各位早晨，

昨日，國雄兄登入網站，發表了他個人意見，我深表歡迎，但我發覺這個國雄兄可能是偽冒，他的姓是粱不是梁，所以我們對他發表的言論不必太認真對待。

明天，我將會發表一個匯豐加息背後的故事，雖然是假設，不過亦有一定程度可信性，大家請賜教。

多謝湯博士賜教，相信大部份人也不知H按與P按在本質上的分別，只知一兩年前H按利息低很多，封頂亦與P按利息相約，十分着數，故以H按敘造按揭。

奉勸各測量師不要輕信外國權威的調查報告，大幅調低物業估值，即使為了反映外圍經濟因素，也應慢慢調低估值，否則禍及蒼生，遍地負資產和銀主盤，作孽也。

一言敝之：H按P按要認清，預留資金防衝擊。

在 2年多前我同層樓轉按，做 H+0.7%，銀行不單止無講到補差價風險，
重話我只借 2成咁少，他們可借多啲俾我，等我買啲定息產品或公用股，
咁就可以做到唔使錢供樓，好彩老婆極力反對，否則呢輪唔止輸咁少！

湯博士說得十分詳細, 順便補充幾點:

1) H按大多附有P減2-3%的鎖息, 實質上等於銀行送了一個interest rate cap給按揭人.但外間未必知道, 銀行對於這個cap是做對沖的(不然HIBOR急升而P未調整的話, 銀行會輸錢)...是故H按縦然息與P按相距不遠, 但成本卻更高.

2) 按揭合約裏, 不管利率基準是P或H, 即使還款正常, 銀行是有單邊及絕對的權力(unilateral and absolute discretion)中止合約. 當然這種情況在個人業務方面發生機會甚低, 但工商金融業務卻時有發生

湯博士,你好,

好多謝湯博士解釋兩者之分別,本人亦有經驗在申請按揭時, 銀行職員解釋只是H很浮動, 每月都會有不同按揭息率, 而P比較穩定,如加息, 只會在延長供款年期

外匯市場方面, 近日美元兌亞洲貨幣(日元除外)顯著轉強, 港元亦跟隨....

相信不少資金正從區內流走, 股市投資者要小心了

 林行止 also commented here yesterday.

Is 林行止 really 林行止?

Does anyone know please?

Dr Tong, thank you for your article. I did not know the fundamental difference % H and P plan indeed.

Today the stock market drops markedly. Can you comment on it? How will it affect the property market? Thank you

To: 80後銀行從業員

多謝您的補充，從大家的回應，我將會寫多一些關於銀行按揭，或怎樣向銀行申請按揭的文章，若有不對之處，請指正。多謝。

When will HSBC be 80... tell me quando quando quando...

路透社調查顯示，15家初級交易商的預估中值顯示，聯儲局在未來6個月推出QE3機會率32%，較本月同類型調查45%的比率為低。13位初級市場交易商的預估中值顯示，聯儲局新措施振經濟的機率為15%。8位受訪者稱，聯儲局至少2014年才會加息，甚或更晚。

1. Hong Kong Property Prices Are Really Very Expensive

Whether you agree the methodology or not, there is very little doubt that Hong Kong home prices are among the most expensive on earth. This is the prerequisite to call anything a “bubble”, and the property market in Hong Kong certainly meets this criteria. Even though properties look very affordable, they are so only because of ultra-low interest rate (see Point 5 below).

Of course, being expensive by itself does not mean that prices are going to drop. The key is that fundamentals are not as strong as people think: Hong Kong is no longer a fast-growing economy, and population growth is very slow. Worse still, like many other parts of the world, the population is ageing, and that is going to be negative for real estate market (see Point 3 below).

2. Illusion of Supply Shortage

The most frequently cited reason for high home prices are the supply shortfall, though I have debunked this myth: Hong Kong private residential market has about 210,000 excess flats relative to the true demand, which should well be able to buffer any alleged supply shortfall for 2-3 years. In fact, should the property market correct, the same group of people who are arguing for the shortage of supply (e.g. pundits, politicians, and some analysts) will probably argue that there are too many flats around.

3. Demographic trend is working against the market

Demographics have a weird relationship with asset prices (see here for more depressive note). Real Estate markets all over the world will face demographic headwinds, and there is no different for China and Hong Kong. Similar to China, the ratio of working-age population to total population in Hong Kong peaked in 2010, and population ageing will happen at an even faster rate than China. By 2050, the population aged between 15-59 will account for less than half of total population, down from about 70% in 2010 according to UN Population Division’s forecast.

Property Market Volatility aside, Hong Kong real estate market will face a strong demographic headwind (like China), which means that the long-term trend is more likely to go downward.

4. Economic Uncertainties Increase

Back in those days when the subprime crisis emerged, many people thought it was just a blip. Now, many people think that the Japan’s earthquake is only going to be a blip. Even the significance of Japan in the global economic landscape has diminished over the past 2 decades, Japan is still the third largest economy in the world with all sorts of intricate links within the global economic system. Japan, for instance, is a major trading partner of China and many others, and is a major part of the global supply chain in technological products. Japan is also a large investors in other countries.

There has been reports that Japanese brokerage houses Nomura and Daiwa Capital Markets were among the brokers who sold off most stocks in Hong Kong since the start of this week. While it is unclear whether that was related to Japanese institutional clients selling off stocks in Hong Kong to repatriate funds back to Japan, the country will have a huge need for funds in months or even years ahead, so it should not be surprised that funds are flowing back to Japan (Read also: how Japanese funds flow caused the Asian boom and the subsequent bust in the Asian Financial Crisis in 1997).

Situations in the Middle East and North Africa is also far from clear. The breaking news is that UN Security Council has just approved the use of a no-fly zone in Libya, and military intervention might be on the way. That creates even more uncertainties.

Our neighbour, China, is fighting with inflation and tightening policy. Tightening will inevitably slow down the economy, and that will be negative for Hong Kong real estate.

In the time of crises and uncertainties, money flights to safety (e.g. US Treasury). As Hong Kong property market is extremely sensitive to money flow, the increasingly clouded global economic outlook does not bode well with Hong Kong property market (see the following point).

5. Interest Rates On The Rise

I have written previously that interest rates in Hong Kong do not always move with that of the United States. As long as funds are flowing away from Hong Kong, market interest rates will probably rise even the Federal Reserve was keeping interest rates low. The increasingly clouded economic outlook may trigger some funds flowing away from Hong Kong, which will decrease money supply and put upward pressure on interest rates.

Banks in Hong Kong have raised mortgage interest rates marginally, not because of any interest rates hikes in the United States, but to increase net interest margin. Although not consequential by itself, this gives a signal that interest rates cannot be at record low forever.

Sure, everyone knows that interest rates cannot remain low forever, but understanding this and watching this happening appears to be two different things.

Bubbles are unsustainable, but they often last longer than people believe is possible, and when they end they end very very quickly. Here is a big bubble waiting to burst. But when? Tomorrow, or 6 months later?

Only history can tell, but it might be unwise to go into the market now.

What is the lesson learnt from the fall down of ESPRIT?

While Ronald Van der Vis was appointed as Group CEO on Nov 1, 2009, the net profit was around HK$4.3billion in 2009-2010. Now it is only HK$79million in 2011. What is the decision making after 98% profit fell? Abandon North America and exit retail operations in three major European countries along with close 80% unprofitable stores in European and Asia-Pacific region. The Company books provision HK$2.3 billion losses from store closures.

The Company started in 1960s from penny to the peak of stock at HK$125.5 on Oct 8, 2007 and now only below HK$9.

What went wrong?

 In a report, it stated that it was very surprised that management did not recognize the seriousness of the brand problem in early 2010.

What is the lesson learn for an investor?

Set and execute the stop loss when the Market is against your position.

各位有留意美聯儲昨晚公布最新計劃沽短債, 買長債以調整儲局美債的年期. 雖然市場一面倒地不看好此舉可以振興經濟.不過, 10年期債息今天跌幅甚巨, 5年期的美元利率掉期1.10%左右, 但10年期也只是2.05%. 但短息卻上升了一點.

簡單地說, 即交易員願意以2.05%定息換取10年的3-month LIBOR浮息.

由利率市場反映出, 2013年中以後馬上加息的可能十分低, 除非歐美經濟短期內得到徹底解決......雖然外圍是差到不行, 但對供樓人士來說未嘗不是一件好事, 有樓可供為何要賤賣？？

"兩岸猿聲啼不住, 輕舟已過萬重山"  

"今天地產商已經不會給予炒家生存的空間，在樓盤最初推出時訂價已經很高，炒家接貨「摸」售，獲利的機會其實很少，所以一眾資深投資者興趣都不大." 所以一手樓別去碰..

Quoted from Dr. Tong's previous article.

猶記得08年海嘯時雷曼爆煲, 人人未知為何事時, 股市跌到"草木皆兵",才停止, 今次經濟又再爆, 愈爆愈大鍋, 連國家都有機會破產..更加令人意外..似乎這一次已無人能改變. 而香港又成為國際基金提款機, 令到股市低處未算低..股市大莊家利用恐慌心理, 賤賣股票, 佢地利用衍生工具大賺特賺, 可憐香港散戶, 又一次被人騎劫, 又求助無門, 政府應該保護香港人的股市穩定, 而不是打擊樓市...

曾生應該施展佢98年"打大鱷" 的本事, 保障港人財產, 而不是要港人之資產縮水, 例如打擊樓市. 香港依家只剩樓股二大支柱撐起, 如果失其一, 香港政府即殘廢, 變跛腳鴨..以後就行政更無效率...不久的將來..東方之珠會變成東方之豬, 貽笑大方.. 下任特首如沒有"為香港好"的心及能力, 請別出選, 以免拖累香港這一國際大都會.

觀乎歷史, 股市大幅下跌之時, 樓價有幾次可以企穩? 就算有, 次數比(機會率)如何?

特區政府「加推官地」，是打擊物業炒風的治本之策，問題是樓價急挫對經濟必有負面的連鎖性衝擊，因此，多賣土地的策略王道技術上亦不難執行，但如何做得恰到好處（不會產生「八萬五效應」），要看有關官員的智慧。

在諸多抑壓樓價的「政策建議」中，筆者以為最不可取的是限制「外人」置業。此事萬萬不可行，以一來這與香港堅持有年的自由市場原則背馳；二來是有太多漏洞，不易落實。

除了多賣土地，開發獅子山（飛行航綫已改）應與填海計劃同時進行，而重建公居屋亦應盡快進入「議程」；不過，這些均是「遠水」，要救「近火」的，當局也許可考慮對空置的非自住物業課以類同自住物業的稅收，加重持有非自住物業的成本，打擊有財力者囤積居奇自肥，當可收寓禁於徵之效。此舉固可令政府增加稅入，且有令租金樓價合理化的作用。

目前香港「百物（包括樓宇）騰貴」，除了求過於供，這些年來港元為美元陪葬滙價江河日下，亦為不可忽視元素；相對港元（和美元），人民幣滙價近年升個不亦樂乎，賺取購買力日強的人民幣的內地人來港採購（金銀珠寶以至物業）當豪客，不足為奇。

事實上，先富起來的內地人，近年已「買起」多處「適合華人居住」地方的物業，最近且「進軍」英國樓市。過去兩年，人民幣兌英鎊升了約百分之二十五，英國樓價在內地人眼中便不算太貴；倫敦天空新聞（Sky News）報道去年倫敦售價四十萬至一百萬鎊物業成交中，三分之一買家來自「中國和香港」，他們的目的在投資（希望獲樓價及滙價升值的雙重利益）及為子女留英求學備一居所，非常合理。一家物業經紀公司估計今年四、五月兩個月中國人購進約值一億二千萬鎊的倫敦物業。

由於中國（及香港？）「物業採購團」的吸納，令倫敦樓宇特別是市價四十至一百萬鎊的，價格急揚，英國物業協會（Housing Association）因此預測「年青的倫敦人」要工作二十多年至「五十歲前後才能貯足付物業首期的資金」，這即是說，大學生要順順利利工作二十五年後才有財力置業（業主還是銀行）。受影響的倫敦人對此自然很反感（他們唯有搬至倫敦近郊居住），然而，外資湧入，除市面興旺外，物業經紀、建築商（需求殷切令地產商加快發展步伐）以至家用物品商盡開顏。香港的市況亦大抵如此。

What does it mean?

1. Cathay Pacific's cargo loading being down by about 4 percent in past few months.
2. Liquidity is flowing out of Hong Kong currently.
3. Hong Kong faces the stagflation now.
4. Hong Kong’s GDP was down 0.5 percent in the second quarter over the previous three months.

25樓:

股樓市是有相關性不錯, 但這次的瘋狂大平賣, 部份資金, 尤其是外資是要回流歐美市場, 部份走去避險買美債. 樓市乃中港資金為主, 不排除部份人要劈價賣樓補倉或者人心虛怯.

不過你沒有留意08年後的教訓, 美債可以隨時印, 股市商品期貨也可以跌到不停, 外匯即使如瑞郎也會受央行強行操縱. 如果你有錢, 你告訴我該買什麼？？......今年以來不少股評家都叫人棄樓換股, 也說年底回標25000-28000. 若從其言, 相必真的要跳樓了.

回四方城外:

首先恭喜你的物業升值不少...如果你是個人客戶, 還款正常也沒有其它不良信貸紀錄,即使估值低於按揭餘額, 銀行在一般情況下不會有所謂的"追差價". 當然, 如果銀行追查到一些資料, 例如: 供款人失業, 逝世, 懷疑洗錢, 按揭物業並非作自住用途等....銀行才會考慮要求客戶還款.

"追差價" 行內稱為 ("Top-Up Clause), 一般出現在工商金融類貨款, 因為企業借貨風險較高, 銀行取得的抵押品比例也較低. 舉個例子, 若銀行與客戶訂明差價為80%, 如出現按揭低於估值80%, 則客戶需將按揭減低至80%以內, 當然估值越低, 需要補的差價便越多...

所以你不必太擔心.

To: 80後銀行從業員

i only have 20% downpayment for my target flat, and i have no problem for the 80% monthly mortgage payment, "assumed P-2" maybe... its around 30-40% of my salary, do you think its possible for bank to lent me 80% these days???? coz i heard its quite difficult...

Thank you

回:...

不知道你想買的物業價錢範圍是多少, 根據金管局最新指引, 在香港按揭證券有限公司(Hong Kong Mortgage Corporation, 下稱"HKMC") 提供的按揭保險計劃下, 銀行最高可敍做90%按揭(借款上限為540萬港元, 即樓價上限為600萬港元).

但需要注意, 按揭保險保障了銀行70%按揭以上的借貸, HKMC是要收取一筆手續費(你可以理解為保費), 可以按年交或一次過交, 該手續費視乎按揭成數高低與還款年期長短而定,一般介乎按揭的1.2% (15年還, 借70-80%) 至3.65% (30年還, 借85%-90%)不等...當然, 銀行也可以考慮加借該筆手續費給你.

如果你按P-2%借80%而月供是月薪30-40%, 估計應該不難批出貸款...但畢竟我不是做按揭的, 只能建議你開票前先找幾家相熟銀行查詢, 若沒有. 最好找中資或者華資的銀行吧! 應該受影響較少.

http://www.hkmc.com.hk/chi/index.html

大家好像没有讨论CASH IS KING. 香港现在进入STAGFLATION, 过几个月就是DEPRESSION, INFLATION也会慢慢回到1-2%, 到时候你们不一定同意买楼是唯一的保值方法.

无论如何, 你们这班大小炒家不如讨论如何说服香港首富不要劈价卖楼, 关测量师什么事!!

如果劈价, SINO和KERRY这些南洋帮又会像97一样,  被FUND佬天天唱破产. 这班FUND佬现在唱淡大陆地产股, 中国海外也被唱淡沽空, FUIND佬全部赚大钱, 因为老散全部相信大陆有刚性需求, 楼市不会滞销,楼价不会下跌.

下个月就轮到香港地产股啦, 因为香港大小炒家说香港低利息,所以楼价不会下跌, 但是就是忘记DEPRESSION会冲毁楼市.

掃把頭,

 銀行而家係水浸, 成日叫我借錢, 10萬還4年唔洗1萬息!  股市跌對樓市更加有支持作用, 資金無出路呀, 97亞洲金融風暴, 歐美樓股有無事呀, 今次災區喺歐美, 資金肯定嚟追捧亞洲資產!  就算無嚟, 樓價睇唔到跟住大跌嘅理由, 美國越衰, 樓價越橫行, 低息啊嘛!

而家香港同大陸嘅已開始轉形, 香港已變成旅遊之都, 對歐美嘅倚賴已經同03,08年時不同,大陸就更加一早睇到呢點, 早就鼓勵內須, 抵銷歐美經濟爆破帶嚟嘅影響, 中資銀行水浸, 只係中央還未下令放水! 大陸唔會再比歐美拖住個鼻嚟行!  歐美越衰, 歐美企業越要嚟亞洲尋找商機, 只會對亞洲有利!

回: 經濟科中學生

這應不是經濟課程範圍中的, 不過你有興趣知道我隨便說說吧.

1) 債券主要受4個因素影響, 票面息口, 年期, 價格同收益率. 而長年期債又比短債較受利息變動影響. 聯儲局宣佈買入長債, 財資市場交易員會先一步購入, 於是推高長債價格, 而價格和收益率是成反比的, 所以收益率降低. (沽出短債則短債影響相反, 價格下降收益上升).於是整條收益曲綫(yield curve)變平坦了, 長息降而短息升,即是所謂的"rate twist".  由於很多美國國內按揭與長債收益率掛鈎, 所以供款人得以減輕利息支出, 對美國樓市有利好作用.

聯儲局持有的美國長債比例增加, 即等於duration也增加了(中文不知怎麼形容, duration用作量度定息債券對利息的敏感度, 以年期為單位) 這有什麼效果呢? 即是聯儲局預期利率還會再跌(至少不升), 長債的價格升幅才會高於短債. 因為利率如果反方向上升, 那麼長債會跌得比短債多.

2) 利率掉期簡單地說是兩個交易對手, 一個願意收取浮動利息/付出定息現金流, 另一個願意付出浮動利息/收取定息現金流. 於是兩者進行的一個協議. 詳細操作有興趣可以看財經書籍. 只能說2.05%的10年美元掉期是很低很低水平...

3) 這只是小弟對財資市場的分析, 不能說財資市場一定對. 而且也只是反映現時的預期...正如我之前說, 如果歐美債務問題突然解決了, 那債券收益會大幅上升, 因為不再要避險了

希望能解答一二.

在这风雨飘摇的日子里，如果曾特首因为政治压力而推出压抑楼价的话，肯定变成千古罪人。

全世界的股票市场跌成甘，政府如果在加多脚，变成最后的稻草，曾特首肯定变成董建华的8万5的翻版，被泛民左一巴，又一巴。左一巴是地产霸权，又一巴是打击香港经济。

在这风雨飘摇的日子里，如果曾特首因为政治压力而推出压抑楼价的话，肯定变成千古罪人。

全世界的股票市场跌成甘，政府如果在加多脚，变成最后的稻草，曾特首肯定变成董建华的8万5的翻版，被泛民左一巴，又一巴。左一巴是地产霸权，又一巴是打击香港经济。

湯生,我十分喜歡您的專攔,見解獨到,尤其是今天及昨天的文章.曾幾何時,我和老公為P和H争論,最後維持P,看完您今天的文章,更加安心,也很佩服老公的見解.

1) H按大多附有P減2-3%的鎖息, 實質上等於銀行送了一個interest rate cap給按揭人.但外間未必知道, 銀行對於這個cap是做對沖的(不然HIBOR急升而P未調整的話, 銀行會輸錢)...是故H按縦然息與P按相距不遠, 但成本卻更高.

Please explain more!!!!! Thank you!!!

你哋班友將買樓搞到咁複雜，有屋住係基本人權，依家搞到買樓好似金融考試咁，我哋普通市民日日為兩餐一宿做到成隻嘢咁，邊得閑嗻？！政府應該起多D樓，而且唔好俾D有錢人囤積樓，人人做業主，唔駛交租，樓係用嚟自住，唔駛理拒起跌，剩番D時間可以工作、娛樂！過番D正常人既生活，好過依家大家都要估估吓，患得患失！

此時此刻, 相信 Cash is king. 原因是認為數月內美元將跑嬴大部分樓股匯商品.
話雖如此, 若有其中者跌低於心目中的低殘水平, 或會考慮.
明年中再看看會怎樣吧.

poor guy律师，死都说成成，黑都变成白的。

楼上真系10下10下。

無殼蝸牛---你就好似一啲家長，不惜以身試法報假地址，係都要將個唔夠班嘅細路塞入名校！  
細路追唔上啦！就則疑教育制度唔公平！！！！       
           
因為同學有人補習，所以成績先咁好----拒地都要補習，重要平靚正，或者齊齊唔準補習！   
因為同學每年都有得遊學，所以見聞廣博----拒地都要去，重要坐飛機，或齊齊唔準去外國遊學！！  
最後同學都係兩文三語醒，數學勁----咁就要取消測驗、廢除考試、争取人人平等、科科要教師俾 100分！！！ 
           
但呢個小學雞可能連一個「大」字、ABC同四則運算都唔識！！

無殼蝸牛---你連利息與供樓關係都唔識或唔想知，咁就算市區樓賣 1球都唔關你事！
        
你都係買唔起！！因為嗰陣供樓利息可能 20厘，同時你連份工都無埋！！

Agree with No.54 Mr. Wong,

Yes, it's very true.  Not every kid can afford to stay in a band one school, if he's not capable to manage the pressure & studies there,  there'll be alot of comparisons that make him feel bad. Why then???

Same theory, there's a time for everything.  If you're not meant for private sector in properties market, (making too little due to all kinds of reasons, maybe not your fault) spending too much in the past(this at least you can control) that makes you totally out of the natural selection of properties market.  Then O.K., wait for the gov. housing then.......  It's ll soon come.........

To No. 49,

Your wish can only happen in super-ideal world, everyone becomes landlord, then the properties will be as cheap as U.S. ......So that's what you want???  Who's gonna subsidize with all kinds of social welfare benefits in H.K.  You then???

Everyone has their own place & no need to pay the rent & can work & have entertainment as per your wish bla bla bla.......Sir! Wake up, it could only happen in your dreams.  You have to have some understanding of the global economy(at least H.K. economy).  The world has changed & it's not soooo easy to survive anymore, if you still wanna take the easy way out.......Yes, most of my friends are enjoying their entertainment & life as per their wish, but they're paying a price plus interest in the years to come........And they still haven't got a clue!

to 無殼蝸牛

如果你認為政府真係要解決市民的居住需求, 我都同意, 但我支持大量起公屋去解決住的需要, 政府可放寬申請門檻, 但同時要嚴厲定期做入息同資產審查, 一旦成為富戶就交市值租金(其實所謂市值仍低市市值), 二黎一旦買左物業就要交返公屋出黎, 咁自然解決到居住的需求, 但唔衝擊到物業市場投資o個部份

政府唔係大量興建私人住宅去蒸發一班節衣縮食而上車的小業主資產財富

當你想進入物業的投資部份, 就再唔係人權, 唔係人人有份, 因為要有資金, 肯冒風險, 輸左都唔可以怨天尤人

已成为业主的喜欢买楼。未成为业主的也喜欢买楼。这说明楼市升跌应有的方向。1997年楼市高峰时，香港失业率是约为3%。 2003年香港楼市低潮时，失业率最高是8.5%. 2011年楼市又回到1997高峰，失业率是3.2%。美国楼市跌了差不多五年， 现在失业率是9.2%。不能怀疑楼价跟失业率的关系。也说明了就算人人想买楼，丢了工作就没办法，平也没用。所以渴望楼价跌的，要保持自己的劲争力，千万不要失业。

论香港失业率，你们既不记得在2003年唐英年接阿虫做财政司时说，在他有生之年香港失业率多不会回到以前的低位，可能现在股市寒风能令他睡得好一点。MCC

依家既社會太唔正常，連買生活必需品都搞到咁複雜。所謂金融市場，計我話好似賭場咁，其實你哋响度估緊大細，研究緊所謂賭場秘笈咋！咁多人熱衷呢D嘢，浪費時間，對社會根本無益處！係時間嚟一場社會改革啦！

無殼蝸牛---你連利息與供樓關係都唔識或唔想知，係你嘅事，你想繼續浪費時間青春係你嘅選擇！
但呢度都有好多要上進嘅人，人哋係想點先可以係香港買倒樓！   
然後努力學習及做啲積極嘢，例如勤儲蓄、定目標、做預算！   
而你就只係想消極地整瓜個樓市黎遷就你！真係自私有利！！

80後銀行從業員: 銀行現在提出按揭是H+1.8, 上限是P-2.6. . 請問合理嗎?

看完DR. TONG的文章及以上各位見解後. 要再同銀行了解H/P的問題.

To: 33H

真的不想誤導你, 我也不知是哪家銀行提供最平息口, 你說的pricing我認為是不算差, 建議多問2,3家吧!

 Fireball: 我都有同感不合時宜. 本想是個細路上中學前換樓.而家可能出租.

To: 33H

我也買了北角$9.2M一個三房套房, 換掉現在住的兩房, 付了大訂等成交, 大家同坐一條船.

反正自用, 要擔心的是工作穏定而己....當然息口低是額外奬賞.

80後: 果然後生可畏! 非一般的80後. 不用擔心吧啦, 銀行總比一般中小企穩定. 見到你以上分析理論, 亦是有實力之人.

舊未賣, 新的可出租. 正所謂條條大路通羅馬. 用心做好自己工作.

DWWY/小市民/80後: 2年後我地而家件貨可以各有千秋.

小市民: 我而家住緊既都係03年買入.可算是同道中人.  新界西是否因為遲下有大橋通車概念?