稅貸加上靈活按揭之運作方案
http://www.homebloggerhk.com/?p=7963
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.
ANSWER:
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變現。變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......
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