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標題: 加拿大買樓的故事 - 你喺溫哥華有物業嗎? [打印本頁]

作者: 大C姐 時間: 2010-7-11 15:01 標題: 加拿大買樓的故事 - 你喺溫哥華有物業嗎?

本帖最後由大C姐於 2010-7-11 15:04 編輯

年頭開左個<香港人買樓的故事 >大家都議論紛紛。當初都係因為好多香港80後慨嘆置業困難﹐所以先有感而發。

但係其實住喺Vancouver嘅80後都係同緊屋企人住﹐或者(同人夾份)租地方住。再做少少少research﹐原來情況可能遠比想象中差......

(Quote from 大紀元)

"據國際公眾政策公司Demographia 1月25日的國際房屋承付力調查顯示，加國整體的住房承受能力指數（即房價收入比）比去年上升0.2，目前為3.7。西部大城市溫哥華名列世界住房承受力最差的房市。

Demographia住房承受能力級別分類

評級	中位數倍數（房價收入比）
極難負擔	5.1及以上
嚴重難以負擔	4.1-5.0
輕度難以負擔	3.1-4.0
可以負擔	3.0或以下

按照調查報告的解釋，一個地區的住房承受能力可以通過房價收入比（Median Multiple）測量出來，即由當地的住宅價格中位數與當地家庭的稅前年總收入的中位數相比較而得，比例越高承受力越弱。西部大城市溫哥華的住房承受指數為9.3，不僅是加國住房承受力最差的城市，還名列世界住房承受力問題最嚴重的房市。"

大都市房市房價收入比

城市	2009	2008	變化
Calgary	4.6	4.8	-0.2
Edmonton	4.1	4.2	-0.1
Hamilton	4.2	4	0.2
Kelowna	5.9	6.8	-0.9
Montreal	4.9	4.6	0.3
Ottawa-Gatineau	3.8	3.4	0.4
Quebec	3.6	3.4	0.2
Regina	3.5	3.5	-
SaintJohn,N.B.	2.8	2.7	0.1
Saskatoon	4.4	4.6	-0.2
St.John's	3.1	2.8	0.3
Toronto	5.2	4.8	0.4
Vancouver	9.3	8.4	0.9
Victoria	7.9	7.4	0.5
Windsor	2.2	2.3	-0.1
Winnipeg	3.3	3	0.3
全國中位倍數	3.7	3.5	0.2

早於06年﹐明報已經有類似報導.....

"溫哥華目前的房價之高，市民平均需要每個月工作331個小時才有能力供屋，辛苦程度冠絕全國。如果以加國平均年薪36574.2元來計算，用薪資的30%來付按揭，溫哥華市民每月要工作331個小時才有可能買屋。平均每日要工作11小時，一個月做足30天，完全沒有休息機會。加拿大人的平均年薪為36,574.2元，卑詩平均年薪則為36,633.48元、安省38,736.08元、魁省34,146.32元、阿省39,380.64元。此外，一般人每日工作8小時，每周5天便是40小時，平均每月工作173.3小時，因此，溫哥華的市民平均要比一般人工作多1.9倍才有能力供樓。但如果租屋而不買屋，溫哥華的房屋租金則是全國第2，僅落後多倫多少許。不過就算辛苦工作數百小時，市民也不一定能輕鬆買屋。北美已經出現一種趨勢，一些首次買屋的中產階級若無法一次拿出10%首期，可能連中等價位房屋的按揭審核都無法通過。事實上，全加拿大去年有約50%的房屋交易，首期是在10%以下。整體來說，卑詩省已經出現磁石現象，不僅吸引國外移民，國內的人也不斷移居本省。由於目前按揭利率仍相當低，他預測明年溫哥華房價仍會呈現穩定上揚趨勢。"

返轉頭再引述一個親身經歷﹐聽首歌先﹐

[youtube]<object width="500" height="405"><param name="movie" value="http://www.youtube.com/v/gYXC-cR-Kno&hl=en_US&fs=1?color1=0x402061&color2=0x9461ca&border=1"></param><param name="allowFullScreen" value="true"></param><param name="allowscriptaccess" value="always"></param><embed src="http://www.youtube.com/v/gYXC-cR-Kno&hl=en_US&fs=1?color1=0x402061&color2=0x9461ca&border=1" type="application/x-shockwave-flash" allowscriptaccess="always" allowfullscreen="true" width="500" height="405"></embed></object>[/youtube]

- 待續

作者: Catpiano 時間: 2010-7-11 15:20

What do u mean " 有﹐上車都好辛苦" ar C fu???

作者: 大C姐 時間: 2010-7-11 15:37

What do u mean " 有﹐上車都好辛苦" ar C fu???
Catpiano 發表於 2010-7-11 15:20

有物業﹐但係都要供得好辛苦(可能要問家人借﹐首期少過兩成等等)﹐同香港差唔多。

作者: samsung 時間: 2010-7-12 16:57

What do u mean " 有﹐上車都好辛苦" ar C fu???
Catpiano 發表於 2010-7-11 15:20

typo CP, ar C Gu

作者: fibbi 時間: 2010-7-12 17:01

兩個人一齊供會好啲。

作者: 布小熊 時間: 2010-7-12 17:06

有物業﹐但係都要供得好辛苦(可能要問家人借﹐首期少過兩成等等)﹐同香港差唔多。 ...
大C姐發表於 2010-7-11 03:37 PM

then I don't know how to answer...
有物業 but I don't think it's that 辛苦.
but the first place that I owned, I did pay less than 20% down payment wor.
btw, I never really compare home ownership with HK and here.
I think if I really PUSH it to get a single dwelling house, then I would be very 辛苦. Not so with apartment. So... I am sure to own a house in HK can be hard.

作者: 大C姐 時間: 2010-7-12 22:16

唔好意思﹐轉個頭大C姐去出去wet所以無upload返個轉述﹕

"馮小姐移民溫哥華9年，她時不時都在後悔，剛抵達時新西敏一間兩房柏文才13萬元，當時因為只作兼職工作，也不知道未來前景如何，當然就和多數中國來的技術移民一樣，且走且看，沒想到，等多幾年，等她工作穩定又儲了一些錢，大溫樓價即開始飛漲，那時已經是2006年。

　　馮小姐說，當時還一度以為大溫樓價跟股票一樣，漲多必跌，不僅不跌，反而更漲，和大多數打工族一樣，馮小姐感嘆，每年人工漲幅，永遠趕不上樓價上漲。就這麼拖著拖著，新西敏市當時一間13萬元的舊柏文，現在都要過30萬了。

　　陳小姐則是很幸運的在剛移民即買下一個兩房柏文單位，本來以為多賺幾年錢，到時可以小屋換大屋，前2年也曾認真的看過大一點的鎮屋，但總是在最後關頭認為，不妨等等樓價稍微下跌，再出手也來得及。

　　陳小姐說，現在樓價高，她已打消小屋換大屋的想法，而是花錢將原來的柏文，換新木地板，換新裝潢，讓自己住得舒服一些，暫時不去想換大屋。

　　還有一對去年5月已抵達，返回北京工作的中國移民伕婦，去年抵達時已被當時的樓價嚇到，雖然又回去多賺了1年錢，現在聽到加元幾乎漲至與美元平價，又聽到大溫獨立屋平均價突破百萬元，他們已改變買樓的想法，只想先找間月租600元的柏文居住，但又聽朋友說600元的柏文單位，在大溫也已難找，這下該對夫婦正猶豫，是來還是不來。 " (Quote 自中國新聞網2010年04月)

作者: 大C姐 時間: 2010-7-12 22:25

then I don't know how to answer...
有物業 but I don't think it's that 辛苦.
but the first place t ...
布小熊發表於 2010-7-12 17:06

我同你諗法一樣﹐因為我覺得你唔買﹐租都一樣貴。

所以其實我寫漏左一個option﹐好多人我覺得係無諗過搬出嚟住。一來有一部份老豆老母長期唔喺呢邊﹐二來好多人仲係同屋企人住緊一間大屋﹐感覺都好有私人空間所以無需要搬﹐係咪呢?

作者: Arlui 時間: 2010-7-13 16:21

Yeah I think having 2 people afford a mortgage is not that bad la...
I own a townhome right now...after 2 kids we will most likely move to an actual house la...
I think once you own a place it will be easier to switch...

作者: 快樂牛郎 時間: 2010-7-13 16:38

我同你諗法一樣﹐因為我覺得你唔買﹐租都一樣貴。

not really
Vancouver's rent to price ratio is the lowest in Canada

作者: 布小熊 時間: 2010-7-13 16:42

not really
Vancouver's rent to price ratio is the lowest in Canada
快樂牛郎發表於 2010-7-13 04:38 PM

for me, it's personal reason. I have pets and it SO HARD to rent any new/decent place with my pets. (cats only!)
So I got frustrated and bought my own place.

作者: 大C姐 時間: 2010-7-13 22:30

回復 10# 快樂牛郎

平極有限啦。假設你你投資者﹐你買樓收租。你用$40萬買個condo租出去﹐你最少最少都要charge$1400-$1500(視乎地稅/management fee)一個月去cover你基本資出。因為你做term deposit都有3%利息一年掛? 首先業主要俾管理費+地稅﹐點都有$300-400一個月。莫講話其他裝修同埋若果無人租/between contract租唔出嘅風險都未計入去。

所以你計返轉頭﹐有數得計﹐根本樓價高係無可能租平。

-- 計數精甩邊嘅C小姐

作者: 大C姐 時間: 2010-7-13 22:33

本帖最後由大C姐於 2010-7-13 22:39 編輯

for me, it's personal reason. I have pets and it SO HARD to rent any new/decent place with my pets. ...
布小熊發表於 2010-7-13 16:42

要租一D多人租嘅地方囉﹐例如downtown/edmonds/joyce等等﹐因為呢D地方多出租apartment通常pet friendly。

我之前link首歌好似唔得﹐再試過... (見唔到有youtube話我知)

[youtube]<object width="500" height="405"><param name="movie" value="http://www.youtube.com/v/gYXC-cR-Kno&hl=en_US&fs=1?color1=0x402061&color2=0x9461ca&border=1"></param><param name="allowFullScreen" value="true"></param><param name="allowscriptaccess" value="always"></param><embed src="http://www.youtube.com/v/gYXC-cR-Kno&hl=en_US&fs=1?color1=0x402061&color2=0x9461ca&border=1" type="application/x-shockwave-flash" allowscriptaccess="always" allowfullscreen="true" width="500" height="405"></embed></object>[/youtube]

作者: 快樂牛郎 時間: 2010-7-13 22:42

$1400 for a condo is not expensive, if it is around 800-1200 sq ft and includes amenities.

作者: mcjohnjohn 時間: 2010-7-13 22:47

回復 13# 大C姐
用 Firefox 見唔到有youtube, 你應該embed 得唔好.

作者: 大C姐 時間: 2010-7-13 22:49

$1400 for a condo is not expensive, if it is around 800-1200 sq ft and includes amenities.
快樂牛郎發表於 2010-7-13 22:42

今時今日﹐$40萬vancouver買唔買到一個兩房單位都成問題。

Coquitlam lougheed 680尺一房單位都賣緊$37萬啦。

$1400係底線(break-even)﹐若然你想賺錢唔會租咁平囉....

作者: 快樂牛郎 時間: 2010-7-13 22:55

$1400係底線(break-even)﹐若然你想賺錢唔會租咁平囉....

問題係你貴過1400有冇人肯租
as far as I know many rents are less than 3% return

作者: 大C姐 時間: 2010-7-13 23:12

回復大C姐
用 Firefox 見唔到有youtube, 你應該embed 得唔好.
mcjohnjohn 發表於 2010-7-13 22:47

係呀﹐我用firefox﹐失敗添﹐有人識post就幫我post啦。

http://www.youtube.com/watch?v=gYXC-cR-Kno

作者: 大C姐 時間: 2010-7-13 23:18

問題係你貴過1400有冇人肯租
as far as I know many rents are less than 3% return
快樂牛郎發表於 2010-7-13 22:55

有人租﹐其實$1400-1800對一pair人嚟講都係$700-900一個月﹐真係唔係好貴。我諗一般收入都可以afford得起。

所以你唔覺得vancouver好多情侶係"被逼"同居咩?

都有好多人渣住2-30年樓﹐供斷左緊係可以租平D啦﹐因為買入個價都唔係市價﹐每年淨係俾地稅。但係我個例子係以買新樓計﹐因為going forward呢D物業會主導租價。

作者: fibbi 時間: 2010-7-13 23:59

This one?

[youtube]gYXC-cR-Kno[/youtube]

作者: Catpiano 時間: 2010-7-14 07:25

本帖最後由 Catpiano 於 2010-7-14 07:32 編輯

not really
Vancouver's rent to price ratio is the lowest in Canada
快樂牛郎發表於 2010-7-13 16:38

Happy cow, you are very correct this time ....

It is pretty much common sense as well, I am surprised Mr. big C sister hasn't done research this time .... lol

This post:

Happy cow : 1, Big C sister : 0

The fact is .. even someone wants to charge $1500 or $2000 for rent .. but no one is going to rent it, he has to lower the price to $1200 or so ..

Yes, $1,200 may not be able to break even, (not talking about how much value for the condo/house will increase) however, it is still better then nothing!  How many condo/house in Van, is empty??

On the other hand, for example, Calgary, which is the second most expensive housing market in Canada, but still lower price then great Vancouver, (not talking about richmond or Coq) but rental cost in Calgary is so much higher then Vancouver ..

Simple, demand and supply.

作者: 大C姐 時間: 2010-7-14 08:00

Happy cow, you are very correct this time ....

It is pretty much common sense as well, I a ...
Catpiano 發表於 2010-7-14 07:25

因為有舊貨呀嘛。

Calgary都係幾年前開始風光﹐所以好多人有舊樓咪可以平租囉。但係如果樓價越來越高﹐舊樓數目相對減少﹐你就唔會有咁平。因為租金點都會拉近﹐舊樓只要比新樓平少少可能已經大把人爭﹐所以長遠都會拉高租金。

呢個世界退以求其次。前幾年樓價高d人搬遠左﹐而家連suburbs嘅價都高左啦。

作者: 大C姐 時間: 2010-7-14 08:01

This one?
fibbi 發表於 2010-7-13 23:59

好叻女呀﹐唔該晒....

二汶把聲好好聽﹐我好欣賞at 17。

作者: sheep 時間: 2010-7-14 08:36

回復 22# 大C姐

有冇啲精辟啲嘅見解呢
呢啲咁顯淺嘅
我唔識經濟供求都一早知喇

作者: Catpiano 時間: 2010-7-14 08:53

因為有舊貨呀嘛。

Calgary都係幾年前開始風光﹐所以好多人有舊樓咪可以平租囉。
大C姐發表於 2010-7-14 08:00

C hing .. the other way around ar .. very rare to have 舊貨 here .. and not 平租 ar .. but expensive rent ar ..

Aiya .. how come this big C sister .. is so different to the big C sister before ga ..

As Sheep said, way too 顯淺 .. and most the points are ... wrong.. with fault statement..

作者: BiscottiGelato 時間: 2010-7-14 09:18

Big C Sister, I think they are trying to say that the rental yield in Vancouver sucks. Aka. people are making very little money, if at all, renting out their property, especially if the property is on leverage.

I don't know if people are making or losing money over renting out places they have mortgaged, but the Vancouver market surely sucks in terms of rental yield. What more? If the general mind-set of Vancovuerite is to mortgage a place and rent it out, then no wonder why the rent here sucks. This also sounds like a highly leveraged real estate bubble still waiting to burst.

http://www.globalpropertyguide.c ... anada/Rental-Yields

Back to the topic. I think it's difficult to 上車 right now. It's unaffordable and not an attractive investment, regardless if it's 自住 or not. It's basically buying at peak. Don't know if it'll drop like a tank any time soon, but I definately ain't worried about another big leg running up in RE prices in Vancouver. As it is right now, it's probably better to rent than buy for now, if one doesn't have "parent's place" to crash.

作者: habitrailspace 時間: 2010-7-14 09:19

"幾年前開始風光﹐"
講多3次la~

作者: Arlui 時間: 2010-7-14 09:21

I think the mindset of Vancouverites who buy to rent isn't looking so much to have high rental yields, but it is more to hold the property for its increase in property value. I have an aunt who holds 3-4 properties at a time, gets enough rental to cover mortgage/fees/etc, hold it for 4-5 years, and sell it at a much higher price...

作者: abcvancouver 時間: 2010-7-14 09:22

i think 6 years ago, the 80's can still afford to buy a house soon after grad, but in these 6 years, the price of Vancouver housing has increased alot alot, like double. It is almost impossible for the fresh grad to buy an apartment. If you already has owned a home 6 years ago, you can still easily upgrade to a bigger place.

作者: sheep 時間: 2010-7-14 09:22

回復 27# habitrailspace

幾幾幾幾年前開始風光
你話佢佢佢甩牙

作者: habitrailspace 時間: 2010-7-14 09:24

回復 30# sheep

作者: 大C姐 時間: 2010-7-14 09:50

回復 26# BiscottiGelato

Thank you for your clarifications.

I also think some of us are discussing different points here.

I think the rental market WILL get more expensive because of the higher prices in the housing market. It is still "relatively" cheap to rent in Vancouver, but that will change very quickly in several years, due to several reasons:

1) interest rate will go up
2) property prices may continue to escalate, less people can afford to buy
3) property taxes will be higher when prices are higher (eventhough there is a lag), which will also transfer to tenants eventually

Back to the original argument, many places aren't that cheap to rent at all. Look at Joyce, it's not exactly a "prestigious" location, but a single bedroom condo can easily be rented for $1200? 1300? I think it's difficult to find anything below $1000 these days, if the "median" of annual income of Vancouver is only $32,000 a year (assuming the statistic is reliable), rent will consume 40-50% of your income.

Not to mention, many prime locations are flooded with international students (with rich parents from Korea, middle east, russia, etc). Needless to say, neighbourhoods around UBC and SFU are expensive. Even in downtown, a lot of those rental units are targeted to "kids" and they can charge pretty much anything they want.

-- Miss English-Speaking C

作者: fibbi 時間: 2010-7-14 09:56

講到租，買apartment嚟租唔係咁易。啲monthly fee又貴，仲未計成日整呢樣整嗰樣。break even都偷笑。仲要求神拜佛租着個好嘅租客唔係trouble maker，仲最好唔好成日走。我parents俾過＄10萬special assessment去整乜整物，可想而之點break even。

不過話說回頭，都有成功嘅例子。最近有朋友喺coal harbour嗰頭買咗個apartment，唔係新樓，唔記得咗幾多年嘅，40萬之內，租成＄1700，咁都幾ok。

作者: 大C姐 時間: 2010-7-14 09:58

I think the mindset of Vancouverites who buy to rent isn't looking so much to have high rental yield ...
Arlui 發表於 2010-7-14 09:21

....AND for money laundering (another topic for another time).

As some others mentioned supply and demand, eventually when people cannot afford to buy, they will just give up and spend their money on rents instead. A lot of people i know who are renting in downtown, false creek, they spend a lot of money on rents because they simply can't afford the downpayment. These mindsets will eventually create an upward pressure on rental rates.

All in all, rental market reflects housing prices in the long run... that's just a fact.

作者: fibbi 時間: 2010-7-14 10:06

But rent in downtown isn't cheap. I know it's $1700 to rent a 2-bedroom apartment in the Pacific Blvd (close to Granville bridge) area.
The 2 bedroom apartment in the false creek area around $1500. I won't call that low either...

作者: Davidcopperfeel 時間: 2010-7-14 10:45

有物業 to rent is always better than 自己住.
i have 2 apartments but they're still in mortgage so the rent covers the mortgage for me.

作者: starbug 時間: 2010-7-14 11:18

講到租，買apartment嚟租唔係咁易。啲monthly fee又貴，仲未計成日整呢樣整嗰樣。break even都偷笑。仲要求 ...
fibbi 發表於 2010-7-14 09:56

係呀, 真係制唔過架. 三思呀...

作者: Catpiano 時間: 2010-7-14 11:24

But rent in downtown isn't cheap. I know it's $1700 to rent a 2-bedroom apartment in the Pacific Blv ...
fibbi 發表於 2010-7-14 10:06

But how much are they? $700K $800K ? $1500-1700 is like 0.2-0.25%

Say Calgary, $400K uptown appartment, can rent for that amount ... so 0.4-0.5% ..

Or Edmonton, $300K downtown appartment, can rent for $800 or so ..

作者: fibbi 時間: 2010-7-14 11:25

回復 38# Catpiano

A few years ago they are in the 400K range la..

Say the new "studio" type of 1 bedroom apartment in downtown, 300K-ish, still able to rent $1200 at least wor...

作者: 快樂牛郎 時間: 2010-7-14 12:16

I think the rental market WILL get more expensive because of the higher prices in the housing market. It is still "relatively" cheap to rent in Vancouver, but that will change very quickly in several years, due to several reasons:

1) interest rate will go up
2) property prices may continue to escalate, less people can afford to buy
3) property taxes will be higher when prices are higher (eventhough there is a lag), which will also transfer to tenants eventually

Without

1) Population growth
2) job increases

how do you jack up the rent without running the risk of losing tenants?
there's still plenty of supply out there
I don't think anybody is having a hard time to find a place to rent, if he/she doesn't have a strict requirement on the location

the points you listed just show that it will be even less attractive to be a landlord
but it doesn't imply that rentals will go up

作者: 快樂牛郎 時間: 2010-7-14 12:19

回復 Catpiano

A few years ago they are in the 400K range la..

Say the new "studio" type of ...
fibbi 發表於 2010/7/14 11:25

I paid $1000 for a condo at a crappy location with almost no amenities. The unit itself is only worth about $210K on the market. and even so the landlord was losing money every month to cover all expenses.

$1200 for the unit you described is CHEAP. however, people in vancouver have no earning power, so it's expensive to them.

作者: Arlui 時間: 2010-7-14 12:26

you can't increase the rent too much anyways, every year there is a certain amount you can increase to (like a couple of %?)
just don't be so close with your tenants, it will be easier to raise rents

作者: BiscottiGelato 時間: 2010-7-14 12:31

回復 32# 大C姐

I think we have been talking about rental yield here, not rental prices.

Of course if the overal housing prices goes up, rental prices will be forced to go up too. However if housing price increase is going up a lot faster than rental affordability, it will only means that the rental yield will be pushed down even lower.

Aka, if a house is $600k and the rent is $2000, that's 4% annualized yield. Say housing goes up as you said, to $700k say next year. The rent have to go up of course, but it wont' be by as much as a percentage as the housing cost, because there's simply less enthusiasm in the rental market as compared to the housing market. Say the rent is increased to $2200, which to the renter who barely had a raise last year, a huge increase. The home owner doesn't get all the pricing flexibility here either, the renter will threaten leave and rent at Abbortsford if he has to, simply because he just doesn't have that much money. $2200 on $700k, that's an annualized yield of 3.77%. So the rent went up, and the yield went down.

The argument that when housing cost (home prices/taxes/interest, etc) going up, it'd force home buyers to rent, hence pushing up rental rate, is not a sure thing, and in most historical precedence false. It'd usually take a larger increase in housing prices, so much so to significantly force would-be buyers to rent. The rental price hike as a percentage will generally be less than the increase of housing prices in such cases, hence actually reducing rental yield, instead of increasing it. Affordability is simply too much a barrier to put much upward pressure on rental prices, as it's the locals that work for 32k a year that rents, which is rather inelastic compared to the seemingly infinite wealth that foriegn investors and immigrants have in buying up houses.

It's very simple to see. As the Vancouver housing prices heats up, rental yield goes down. This is the effect of foreign demand bidding up prices and the local, whose earning power stays constant, turns to renting cheaper and cheaper places based on affordability.

作者: Catpiano 時間: 2010-7-14 12:42

Sigh .. Suen ba la..

big c sister .. is NOT a real person ar ma .. ( according to him ) it is just a "SPIRIT " ..

作者: MSN04 時間: 2010-7-14 13:23

Hmm... also,
the rental seems to have dropped within these 2 months.
Just go to craiglist and you will see.

作者: samsung 時間: 2010-7-14 13:24

Sigh .. Suen ba la..

big c sister .. is NOT a real person ar ma .. ( according to him ) it is j ...
Catpiano 發表於 2010-7-14 12:42

huh? ghost??

作者: billleevanchi 時間: 2010-7-14 15:35

買樓收租最重要係個租客幫你供呢個投資﹐二三十年後退休賣左佢﹐又有筆退休金。自己就有好多朋友都係買層舊樓﹐自住又自己裝修﹐希望賺10萬8萬﹐雖然早兩年有0的損手﹐但今年頭又黎過﹐而家又勁裝修緊﹐若果自己識裝修﹐呢個方法都唔錯。不過好多股pe都係十幾倍﹐dividend有4厘幾﹐買股收息真係easy好多。有friend在richmond有層現值$330k既condo 每月收緊$1200租金﹐佢又俾經紀租同管理﹐總之扣完expense 同 tax 後﹐實收八千幾到﹐咁計法PE成三十幾倍﹐真係好貴呀﹐買股都唔會買0的咁高PE嫁啦。

作者: Davidcopperfeel 時間: 2010-7-14 15:47

買樓收租最重要係個租客幫你供呢個投資﹐二三十年後退休賣左佢﹐又有筆退休金。自己就有好多朋友都係買層舊 ...
billleevanchi 發表於 2010-7-14 15:35

Agree thats what i do now 租兩層樓 out and they 幫我供

作者: 快樂牛郎 時間: 2010-7-14 16:24

買樓收租最重要係個租客幫你供呢個投資﹐二三十年後退休賣左佢

this is assuming prices will be higher after adjusted for inflation and you will live long enough to retire

作者: billleevanchi 時間: 2010-7-14 17:27

本帖最後由 billleevanchi 於 2010-7-14 17:32 編輯

this is assuming prices will be higher after adjusted for inflation and you will live long enough ...
快樂牛郎發表於 2010-7-14 16:24

Price would always be higher given there is continous domestic growth in the long run. Even if you don't live long enough, your spouse / kids would also be benefited.

The important point is that you would never find another kind of investment that somone else is helphing you to build. The death benefit of life insurance most of time would also be contributed by other policy holders, but the insured would never be able to enjoy the benefit.

作者: MSN04 時間: 2010-7-14 17:29

Also, provided that the rent is enough to cover everything monthly (utilities, mortgage, management, property tax, maintenence...)

Losing money monthly and become a 負資產 would be very devastating...

作者: fibbi 時間: 2010-7-14 17:31

I do believe rent helps mortgage but what about utility monthly fee property tax etc...I don't believe it is able to cover all or maybe just barely cover all.

作者: Catpiano 時間: 2010-7-14 17:37

I do believe rent helps mortgage but what about utility monthly fee property tax etc...I don't belie ...
fibbi 發表於 2010-7-14 17:31

And biggest concern is unexpected maintain/fixing cost ..

作者: fibbi 時間: 2010-7-14 17:41

回復 53# Catpiano

very true.

作者: 大C姐 時間: 2010-7-14 17:51

Agree thats what i do now 租兩層樓 out and they 幫我供
Davidcopperfeel 發表於 2010-7-14 15:47

我同你同"正常"投資者都會咁諗啦。好似MSN04講﹐你估樓市升緊架?

當然如好多人所講﹐好多蛋散搏樓價升﹐所以租金cover唔到mortgage+management fee都無所謂。但係如果你買樓收租個intend係個租金唔夠break-even的話﹐即係你每個月要俾多幾舊水cash落去invest﹐到最後要升幾多先歸本? 呢個同買大細無咩分別。

所以正常個rental yield係應該break-even(at least你買個陣個intention會想break-even﹐當然之後發生咩事無人predict到)﹐otherwise你係借錢炒樓係投機唔係投資。

作者: sheep 時間: 2010-7-14 17:55

回復 55# 大C姐

收完料你又兜
開過啲你識架 post 啦拜託

作者: 大C姐 時間: 2010-7-14 17:57

買樓收租最重要係個租客幫你供呢個投資﹐二三十年後退休賣左佢﹐又有筆退休金。自己就有好多朋友都係買層舊 ...
billleevanchi 發表於 2010-7-14 15:35

你講果D手上有幾棟樓就更加要小心﹐若然你朋友收租唔夠break-even﹐你邊得嚟咁多cash? 好多人98年賴大嘢都係10個㷛7個蓋 - 唔夠冚。

作者: 大C姐 時間: 2010-7-14 18:01

this is assuming prices will be higher after adjusted for inflation and you will live long enough ...
快樂牛郎發表於 2010-7-14 16:24

你講得呢句好悲觀啦﹐咁你唔好買基金唔好買保險﹐今天有酒今朝醉洗晒D錢算啦。

...oh wait﹐你80歲死唔去點算?

作者: 大C姐 時間: 2010-7-14 18:06

回復大C姐

收完料你又兜
開過啲你識架 post 啦拜託
sheep 發表於 2010-7-14 17:55

我唔夠膽講我係expert﹐咩都識。但係我敢講我有呢方面基本知識﹐至少我有租過樓有出租過樓﹐有買過屋有賣過屋(hk & vancouver)﹐你唔同意都好都唔可以抹殺我有嘅經驗。

作者: sheep 時間: 2010-7-14 18:09

我唔覺你係有經驗同人分享囉

作者: 大C姐 時間: 2010-7-14 18:15

我唔覺你係有經驗同人分享囉
sheep 發表於 2010-7-14 18:09

以一個溫哥華無物業嘅人嚟講﹐你對呢個題目都幾多發表。若然唔介意的話﹐你又分享你個人經驗啦。你狀甚自信一定大把貨﹐我一定會記得抄notes。

作者: Davidcopperfeel 時間: 2010-7-14 18:20

我同你同"正常"投資者都會咁諗啦。好似MSN04講﹐你估樓市升緊架?

當然如好多人所講﹐好多蛋散搏樓 ...
大C姐發表於 2010-7-14 17:51

因為我擲左好多Down payment, 所以租金cover到個mortgage有dak.
同mai我係唔包 Management fee 租客自付.

作者: Davidcopperfeel 時間: 2010-7-14 18:21

By the way 大C姐 are you 35+ or 40+?
Why you so curious about the 80s/90s?

作者: sheep 時間: 2010-7-14 18:22

我對呢啲自認門外看
笠嗲都冇
不過有好多係值得參考
但唔係你啲囉

作者: 大C姐 時間: 2010-7-14 18:27

By the way 大C姐 are you 35+ or 40+?
Why you so curious about the 80s/90s?
Davidcopperfeel 發表於 2010-7-14 18:21

我係80後。

我無特別對80/90後有興趣呢個題都係因為近排同一D西人朋友傾計講開有感而發。

作者: 大C姐 時間: 2010-7-14 18:30

我對呢啲自認門外看
笠嗲都冇
不過有好多係值得參考
但唔係你啲囉
sheep 發表於 2010-7-14 18:22

哦..... 原來係門外看。

有一句打牌成日聽到﹐up到口脣邊但係又唔記得﹐睇吓你識唔識?

旁觀者不得__ __ __ __。

作者: sheep 時間: 2010-7-14 18:33

我係80後。

我無特別對80/90後有興趣呢個題都係因為近排同一D西人朋友傾計講開有感而發。 ...
大C姐發表於 2010-7-14 18:27

你係八十後重響香港買過樓
呢個謊話都難以至信

作者: 大C姐 時間: 2010-7-14 18:36

你係八十後重響香港買過樓
呢個謊話都難以至信
sheep 發表於 2010-7-14 18:33

你做唔到唔代表人哋唔得。或者你真係要虛心D向其他人學習啦。

-- 大C姐肺苦之言

作者: Catpiano 時間: 2010-7-14 19:02

Yee, so "this" big c sister is 80 after wor .. unlike the other big c sister ..

I wonder how many of them ...

作者: mcjohnjohn 時間: 2010-7-14 19:08

你係八十後重響香港買過樓
呢個謊話都難以至信
sheep 發表於 2010-7-15 10:33

八十後買到樓有幾奇?...

作者: mcjohnjohn 時間: 2010-7-14 19:09

Yee, so "this" big c sister is 80 after wor .. unlike the other big c sister ..

I wonder how many ...
Catpiano 發表於 2010-7-15 11:02

大C 姐一直都自稱80後, 但佢既人生經歷, 就比好多20後既人更豐富.
好明顯, 大C姐係近代奇女子~

作者: 大C姐 時間: 2010-7-14 19:20

Yee, so "this" big c sister is 80 after wor .. unlike the other big c sister ..

I wonder how many ...
Catpiano 發表於 2010-7-14 19:02

業主C係我係我﹐橫睇惦睇都係我... 無錯無錯﹐大波C係我係我。

作者: Davidcopperfeel 時間: 2010-7-14 19:26

本帖最後由 Davidcopperfeel 於 2010-7-14 19:35 編輯

你係八十後重響香港買過樓
呢個謊話都難以至信
sheep 發表於 2010-7-14 18:33

I was thinking buying one of my apartments in hongkong too and i'm 80s (barely)

作者: 大C姐 時間: 2010-7-14 19:41

I was thinking buying one of my apartments in hongkong too and i'm 80s (barely)
Davidcopperfeel 發表於 2010-7-14 19:26

你口供唔好同我咁吻合呀﹐又會有人話你係我分身架啦。

總之呢﹐吃不到的葡萄是酸的。井底蛙係望唔到外面有人住緊高樓大廈﹐大屋加花園。

作者: sheep 時間: 2010-7-14 20:17

I was thinking buying one of my apartments in hongkong too and i'm 80s (barely)
Davidcopperfeel 發表於 2010-7-14 19:26

係哩
我都諗緊同四叔買咗嗰個撻訂天匯單位
重要一炮過上咩會呀

作者: playingtoy 時間: 2010-7-14 20:18

i'm 80s (barely)
Davidcopperfeel 發表於 2010-7-14 19:26

you said: 1941-06-10

作者: samsung 時間: 2010-7-14 20:19

本帖最後由 samsung 於 2010-7-14 20:20 編輯

八十後買到樓有幾奇?...
mcjohnjohn 發表於 2010-7-14 19:08

I think the weird part is, he or she has been here for years and back years he or she has the $$$ to buy a home (when he or she was only 20+), so ppl were probably challenge at this point... of course MJJ you are 80's and can afford, we all know it

of course if he or she is older (closed to 40 or 40+), ppl will be easier to accept this, as my mum told me that there were years in the past that hk house price was really cheap

作者: playingtoy 時間: 2010-7-14 20:24

I think the weird part is, he or she has been here for years and back years he or she has the $$$ to buy a home (when he or she was only 20+), so ppl were probably challenge at this point... of course MJJ you are 80's and can afford, we all know it. of course if he or she is older (closed to 40 or 40+), ppl will be easier to accept this, as there were years in the past that house price was really cheap.
samsung 發表於 2010-7-14 20:19

x 4

作者: sheep 時間: 2010-7-14 20:24

八十後買到樓有幾奇?...
mcjohnjohn 發表於 2010-7-14 19:08

我冇講過我話奇
我係質疑有人吹水話自己係八十後
佢老豆有樓就有可能
睇過佢以前啲POST就知佢有冇抹咀

作者: samsung 時間: 2010-7-14 20:26

我冇講過我話奇
我係質疑有人吹水話自己係八十後
佢老豆有樓就有可能
睇過佢以前啲POST就知佢有冇抹 ...
sheep 發表於 2010-7-14 20:24

well... he or she admit that he or she is only a spirit (= ghost), not a human

作者: sheep 時間: 2010-7-14 20:35

回復 74# 大C姐

沙士期間淘大德福唔洗一百個俾幾皮野就做業主
當年八十後啱啱廿零歲如果唔係好似有啲人住公屋借政府錢讀書但係就拎咗啲錢去炒股嘅話
都唔係咁易上車

作者: 大C姐 時間: 2010-7-14 20:59

回復 81# sheep

欲加之罪何患無詞呀。真真假假我無需要拿出證據﹐有證有據都會俾人話切詞詨辯。反正一直都有茂李challenge大C姐﹐我亦無閒情去一一推翻。可知網上世界謊言何其多﹐惹人懷疑亦實屬正常。

不過奇怪係﹐有人可以信大C姐Vancouver有層$40萬嘅樓﹐但係又會覺得香港買到樓好誹以所思。唔通香港買層$2-300萬樓真係咁困難? 呢個人心思﹐大C姐確實猜唔透。

作者: 大C姐 時間: 2010-7-14 21:05

大C 姐一直都自稱80後, 但佢既人生經歷, 就比好多20後既人更豐富.
好明顯, 大C姐係近代奇女子~ ...
mcjohnjohn 發表於 2010-7-14 19:09

我真係唔覺自己人生經歷特別多﹐會唔會係你特別少炸。

識好多西仔西妹﹐中學畢業已經環遊世界﹐講到4種語言﹐去過幾個國家十幾個城市打工﹐20幾歲可能結過婚離過婚﹐甚至30歲前仔都生到兩個。

以上種種經驗大C姐都無﹐所以真係談唔上係咩奇女子。

-- 近代豪放女

作者: playingtoy 時間: 2010-7-14 21:07

money laundering = 洗黑錢呀

你又要罰企喇

作者: sheep 時間: 2010-7-14 21:08

回復 82# 大C姐

係吹水定係經驗之談
講兩句就一清二楚啦

作者: 大C姐 時間: 2010-7-14 21:08

回復 84# playingtoy

邊個要罰企?

作者: sheep 時間: 2010-7-14 21:09

好有 FEEL嗰個呀
一野就收佢皮喇

作者: playingtoy 時間: 2010-7-14 21:11

回復 playingtoy

邊個要罰企?
大C姐發表於 2010-7-14 21:08

post # 34

作者: sheep 時間: 2010-7-14 21:13

識好多西仔西妹﹐中學畢業已經環遊世界﹐講到4種語言﹐去過幾個國家十幾個城市打工﹐20幾歲可能結過婚離過婚﹐甚至30歲前仔都生到兩個
大C姐發表於 2010-7-14 21:05

係就係唔係就唔係
識就唔使可能
你兜啦

作者: 大C姐 時間: 2010-7-14 21:13

回復 29# abcvancouver

我記得當年回流潮開始﹐好多real estate幫人賣屋賺到笑不特止﹐自己又接貨。我識得一個馬來西牙女agent喺某豪宅區起朵﹐06年樓市起飛5年內賺夠錢退休。

作者: 大C姐 時間: 2010-7-14 21:15

回復 88# playingtoy

我知money laundering 係咩﹐但係唔明點解要罰企。

大C姐唔明....

作者: sheep 時間: 2010-7-14 21:18

回復 90# 大C姐

差唔多十版前嘅野你重要睇
想夾番以前講過啲野呀
你都好無記性喎

作者: 大C姐 時間: 2010-7-14 21:22

回復 92# sheep

唉................................... 你訓啦﹐小朋友。姐姐請你食cheesecake好無?

你好留意我囉﹐我覺得你暗戀我囉。我接受唔到囉。

作者: mcjohnjohn 時間: 2010-7-14 21:23

I think the weird part is, he or she has been here for years and back years he or she has the $$$ to buy a home (when he or she was only 20+), so ppl were probably challenge at this point... of course MJJ you are 80's and can afford, we all know it
samsung 發表於 2010-7-15 12:19

samsung兄, 你既資料有錯, 我係70後, 我細佬先係80後.
well, 我既印象中, 大C姐係一個女強人, 成日都穿洲過省咁去開會, 應該收入唔少, 如果加上家底好既話, 買得起幾層樓一d 都唔出奇.

作者: mcjohnjohn 時間: 2010-7-14 21:24

我冇講過我話奇
我係質疑有人吹水話自己係八十後
佢老豆有樓就有可能
睇過佢以前啲POST就知佢有冇抹 ...
sheep 發表於 2010-7-15 12:24

與其懷疑佢吹水, 我就選擇去信佢, 因為我諗唔到乜野原因佢會呃我law.

-- 一向易呃既MJJ

作者: sheep 時間: 2010-7-14 21:25

回復 93# 大C姐

我要食奶奶
小朋友要飲杯奶先瞓
好瞓啲

作者: playingtoy 時間: 2010-7-14 21:26

笑撚死我

作者: mcjohnjohn 時間: 2010-7-14 21:27

如果唔係好似有啲人住公屋借政府錢讀書但係就拎咗啲錢去炒股嘅話
sheep 發表於 2010-7-15 12:35

你係唔係影射我?

我唔係用d loan 去炒股, 我係買大藍籌架! 叫做o係股災之中發左一兩轉死人財咁law...

作者: 大C姐 時間: 2010-7-14 21:28

samsung兄, 你既資料有錯, 我係70後, 我細佬先係80後.
well, 我既印象中, 大C姐係一個女強人, 成日都穿洲 ...
mcjohnjohn 發表於 2010-7-14 21:23

我係一個有錢女﹐千金小姐。我可以老實講我真係唔洗俾家用﹐又唔洗養家﹐所以自己養得起自己有餘。更因為credit好﹐買樓唔洗一定三成首期﹐我亦無講過我係買豪宅﹐我一個人住可以住得好簡單﹐過住一個比上不足比下有餘嘅生活..... 其實普通到三毫子一擔不值一題﹐但係要唔信都無計。

作者: sheep 時間: 2010-7-14 21:28

與其懷疑佢吹水, 我就選擇去信佢, 因為我諗唔到乜野原因佢會呃我law.

-- 一向易呃既MJJ ...
mcjohnjohn 發表於 2010-7-14 21:24

佢唔係想呃你
佢係想呃自己
佢講野係會有人信

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