife’s salary: HK$30k p.m.
– 2 kids studying in kindergarten
– Cash: HK$1.2M
– Funds: HK$0.7M (redeemable upon resignation)
– Monthly expense: HK$70,000
– Yearly savings: Approx HK$1.3M (after deducting tax and all expenses)

Premises (all jointly owned by me and spouse)
Market value/ Outstanding loan/ Monthly repayment/Rental
A) 3 bed-room in Whampao $7.5M/ $3.68M (29 years)(re-mortgaged last year)/ $14.2K
(Savings linked P plan: 2.15%)/ $20K

B) 1 bed-room in Olympic $5.5M/ $2.5M (30 years)(re-mortgaged this year)/$9.2K
(H plan: 1.9%)/ $15K

C) Self-occupied 4 bed-room in North Point $16M/ $6.78M (30 years)/$25K (Savings linked P plan: 2.15%)/N/A

Questions:
1. I’d like to gain passive income: $50K p.m. and plan for early retirement in 3-5 years as I don’t feel secure in my job. [My wife loves her job and she doesn’t want to retire  ] If we don’t sell our premises, please could you advise how I can achieve this level of passive income?

2. I’ve got an offer from a retail bank for P-loan (below). As I can earn 2.15% from my savings-linked mortgage plans, should I take P-loan now before the rates rise?
Loan amount: $1.2M
Tenor: 5 years
Monthly flat rate: 0%
Annual handling fee: 1.55%
Monthly repayment $20K
Total cost: $91K
APR: 3.19%

Much appreciative for your advice.

Middle sandwich man

ANSWER:

讀者在香港算叫做有米之人,自己搵12萬一個月而太太月入3萬,40歲已「完成」一生三宅。每年除稅後可儲蓄1.3mil,而現金在手有1.2mil(竟少過一年儲蓄),造成此象可能讀者支出太大,每月$70000,而供樓支出也不少,北角自住四房月供要25000。如果讀者早年冇買樓收租,好肯定佢既40歲是毫無安全感的,因為讀者主要累富在三間樓,黃埔樓7.5mil市值只欠3.6mil。奧運樓市值5.5mil只欠2.5mil。而自住間四房市值一千六百萬只欠6.8mil。呢三間樓可套現出既錢,係佢現時手上儲蓄(1.2mil)12.5(即一千五百萬)。所以呢,幫到香港人食糊既係精明利用樓市槓桿及資本升值潮,讀者冇提過佢買股票,而筆者相信係香港用股票炒到超過一千個係手既人可能同中六合彩頭獎既幸運兒一樣數目。始終中六合彩,近一星期就有一個。

讀者目標是產出月5萬現金流,去撫順自己公司個位坐唔定既擔心。那再看讀者現時理財成績表,現金流有(20000-14200)+(15000-9200) = 11600。筆者在早前文章已提及「產出每月正現金流等同你的每月人工,你即達成財務自由。」惟現金流之定義,有幾個不同層次。如我們只產出正現金流等同你今日之支出而不將其掛於通賬,好快你就會後悔及重回職場,所以一般人要留意現金流理財的幾個階段:

  1. 產出正現金流等同個人每月支出
  2. 產出正現金流等同個人每月總收入
  3. 產出正現金流等同總收入更和通賬掛勾

 

讀者現時連第一階段都未做好,7萬支出只有其(11600/70000) = 16.5%。讀者應利用其最強處,就係強借貸力,家庭借貸力計為[120,000+30000+(20000+15000)*80%]/10000*2.59*50% = 23mil,而現在只使用了(3.68+2.5+6.78)/23 = 56%。可勉強再用多些少,係呢個點不少人會想到讀者可將其賺得最深既自住四房加按及將其運用收息班12-15%之方法去產出正現金流,可惜在現時金管局的政策下,加按此金額不可能。剛好讀者有奧運一房,此單位雖值租,但未來走勢是細單位供應太多,建議將其賣出套(5.5-2.5) = 3MIL。加上讀者自己有米,咁佢自己住幾房呢? = 四房。所以比得起錢買樓既客,始終上流。

 

攪左三百個出黎,不好只買債基,可撥一百萬出黎試個間套房project。此事適合借貸能力高及有一定現金在手人仕(起碼都不時有1-3mil cash備用)。留意而家係香港、每一百呎實用面積間房可收成五千蚊租,那讀者走去買個四百幾呎既單位再間,收租兩萬,而該房曉得搵其實都係三百餘萬,七成上會供八千元餘。那一百萬投入,收正現金流$12000。原來識得攪,一間舊樓收租已勁過兩間黃埔加奧運。在買樓001+003說明選區選樓攪借貸事項。

 

淨低兩百萬,跟收息同學仔一樣,入手債基。可做盡一點,收足15%年息,亦隨時可買可贖回。2mil*15%/12 = 每月$25000利息。月月十幾號入落戶口。其實讀者不懂門路,而家要用有(升跌)波幅的買樓間套及債基幫其完成提高正現金流之夢。如早些年開始、而家可用保本直債去開展收息大計,係私人銀行安排,息低而選擇多,參考之前jackson師兄的方案,32萬美金收成11%年回報,仲要保本。如果唔想買債,反手安排份保險或連用期權都有好選擇。這些不在此談。

 

那現時惟有用住債基先,加埋兩間樓已有正現金流($5800+25000+12000) = $42800,其實已好接近佢既要求。當然懂得更多,產出用通賬掛勾的月入不是夢。











 


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