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41^#

發表於 06-4-7 11:21 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

v interesting topic. hkchina2000, i really enjoy reading yr insights. May I ask which buildings u consider as 豪宅 and which u consider as "豪宅"?
thanks

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42^#

發表於 06-4-7 12:15 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

The fact is that the construction site of Yoho Town Phase 2 is almost stop running...still no building at there at all...
2004, SHK said the flats of Phase 2 is going to be sold in Year 2006....but now......just a contruction site with pools of water everywhere..
even the land developers has no confidence to build flats for selling.
Please tell me which contruction site are under building, i means start in 2006, if any nearby???

All the developers are selling their left flats with price cut..you can read the news everyday on the newspaper..

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LuLuJoJo

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43^#

發表於 06-4-7 12:48 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

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LuLuJoJo

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44^#

發表於 06-4-7 12:56 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

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mission

子爵府

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45^#

發表於 06-4-7 17:23 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

LuLuJoJo 寫道:
租樓定買樓這個問題在這兒好像一直都沒完沒了, 其實我覺得理財o既野邊有一概而論丫, 上得黎問o既都係當聽多種意見作考慮就算啦, 因為人人情況唔同, 目標唔同, 要求唔同, 知識領域教育程度影響又會令睇法有唔同, 所以都無絕對o岩定錯, 不過同大家都討論我都學到好多野~!!

Agree.

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46^#

發表於 06-4-7 18:45 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

多謝你, 大家交流下意見嗟. 至於那些是豪宅, 那些又是"豪宅", 很難一概而論, 而且個list 會很長, 而我的意見只是個人意見, 我唔想將人地住緊果度叫左做"豪宅".

如果自住, 有個好簡單的方法去介定:"如果你住落, 覺得佢係豪宅, 咪就係豪宅囉."

meejh 寫道:
v interesting topic. hkchina2000, i really enjoy reading yr insights. May I ask which buildings u consider as 豪宅 and which u consider as "豪宅"?
thanks

[img align=left]http://img7.picsplace.to/img7/25/0578-1.jpg[/img]

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47^#

發表於 06-4-7 18:58 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

LuLuJoJo:

當然, 每個人的經濟狀況不同, 投資方法也不可能相同, 不過我認為, 如果現時供樓只佔你穩定收入的30%或以下, 應該買.

你估你租回來的樓是什麼人的呢? 多數亦是投資者的, 而很多投資者都會抓超過一層樓, 包括我自已, 我亦有將樓交給一些細小的地產放租, 收租(要俾5%手續費), 維修. 我唔知 Danbee 係咪我租客. 我想話一樣野你知, 當樓市萬一再升一大段(如果你唔信就無野講), d投資者會為求等好價隨時套現, 而將間樓空置, 因為交吉樓售價通常會較高. 市面上的租盤會減少很多, 於是租金會急升, 因為租金急升, 而有很多人又會願意用高價買樓. 很多人就是在這種情況下入市的.

買了樓, 是穩定的開始, 供款額會即時鎖定, 加息時, 供款會相應增加, 但同時租金亦然, 不過通常會慢半拍, 隨著通漲的重臨, 幾年后, 你就會感覺到今日買樓的人與選擇租樓的人的分別. 當然, 買樓要買個人的負擔能力.

[img align=left]http://img7.picsplace.to/img7/25/0578-1.jpg[/img]

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48^#

發表於 06-4-7 19:24 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

"construction site of Yoho Town Phase 2 is almost stop", 聽講好似係有溶洞.

我自已都有層在Yoho, 04年一月買, 82x尺只買了22x萬, 現在租金夠俾供樓.

至於發展商是否停止建樓, 我反而唔太擔心, 因為有超過1000個專業分析員, 每日都幫我地睇住佢地. 如果真係有野唔妥, 第一時間會在股價上表現出來. 而據我所知, 主要的幾大地產股的股價, 今日都在近年高位徘徊.

如果你見唔倒有地盤在開工, 就將之解釋為發展商對后市無信心, 樓價即將下跌, 咁我覺得你未免被你的主觀抹殺了其它的任何可能性. 政府公佈話建築中的地盤, 而又能在未來兩年出售的, 都有二萬幾個單位, 所以政府曾高調反駁供應斷層論. 你可問下政府講緊果二萬幾個單位在哪裡? 如果政府呃我地, 原來供應係極少, 咁.... 哦! 原來供應斷層論係你搞出來既.

Denbee 寫道:
The fact is that the construction site of Yoho Town Phase 2 is almost stop running...still no building at there at all...
2004, SHK said the flats of Phase 2 is going to be sold in Year 2006....but now......just a contruction site with pools of water everywhere..
even the land developers has no confidence to build flats for selling.
Please tell me which contruction site are under building, i means start in 2006, if any nearby???

All the developers are selling their left flats with price cut..you can read the news everyday on the newspaper..

[img align=left]http://img7.picsplace.to/img7/25/0578-1.jpg[/img]

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49^#

發表於 06-4-8 00:18 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

For Yoho Town Phase 2, the land developer already knew that there are 溶洞 before buying the land..so they knew the time needing for developing the site..so it is not easy for us to understand that they still claimed in Year 2004 that the flats will be sold in 2006 if they cannot complet this project...
Yoho town phase 1 also built on溶洞, but this project completed in 2 years..
As i know that the rent for Yoho Town Phase 1 is around HK$9-10 per feet so around HK$8300 you can get, if it is still cover the mortage you borrow, how lucky you are ...you have such low % in mortage and no need to pay high interest.
As a know, the management fee is HK$1.65 per feet in Yoho Town, so it will cost you about HK$1350 per month and also the land rate.

But why don't you buy old flat for renting, the turnover % is much higher than Yoho Town..

It is nice to discuss here and make my thoughts clarify...
Please point out any mistake i stated wrongly..thank you

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50^#

發表於 06-4-8 08:11 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

我個係六座極高層, 屬優質單位, 收緊約$10000, 月供102xx. 我借七成.

我自已要貼管理費, 地租, 差響.

舊樓租金回報會較高, 但升值潛力(以當時環境計)就新樓可能會更優勝. 該單位很少成交, d業主現叫價約300-320萬.

[img align=left]http://img7.picsplace.to/img7/25/0578-1.jpg[/img]

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51^#

發表於 06-4-8 10:18 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

So there is impossible for租金夠俾供樓 for the case that interests rate such high in HK....
Before when i have my old house, i paid HK$7200 to bank, only HK$2000 go to returning the loan, HK$5200 all for the interest(P-2.775 for me...it is already a very good rate...)...still not mention the
管理費, 地租, 差響....
For you case, you return HK$102XX to bank monthly..the loan returning to bank is about HK$3000..the interest is about HK$7000..and also the 管理費, 地租, 差響
For the view of your tenant, he can use HK$8000 (after deducting 管理費, 地租, 差響) to rent a totally new flat -82Xft costing 3-3.2M, he can live in your flat without worrying the cost of 維修, 折舊, 加息, 樓價升降...He will be glad to rent it...
Even you will terminate his rent contract after the two years, he can find a new flat without any difficulty in the same estate, as there is not such difference in renting a flat 極高層 or 高層. maybe the rent is much lower also as the rent rate is HK$9-10 per feet now...
It is just my opinion...do you know that there are some 成交 in Fairview Park for 800 is about 3M only..but with 90% usable rate...with own carpark and garden...
Sure your flat maybe valued 3-3.2M by the bank, but in the view of the use, why don't he rent it for HK$10000 per month (or less)..and even buy a house in Fairvew Park for just 10mins travel time from your estate..
I have no intention to lower the value of your flat..but you really can show and gain the value of your flat only if you can sell it..

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52^#

發表於 06-4-8 10:47 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

新樓的租金回報率係好低, 豪宅更甚, 有d只有2.x%. 但買親豪宅果d人多數都唔係投資初哥.

Yoho 我之前個租約仲低, 只有八千幾, 不過貪個租客早, 我04年十月未收樓, 佢就租左落來, 我收左樓唔夠兩個鍾就俾鎖匙佢. 不過佢過年前係同屋苑買左個細單位搬走左. 佢租呢一年, 俾左十萬蚊租俾我之余, 仲俾個投資者賺左佢50萬.

"but you really can show and gain the value of your flat only if you can sell it" 咁我未有咁快賣, 我賺的只是帳面值, 到我買的時候, 賺定蝕就真係無人知, 不過我之所以繼續持有, 是因為我認為賺的機會多於蝕. 投資就係咁, 你覺得贏多過輸, 咪落注囉. 投資同買樓自住又不盡相同.

[img align=left]http://img7.picsplace.to/img7/25/0578-1.jpg[/img]

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53^#

發表於 06-4-8 11:44 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

For 買樓自住, the interest rate and the up-down pattern is really important for us....we are not benifit
much the price-up..as we are really affected by the money spent on mortage...
There will be at least 2 times of 加息 in this year..

Just use your old tenant as a case..
You said he have bought a 細單位 after move out you flat..with 俾個投資者賺左佢50萬...so properly costing him about 1.8-1.9M in Year 2005, the price of 細單位 now in 2006 is about 1.5M-1.6M帳面 (you can check Midland), approciately losing HK0.2-0.4M帳面 in just a year. Even the price up in 2006, he cannot turn the property into a value, because he is really a user and still have mortage(interest go up..) to go..also remember the management fee, land rate etc...The monthly cost is about HK$8500(with 70% mortage) and HK$102000 annually.But only HK$24000 go to the 本金, the left is倒落咸水海..

If your old tenant still rent you flat (even with a rent incease), the cost of last year is HK$120000 (all including), and use his 30% first deposite (0.5M) into investment with 10% profit, actually he use HK$70000 only last year for living a bigger house 82X' rather than 5XX...

As conclusion, he can save at least HK$32000 per year, additional 0.5M in the pocket and no risk in price dropping...

So it is difference in view point of user and investor. As a investor, you sure want to see price up and gain money..and you are less % in mortage and less 成本 in buyer a flat..
For user, we are not benifit more from the price-up if buying a flat..because we have 70% in mortage w/high interest rate. However, we are deeply affected by a price drop..

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54^#

發表於 06-4-8 12:03 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

聽佢講, 佢買入16x, 我記得開售時果d單位賣11x, "俾人賺左50萬"係我估計.

[img align=left]http://img7.picsplace.to/img7/25/0578-1.jpg[/img]

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55^#

發表於 06-4-8 12:59 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

So if 開售時果d單位賣11x, the size is 525-527' low floor...but the selling price of same size at 40/F is 1.53M according to Midland...if he bought at 1.6M, he has lost at least 0.1M 脹面just few months...without calculate lawyer fee/agency fee/managerment fee/interest paid to bank etc..
0.1M is a lot of money for most of the 打工仔, it is not easy to save such money...

Just want to remind all the people wants to buy a flat...please think carefully for your financial ability as the interest rate is such high and the property is not an asset until you have finished the mortage.

For me, money is much more important in caring my children, comparing with a stable property...
If you have money, you can educate and arrange more talent activities for your children,....buy more books and do some travelling if possible...
Sometimes, it is good to change living environment (same district), good to your children also...to make more friend and train their adaptability. I can live in a better living environment than i supposed to have (since I don't have enough money to buy the flat i rented now...)...and my children can meet with friends with high quality..(sorry to say that...but it is the truth..).

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Ding

男爵府

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56^#

發表於 06-4-8 13:52 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

我唔識咩投資數據 .. 或分析 .. 只係從自己觀感去睇 ...

買樓同銀行做按揭 .. 真係幫銀行打工架 .. 不過都唔係一世嘅 .. 廿年或30年咋(段估我唔只得廿年命卦) .. 而且最辛苦果10年都過左..仲有10年咋 .. $$$ 係俾左好多出去 .. 不過最後都有番d"揸拿".. 況且供完層樓我又唔係好老.. 個仔又大咯 .. 到時生活安定 .. 都唔錯架 ..

租樓就係同業主打工 .. 真係一世(只要一日租人樓住) .. $$$都要俾好多.. 不過最後就咩都無 ..

如果有一樣投資可以保証每年有10% .. 請話我知 ..
股票..定期我都有玩.. 不過如果講升幅一定唔夠樓市升得咁勁.. 到樓市趺時 .. 咪由佢囉 .. 除非係炒家先驚個樓市跌 ..如果股票跌.. 要佢升番 .. 都唔知等幾耐 (買左8號仔嘅人就知架啦) .. 以前供左幾年時 .. 都有曾經諗過 ... 俾左咁多 $$$ 好似唔抵 .. (我相信好多人都有咁嘅想法) ..如果當時賣左層樓 .. 去投資其他項目.. 到今時今日所賺到嘅 ..未必可以買番而家層樓 .. 其實都唔擔心個樓市會跌得好屝利.. 起碼在此我知道好多人喜歡租樓住.. 咁即係話買層樓番黎 ..都會有人去租 .. 雖然唔可以賺到 $$$ .. 不過有人可以負擔供款 .. 期滿又有層樓 .. 對樓市都係有利架 ..

Ding

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Ding

男爵府

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57^#

發表於 06-4-8 14:02 |只看該作者

Re: 租樓住的媽咪，你地對將來有什麼打算？

Denbee 寫道:
For me, money is much more important in caring my children, comparing with a stable property...
If you have money, you can educate and arrange more talent activities for your children,....buy more books and do some travelling if possible...
Sometimes, it is good to change living environment (same district), good to your children also...to make more friend and train their adaptability. I can live in a better living environment than i supposed to have (since I don't have enough money to buy the flat i rented now...)...and my children can meet with friends with high quality..(sorry to say that...but it is the truth..).

Agreed .. 所以我在未打算有小朋友時就買樓...等一切安定先再去生bb .. 如果生左之後才考慮買樓.. 我相信自己都無咁嘅能力 ..

..而家我安於現狀 .. 一邊上網 .. 一邊就望住個海 .. 可惜今日天氣唔好.. 睇唔到機場 .. 隔離屋又要搬啦 .. 因為個業主每兩年會轉新租客 ..

Ding

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