雖然讀者已叫本樣不要公開個人資料。考慮到回答此文佔用了本樣每日分比大家讀者之時間，所以將資料大幅修改後貼出，請萬勿介意，原因是為了建立一個亙動分享平台。
Dear Lum sir,
Thanks very much for your sharing in homebloggerhk. I’ve learnt a lot from your blog.
I would like to get your advice on my case. Pls don’t mind as I type it in English. Pls reply at your convenience. Pls kindly DON’T share this case on your blog. Many thanks.
Age : husband (39), me (38) & son (11)
Salary : husband (unstable, around 60K-120K per month), me (stable, 43K)
Saving : 40K per month
Household expense : 60K per month
Property : Grandiose & Metro Town(both are located in TKO)
Reason for location of property : my son studies in TKO
Grandiose, bought in Jan 2011, 3 bed rooms, purchase price 4.2M, market price 5.4M, loan 3.75M, H+0.7%, held by me
Metro Town, bought in Mar 2011, 2 bed rooms, purchase price 3.28M, market price 4.2M, loan 2.15M, H+0.7%, held by husband, rental income 10K
Stock : 800K, Cash : 200K, Fund : 500K, Personal Loan : 400K
Options for your comments :
1. Sell Grandiose, get back 2.05M for other investment, high-yield bond for 8% coupon rate
2. Keep Metro Town, re-mortgage of 0.58M for other investment, receive rental income 10K per month
Thanks in advance for your valuable comments & suggestions.
答案
先生收入不穩定，先假定收入為每月80k，讀者自己就43k吧。先計借貸力為$(80000+43000)/10000*50%*2.59=16mil
君傲灣尚欠(5.4-2.05)=3.35mil，Metro Town尚欠(4.2*50%-0.58)=1.52mil，此計算又設定讀者已知出租物業之加按吐現上限為估價之50%。如讀者看不懂上述方法，可多問及再多看其他homebloggerhk文章。
所以現已用借貸力為3.35+1.52mil=4.87mil，只估全數借貸力的1/4多些少，確為穩健。另外兩間樓之欠款與樓價比率低至62%或以下，即樓市大跌40%亦沒負資產問題。歸納有上方特徵之人仕不須再沽出樓房作套現。套現所得金錢相信讀者亦沒很大把握將其爭取高回報。惟有一點要留意是，將軍澳有不少屋范在過往幾年都跑輸中原城市指數，區內供應太多絕對構成影響。但考慮到小朋友之成長，及讀者「仲有子彈」在未來於別區置業，所以不用急於將現時兩件貨送走。
由於還款能力(即借貸力)是高的，可放手將兩間樓宇盡按，只要按出金錢不放在股票或其餘波動大之物，就當及後樓價跌下來亦不用太擔心，讀者是有錢可補回差價予銀行的。另外想請少講的私人貸款，如讀者是薪高糧準之輩不妨考慮借下稅貸，都是年息2%之下，有銀行會建議客人將手上按揭轉會靈活按揭計劃，借4.0mil可予2.0mil的高息活期存款額度，活期息高至該按揭所收的年息率，在現行新造按揭下亦即2.2-2.4%左右。然後再用糧單借出稅貸，借出金額為月薪2-10倍，那樣有人可用約1.7%年息套出40-50萬現金放在靈活戶口，收息達2.4%，學下人賺息差。當然除非你借到百幾萬，否則賺的錢不多。惟留意自年頭開始有些人用此角度希望一次過同客做兩次生意，特此一提。如講清楚當中無額外收費，是可以實行的。讀者當然唔關呢個方案事，不過趁此機會為市面上不同的財務技巧作說法，希望大家知多一點。
讀者加按出二百餘萬，買高達8%之收息基金是有一定風險的。筆者現正趕做powerpoint為大家在堂上一談不同收息物之風險及原理，希望大家唔好「買錯野」，恨錯難返。六月新開公開班(半課程)予全人類報名。至於有另一(全)班是予waiting list中的讀者報讀，weekend會再發消息。