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本帖最后由 mlink3 于 2015-12-16 18:02 编辑
天涯浪客 发表于 2015-12-16 16:08 
你后面那段刚填上去的，我只分享一下自己的经验。我打理自己的几套房子，感觉压力不大。另外在买房的时候 ...
刚才做了个计算。。过程比较复杂， 虽然不能说没有误差， 但是已经包括了我能想到的了, 结果是房产投资真的不怎么地。。就算一点脑经不动， 一点精力不花。。。
Bank share investment example：
Share price at yr 1： $20
Share price at Yr 10： $30
Initial cap： $150 000
Average dividend return: 5%
Number of shares at yr 1 ： 7500
Number of shares at yr 10：12217 (This involves vesting dividends back into capitals)
Gain before tax： $366501.3
Capital gain tax： $30541.7
Net： $347594.4784
Return: 131.73%
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House investment example
Initial cap 150000
Property purchase price 520000
Stamp duty and other fees 30000
Mortgage 400000
Interest rate 6%
rental income 21000/yr
All maintenance related cost 4000/yr
Agent cost 1500/yr
all fees 3000/yr
loss each year -11500/yr
Net loss after NG -7475/yr
Real loss each yr over 10 years -13386.58653(there are another 9 diffferent figures in the excel spreadsheet)
Sum of real loss over 10 years -106514.5287
Property value at yr 10 1,040,000
Outstanding debt -400000
Capital gain tax + government levies -98750
Agency fee -25000
Minor Renovation cost at year 10 -100000
Net： 309735.5 （this figure includes your initial 150000)
Return: 106.5%
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That is 25% lower than investing in a bank share.
This is assuming the property has doubled its value in 10 years and the share price has increase 50% in share price and there is no share adjustment in that 10 years at all. Share adjustment means bank may decide to split the existing share into 2 or 3, that way your capital will just increase twice as much over night
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MEL买房记 (Endeavour Hills→Rowville→Ringwood→Gl Waverley→Mt Waverley) 2楼填 (2007-11-26) rosalie 
楼主:kesai
发表于 2015-12-16 16:58
估计没有任何房产能比得上；Common Wealth Bank回报也是很好的。不过股市风险也会大些，很多公司破产也是比比皆是，包括很多曾经的蓝筹。
