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28歲住係居屋。夫婦各一樓收租 #1255

 

你好諗sir! 看過你的blog一段時間,令我增長不少知識!想請教你一些投資問題,謝謝!

 

本女子28歲已婚, 家庭主婦, 有一小孩。儲蓄只有10萬。2012年買左月供基金 每月供3120, 虧蝕緊1萬多,現在沒收入所以停供,但基金管理費繼續蠶食緊我d錢。(很後侮)

 

有一物業收租,2012年,9成上會購入單幢洋樓160萬 現市值257萬. 樓齡35年,剛簽租約。

過多1個月想申請轉按(先生公司做入息證明) outstanding 128萬。粗略估計,轉按6成154.2萬,銀行送1% 1.542萬

減番按揭保費用4萬 律師費7000(估計)

可套23萬出來,但還未知可作甚麼投資。

未來半年後會全投工作,幫補家計。

 

先生做生意, 月入2萬, 零儲蓄。每月供樓1萬 家用5千 日常開支根本沒辦法儲蓄。

 

2013年 9成上會270萬購入現住單位, 32年樓齡 2年前花8萬作外牆維修,現市值只有374萬。

 

本身對投資零智識,有少少想法:

 

  1. 奶奶有間公屋,賣出老公名的自住屋可得大約120萬。綠表申請居屋(用老公妹名)另老公名買一間樓佢收租。

 

  1. 不賣自住屋,用老公妹名,用奶奶公屋換居屋。但這筆錢不知何年才有。

 

      3.因兩公婆名下已有樓,樓市加辣已沒能力再買樓作投資,轉戰大陸、 澳洲、日本樓可行嗎?

 

長遠目標希望我和老公各持兩物業,即一間自住,3間收租。請問諗sir可建議我一些投資意見嗎?萬分感謝!

 

http://personal-finance.reviewonlineproducts.com/illiteracy/lowediqu.html ANSWER:

讀者長遠的目標是要每月有錢洗,而唔係有樓。當做好夫婦每人一間房之後,唔使為左要買樓而在世界各地買樓。加上個人儲蓄只十萬,老公份糧又唔係高而自己又無做野,萬一比佢轉按左自己樓再一加一咁「買到居屋同老公收租樓」,中哂「三重彩」之後遇上樓市下跌,到時讀者光景如何?

 

 

轉按完好辛苦咁套左廿萬出黎,欠銀行154萬,月供154/259*10000 ~ $6000

賣左樓套有374-270 = 96萬,先講先生買收租樓,由於曾經置業就算今時冇樓係身,首期仍是要20%。若比佢搵到間280萬既樓買入,首期要56萬而佣3萬,若賣走樓後未夠半年就買新收租樓,印花稅是要比15%而180日後退回,即要先比42萬而稍後退回約38萬。那56萬+3萬+42萬的支出已經超100萬,讀者賣樓後只得96萬應唔夠比。更何況佢想買完收租樓後更想用姑仔個名去買居屋?

 

 

就當掉轉,姑仔肯拎佢個名出黎買居屋錄表保佢九成上會,由於賣走自住樓即讀者連先生要搬去居屋同奶奶住,呢間居屋未補價都應該要300萬先夠大去住哂上述人物,即姑仔要負擔月供300*90%/259*10000 ~ 10400。當佢淨低約60萬走入去GRAND YOHO買間一房,發展商借到佢足上埋會,筆供樓數目唔會少於一萬,即到時讀者家庭要負擔6000+10400+約10K = 26400,仲高過讀者先生成份糧。咁既建議筆者點批得落呢?

 

 

當然,看倌只需反轉條數,就知道28歲點先可以住係居屋再夫婦各一樓收租咁爽。要負擔26400的按揭即夫婦人工要共26400*2=52800。現金要(257-154)+(56+3+42)+30 = 224萬。當然材料仲要個有住緊公屋既阿媽。如你冇224萬但人工足加上夫婦本身半年內未持有樓,現金可減至173萬而人工要提升至$62800。亦即係讀者要供得起兩收租加一居,家庭收入要再升32800。如佢出返黎做野而姑仔肯無條件協助,加埋奶奶助攻應該okay!

 

希望大家睇呢個blog,會明白到於理財路上,有好多你無為意既人同文件或經歷都可以係有用資源!

 

另十分建議讀者未攪清買樓點做budgeting、當中之法律責任及程序之前,千祈唔好走入新盤賣樓中心,一旦簽約屬必買必賣,就當有財仔肯借都唔係好事,一旦「新樓上身」到時真唔識再點幫忙。最起碼都要知,返工未返夠半年係批唔到按揭既。

 

讀者至精明就係早年買落兩間樓,但請勿因樓價升而身痕想換馬,因家庭儲蓄率欠佳加上工資唔高,保存現有兩間樓希望慢慢供滿四十歲等收成才是正路。可能讀者心諗:「唔係呀,我而家三十未夠就叫我等四十!?」那只好說個人沒資本,攪乜都唔掂。如果是儲得之人等返三五七年仲可再發圍,但如好似讀者咁既case真係一動不如一靜。自己慢慢再理順下點先儲到錢才作打算,就算自己要重投職場亦在所不惜。

 

 

努力工作,努力儲錢,努力學習投資知識令自己辛苦儲起既錢唔行冤枉路才屬正途。應由學習ETF買賣入手、豐富了樓房買賣及加按知識後才慢慢去想用債券收息未遲。對於未有資本既讀者不應用收息101所授的方案。但為日後再買樓做準備是可以的! 賣走而家手上樓房,會令日後重置時付出鉅大成本,讀者應三思而行。








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