收入不穩定者應否賣樓?

老婆以月租$13800租人地方住,以租養租,下年月頭可能會有新家庭成員,地方可能會唔夠用。拜讀諗sir個blog數月,想問下諗sir 意見,點樣做先係最合理,又最有希望退休之時可達3層樓之目標。

 

老婆 36歲, 月入約30k(收入不穩定), 有美孚一單位收租, 月租$12K (2010年 2.83M購入 H+0.7  30%首期, 現價約 $4M, 月供約6K) 儲蓄約 0.4M

老公 42歲, 月入約30K(收入不穩定),有麗晶花園一單位收租,月租9K (2011年1.79M購入 H+0.9  10%首期, 現價約 $2.8M, 月供約9K) 沒有儲蓄

 

其實2個盤似乎都唔係優質盤,不過美孚因為供款少,萬一2公婆是但一個失業都可以收番自住,所以大方向都會保留不賣。

 

方案一

1) 用美孚單位向銀行套現80萬,連埋儲蓄,賣左老公個單位,然後老公就出去買一個四百萬單位,一家三口自住。

 

方案二

2) 用美孚單位向銀行套現萬,老公再賣埋個單位,然後用老公名買一層五百萬至六百萬樓自住

又或者諗sir 有咩高見?

ANSWER:

由於兩人收入不穩定,借貸力大打折扣,就先當兩人加起月入穩定在$60000,借貸力為$60000/10000*50%*2.59=7.77mil。現已用借貸力約為2.7mil+1.7mil=4.4mil,等於借貸力的57%。最大問題是儲蓄為0.4mil,所以讀者都知咩事,點都堅持先加按,有了多80萬現金,當然會好一點。

 

 

其實收入不穩定者,買左樓就唔好賣。因為現時市都唔差,你已經心感工作不穩,恐怕市差到時有金你都執唔到。即係樓價低時你都冇能力借多上會趁低入貨,所以奉勸不要賣樓。就當賣都係賣細碼一間,留一個可以借九成上會的quota。現時由於政府對第二層樓的買家收取雙倍印花稅,仲要好難做到九成自住上會。那好的方法是,夫婦每人一間樓然後買間大些少,每間借足九成。現在你兩間樓只有美孚單位可產出正現金流,老公麗晶只可打和,所以賣出老公樓是正確的。

 

 

進取型:

賣左麗晶咩都唔好做,持有現金等跌市用九成上會入自住樓,用盡槓桿。而家有樓收租,可以部份抵銷樓市升跌。續租樓住每月實支出都係幾千(將租金13800-美孚正現金流),一年支出都係幾萬,樓市升跌1%即補回當中租金支出。所以以租養租,都是一策。

 

 

保守型:

賣左樓可買入心儀單位自住,即好似讀者咁做。不過要忍手買平些少(即最盡4.0mil),免得在旺市大用購買力,跌市時只有睇不能溝。你現在住得舒服,可是預先透支未來快擁有三層樓退休的幸福生活。

 

如果咩樓都唔賣,套現美孚後有成百幾萬現金,實可作人仔3%定存利息,或放棄hibor plan轉做靈活按揭計劃即可抵銷按揭利息支出。如筆者選擇,應用人仔方法。由於收入不穩定同儲蓄能力不太強,等待是讀者致富之要訣。預先在旺市間樓(即擴大資產),反而好可能得到個縮(在跌市縮水)。手上無精兵,只好等時機到才行事。



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