2012年9月25日星期二

新世界挫11對手 奪波鞋街重建 市值料近30億 4年來增逾800萬呎土儲



【明報專訊】新世界發展(0017)創辦人鄭裕彤留醫養和醫院深切治療部,但集團仍成功擊敗11個對手,以黑馬姿態奪得市建局的旺角波鞋街重建項目,市值估計近30億元,勢打造旺角新地標。是次是新世界自08年投得港鐵(0066)車公廟站上蓋項目(即現時溱岸8號)後,4年來首個獨資中標項目,亦是繼尖沙嘴名鑄後,再與市建局合作。
連同波鞋街項目,近4年新世界已密密吸納土地儲備,包括7個大型的獨資及合作項目,共涉逾806萬方呎樓面。
新世界執行董事兼聯席總經理陳觀展接受本報查詢時表示,波鞋街本身已具國際知名度,加上集團擁有發展商場優勢,項目內的商場料將包含文化、體育及藝術等元素,並希望項目能成為旺角新地標。他又稱,項目由於設有限呎及限量條款,料發展為精品式住宅,並會加添環保節能元素,無計劃將項目作豪宅發展。
陳觀展﹕打造旺角新地標
是次新世界成功投得的旺角波鞋街重建項目,屬市建局今年推出最大規模的項目,佔地約2.7萬方呎,可建樓面逾24萬方呎,其中住宅面積約18.7萬方呎,但項目同時限呎限量,須建290個住宅單位,其中有一半單位的實用面積須屬約500方呎或以下的中小型住宅。
商舖面積則達約5.3萬方呎,加上項目位於市區零售核心地段,並屬著名的旅客購物熱點,即使該部分由市建局保留一半業權,並設有5年的禁售期,仍吸引12個財團入標競投,成為自04年後收得最多標書的市建局項目。項目為加強該地段體育店舖的地區特色,部分商業樓面將指定為出售體育用品之用。市場估計,整個項目市值達25至30億元,其中美聯測量師行董事林子彬估價項目市值25億元,而商業樓面價值達12.9億元,比住宅更高。
商舖市值料貴過住宅
近年賣樓落後於同行的新世界,卻積極增加土地儲備,加快發展地產業務步伐。除了是次奪得波鞋街項目外,集團亦完成多幅地皮的補地價手續。當中以與恒地(0012)合作的馬鞍山落禾沙項目規模最大,涉及約295.06萬方呎樓面,而項目已命名為迎海,1期現正開售,09年的補地價金錢高達95.97億元。至於另一幅由集團獨資發展的西貢大埔仔地皮,則屬集團早年收購區內農地的發展項目,經多年磋商後,終在去年以66.4億元完成補地價手續,並獲批建27幢6至8層高住宅,涉及105萬方呎樓面。
明報記者 歐陽慧恩

2012年9月14日星期五

金管局收緊按揭申請人多過1個物業的按揭貸款申請上限

https://www.facebook.com/Norman.chan.com.hk
14 Sept 2012
金管局收緊按揭申請人多過1個物業的按揭貸款申請上限,將有關最高按揭成數上限調低10個百分點,以提升銀行的風險管理。以供款與入息比率(DSR)的上限降至40%,利率壓力測試的供款與入息比率上限亦降至50%,以資產水平作為申請的最高按揭上限降至30%。 若果主要收入並非來自本港,最高按揭成數需要再降低20%。若果申請人為第2個物業申請按揭,是自住或樓換樓,則不受新措施影響。 金管局總裁陳德霖表示,新措施對首次置業及上車盤影響不大,因為600萬元以下的自住人士,仍能申請最高70%的按揭成數,亦可透過按保計劃,申請最高90%按揭。 陳德霖表示,樓市周期演變受土地供應、息口變化、市民收入轉變、歐美經濟及金融市場走勢影響。現時內外環境存在不確定性,金管局會留意市場發展及樓市周期演變,因應不同情況推出。


金管局總裁陳德霖表示,美國推出第三輪量化寬鬆措施,令全球低息環境及充裕的流動性持續更長時間,對亞洲新興經濟體帶來通脹及資產價格壓力。至於香港,他相信不會對銀行同業拆息帶來太大影響,因為拆息已低無可低,但亦要做好準備應對資金流向波動,樓市等資產市場過熱的風險。 陳德霖指出,金管局會在適當時間進一步推出逆周期措施。他提到,金管局會就按揭貸款的需求及供應作調控,但樓市亦受市場需求、市民收入上升、公眾對後市的期望以及外圍因素。 至於在聯匯制度下港元跟隨美元轉弱,陳德霖重申,香港作為細小而開放的經濟,聯匯制度是最適合的安排,無需亦無意改變。



Fed Undertakes QE3 With $40 Billion Monthly MBS Purchases


The Federal Reserve said it will expand its holdings of long-term securities with open-ended purchases of $40 billion of mortgage debt a month in a third round of quantitative easing as it seeks to boost growth and reduce unemployment.
“We’re looking for ongoing, sustained improvement in the labor market,” Chairman Ben S. Bernanke said in his press conference today in Washington following the conclusion of a two-day meeting of the Federal Open Market Committee. “There’s not a specific number we have in mind. What we’ve seen in the last six months isn’t it.”
Ben S. Bernanke, chairman of the U.S. Federal Reserve, during a news conference following a Federal Open Market Committee (FOMC) meeting in Washington, D.C., on Sept. 13, 2012. Photographer: Andrew Harrer/Bloomberg
Sept. 13 (Bloomberg) -- Federal Reserve Chairman Ben S. Bernanke speaks about the central bank's asset purchases and the U.S. economy. He speaks at a news conference in Washington after a meeting of the Federal Open Market Committee. (Source: Bloomberg)
Sept. 13 (Bloomberg) -- Former Federal Reserve Vice Chairman Alan Blinder, now a Princeton University economist, Allan Meltzer, a professor at Carnegie Mellon University, John Taylor, an economics professor at Stanford University, and Kevin Warsh, a former Fed governor, participate in a panel discussion about the potential implications of Fed monetary policy. Bloomberg's Rich Miller moderates the panel at the Bloomberg Markets 50 Summit in New York. (Source: Bloomberg)
Sept. 13 (Bloomberg) -- Abby Joseph Cohen, a partner and strategist at Goldman Sachs Group Inc., Steven Einhorn, vice chairman of Omega Advisors Inc., Jean-Marie Eveillard, senior adviser for First Eagle Investment Management, and Tobias Levkovich, chief U.S. equity strategist at Citigroup Inc., talk about the Federal Reserve's decision to undertake a third round of quantitative easing today, the outlook for financial markets and investment strategy. Bloomberg’s Dominic Chu moderates the panel at the Bloomberg Markets 50 Summit in New York. (Source: Bloomberg)
Sept. 13 (Bloomberg) -- Abby Joseph Cohen, senior U.S. investment strategist at Goldman Sachs Group Inc., talks about the Federal Reserve’s decision to undertake a third round of quantitative easing and the impact of threatened federal budget cuts on U.S. financial markets. She speaks with Trish Regan and Adam Johnson on Bloomberg Television’s “Street Smart.” (Source: Bloomberg)
Sept. 13 (Bloomberg) -- Former Federal Reserve Vice Chairman Alan Blinder, now a Princeton University economist, talks about today's decision by the Federal Reserve to undertake another round of quantitative easing. The Fed said it will expand its holdings of long-term securities with open-ended purchases of $40 billion of mortgage debt a month as it seeks to boost growth and reduce unemployment. He speaks with Trish Regan on Bloomberg Television’s “Street Smart.” (Source: Bloomberg)
Sept. 13 (Bloomberg) -- Chris Rupkey, chief financial economist at Bank of Tokyo-Mitsubishi UFJ, talks about the Federal Reserve's decision to expand its holdings of long-term securities with open-ended purchases of $40 billion of mortgage debt a month. (Source: Bloomberg)
Sept. 13 (Bloomberg) -- Guy LeBas, chief fixed-income strategist at Janney Montgomery Scott LLC, talks about the Federal Reserve's decision to expand its holdings of long-term securities with open-ended purchases of $40 billion of mortgage debt a month. He speaks with Julie Hyman on Bloomberg Television's "Lunch Money." (Source: Bloomberg)
Sept. 13 (Bloomberg) -- The Federal Reserve said it will expand its holdings of long-term securities with open-ended purchases of $40 billion of mortgage debt a month in a bid to boost growth and reduce unemployment. The central bank's Federal Open Market Committee said it would likely hold the federal funds rate near zero “at least through mid-2015.” Hans Nichols and Michael McKee report on Bloomberg Television's "Lunch Money." (Source: Bloomberg)
Sept. 13 (Bloomberg) -- Federated Investors Steve Auth reacts to the Federal Reserve decision to expand its holdings of long-term securities with open-ended purchases of $40 billion of mortgage debt a month. He speaks on Bloomberg Television's "Lunch Money." (Source: Bloomberg)
Ben S. Bernanke, chairman of the U.S. Federal Reserve, in Washington, D.C. Photographer: Joshua Roberts/Bloomberg
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Stocks jumped, sending benchmark indexes to the highest levels since 2007, and gold climbed as the Fed said it will continue buying assets, undertake additional purchases and employ other policy tools as appropriate “if the outlook for the labor market does not improve substantially.”
Bernanke is enlarging his supply of unconventional tools to attack unemployment stuck above 8 percent since February 2009, a situation he called a “grave concern.” The decision immediately provoked a renewed backlash from Republicans, including Senator Bob Corker of Tennessee, who said Bernanke’s policies damage the Fed’s credibility while doing little to spur the economy.
The FOMC also said it would probably hold the federal fundsrate near zero “at least through mid-2015.” Since January, the Fed had said the rate was likely to stay low at least through late 2014. The Fed said “a highly accommodative stance of monetary policy will remain appropriate for a considerable time after the economic recovery strengthens.”

Stocks Rally

The Standard & Poor’s 500 Index jumped 1.6 percent to 1,459.99 at the close of trading in New York. Oil climbed 1.3 percent to $98.31 a barrel, a four-month high, while gold jumped to the highest price since February.
“This is definitely a significant shift in FOMC policy,” said Julia Coronado, chief economist for North America at BNP Paribas in New York and a former Fed economist. “This is a very aggressive commitment to success on its mandates.”
Bernanke said the open-ended purchases would continue until the labor market improved significantly. “We’re not going to rush to begin to tighten policy,” he said. “We’re going to give it some time to make sure that the economy is well established.”

Price Stability

While the U.S. has “enjoyed broad price stability” since the mid-1990s, Bernanke said, “the weak job market should concern every American.”
Bernanke said the open-ended purchases of securities should help bolster the confidence of American consumers and businesses by showing that the central bank is determined to stop the economy from weakening.
“By assuring the public that we will be prepared to take action if the economy falters, we’re hopeful that that will increase confidence, make people more willing to invest, hire, and spend,” Bernanke said.
Purchases of housing debt should help the housing market, which he called “one of the missing pistons in the engine.”
“Our mortgage-backed securities purchases ought to drive down mortgage rates and put downward pressure on mortgage rates and create more demand for homes and more refinancing,” he said.

Housing Debt

The market for housing debt bore him out as mortgage-bond yields tumbled to unprecedented lows, signaling home-loan rates may fall to new records.
Yields on Fannie Mae-guaranteed mortgage bonds trading closest to face value declined 18 basis points to 2.18 percent as of 3:05 p.m. in New York, according to data compiled by Bloomberg. The gap with an average of five- and 10-year Treasury rates narrowed 16 basis points to about 98 basis points, or the lowest since 1992.
The Fed said it will continue its program to swap $667 billion of short-term debt with longer-term securities to lengthen the average maturity of its holdings, an action dubbed Operation Twist. The central bank will also continue reinvesting its portfolio of maturing housing debt into agency mortgage- backed securities.
Richmond Fed President Jeffrey Lacker dissented for the sixth consecutive meeting, saying he opposed additional asset purchases. Lacker opposed the FOMC’s June decision to extend Operation Twist through the end of the year and has said he expects interest rates will need to be raised in 2013.

Jackson Hole

Today’s Fed meeting comes less than two weeks after Bernanke’s Aug. 31 speech in Jackson Hole, Wyoming, when he lamented the state of the labor market and defended his “nontraditional policies,” saying “the costs, when considered carefully, appear manageable.”
Weak employment data has increased pressure on the central bank to act. The Labor Department said Sept. 7 that the economy added 96,000 jobs in August, less than forecast by economists and down from a 141,000 increase in July. Average hourly earnings were little changed, and 368,000 Americans left the labor force.
Economic growth slowed to a 1.7 percent annual pace in the second quarter from 4.1 percent in the final three months of last year.
“The committee is concerned that, without further policy accommodation, economic growth might not be strong enough to generate sustained improvement in labor market conditions,” today’s statement said.

Economic Forecasts

In its economic forecasts released today, policy makers said the job-market will improve more swiftly by 2014, with unemployment forecast to fall to 6.7 percent to 7.3 percent, compared with 7 percent to 7.7 percent in their June projections. In 2015, unemployment will fall to 6 percent to 6.8 percent.
Growth will improve to as much as 3 percent next year and as much as 3.8 percent in 2014, up from upper estimates of 2.8 percent and 3.5 percent in their previous forecasts. The so- called central tendency forecasts exclude the three highest and three lowest of 19 estimates.
Bernanke, a scholar of the Great Depression, has deployed the most aggressive monetary policies since the Fed’s founding nearly a century ago as he battled the 2007-2009 financial crisis, helped pull the nation out of the worst recession since the 1930s and then sought to keep the expansion going.

Target Rate

The Fed lowered its target interest rate to zero in December 2008 and undertook two rounds of large-scale asset purchases that swelled its balance sheet to almost $3 trillion from less than $900 billion in December 2007, when the recession began.
Unlike the first and second rounds of quantitative easing, today’s program has no end date, and Bernanke declined to provide specific estimates of what economic conditions would prompt the Fed to act or how long the purchases might last.
Republican lawmakers criticized the Fed’s action, with Tennessee’s Corker saying in a statement that Bernanke is “beginning to do serious damage to the Fed as an institution.”
“Open-ended purchases of mortgage-backed securities will politicize the Fed and add substantially to its balance sheet risks, but it will not help our economy’s long-term growth prospects,” Corker said.
Republican presidential candidate Mitt Romney said today’s Fed decision reflected what he described as President Barack Obama’s failure to revive the economy. He repeated his calls to replace Bernanke when the chairman’s term expires in January 2014.

Printing Money

“The president’s saying the economy’s making progress, coming back,” Romney said in an interview with ABC News. “Bernanke’s saying, ‘No, it’s not. I’ve got to print more money.” He added that “I think printing more money, at this point, comes at a higher cost than the benefit it’s going to create.”
Bernanke said today that the central bank didn’t take into account the November presidential and congressional elections in its decisions.
“We have tried very hard to be non-partisan and apolitical,” Bernanke said. “We make our decisions entirely on the state of the economy.”
Bernanke’s policies have also raised doubts within the central bank. Fed district bank presidents, including Richmond’s Lacker, Philadelphia’sCharles Plosser and Dennis Lockhart of Atlanta, have also raised concerns about inflation or whether more Fed action would help fuel growth.

海嘯4周年 樓價升近六成 遠勝恒指同期9.6%升幅


  http://hk.news.yahoo.com/%E6%B5%B7%E5%98%AF4%E5%91%A8%E5%B9%B4-%E6%A8%93%E5%83%B9%E5%8D%87%E8%BF%91%E5%85%AD%E6%88%90-%E9%81%A0%E5%8B%9D%E6%81%92%E6%8C%87%E5%90%8C%E6%9C%9F9-6-%E5%8D%87%E5%B9%85-212209561--finance.html


【明報專訊】08年雷曼破產為全球金融海嘯掀起序幕,香港經濟陷入經濟低谷,樓價直線滑落,明日為雷曼爆煲4周年,回首過去4年,本港經濟逐漸復蘇,樓價亦拾級而上,現時樓價較08年9月大升近六成,但反觀恒生指數4年間只有不足一成升幅,反映樓價升幅大幅跑贏股市。當年敢於海嘯時入市購入信置(0083)荃灣御凱買家,更剛以1380萬沽出,4年大賺566萬元,升幅約7成。

曾是華爾街四大投資銀行之一的雷曼兄弟於2008年9月15日宣布破產,金融海嘯席捲全球,恒生指數在事件翌日收市報18,300點,其後恒指屢試新低,4年後的昨日收市報20,048點,較雷曼爆煲翌日僅上升9.6%。至於反映樓價的中原指數在08年9月中旬錄68.26點,隨經濟衰落於12月曾低見56.71點。4年後上周最新公布的中原指數已達107.99點,創歷史新高,較雷曼爆煲一周的指數大升58.2%,樓價4年期間升幅遠遠拋離股市。
荃灣御凱買家4年賺566萬
事實上,08年底部分發展商毋懼金融海嘯推出新盤,包括信置荃灣御凱、新地(0016)元朗原築及沙田壹號雲頂,其中4年前大膽於海嘯時入市購入御凱的買家,剛大賺沽貨離場。置業18營業經理梁杏鳳指出,御凱1座中低層B室,1333方呎,享海景,原業主於08年10月以814.3萬元一手買入,近日以1380萬元沽出,呎價10,353元,持貨4年物業升值69%,帳面大賺565.7萬元。
政府多番出招遏樓市
短短4年間本港的息口環境、樓市政策產生巨變,以按揭成數上限為例,08年時所有住宅物業樓按可高達95%,但近年政府多番出招收緊按揭,1000萬元及以上物業按揭上限收緊至5成。此外,政府亦推出額外印花稅打擊炒風。
學者﹕低息持續刺激樓價大升
嶺南大學經濟系教授何濼生表示,4年間樓價大升近六成是「升得勁」,樓價差異反映當年與現時的經濟環境不同,08年時香港經濟環境十分惡劣,09年經濟更出現負增長,現時經濟未算好,但預計全年經濟仍有1%至2%增長。何續稱,由於近年持續低息,加上市民「一路睇住(樓價)升」,增加入市意欲,導致近兩年樓價升勢持續。
經絡按揭轉介首席經濟分析師劉圓圓表示,現時銀行借貸態度雖仍積極,但資金成本增加,銀行傾向加息;不過未來1至2年美國經濟難有起色,估計低息環境持續,對樓市依然具支持作用。
明報記者 鄒凱婷

2012年9月13日星期四

袁彌明買樓 睇3年買貴七成 當作「姑婆屋」 要深思熟慮


 http://hk.news.yahoo.com/%E8%A2%81%E5%BD%8C%E6%98%8E%E8%B2%B7%E6%A8%93-%E7%9D%873%E5%B9%B4%E8%B2%B7%E8%B2%B4%E4%B8%83%E6%88%90-%E7%95%B6%E4%BD%9C-%E5%A7%91%E5%A9%86%E5%B1%8B-%E8%A6%81%E6%B7%B1%E6%80%9D%E7%86%9F%E6%85%AE-211427370--finance.html

【明報專訊】在1980年出生、曾參選香港小姐的袁彌明(Erica),雖然在最近的立法會選舉落敗,但她在樓市投資卻從未輸過錢。

這位80後在買樓收租時出手爽快,往往睇兩、三次就可果斷下決定,但買入現時自住的跑馬地永富苑單位,卻笑言因是要住一世的「姑婆屋」,一定要經過深思熟慮,結果由2009年開始,睇過超過100個單位後才決定拍板購入最初屬意的單位,但成交價已由業主最初叫價的1100萬元,狂飈逾七成至1900萬元!
袁彌明的買樓之路起步得很早,2004年她剛從美國大學畢業回港,由於習慣了外國的自由生活,加上找到一份穩定的工作,所以決定搬出來獨立生活,不過一開始時她只是以每月5,000元,租用一個約200方呎的單位,其後因為當時樓價偏低,加上承租的單位環境不理想,就決定自置物業。
「當時向家人借了首期,就以163萬元購入銅鑼灣怡安大廈一個細單位,因為覺得即使日後不住,亦不擔心銅鑼灣物業租不出去,所以很快就決定買了。」住了短短1年,她因為選香港小姐,以約210萬元售出物業,並開始在將軍澳租樓住。
數次買賣物業皆獲利
直至2008年,她又與姐姐夾錢在銅鑼灣的邊寧頓街買了一個400方呎單位作收租投資,購入價亦只需百多萬元,但很快就因為需要資金作個人投資,所以在金融海嘯前就將手持的一半業權售予姐姐,「獲利」約30萬元。
其後因為準備結婚,加上金融海嘯令樓價下跌,令她覺得是入市時機,她就和當時的男朋友到處睇樓,一看就是數十個物業,但最有印象的還是現時自住的永富苑單位。
「我希望上山小小,環境可以比較安靜,但又希望附近有食肆,所以堅道、麥當勞道一帶都不適合我,大坑和渣甸山又太大、太貴,其實跑馬地也很難找到合適的單位,雖然我不需要望馬場景,但起碼想景觀開揚一點,可惜區內大部分單位都是樓望樓。」
曾經5萬租住名鑄單位
「其實第一次看這個單位是在2009年,當時業主叫價1100萬元,但因為男朋友不喜歡,所以最終沒有買入。」其後二人購入了灣仔樂滿大廈一個500多方呎單位,但最後因為她開始踏上從政之路,令感情告一段落,她便將樂滿大廈的業權售予男朋友。
分手後,Erica仍記着這個永富苑單位,同時亦四出睇樓,可惜自住樓一直未有拍板,與此同時,她亦創立了生活用品零售店「生活百貨」,並親自拍片放上網教人化妝、護膚,大收宣傳之效,令她獲得不俗的收入。至2010年8月份,她再以435萬元購入一個560方呎的灣仔單幢樓單位作收租之用,自己就再次租樓,「當時以5萬元租住尖沙嘴名鑄一個1200方呎單位,但不喜歡新樓的間隔,亦不喜歡九龍區的環境,不久就決定再次睇樓。」
認定港島樓升值能力高
兜兜轉轉,看過上百個單位,到了今年初,她最終還是購入這個永富苑的單位,業主的叫價已經達至1900萬元,比2009年第一次看時,足足貴了800萬元,加幅達72%,加上政府於去年收緊按揭成數,令她只能按五成,但既然心頭好難覓,也只好一擲千萬入市。「這個業主的叫價很硬,一毫子也不減,如果2009年用1100萬元買,我可以做七成,只需330萬元首期,但年初我卻要用950萬做首期,加上釐印、佣金,已經過千萬,而且過程太繁複,所以我有一間大屋就夠了,日後即使再買,也只會選擇細樓,既易租出,手續費亦不多,買賣亦比較容易,所以收租樓我會很快下決定,可能看四、五間就已選定。」
雖然在港島買樓價錢較高,但Erica相信地段決定物業價值的道理,早已認定灣仔和銅鑼灣區是樓價爆升之地,所以多年來一直在區內投資物業,而事實亦證明的她的眼光獨到。
明報記者 歐陽慧恩
攝影﹕陳淑安

2012年8月11日星期六

梁班子愛磚頭 人均三物業



http://hk.news.yahoo.com/%E6%A2%81%E7%8F%AD%E5%AD%90%E6%84%9B%E7%A3%9A%E9%A0%AD-%E4%BA%BA%E5%9D%87%E4%B8%89%E7%89%A9%E6%A5%AD-220926925.html

(綜合報道)(星島日報報道)新一屆政府昨日公布行政會議成員的利益申報資料,特首梁振英和三司長十二局長之中,以本人及家人名義擁有的本地和海外物業達四十七個,平均每人擁有近三個物業;其中九名官員更身兼「包租公」,三分之一官員在海外置業。勞工及福利局局長張建宗為「樓王」,共有八個物業,政務司司長林鄭月娥則是「海外樓后」,在英國和蘇州有四個物業。行政會議非官守成員「樓王」則是前教統局局長李國章,坐擁三十個物業,香港黃金五十創辦人林奮強榮膺「收租王」,他的二十七個物業中,二十四個用作收租。

  梁班子在上任四十一天後,昨天終於公布行政會成員利益申報資料。包括梁振英在內的十六名官員中,共有十二人擁有超過兩個物業,擁有最多物業的冠亞軍為張建宗及梁振英,分別有八個和六個物業。
  林鄭獨愛海外 英持三物業
  梁班子愛買磚頭,有三分一官員更在海外置業。梁振英在英國和新加坡分別擁有兩個物業,他過往於家鄉山東威海市的空置住宅用地,則沒有再作申報,疑已出售。他在新加坡兩物業及港島南區的住宅物業均申報作「投資」,即收租之用。政務司司長林鄭月娥獨愛在海外「買磚頭」,她在英國擁有三個物業,其中位於劍橋郡st Neols的住宅,於過去一年內購入,作自住用途,她另外在蘇州擁有一住宅;但她在香港,則完全沒有置業。
  房屋及運輸局局長張炳良有四個物業,其中包括一個位於澳洲雪梨的住宅,報稱妻子持有,供親戚居住;於油尖旺區的一個商業物業,張炳良透過佳富貿易有限公司持有,他佔百分之三點三四股份,租予非牟利團體。財政司司長曾俊華和環境局局長黃錦星分別在美國紐約和加拿大溫哥華置有物業。
  逾半官員做「包租公」
  九名官員把物業出租,頭號包租公是新班子「樓王」張建宗,他與太太手持八個物業,全部位於港島區,其中六個出租,其次便是梁振英,有三個物業出租。此外,民政事務局局長曾德成在過去一年在元朗購入一住宅,由妻子持有,手上物業增至三個。
  李國章30物業 行會居首
  至於行政會議非官守成員的物業數目遠超官守成員,「樓王」稱號由前教統局局長李國章奪得,他與家人坐擁三十個物業,其中三個位於倫敦,而其中一個是由私人公司持有、位於油尖旺的重建項目。地產股分析員林奮強亦不遑多讓,以名下及公司名義持有的物業多達二十七個,其中有二十四個出租,名副其實的「收租王」。出乎意料的是,市建局主席張震遠沒有任何物業。
  積金局主席胡紅玉堪稱「離島地王」,她在離島區以公司名義持有二十六幅土地,她佔的股份為百分之六點五。工聯會榮譽會長鄭耀棠愛在內地置業,他妻子在內地中山有四個物業,當中她妻子持有四分一至三分一業權,他亦在過去一年出售港島南區一個物業。

2012年8月2日星期四

作樓奴前要看十件事——再回應湯文亮論買不買樓


【iMoney智富雜誌—ibanker教室】讀到湯文亮博士對上星期文章的回應,還有一些網民的評論,就買不買樓的話題再寫一期。

先是湯文亮博士說中國沒有5%的存款利率,也許那是跟一年定存利率比較。
(湯文亮網上撰文︰我並沒有說「人必須買樓」 http://m.property.hk/writing_manage_art/phk_tml2/5ffca0d0.html)

如果買房平均投資年限是10年以上,那其回報應與長期定存相比。中國的銀行5年定存利率,即使最近兩次降息以後還有4.75厘。更重要的是中國定存提前取款,不單不用補利息差別,還有0.5厘的利息收回,非常划算。香港人對中國金融的認識是稍微薄弱了一點,中國存款不用付稅。

要比較兩種投資,首先要知道他們的投資年限。定存、債券或貸款(房貸也是長期貸款的一種),要看久期(Duration),也就是這筆債務或投資要多長。一般來說,愈長的投資回報率愈高。所以比較5年期的債券(或定存)和十多二十年的房貸投資已經是非常保守的做法。

手執磚頭不是萬能

任何的投資都有流動性需要風險,也就是套現所需付的費用與風險。當然,從網上讀者的評論來說,現金不重要,樓房才最重要,所以不是要考慮套現(把手上的投資變成現金)的風險,而應該考慮「套樓」(把投資變成樓房)的風險,也就是無論發生甚麼事情,都必須有樓在手。但是你不能拿樓房來付醫藥費,樓房不能在你失業的時候應急來付孩子的學費,或離婚時付贍養費,更重要的是現金沒有負資產的可能性。每個人看法不一樣,但是個人認為現金的用途比較廣。港元定期存款要套現時需要罰息,但人民幣不單止沒有,還可以收回活期利息。當然人民幣要變成港元以後才可使用,但是這風險並不是很高。樓房要套現,必須付中介費與稅款,套現成本相當高。

筆者深切明白樓房的價值不只是投資,還有婚姻幸福、家庭儲蓄等用途。筆者在拙作《男女博弈經濟學》中有詳細分析,在此不重複。此外我從來不建議買金融工具或個股,本專欄和拙作《反轉腦袋投資學》已有詳細說明。此外還須聲明,網上說我幫銀行工作所以推銷股票。筆者從不推銷股票,也從不建議投資。

但是單從投資(不是感情、婚姻、歸屬感的角度)來看,買樓是高槓桿交易(付30%,買足100%),風險和Accumulator(累計期權)等槓桿買賣相類。除非你一次過付款,否則你並沒有完全擁有那樓房,是貸款給你的銀行擁有,你只有一筆很大債務。如果還不是很明白,看看美國和西班牙買了房子的人。有點記憶的人,可看看2003年負資產引發多人燒碳的新聞。

筆者不是不主張買樓。筆者也曾在2003年從英國坐飛機回來香港買樓給家父,也因此回英國時要接受在家隔離兩星期才能上班,以防感染沙氏。家父現住的房子就是那時買的。

買不買樓,要看幾件事情:

1)你收入的穩定性,收入和經濟周期的關聯度有多大。如果是鐵飯碗政府官員不用考慮這點,如果是地產經紀,就要想清楚。大部分商業工作都與經濟和地產市場有很大關聯。

2)不能光看現在的利息,來衡量你的負擔能力。要以10年或20年的平均息口來看。

3)不要相信預測。財經演員,事後諸葛多的是,預測準確倒沒有。如果預測的人真能動測天機,他會告訴你嗎?所以甚麼看未來走勢來確定買不買樓來投資,絕對是騙你的。

4)房價是你收入的多少倍。如果超過8倍就要好好想清楚,10倍以上非常危險。因為樓價只要下跌10%就是你一年的收入。

5)不賣不代表沒有輸錢。這和套現風險有關,如果可以保證你永遠都不用套現,不會生病、不離婚等等,那就可以。不錯,如果你真的在1997年買樓,等到2012年確實是回到原位了。但若是你買了新界西的樓,現在樓價還比高峰期低18%。我們未來不要像日本,房價23年來跌了七八成。

6)你的錢除了買房子,有沒有別的用途?人民幣存款只是其中一個用途,但不是最好的用途,更好的用途是投放在自己教育上,例如留學,和你孩子的教育。

7)你的錢可以用來支持你做別的東西嗎?如創業、換一份更理想的工作時作周轉等等。或者你想過到外地工作,增廣見聞嗎?

8)朋友要結婚,一定要買房子,但是不想負擔太重,所以要搬到新界上水。她男朋友上班要花很多時間,見面的時間少了。時間也是人生裏很重要的資產。值得為了擁有房子而犧牲相處的時間嗎?

9)如果你買不起你孩子學校附近的房子,而要搬到很遠,犧牲了孩子學習或玩耍的快樂,值得嗎?

10)縱然樓價不跌,甚至上升,問問自己,一間500平方呎(實用面積350平方呎)的所謂豪宅,值得你們兩夫婦以一生的青春去換嗎?我看到要付房貸的朋友不去旅行,周年慶祝也沒有,省吃儉用,為的就是一個只是勉強放得下單人床的小房間。值嗎?坦白說,如果香港繼續這樣,移民是很好的選擇。為甚麼不去新加坡?

歷史上泡沫一定爆破

筆者談論房地產,並不是因為我有魔鏡知道未來房地產走勢。只是我住過不同的地方,美國、英國、歐洲、香港,毫無例外,全都有結局非常悲慘的房地產泡沫爆破。我太年輕,沒有經歷過日本的房地產泡沫。但現在我在香港所聽到的言論,和我當年在這些國家聽過的、在1997年香港聽到的,驚訝地雷同。我非常希望各位有樓房的投資者能繼續賺錢,預期的泡沫爆破不要來臨。但是歷史和經濟周期的循環到目前為止沒有例外。我真心希望多年後證實我徹底看錯,給人痛罵是書呆子一名,而香港成了往後經濟史上的特例。

在下沒有如網上評論我文章的財經高手般博學,思考更不如眾網民清晰慎密。筆者大學畢業多年後依然一貧如洗,要吃軟飯過活,因為錢都花了在讀書上。筆者並不是說買樓不賺錢,我只是想當書奴,而不是房奴而已。書呆子教授沒有資格評論如何發大財,只是希望各位讀者有空想想,在所有人都認為買樓是必要的時候,有沒有別的可能性,別的想法。

撰文:王澤基、潘凱媛
資料整理︰潘凱媛

王澤基:香港中文大學應用金融學教授、牛津大學經濟學博士、碩士課程主任前巴克萊銀行常務董事,逾十年投資銀行工作經驗。