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最不應該買的四類住宅單位 #1453

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剛好得到差餉物業估價署對全港住宅於2017年9月底的價格統計數據,我們為2017年第三季作結,先講整體微升1%,而香港島樓房跑輸比九龍新界。香港島樓房一向因價碼高而在近年按揭政策下不受利好,在早前文章已述。已於2016年4月文章初提九龍樓的三房最看好,至今不變。原因主要是2011-2015新界樓升幅已鉅,細價樓風潮將轉為由新界換九龍之風,故九龍一些600-900萬的樓房,將是2007-2012年期間買落左間兩房享受了樓市大升的夫婦,到今日有仔女要換樓之選。「換樓潮」見於打從2015年開始,大單位的樓價升幅對比細單位升幅,從「大落後」變成「打平」,至見資金從細樓轉向中大型單位。

 

講完睇樓,要指出一些類型的單位要小心:

  1. 九龍城區的一房

可能你未知, 九龍城區已瞬間超越了元朗及西貢(將軍澳),成為全港十八區未來兩年供應單位最多一區,此拜於啟德區供應繁多。見下區你亦留意,新單位供應之中,細單位(A類,少於約400呎實用的),估全年單位供應的比重年年上升,至2017年首8個月,12436個新單位當中,有4093(33%)屬細單位,遠比2014年只佔13%的少。一房投資業主難留租客,人皆望越搬越大,謹記。

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  1. 元朗一房

不少菲傭都會夾份租元朗一些劏房作聚腳點,或擺雜物等寄返鄉下。點解係元朗? 因為平。點解元朗劏房最平? 因為附加有很多村屋、鐵皮屋,豬場可偷側改成梗房,1000-1500/月租比人。由於僅元朗(或大埔)有近同地型,故呢區既可類比單位類型(即一房),係很難升得起,或者聚落一批差客。

 

  1. 最底層

最底層,如你而家旺市試放都覺難賣,市差保證跳價減都無人要。當然此點不適用村屋,村屋底層如窗位夠可以一開二,更值錢。又或如大興花園咁,最底層有特色花園,另計。不過見前排佐敦夫婦墮樓就兇左兩個底層的平台花園單位,看來買家出價買底層連花園更會考慮,總之屋苑樓買最低層要三思。

 

  1. 香港島大單位

不少人以買太古城大三房為「畢生夢想」,不過該屋苑以升幅計落後不少屋苑。共實你想住香港島,租都得。你想屋企有點氣派,筆者自覺九龍站更適合你。你想屋企好有氣派,那買入港島半山的大單位是可以的,不過到達此層次既人,通常都唔太計較自住樓升幅,你究竟財力是否能應付?

 








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