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1. 亮劍 2013-03-11 13:14:50 |
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早幾日我咁同何文田幅地計數『生蟲機在2O1O年中，投得何文田佛光街及忠孝街地盆，呎價 1254O，嗰陣好似仲可以發3成水，加建築成本 4仟，每呎成本在發水之後是 12778元。 星期五截標嘅何文田地可建樓面係 114.2萬平方呎，如果出每呎九千，就係 1O2.8 億，成本就計發水一成，建築費計夠4仟5，縂數每呎是 126OO 元，而呢年多整體中大型住宅約升咗弍成多，表面有折讓，但計及呢幅地平均質素唔夠佛光街，加上各項SD及供應大增影響，互相抵消之下，所以出一百億多少少就係合理價』！ 現在幅地有 6 份標書，就開估，結果有下例幾個。 地產商齊齊玩嘢入建議書，睇落佢哋唔會玩到咁盡掛！ 入大約一百億去投，咁同我估計差不多，後市中性。 高過11O億，咁就係利好，中高價樓後巿睇好！ 現在要看大孖沙要是落8X億嘅摽，政府會否接納！如果接納嘅話，咁豐產之仕真係要睇車呀！ 但如果政府唔接納嘅話，就就可睇清形勢，所謂政府無高地價政策，根本係廢話！ |
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2. 戰國之後, 就是暴秦 2013-03-11 13:31:52 |
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大袋高價投地, 庫房水浸;樓市續升,大袋投地後,一樣有萬七個理由唔起樓, 你波仔打開石地落到大草場跟本玩唔起;蚊蠅地袋接二連三收皮. 最後又係大袋玩晒, 可憐有人一樣樓照買唔起, 秦滅六國橫徵暴儉十數年, 這就是香港今後的命運!!! |
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3. homebloggerhk 2013-03-11 13:48:37 |
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http://www.homebloggerhk.com/?p=6958
諗樣兄：本人同母親以兩人名住緊公屋, 剛與女友註咗冊並且一齊住，打算今年內擺酒結婚，但很想買樓搬出去，原因1：妻子與長輩生活習慣好唔同，想今年內搬出；原因2：怕樓價越來越高；原因3：想2014年生個小朋友 現況：母親已滿60歲 ，本人可除名買私樓而政府唔會收回間公屋；小弟32歲，從未置業／妻子28歲住屋要求：實用面積330尺已足夠收入：本人每月$19000／妻子每月$16500：兩人每月均可儲人工一半（有孩子後另計）資產：本人已儲現金30萬／母親已儲現金112萬 提問：想先買樓住，半自住半投資，再儲第二層樓首期以綠表把母親間公屋換間600或700尺居屋，譲母親住得好啲；待母親百年歸老後，一家三口搬入自住，再把已擁有嘅樓租出去，以供我間居屋；是否讚成？ 如何善用依筆資金？樓價仍然高企，應否現在買樓？如果買，買保值但實用率低嘅私樓，還是實用率高嘅居屋？ 還是依家比私樓便宜及實用率高的村屋？
BY上
ANSWER: 私樓居屋定村屋 BY買樓問題首先要解答問入何種住宅，私樓對於大部份打工仔一族肯定是最好的。因九成打工仔都缺錢，買樓要配合銀行做按揭。而私樓用作抵押借錢可借最多成數、息口又低，較易批核。居屋當然借錢易，但如日後你想變現作私人用途，一來未補地價之居屋近乎做不到，二來居屋客路總是「平民」，大部份時候跑輸大市。當然現時政府每年為市場引入5000買家，令居屋市場「十年逄一潤」，往後居屋變化還看政府政策。村屋通常只借一半或七成，小心買入時要同律師搞好業權(尤其丁屋)和其餘法律責任，適合已有一定經濟能力者購入。當然有部份不願花錢於樓房者亦會買入偏遠村屋，做法會令本段所提及之壞處集合起來。 先要步驟都要計算兩人之購買力，在家庭月入$36500下，可撥最多月入50%作首套自住房的按揭供款，即$18500。根據現時按揭年息2.15%，分30年清還每一萬元供款可借入約2.65mil，讀者可借盡1.85*2.65=4.90mil。當然這假設了借款人無重大欠債及買入樓齡25年下之樓房。樓齡太高之樓宇如35年，一般只可做(55-35)=20年之供款，當然美孚新村或太古城的屋苑會有例外，錦鏽花園或康樂園的業主做按揭亦有機借足九成上會。買入村屋不好選擇附近連路都無一條的，更要問DD/LOT NUMBER，先可準確地將估價給後，再評估是否能「上會」。 居屋不一定實用高 至於居屋不一定實用高，75-80%實用之居屋大有存在，85-90%實用的私樓亦不乏供應，實自己先在數據網站一看。至於你提議的公屋少年「上流」步驟，筆者認為是可取的。方法一為先將自己除名買細屋私樓，及後儲錢將父母的公屋升格至三房居屋。到有小朋友可以交小朋友比父母照顧，自己同老婆住返係細樓，周未先「領回」仔女，減少自己換房壓力。因細屋換大樓，在現時市升時不難做到，但花無百日紅，最慘奠過於在好市時「洗大左」到市差時痛苦萬分。 方法二已由讀者來文提供，即先買細樓，然後再儲錢買入三房居屋，等父母百年後再舉家搬入三房自住，細樓租出去幫補供樓。此做法要自己兄弟姊妹不反對才可行，亦將父母身故時間與自己小朋友發展扯上關係，如弄得不好小心對小朋友發展構成問題。因小朋友和大人不同，搬新居亦會更換朋友圈子，或會成為插班生。當然你選擇兩間樓房買在同一區域便無朋友圈子問題，但此方案要顧及較多是肯定的! 可能在現時父母多生一個小朋友之下，實行方法二會容易更多!
方法三.........
>>按此看全答案 |
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4. Nelly 2013-03-11 13:55:43 |
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Good analysis, thanks Dr. |
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5. Andy 2013-03-11 14:27:33 |
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6. Andy 2013-03-11 14:52:37 |
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我D公屋亲戚都系烦紧住边间、开边架车（太多选择）点样用（=投资）D钱，私楼朋友就烦点样揾钱供楼 :) |
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7. 阿正 2013-03-11 15:58:55 |
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当何文田地的投标结果公布后，楼市的去向会更加清晰。 |
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8. 心理學博士 2013-03-11 19:19:37 |
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湯博士的聯想能力比較豐富，呢類人睇遠嘢多過睇近嘢，適合宏觀和指揮，落手做內容就差少少，要交比啲細做，因為會粗心大意睇漏細節。但做管理，加上本身出身背景，也是可以升任的。 |
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9. mini 2013-03-11 20:12:45 |
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In the globe, we have seen G5...G7...G8...G9...G20 how to build a huge debt and how to live on it by attempting all methods to hold all the resources in the past dates... In China, the M2 supplies above the ground level went to $99.9 trillion RMB dated 28 Feb 2013 from $13.0 trillion RMB since 2000, according to the data from central bank... In HK, we are still living on a little land area of 1100 sq.km facing excessive liquidity from around the world and tremendous stresses from the population, the continuous demands from natural resources such as water, food & fuel supplies, and clean air supply. This area is not a flat one, it is a hilly profile with various types of rocks, stones, soils, trees, water reservoirs, slopes, transmission towers for electricity, and connecting roads/paths... We cannot only focus on providing land any more , we do need to consider the balance of the economic structure in HK by introducing more businesses such as Chinese Medicines, TMT, Logistics, Researches (In Mandarin, Cigarette & Wine !), etc. The more land the officials plan for public housing / delux properties for over 200,000 applicants, the less space will be available for new businesses and/or the middle classes in future... |
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10. 痴忍扇 2013-03-11 21:29:56 |
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其實在曾蔭權時代，就應該以供為攻，何需要推出那麼多打擊炒樓措施，扭曲香港地產與及有關行業如物業代理，律師，裝修工程，還有銀行業，攪到有關行業七國咁亂但仍然解決不到樓價飈升問題，
似乎民粹共慘英較曾蔭權更愛打擊炒樓措施,以期争取籌碼再連任.狼英一於話义你香港死,最
緊要顧自己,香港精神,話之你死人.哈哈哈
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11. middle middle class 2013-03-12 07:49:45 |
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I believe Dr. has deep negative feelings against our ex-CE Mr. Donald Tsang. He is trying his very best to put all the blame on Donald in the hope of leaving CY noble. He is trying to make CY as the victim. I seriously suspect Dr. has received some kind of advantages from the CY team. Dr. is completely wrong. If CY cannot do anything to turn around the housing supply, why he promised so during his election campaign? Why DR. never challenged CY for this? A strong and capable leader can make something differently, unless CY is only good at talking. I don't mind to give some more time to CY, but I deliberately object his idea of increasing government intervention to the market. Bureauracy will do us no goods. |
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12. Havilland 2013-03-12 08:36:15 |
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Agreed with 11/F. Government intervention is detrimental to the market. |
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13. PW 2013-03-12 08:55:14 |
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I share the same thoughts as 11/F (1. Dr. has bias against DT 2. CY did not keep his promise 3. CY has putting too much intevention to the market which does make harm to the business environment. Thank you for voicing this out. |
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14. mini 2013-03-12 19:02:45 |
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| 26. mini 2013-03-12 19:00:59 |
| As described, it reflects CY has one more problem in confidence ! Last time, we mentioned 3 elements for a leader: hard work, capability, and integrity. Hard Work. A guy who has got over 3 decades experience in real estates/properties, including over 15 years sitting in the central government offices as an observer/traineee, what we have seen from his recent Policy Address ? False, Big, Empty ? Here, we always say: " work harder, and work smarter." Otherwise, we should pick up a cow, even a mad cow as our leader ! Capability. BSD15% could lower the demolition rate of the existing old buildings, land planned for higher education / Chinese Medicine College could be changed without any formal announcement, inappropriate handling of formula milk powder for chinese parents, legal action against local media, but not to his yo-yo friends, ..What are indications: - To Solve One Problem, But Also Create More, Horrible Problems in Town ! Integrity. So far, we have seen the verdict on the disclosure of interests in the West Kowloon Investment Project, illegal structures in his houses, the responses to his election last year. Think about if a CEO & CFO who do not communicate with the public/journalists, do we need to waste our time on the financial report that they made ? To Support CY: To Support Cheating You/ To go the main street, if necessary... Note: The maximum capacity of 29 facilities for providing correctional services for prisons is around 9100, according to the fact sheet of HK Correctional Services Department... |
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