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Homebloggerhk 按揭 買樓 理財 基金 股票


26歲月入3萬,是否應再買一間樓? #1254

諗Sir你好!

拜讀你既文章有一段時間,雖並非所有內容都能完全領略,但都獲益良多,希望你繼續寫更多文章,分享更多你的心得!

 

最近有一件事令我十分煩惱,想請教你,希望得到高人指點。

 

本人今年26歲,月入3萬,加上外快每月月入平均5萬左右。兩年前以325萬買入一間樓齡頗長的物業,按七成,月供8千多,現在收租每月$11500,算是有正現金流。現時樓價大約升至380萬。現時積蓄約300萬。

 

近日成功向女友求婚,開始準備買樓,由於本人已持有物業,故將改以家父名義買入。

現時自己心儀的樓盤約500萬。

女友月入2萬5,但基於個人理由不會投資到物業,但可分擔其他非供樓的支出。

 

個人想法是先向銀行贖回手頭上380萬的物業,再將物業按給銀行借貸約350萬,加上自己積蓄買入心儀單位。

 

這是我理想中的做法,不知諗Sir有何高見。

請指點一下迷津。

萬分感謝!

 

follow url ANSWER:

筆者唔係咩「高」人,至於樓齡反而就應用「高」或「低」去形容,而唔係用「長」。明白到讀者26歲有300萬現金在手,當然好好用。不過本案講解的買樓要旨,對於三百個係手或搵九千蚊個月既你同樣有用。

 

不同意讀者將市值380萬既樓翻按攞錢連同自己300萬現金去買另一屋結婚,主因是新屋若唔借錢就咁一炮買、或打算按少過七成買,都有違筆者「有樓趁後生借盡買」的意旨。買樓唔借錢、不如唔好買。因樓房其實升幅少,幫到人賺錢主因是槓桿、及銀行予定額的幾十年還款期,令借款人供得越來越輕易,而租金就跟進賬一齊升。最後樓就不難供滿、而租金收入就貼齊今時生活水準。

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相比下股票一年可升十幾倍,樓只係幾十年先升十幾倍,所以純計賺價股票比樓好,但股票只能做好少槓桿加上融資成本高,輸就輸係呢度。2016年的普通股升幅榜冠軍宏安地產(1223)半年已升12倍,1981年沙田第一城開賣兩房只賣18萬,今時35年後只升了30倍唔夠。但第一城業主若當年真81年入手開頭每月辛苦供幾百,但如在1981年安排了20年按揭,供到10年之後幾百蚊仲算係D咩? 買樓就係令你站在時間一方、免費利用時間威力。聽日股市升跌筆者唔知,不過時間會過,銀紙會變更唔值錢就幾可肯定。

 

可能你知買樓好,不過借唔到錢。故在此為讀者評估借貸力。讀者及女友月入共5.5萬,借貸力為55000/10000*2.59*50% = 7.12mil。若將現有間樓按借350萬,而新屋唔借那借貸力只用了49%,對於年輕讀者可再用多些少。若原本間樓照舊爭325*70% = 225萬加上買新屋七成上會借350萬,借貸力會用掉(225+300)/712 = 80%,對於讀者而言仍屬可接受,因佢仲有300-150=150萬現金在手。家父名買樓而自己做擔保,借貸力係一樣照計。最大問題反而係佢間「樓齡頗長」既樓究竟有幾「長」? 我們在買樓001將告訴同學樓房過到那一個樓齡後價值會急下跌,大家應如何避免。

 

另外銀行只肯為有價值既樓房做按揭,例如無路到既村屋銀行係唔敢博接受抵押借錢的。究竟咩因素會影響借貸應買樓前就學定,不要比左訂先知做唔到按揭上會。讀者攪好父親買樓後,仲有約150萬現金在手,可撥100萬入手債基收息套餐方案B收息年20%,得$16666/月。若讀者想進取,應該連第二間樓都唔使用父親名買,只做債基而將原本打算買樓的150萬首期留住等市跌買樓。婚後想住好一點可用16K利息去租樓住,反正新婚要時間摸索最合住的地區與模式,故先租為妙。唔鼓勵買第二間因讀者已有一間樓加上年輕,有條件留錢等市跌。但如年過三十而又未有樓既你,細細地都應買住一間先。

 








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