理財信箱:兩個保本又收15%年息法門

Dear Mr. Lum Sir,

I am a 40 years old married person (no child) with monthly salary around HK$70,000 (including bonus and after deducting Salaries Tax and MPF) and I am going to divorce with my husband in early 2015.

Part of my savings was lost in my husband’s business, so I only have around HK$3M savings at bank. We don’t have any property and therefore I have to rent or buy a property after divorced. I cannot live with my parents as they are living in public housing located at Eastern District of Hong Kong (I hope I can live closer to them if possible, not must).

My monthly expenses (including money to my parents) are around HK$10,000 and therefore I can save around HK$720,000 per year. Please help to advise:

1. Shall I buy a property with the HK$3M now with what % of mortgage? Or Mr. Lum Sir – do you think the property market will drop gradually after Q3 of 2015 and I should wait until the market turn side?

2. How can I plan to buy my second property and ideally third property in future?

Many thanks for your advice in advance!

Bond

答案

筆者同意住宅樓價再升有限,但不代表好快就會跌。讀者40歲未有樓在手,宜先為自己買入細單位一個,對沖樓市再升風險。萬一往後低息期維持十年八載而樓價到讀者近50歲都未有大跌,讀者起碼仲有個單位仔自己搬入去,一個人用已經很夠了。至於長遠目標,一個人生活肯定用爭取正現金流為目的,不容有所犯錯。四十歲一輸大錢往後要追都無時間,亦因此現時要忍手不好買樓。

正所謂民不與官鬥,現時政府政策係要除了比成世都未買過樓既後生仔(樓市處男)上會之外,其他業主或前業主都要從樓市縮手。估計讀者應已註冊過曾擁有物業、即再買700萬之下樓房都要比兩成首期,若再入手500萬價值之上樓房要首期過百萬兼月供16000以上,實不建議。

當然讀者儲蓄率高,為可取事項。買細價樓,應以流轉量高的大屋苑及400萬以下單位為目標。在港島應未有此類選擇提供,相反沙田第一城、將軍澳、荃灣都有類近供應,宜買一間再「偷偷地」將其租出,再行以租養租。即用租出第一城既租金去補貼自己係港島東租屋,即可同時滿足自己的消費需求及投資需求,特點用兩間樓完成兩種需求,避開大部份人希望買一間樓同時滿足自己兩方面。可惜好既樓自然貴,往往買到dream house卻令自己供得好辛苦。變相減低持貨能力,到樓市一跌焗賤賣令自己輸錢。

資訊日益發達,泡沫形成及爆破也會比以前快得多!現時內地亦有融資及融券服務,即內地股市可買升及買跌。此事影響為市場不會再長時間持續上升或下跌。因為個市一跌得耐,就會有人賺大錢。,當然如你係好友,點會企定讓此事發生呢? 錢要安全留係自己銀包都要靠自己既本事,成語有云:「懷壁有罪。」看倌有太多既錢係袋就係錯,一係你分哂比其他人,一係你諗到辦法唔分比人。係咁既情況下經濟起跌的週期,會由以前三至五年,變為6個月至2年!那即是市場恐慌提供良好入市的機會變得更多,但大家應早為自己準備更充裕的Holding power(持貨力)!

買完樓比兩成首期,淨低約220萬,做法是不好買有價格上落的債基,反而保險更適合讀者,貪其零價格風險,唔會輸! 當然唔係街邊有人sell你既保險,而是可抵押及提供超20出年回報,年期可放3/5/8年都得既做法。在早前5年double保險方案已提及。那讀者放入80萬,5年後保証又多近80萬,那買第二間樓的首期,就是用保險產出來。

至於另一樣唔會輸既事,係擺舊錢係李生既永續債券。息係低d、但李生永不會走數,每年收6.6%起碼令自己心安。進取一點,選另一個香港地產發展商,收12.9%一年,在收息課程已展示。若果讀者有近5.0mil現金,更可入手些REITS再做融資,借貸成本只是1.2%-1.3%,計及REITS有4-7%年回報不等,一槓之下過10%亦可以。當然呢件事有價格風險,無之前兩件提及的既保本又一年10%收息既事咁爽。讀者萬事小心,穩妥為上。不要急於一生三宅。

 

以上提供資訊僅供參考,不應視為任何投資之建議或邀請,投資涉及風險,應先考慮個人因素,如有疑問請諮詢專業意見。
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