The owners of the Hongkong property prices do not afraid of tangle Ruoshi bargain hard-mkdv-02

Hongkong owners: not afraid of tangled property prices difficult to bargain Ruoshi Sina App: Live on-line blogger to guide Hong Kong level2 market mechanism cards through the Americans found gravitational waves, Hongkong residents can finally feel gravity, from Hong Kong to the new territories, the owners of the sale price split news seen in newspapers every day. The financial sector also began to blow to ZF, asking the government to relax the real estate hot dishes. As a standard Hongkong small owner, from the beginning of buying a house, I have to go to the bank every month to inquire about the valuation of the property. If you rise, happy, fall, a little regret. In the past few years, the number of happy is far more than the number of regrets; but in recent years, with the real estate prices in Hongkong substantial adjustment, the bank’s valuation began to drop slightly, every time to see the news of house prices plummeted, make my fragile heart beating acceleration. More than one friend has asked, "over the past few years, housing prices rose sharply, and now should not sell cash, and then after a period of housing prices plummeted to buy back?" I want to say, this wish is good, but in reality, it may not be so easy to do. Why? First of all, want to cash high, the premise is to sell at a high price. Ordinary investors are irrational, like many investors like to buy or not to buy. In the real estate sector, the same is true. When prices rise and often in panic buying; prices go down, the owners of a fall, also do not sell out. Because the prospective buyer will think, wait a minute, maybe lower prices. Similarly, when housing prices are strong, demand, land supply, and floating population increase…… Can be the reason why no brain rise flicker people get on the car; when housing prices weaken, the above situation has no qualitative change, but no one is willing to persuade prospective buyers at this time admission. Secondly, in Hongkong, the weak market may not be able to buy the right house. The rational idea is that now the real estate market Ruoshi, should real cash, etc. after the crash to buy cheap goods. But after the 2008 financial tsunami, I found that even after the slump, it is still difficult to buy "cheap" goods. As early as the financial tsunami broke out, I have realized that in Hongkong to buy a house, can not work for the owners for a long time. At that time saw a few sets of better conditions of the house, but the prices are slightly more than their budget, and therefore fantasy, maybe one day house prices plummeted, you can pick up cheap goods. There have been looking for a house in Hongkong experienced friends are very clear, a lot of Hongkong apartment buildings have such shortcomings, or not enough room in the living room or even the founder, some model (Hongkong called "Diamond hall"); or the floor space is too small, the window will be able to see the opposite neighbor’s face, the mask will scare break the neighbor bile at night; or the surrounding environment is very complex noisy, especially a double decker bus through the place, even in the top, can clearly feel the bus start or uphill vibration…… So, when the financial tsunami broke out, the heart is a little happy, take it for granted that, at last, have the opportunity to buy the house of the favorite. However, the reality is cruel. On Theory

香港业主的纠结:楼价下跌君莫怕 弱市难捡便宜货 新浪财经App:直播上线 博主一对一指导 港股level2行情 翻看机构底牌   美国人发现了引力波,香港的房价也终于感受到地心引力,从港岛到新界,业主劈价卖楼的新闻天天见诸报章。而财经界人士也开始向ZF吹风,要求港府适时放松房地产辣招。   作为一枚标准的香港小业主,从买下房子开始,我便每个月都要向银行查询一下物业的估值。如果升了,开心;跌了,有点小遗憾。过去几年,开心的次数远多过遗憾的次数;不过近期,随着香港楼价出现实质性的调整,银行的估价开始小幅下挫,每次看到房价暴跌的消息,都令我脆弱的心跳动加速。   已经不止一个朋友问,过去几年房价暴升,现在难道不应该卖掉套现,等过一阵子房价暴跌的时候再买回来?我想说,这个愿望很好,但在现实中,未必那么容易做得到。   为什么呢?   首先,想高位套现,前提是得能以高价卖掉。   普通投资者都是非理性的,就像不少股民,喜欢买涨不买跌。在房地产领域,也是类似情况。往往房价上升的时候,众人抢购;而在房价走下坡路的时候,业主一降再降,也不一定卖得出去。因为准买家会想,等一等说不定价格更低。   同样,在房价走强的时候,刚需、土地供应不足、流动人口增长……都能成为无脑上涨忽悠人上车的理由;到房价走弱的时候,上述情况并没有质的变化,但却没有人愿意劝准买家这时候入场。   其次,在香港,弱市中未必能买到心仪的房子。   理性人的想法是,现在房地产市场弱市,应该卖房套现,等暴跌后再去买便宜货。但是经历过2008年金融海啸后,我发现即便暴跌后,还是很难买到“便宜”货。   早在金融海啸爆发之前,我已经意识到,在香港得买房,不能长期给业主打工。当时看了几套条件较好的房子,但价格都略微超过了自己的预算,因此内心幻想着,说不定有一天房价暴跌,便可以去捡便宜货。   有过在香港找房子经历的朋友都很清楚,香港很多公寓楼都有这样那样的缺点,要么房间不够方正,有的客厅甚至是棱形的(香港人称“钻石厅”);要么是楼间距过小,开窗就能看到对面邻居的脸,晚上做面膜会吓破邻居的胆;要么就是周围环境很杂吵,尤其是有双层大巴经过的地方,即便住在高层,也能清晰感受到大巴启动或是上坡时的震动……   所以,在金融海啸爆发时,自己内心还挺有点小开心,想当然地认为,终于有机会买到心仪的房子了。   然而现实是很残酷的。   尽管当时香港房地产市场价格普遍暴跌了20%,但是自己看好的那几套房子,叫价仍然坚挺,大部分根本就没有下跌,有的业主甚至怕被打扰,干脆“封盘”,因为他们觉得当时的市场价完全没有体现他们房子的素质(比如又安静,交通又很便利,而且还有海景或是山景等)。   总体来看,这些房子仍然高于自己的预算上限。想想也难怪,自己觉得条件较好的房子,肯定别人也是觉得素质不错的。那些跌得多的房子,通常也都是条件不佳的公寓楼。   悲催的事还在后头,香港的银行对这些房子的估值,是不考虑房子的素质的,主要只参考同区房源的近期交易做参考的。在当时的环境下,这样的做法直接后果就是对大部分素质好的房子估价严重不足,比业主叫价低10%~20%――这意味着首付款的增加!   总之,当时转了一圈,尽管市场均价下跌了,但自己却莫明奇妙地发现,居然离上车的条件更远了!   很多人可能会问,难道不能跟那些业主讲讲道理,让他们赶紧降价处理么?事实上,如果不是急着等钱用,大部分业主都不会降价售房,尤其是那些房源条件较好的业主。   那么报纸上看到的那些劈价售房的消息是怎么回事呢?有做了多年香港地产中介的朋友说,通常有两种情况,一是业主在金融危机的时候,股票被斩仓,或是经营的公司出现了巨大财务困难,不得不卖房抵债;二是有一些不懂市场行情的业主,被地产中介忽悠,劈价把房子给卖了――不久前,香港某周刊便披露,有某区的业主以低于市价近百万的价格卖出房子,而买家正是三个地产中介。   这种“好事”对于大部分买家是可遇不可求的,原因很简单,几乎所有中介的手上都有一份附近物业的大投资者名单。   “每当有这种劈价急售的情况,我们一般会先通知这些大投资者,他们很熟悉附近的房子,不需要看房,基本上你开个价,他觉得OK就成了。不像一般买家,又要看房,又要讨价还价忙半天。”朋友说。   所以,2008年金融海啸给出的深刻教训是:当房价普遍下跌的时候,买家未必能顺利买到更好的房子。一方面,自己的楼可能卖不出高价;另一方面,想换的房子人家不愿意低价卖出来,抑或是银行不愿意给足估价。   最后,更现实的问题是,现在卖房等日后再买,可能并不能真正改善财务负担。   过去几年,香港一直处于超低利率环境之下,月供支出甚至低于同等条件房子的租金,而租金是香港家庭最重的财务负担之一,这是吸引大量用家入市的深层经济原因。尽管“升升不息”的香港楼市看似已经华丽谢幕,但是一些持房的香港人并不慌张。   一个主要原因是香港仍然处于低利率环境中,平均按揭年利率在1.5%~2.5%,很多家庭的月供支出仍然低于同等条件的租金――如果考虑到月供中,只有利息部分是实际的费用(本金实际上是个人房款的一部分),买房自住仍然是一个不错的选项。因此,对于大部分用家来说,如果已经满足于现有的居住条件,一般不会折腾去换房。   从长线投资者角度来看,即便不小心在高位接了货,仍然不用怕。举个“栗子”,从去年至今,连香港的几个传统大型屋苑的楼价都出现了10%-20%不等的跌幅,一些地理位置稍远的楼盘跌幅更是普遍超过30%以上。但这些长期投资者通常实力不俗,除了自住的房子,还有能力再在低位买入一些放租的房子。一般来说这些人本身的收入水平都不低,更何况收购的楼房,放租的租金还高于这些房子的按揭月供。只要低息环境还没有终结,只要仍然能够“以租养供”,这些长线投资者仍然会泰然地持有这些“养老楼”。   当然,如果是短炒投机客则除外――不过,自从港府几道抑制楼市的辣招出台之后,短炒投机客几乎绝迹了,目前剩下的绝大多是长期投资者。   有人可能会说,眼看房价开始下跌,香港业主是不是总得做些什么?   其实除了卖房赚一笔钱走人,大部分香港业主还有一种策略:加按套取贷款。不少所持物业在过去一段时间已经积累较大升幅的业主,会向银行提出“加按”:按当前市场价重新厘定房价,将增值部分的款项套取出来,以备万一之需。   举例来说,如果过去两年,房价从300万升到了500万,业主可以就增值的200万向银行提出加按。只要能通过银行的还款压力测试,通常便能获得银行70%的贷款,即约140万左右。   银行界的朋友透露,香港的按揭类利率是所有贷款利率中最低的,因此也有不少业主通过这种方式取款,有门路的可以把钱投入高息产品做套利交易,没有门路的,也可以买小商铺或是买车位,做长线投资。 进入【新浪财经股吧】讨论相关的主题文章: