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諗sir – 兩萬月入追擊一生三宅#769

Sir你好!

本人會員編號:1385

看閣下的Blog己兩年多獲益良多。已上收息班及收息103,希望閣下為小弟指點迷津
本人及太太3312歲小朋友。本人為庸才一名,月入20K, 太太月入13K。 扣除供樓及支出, 每月只可儲6K。有1層位於青衣(十幾年樓齡)自住私樓,現估價約450萬。太太單名持有,欠約145年期尚有29年。每月供款5.7K。手頭現金:港幣100萬,人民幣定期30萬。為方便家人照顧小朋友,所以不打算放售或放租現自住居所。本人長遠目標都是希望購入收租樓,最終能達成一生三宅。


請問現在應否將手上現金用債基作收息,待樓市回調再入手收租樓還是有其他更好的配置希望聽取諗Sir寶貴意見.
先行謝謝 !
煩惱人上

source ANSWER:

讀者儲蓄水平實不錯,家庭收入三萬而在三十出頭儲到一百萬,更有一樓在手,已教不少同齡而人工更高人仕覺慚愧。要在讀者人工較低情況下完成一生三宅,要點是原有物業要作出租產生租金收入,計青衣樓租到$15000/月,讀者借貸力可由原本(20000+13000)/10000*50%*2.59 = 4.27mil提升至(20000+13000+15000*80%)/10000*50%*2.59 = 5.82mil,有此借貸力對完成一生二宅才有點眉目。當第二間樓有租金產出而讀者現金水平夠的話,要完成第三宅都唔係難事。條數是咁計的:

現在持有青衣樓供款5700/月,讀者家庭借貸力剩餘額為(20000+13000-5700)/10000*50%*2.59 = 3.53mil。讀者早年用太太單名買樓在今天看是做得很對忍手等等樓價稍回,希望可以用三百萬執到間沙田河畔或第一城,讀者自己九成上會只消用幾十萬首期。如要留係青衣,三百餘萬都有不少選擇,樓市調整後用三百幾萬買既單位可能仲大過現值450萬之現居。之後讀者將原居租出、然後買第二宅用約3.0mil借貸力,剩餘了(20000+13000-5700+15000*80%)/10000*50%*2.59 – 3.0mil = 2.08mil留作第三宅。到時加埋自己百幾萬cash再買第三間樓都有頭緒。仲唔夠可以等第二宅升後再轉作出租用途,總借貸力又可再上升。

至於不打算放棄現居又要完成一生三宅之想法,要個人收入再提高才有此選擇。這亦解釋了錢為何用。

現時之方略建議是再買一樓,雖樓市升勢已維持多年,可是在資產不停因貨幣貶值後而價膨,讀者唔趁而家有能力買去入市,往後能否再完成二宅實有疑問。當然看倌如是借貸力充足,那不妨可以再等一等。在此分出資金少、或借貸力低既人是等不得、或更需要博。讀者九成上會去入市動用資金不算多,快趁2015入市。就算之後樓市跌20%,在細價樓而言金額不大,加上幾可肯定香港300萬以下樓盤快將絕跡,此舉筆者看法是可以博。香港人在最低工資實施後大多接受置業之成本最少都要二百幾萬,而讀者target近同級數單位風險有限。

那現存之資金有何用讀者看法是利用收息堂提及之債基方案去產出12-15%年息,留意人仔都有獨有之債基買入,息口為9-10%即一百萬港幣可收息$10000-$12500,而30萬人仔月息為RMB 2500。每個月都「執返」成近$15000落袋。其實佢用呢舊錢出去租間三房改善居住環境,再將現居租出去提振個人借貸力去完成二宅都是好方法。另外不少人怕加息會影響債基回報,其實我地可透過ETF去對沖加息風險,見上頂圖之ETF20135月伯南克初提「收水」時,人們對加息預計提高而此ETF價格拾級而上。到今年大家已PRICE-IN加息,故此ETF價格走低。其他懂得,加減息都有得買,問題是大家會否花時間去尋找合用的資訊。

 











 


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