樓市大茶飯#444窮中產

Dear Lum sir

I and my wife (both 32) have 3 children(age 2,6,7). My salary is 24000 and my wife is 36000.

webought a flat A in 2009.  the flat A is re-mortage this year. The owner is we both and the borrow is my wife only.  During  the re-mortage, 1.2M is released. the flat is is renting at 14000 and need to pay the bank 10500 per month for 30 years. The loan is 3.1M.

Now, we rent a flat for 13500 per month and we have about 10000 saving per month.

we have 200K saving in the bank.

in my case, I (borrow is me only)want to buy a flat B for about 3M in kingswoods Villas (嘉湖山莊) so we do not need to rent anymore. 1M will be used and the loan for flat B will be about 2M. For flat B, we need to pay bank about 8000 per month for 30 years 

is it a good choice? or we have better to wait until the price drop?

Thanks Lum sir advice.

 

ANSWER:

讀者家庭收入為六萬,平均每人三萬。剛好「附合」近日報章談及中產之定義。手上有間聯名樓,讀者話佢只係業主而不是借款人,其實業主在申請按揭中,是必然借款人,想一想按揭抵押此原則。如果唔係業主又幫手借錢既,佢地係擔保人。寫低個名等人追數有路捉,而無法律責任的,大致叫咨詢人。

 

第一套房已套出1.2mil,現久3.1mil。收租14000而還款$10500,造出$3500之現金流。讀者現時反租第二處交租$13500及月儲$10000,約16%之家庭收入。自己仲有$20萬在手加上原有套出所得,想用1mil作首期購入市值3.0mil之嘉湖山莊,等自己再唔使租屋。

 

留意樓收租在手,總收入為$74000,而租金70-100%算作借貸中之核實收入,當然要有租約在手。借貸力為74000/10000*50%*2.59=9.6mil。而現時已借3.1mil,用了32%之借貸力。

 

 

如再買嘉湖,一百萬現金做用作首期,借二百萬。那借貸比率增至(3.1+2)/9.6=52%,都附合旺市借貸不超一半原則,不借超一半是為了跌市時自己「仲有子彈」買多一間,拉低入貨價格。至於讀者應否再買,筆者之見是不會的。因為讀者是窮中產一名(請不要介意),儲錢有限,即子彈有限。佢要翻身(即安享退休)要有兩件事做到,一是低買高賣,二是盡用槓桿再買入高回報樓房。可能你會心諗,以上兩點不是人人都要做到咩? 如果你本身有錢,不妨平均買入,不太在意去等一個低買機會。因為好多人等,但大部份人都冇實力或心態不足,低位入不到貨。所以第一點是知易而行難的。第二點在槓桿方面即盡用九成上會,而高回報留房育定不是就咁買間樓收租,留位九月廿五日再談方法。Email留位,費用及詳情會在回email及下星期公佈。

 

講返讀者,買嘉湖違反了首原則,現市況買入肯定不是低買。另外不是高回報物業。由於人工及儲蓄率均不高,想顯著改善生活請留手等食樓市大茶飯。










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