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Homebloggerhk 按揭 買樓 理財 基金 股票


劈炮唔撈、一拆二華麗轉身#955

 

目前,一個共同與我妻子擁有的單位:

值:5M,

貸款:1.2M

月付:9K

租金收入:15000

租金支付其他住所:10K

手頭現金:300K(儲蓄+貨幣+股票)

告老還鄉。想重新套現貸款達270萬,並兌現1.5M。與此同時,轉為妻子單一所有以減少稅收。在1.5M現金準備在退休前再購買物業自住所,目標有4M作退休之用。請告知如這是合理可行的。

兩年後預計退休,預計退休基金4M。目標是保持現時80%的收入水平,為期20年。考慮到4%的通貨膨脹率。讀你的書之前,最初的想法是利用退休基金全額買一個小單位,並使用租金收入作退休。由於預期收入不夠的,所以我們準備降低我們的生活水平。

因此,諗SIR請你幫我們能做些什麼來實現目標或現實不在我預期的夢想。

謝謝,

劈炮老兵

click here answer:

讀者預計的4M退休資金、相信是完全憑空想像,未見有何方案可累此額財富。提及兩年後退休、現在有30萬在手再套有150萬、即離儲夠4M目標尚欠400-150-30 = $220萬。退休前兩年才意識仲要儲成過百萬先夠上岸,例子警醒各人要更早著緊做好財務安排。

 

留意,其實行好一拆二是可按爆八成的,即套有5.0mil*80% – 1.2mil = 280萬。有此數目全個格局可大改。

 

如有400萬資金、讀者原本用作「一炮過」買個單位,在現時租務回報(假設4%)約可得年租金收入$160,000,即月$13333。由於租金收入可同通賬一齊升值,而跟據1982年之數據,當時租金指數為69.0點,到2014年為212.1點,32年升307%

 

再睇香港通賬數據,1982年為32.3(綜合物價),而2014年為120.2,即在同時期年上升372%。結論租金有能力抵銷通賬令銀紙購買力下降之問題,但當然唔能夠完全抵銷。若買股收息去退休,相信你無係1987年停市個幾日嚇死左、要安然渡過1997亦絕非難事。相反相房不易買賣、租金收入又可抗通賬、有資產人仕應好去利用計劃穩定生活。

 

行筆者方法,讀者由只有220萬增至(280+30)=310萬。假設讀者如現月入$30000,那最起碼保障是有退休收入之70%(即$21000)每月收入。用400萬資金買樓收租夠完成讀者目標之13333/21000 = 63%。要收夠$21000目標,要有樓房市值為21000*12/0.04 = 6.3mil。話難唔難、但在50歲出頭先發現就肯定添加難度。究竟讀者而家可以點?

 

建議用債基減低退休所需資金、但留意風險會略為提高。債基提供收息率年12-15%,用$210萬即可產出每月$21000收入,足足比樓房所需的6.3mil為少。惟債基之波幅比樓房大、要收年12-15%需做槓桿比樓的九成高。所以較好辦法是樓房及債基兩相亙用、更應該是一早買落間樓等租客幫手供完間樓佢,其實業主要需要出首期同借貸力,關鍵是時間。如果仲有40出頭既你應考慮買樓去為讓通賬為你將債務貶走。因按揭是幾十年定額供款、而套用上數據32年累通賬372%、即今年供樓月用$10000,32年後呢$10000只餘今日購買力之1/4。

 

將全資金300萬全投債基是不對的,210萬亦算多。不要被銷售人員所累將資金全投一種投資物。可折三份錢:

1. 100萬買債基月收息$12000 

2. 100萬夠入手細劏房、做「兩大一細」、留意讀者「一拆二」後老婆有樓自己無樓。即可成高槓杆再上會。用100萬投入劏房可有約10%之現金流產出效率。每月收租$8300

3. 最後110萬等機會。如不想浪費、可當中再分一半用作「5年double回報」保險方案,買50萬讓保險為自己產出5年後買樓首期(即賺多50萬),完成埋一生三宅。由於「身體檢查」黎得太遲、老兵只可以「醫到咁」。三間樓是行人止哂步。









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