if u have one million to invest.

吃喝拉撒睡

buy one in good inner suburb?


or buy several in outer suburbs?



till now, it is proven by today's market that, the first option is more profitable.



villa said he is optimistic about melbourne's 15~20 KM ring in next 5 years, and the growth rate would be catching up with the recent growth in inner suburbs.


damn. don't know which side is right after all.:si3:si3:si3

patricb

You  need a crystal ball.
或者用中文说“借我 借我一双慧眼吧”
：）

astina

原帖由 patricb 于 2007-5-18 23:00 发表
You  need a crystal ball.
或者用中文说“借我 借我一双慧眼吧”
：）

还带唱的

yyebo

1m刀现金我立马回国做生意。ROI会搞很多，当然风险也大很多，呵呵。

红色

一直觉得房产是比较差的投资项目, 资金占用大, 投资时间长. 除非自住.
按平均5年房价翻一翻的话还可以赢点利, 8年翻一翻也就BREAKEVEN没啥可赚的, 10年翻一翻就赔了.
主要都盼着什么黑出租, 或所谓的杠杆效应赚点, 和占用资金比ROI也太低了.

fighting010605

build house or apartment, then sell out.

吃喝拉撒睡

原帖由 红色 于 2007-5-18 23:25 发表
一直觉得房产是比较差的投资项目, 资金占用大, 投资时间长. 除非自住.
按平均5年房价翻一翻的话还可以赢点利, 8年翻一翻也就BREAKEVEN没啥可赚的, 10年翻一翻就赔了.
主要都盼着什么黑出租, 或所谓的杠杆效应赚 ...

同意。唉！

吃喝拉撒睡

原帖由 patricb 于 2007-5-18 23:00 发表
You  need a crystal ball.
或者用中文说“借我 借我一双慧眼吧”
：）

慧眼！想起了死亡笔记中的死神之眼，代价是剩下生命的一半。


呵呵，扯远了。其实琢磨来琢磨去都这样。从理论上来说，长线投资涨幅一样。可是看看hawthorn，品均5年13.8%，真得比起大部分7~10%高出不小。然后compond以下，更不得了。其实我认为hawthorn涨价比别的地方快，是因为大量的钱投入renovation/new houses。如果有这样比例的钱投入gw，mw，burwood，同样的效果。


关键是土地价格在一些区域没有房子本身来的影响力大。这些区域的增值就有些夹克了。

villa

原帖由 红色 于 2007-5-18 23:25 发表
一直觉得房产是比较差的投资项目, 资金占用大, 投资时间长. 除非自住.
按平均5年房价翻一翻的话还可以赢点利, 8年翻一翻也就BREAKEVEN没啥可赚的, 10年翻一翻就赔了.
主要都盼着什么黑出租, 或所谓的杠杆效应赚点, 和占用资金比ROI也太低了....

还有较高收入人士在税务上的优惠好处，即negative gearing。

而且，虽然股市、汇市、生意等等都有可为，但毕竟风险稍大，且不是一般的人可以操作自如，对于上班族来说，地产投资毕竟比较稳妥也相对简单。

今年2月28日的《悉尼晨锋报》一篇文章对租房还是买房这一话题加以探讨，其中也提到买房可以“强制”你去储蓄、理财，精打细算，讲得很透彻，供参考：


一所大学经多年研究后发现，已买房的屋主和计划购房的买家相信，买房的利远大于弊，连正在租房的租客中也只有不到10％表示自己宁愿租房也不愿意买房。

这不仅仅单单反映在理财的层面，安全感也是人们买房的主要原因，这是高于其它所有因素的生活方式选择。（Security is the main reason people purchase a home. It is, above all else, a lifestyle choice.）

对于平时花钱大手大脚不怎么注重储蓄的人来说，买房可以说是一种强制性的储蓄，假以时日，将来资产净值上升，更可以借助再贷款等手段进行更多的房产投资，投资房的负扣税又可以进行合理避税，积累财富。

还有一个考虑的因素就是“资本增值税”（Capital Gain Tax）。如果你投资股汇市等其它投资领域，对于获利部分必须缴纳Capital Gain Tax，而自住房则可被看作合理逃避增值税的“天堂”，因为自住房产升值中的每一块钱都是你自己的。（Your own home is a "tax haven" as it is a CGT-free investment. This means that every dollar you make above and beyond inflation is all yours.）

对于一些将来想给子女留下点什么的人来说，买房的另一好处是可以给孩子们成长后提供一个良好的财务基础。（For some, the advantage of being a home owner lies in providing for their children and setting them up for a positive financial future.）

买房的主要缺点是首期和其它诸如律师费、估价费、印花税以及可能有的房贷保险费等是一道“门槛”。

当然，这篇文章也谈到了租房的一些好处，比如比较灵活，可以自由搬迁；不必支付council的地税，如果不是你的责任，“墙倒了也不用去扶”，可以交给房东去维修。

但是，不买房的存款你必须谨慎地去投资，而对于那些花钱无度的undisciplined savers来说，买一栋房子被强制按期付贷款可能要更好一些。（But you must invest wisely and save studiously to keep pace with the home borrower. Undisciplined savers may be better off with the discipline of buying a house and paying off the mortgage.）



:si36




Keep renting only if you're a good saver



February 28, 2007    Sydney Morning Herald


Three important factors have come together to force up rents and now it could be crunch time.

The outlook looks ugly for those who rent property. Forecasts of rent increases of up to 35 per cent over the next few years are pretty frightening.

Why is it happening? In a nutshell a couple of things:

· A glut of investment property over the past few years has kept rents low.

· That glut has now dried up as interest rates have risen and new property construction declined.

· A lot of property investors are selling to cash in and make pre-June 30 superannuation contributions, thus adding to the rental property squeeze.

So for many renters, it's decision time. To buy or not to buy? Batten down for higher rents or take advantage of the property downturn, bite the bullet and buy.

A university study a number of years ago found home owners and buyers believed the advantages outweighed the disadvantages while fewer than 10 per cent of renters said they preferred to rent rather than buy.

But that's not looking at it as a purely financial aspect. Security is the main reason people purchase a home. It is, above all else, a lifestyle choice.

With your own home you can put picture hooks where you like and knock a wall down if you don't like it, and many people simply like a dwelling to "feel like home".

The study looked at investing $50,000 in a financial institution and renting a home versus buying a home with a $50,000 deposit.

The survey found that buying a home was more sound financially, provided there was long-term ownership. This recommendation was dependent on the sale of the asset, but what is more significant is the long period (17 years) before the break-even point. Up to this time, renting appears to be a reasonable alternative.

Another survey showed that, with assumptions, someone who bought a home and held it for 25 years while paying off the mortgage would have assets about the same as someone who invested the deposit elsewhere.

But Australians are poor savers and once financially stable we tend to spend money on goods or a holiday. The danger is that the money would rarely be maintained intact in an investment account for 20 years or more.

So for the slack saver a home can provide a haven where it is not easy to get at savings. Also, it is an asset that can help you get finance later, such as using a home equity scheme.

As people's equity in their home grows, borrowings can be used for an investment property. The increased interest is then a tax deduction to help build wealth for the home owner.

Another factor to be considered is that while you may make more money on other investments, you must pay tax on the capital gains.

Your own home is a "tax haven" as it is a CGT-free investment. This means that every dollar you make above and beyond inflation is all yours.

The home is also exempt from inclusion in the pension assets test, even though it does influence the level of ownership on other assets.

For some, the advantage of being a home owner lies in providing for their children and setting them up for a positive financial future.

The major setback to home ownership is the initial cost. Not only must home owners labour over a deposit but potential home buyers must contend with establishment fees, application fees, legal fees, valuation fees and mortgage insurance on the loan. These extras came to 4 per cent of the total cost of a property.

On the other hand, paying rent in some of the city's most prestigious suburbs will be far cheaper than paying a mortgage, so the freedom to live where you please is a big plus.

On the financial side, you don't have to worry about paying council rates and if a wall falls down, provided you didn't cause it, it is not your responsibility to get it fixed.

But you must invest wisely and save studiously to keep pace with the home borrower. Undisciplined savers may be better off with the discipline of buying a house and paying off the mortgage.

Also renters tend to move more frequently than buyers, so a cost to factor in is the expense involved in moving and resettling.



http://www.smh.com.au/news/david ... /1171734068903.html

吃喝拉撒睡

原帖由 villa 于 2007-5-19 00:16 发表

还有较高收入人士在税务上的优惠好处，即negative gearing。

而且，虽然股市、汇市、生意等等都有可为，但毕竟风险稍大，且不是一般的人可以操作自如，对于上班族来说，地产投资毕竟比较稳妥也相对简单。

...

辛苦了！

aruka

如果偶有$1m,偶先回家（中国）睡觉，同Australia say 88. 投资的事情改天再想。

jands

我會選 several in outer suburbs, 第一總體租金收入應該會比較高,第二有兩棟房子的感覺比較好 :)

Imperial

我会每年买两块地盖房，同时想法直接从中国进口建筑材料,

黑山老妖

一百万好好利用可以做好都事情呢。
比如20%的deposit加上5%手续费可以买400万的房子。
用margin lending，可以买333万的股票/基金。
可以买好几个小生意。
或者是任何以上的结合。
慢慢玩，玩得好可以退休了。。。

月亮

如果偶有1m现金，我就存银行，拿利息，然后混吃混喝等S了。。

黑山老妖

原帖由 月亮 于 2007-5-19 08:25 发表
如果偶有1m现金，我就存银行，拿利息，然后混吃混喝等S了。。

坐吃山空啊。

月亮

吃利息，本金不动。

austeps_join

原帖由 月亮 于 2007-5-19 08:48 发表
吃利息，本金不动。

通涨,10年后减半,再过二十年还不如今天的25万.

月亮

原帖由 austeps_join 于 2007-5-19 09:11 发表

通涨,10年后减半,再过二十年还不如今天的25万.

，那看来还是买房好，不过不是科学家预测，澳洲100年后将被大水淹没，那买房好像也不保险。

dingdingxiaoai

啊,还有这种预测?

西边雨

买个罐子，埋起来

Devil_Star

原帖由 吃喝拉撒睡 于 2007-5-18 22:28 发表
buy one in good inner suburb?


or buy several in outer suburbs?



till now, it is proven by today's market that, the first option is more profitable.



villa said he is optimistic ab ...

The topic should be changed to 'If you have one million to invest on residential property'. Otherwise, it doesn't make sense in your body text. "one" or "several" can mean everything, service station, office, retail shops, residential houses, car parks and so on and on...

Devil_Star

原帖由 月亮 于 2007-5-19 09:15 发表

，那看来还是买房好，不过不是科学家预测，澳洲100年后将被大水淹没，那买房好像也不保险。

No one wants waterfronts if so.

水晶靴

BONDI的一个向海一居室刚卖了1.1M。呵呵～

锄禾

原帖由 月亮 于 2007-5-19 09:15 发表

，那看来还是买房好，不过不是科学家预测，澳洲100年后将被大水淹没，那买房好像也不保险。

看来买拉萨的房子比较保险和保值！
如果我有１００００００刀．．．．．
我还是先想怎么才能拥有１００００００刀吧！

aruka

原帖由 锄禾 于 2007-5-19 10:17 发表


看来买拉萨的房子比较保险和保值！
如果我有１００００００刀．．．．．
我还是先想怎么才能拥有１００００００刀吧！

:si5:si21

fanjin1976

我觉得可以拿回国炒楼，再把炒楼的钱拿回澳州再炒这边的楼。2 边炒