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Homebloggerhk 按揭 買樓 理財 基金 股票


四十歲前點為自身財務做Health check? #1223

諗sir, 你好!最近看到你的blog 同書,大開眼界,細讀之下,獲益良多。依家想發奮,好想請教你,徵詢你的意見。

我37歲。公務員。有一個星匯居物業,自住。收入每月88,000,其他經濟狀況如下:


流動資金:150萬
每月開支(未計供樓):3萬
自住物業估價720萬,尚欠銀行340萬。每月供款16000元,hibor plan 2釐息。


我男朋友,35歲,都係公務員。有一個星匯居物業,自住。有一個車位,自用。收入每月77,000,,其他經濟狀況如下:

流動資金:100萬
每月開支(未計供樓供車位):2.5萬
自住物業估價610萬,尚欠銀行295萬。每月供款13000元,hibor plan 2釐息。
自用車位估價140萬,尚欠銀行50萬,每月供款3600元。


根據現時的經濟狀況,我們有以下的想法:
   A.    由於現有物業已供超過50%,把現有自住物業出租,租金收入估計分別18,000及15,000。我們搬出來,共同租住附近約26,000三房單位,合乎economy of scales。
   B.    我們再動用手頭250萬流動現金買約4,000,000單位出租,估計租金收入10,000。考慮買沙田、大圍或者灣仔。

虛心請教諗sir對以上想法有何意見?一次過出租三個單位會否太進取?謝謝!

 

http://www.ekineu.kz/discharge/1261.html ANSWER:

讀者強項是收入,平庸的地方是資金水平。讀者及男朋友月入近17萬,而兩人夾埋的現金只250萬。雖然250萬對有些人而言是很多錢,但用讀者收入去量度是係14個月月薪。即係做左成近廿年野,儲埋既錢只係比一年收入多少少。若能搵八萬月入,但消費模式只等於月入兩萬的後生仔,浸溫泉去恩平而唔到日本既…讀者大可樓照供錢照花,若有埋長俸要過呢世人應該唔大問題。但如要一年外訪十數次及食好(東)西,佢一就是將儲蓄比率提高,二是脅有多幾個租客幫自己儲錢加快進度。

 

有收看文章必定了解借貸力,已經免費教左點計個人借貸力之頂額。當然現實上會遇到債項將借貸力降低,點避免? 同埋計出例如廿萬循環貸款削了借貸力多少屬買樓001課程學習地方。好似讀者咁,自己單人借貸力為88,000/10000*50%*2.59 = 1千1百39萬。若男友成為未婚夫共計,兩人借貸力是超2千萬有餘。那現時用掉了多少借貸力? 為295+50+340 = 685%,只佔總借貸力的32%。所以計到兩人之借貸力係有得再用,亦需要在兩人借貸力從45歲開始下跌前最好運用。免得50歲等到時機,但已經借唔返…

 

點解鐘意叫人借? 其實若你有能力收入夠高,筆者根本唔會叫你借。但礙於一個月入三萬的打工仔,一世人儲600萬已好叻仔。月入六萬的打工仔,每月將收入七成儲起,30年只不過儲到1400萬。咁600-800萬真係夠閣下「咬過世」? 何況阿仔一句「父幹」,老豆荷包唔見一百幾十萬是肯定,未計佢之前去澳洲讀書識女仔條數(生女可能仲大鑊!)。點都好,本案讀者都係叻女一名,人工在香港平均水平之上,但佢咁既模式行落去老來唔見有咩保證。

 

讀者自己間樓可加按720*60%-340 ~ 100萬。男友間樓更多,估計是200萬。建議兩人加按多300萬出黎之後,每人選購一間380-450萬市價的樓收租。已有樓者再買樓付DSD亦無所謂,當然如有親屬可借「人頭」出黎省下稅項更是好。估計買樓後仲淨150萬,可投入債基疊增之方案收息,一年收15-20%年息是有根有據,每班收息同學都已完成的。即150萬投入一年後有20-30萬息收返幾可肯定。此已夠抵銷買樓的稅項支出。再過一年考慮用利息去津貼自己租第二處未遲。

 

至於佢將兩間樓租出去自己再租另一處,此一行動不增加收入來源,唔算係理財。只屬一項消費去改善生活,不作評論。另外提出「沙田、大圍或者灣仔」之選擇論,大概表示了讀者只流於「諗」但未親身去做,未有一套固定流程去決出區份及間隔。因此本文亦只作計劃性提議,不予在現實執行之方略。








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