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[梁隼]安倍晉三叫你地唔好買日本樓

近日好多報導和財演都不停地推介海外物業,以回報高,樓價平為賣點,令到不少想買樓投資的人心動,認為外地物業價廉物美,又可避免交香港物業涉及的辣招稅如SSD,BSD,DSD等。投資價值遠比香港物業好。

 

以日本樓為例,不少物業都位處旺區,有鐵路覆蓋,但售價只係折合幾十萬港幣左右,係香港隨時首期都唔夠俾,不過日本樓所涉及的稅項都不少,首先買入物業要繳交銷售稅及不動產所得稅,而持有物業以後每年都要繳交物業稅及都市計劃稅,賣出物業又要俾所得稅及住民稅,相比起香港只需要俾印花稅,物業稅,差餉及地租,以及額外印花稅就複雜得多。

 

以稅率而言,香港的稅評比日本低很多,以DSD為例,好多人為了避DSD而買海外物業,但係忘記了DSD最多也不過是4.25%,而一般打工仔最常買的300-400萬就只不過係2.25%,可是日本的銷售稅和不動產所得稅總和5-8%仍有一段距離,另外要留意日本將會加銷售稅來配合首相安倍晉三的三枝箭,預料銷售稅還有上升空間,到時日本樓和香港樓的稅率差距只會更大。 另外賣出日本樓要俾所得稅及住民稅,5年內賣出的話約佔樓價30%,5年後賣出也要俾15%,和香港的3年內10-20%,3年後無需交SSD又差了很遠。

 

另一個要注意的風險是匯率風險,日本首相安倍晉三另一招刺激經濟的箭就是壓低匯價刺激通脤,自2012年尾開始日圓已下跌了約三成,但係通脤沒有如預期般上升,可預見匯率再進一步下跌才有望令通脤達標,現時討論日圓匯價會跌幾多言之尚早,但下跌預期必定比上升高,賺了回報,卻蝕了匯價,隨時得不償失。

 

香港少天災,地震,就算層樓被變成凶宅,大不了可自住或租俾外藉人士,但係日本樓一遇上地震,就有可能成層倒塌,令到整個投資化為烏有。不要以為買了保險就有得賠,保險條款對於此等不可抗力的事件是不會賠償的。 香港樓雖然貴,但係講投資價值和資金流動程度是世界上數一數二好的,起碼同租務相關的法例沒有向租客傾斜,另外物業又可以加按套現,已經不是個個地方都做到,至少,近年熱門的投資地區如日本的租務法例就偏向優待租客,而日本和國內是沒有銀行願意承造加按按揭的。 加上語言,文化,政策等差異,買外地物業實在不宜只以回報率一項來判斷是否適合投資。   

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