黑妖，付20%首付好还是买保险好？

西门吹哨

不知道怎么算，好像挺复杂的。
要是手上有钱，是付20%首付好呢，还是付3%-5%然后去买保险好（拿余下的钱回国去做其他投资，回报率在30%上下）？
还是索性就不买房子，拿所有钱都回国去做30%的投资？
算不清，劳烦达人spreadsheet算算看。
大家给点建议和意见。

澳洲买房投资的话，回报率不会高过30%吧，但是考虑到澳洲负扣税以及借贷的优势（也就是我有10万的话，可以贷款买50的房子哈），到底哪个更划算呢？

黑山老妖

投资还是自住啊？

tonyju626

If 回国去做回报率30%的投资(OK annual return) is risk free. I will go for this one.:)

Coz even the housing investment here has risk as well.

[ 本帖最后由 tonyju626 于 2008-4-24 12:38 编辑 ]

applenet

３０％回报率是多少年算的，房产都是长期投资。

另外也要结合风险才行。

现在WESTPAC和ING都可以１５％首付了，是不是可以为你省点？

西门吹哨

原帖由 黑山老妖 于 2008-4-24 07:03 发表
投资还是自住啊？

investment

tonyju626

if 30% per year, The return after 10 years gonna be 13.7858 times.

I'd say it's too good.

西门吹哨

原帖由 applenet 于 2008-4-24 12:34 发表
３０％回报率是多少年算的，房产都是长期投资。

另外也要结合风险才行。

现在WESTPAC和ING都可以１５％首付了，是不是可以为你省点？

annual ROI

tonyju626

As i know the if you do 0% principle housing investment here after 10 years. 3 times return after tax  is considered to be very good already.

黑山老妖

Okay we can look at this as an investment:
1. From the cost/benefit point of view. All costs forms part of the cost base for your investment. All expense related to that is tax deductible. SO the issue of the cost of mortgage insurance is a moot point. By using LMI you could get to >90% leverage compare to WBC's normal 85% and 80% for other major lenders without using LMI. The only thing you should consider here is do you want to have such a high leverage in a market that could possibly turn against you.

2. The second question is: "Is this really the right time to enter the market?" Or more specifically: "Can I manage the cashflow and possible short to medium term loss?" If you answer yes then any time is a good time to buy.

西门吹哨

原帖由 tonyju626 于 2008-4-24 12:53 发表
if 30% per year, The return after 10 years gonna be 13.7858 times.

I'd say it's too good.

The amount back China is what I have at the moment.
But investing IP here, the investment amount gotta be your mortgage size, which is at least 4 times bigger than what you have on hand.

黑山老妖

If you can get 30% ROI pa in China, I would say why not!

tonyju626

0% priciple is the biggest gearing (most risky)you can have I think. But 3 times return over 10 years has already been considered to be pretty good. (current market condition)

By the way, what kind of return can bring you 30% annual ROI(if not share market) if you can tell me?

[ 本帖最后由 tonyju626 于 2008-4-24 16:04 编辑 ]

西门吹哨

原帖由 tonyju626 于 2008-4-24 12:58 发表
As i know the if you do 0% principle housing investment here after 10 years. 3 times return after tax  is considered to be very good already.

3 times of what?  3 times of  the total price of IP on today?
If I can manage to have a IP of 500K,  I will have 1.5M in 10 years time?
So, 1.5M is bigger than 13times of the amount I wanna invest back to China.
If like this way, invest IP here is better option.

tonyju626

3 times of the money you put on that house (during this investment) over 10 years

西门吹哨

原帖由 黑山老妖 于 2008-4-24 12:59 发表
Okay we can look at this as an investment:
1. From the cost/benefit point of view. All costs forms part of the cost base for your investment. All expense related to that is tax deductible. SO the iss ...

I only can manage the cashflow for the value range of the IPs I am looking for, say 300k-400k. And the only reason I want to enter the market is I don’t want my money sitting in my bank acct only, since 30% ROI opportunity is out there in China. I want to invest IP is because it can enable me leverage to utilise a bigger amount than what I have on hand( borrow $ from lenders). Another reason is the interest rate keeps going up, so there must have some good chances to buy better Quality/Price deals. Correct me if I am wrong. Actually, persuade me out of my IP plan, and convince me putting the $ back into China. ^_^

黑山老妖

I would say put your money into deposits of >8% risk free return here.
What sort of risk is involved for 30% return in china?

tonyju626

30% annual return is just too attractive...........and too good to believe (OK. for me it is)

[ 本帖最后由 tonyju626 于 2008-4-24 13:29 编辑 ]

tonyju626

Double Post...

[ 本帖最后由 tonyju626 于 2008-4-24 13:29 编辑 ]

西门吹哨

I would say 30%ROI is risk free for at lease couple of years’ time.
Why 8% is a dividing line in property investment in OZ? I saw a lot of ppl in IPs leveraged higher. What’s the truth behind the scene? I have no such experience b4 in this market, but just don’t want waiting for the devaluation of my poor money  because of inflation.

西门吹哨

原帖由 tonyju626 于 2008-4-24 13:26 发表
30% annual return is just too attractive...........and too good to believe (OK. for me it is)

People always look for way out for their spare money. ^_^

tonyju626

The capital market here is very muture so the higher return investment is always more risky.

or we can say the high return, low risk investment can't be touched(reached) by the normal investors( like me) with their network and capital and ability.

[ 本帖最后由 tonyju626 于 2008-4-24 13:44 编辑 ]

黑山老妖

原帖由 西门吹哨 于 24/4/2008 13:32 发表
I would say 30%ROI is risk free for at lease couple of years’ time.
Why 8% is a dividing line in property investment in OZ? I saw a lot of ppl in IPs leveraged higher. What’s the truth behind the s ...

If that 30% is really risk free for two years then I would say put your money there. If it's really risk free.

kofi

I think you should put the money as deposite. 既然你准备付5％的首期， 我们谈论的就是剩下10％ 的钱。也就是3，4万吧。

1.  3到4万， 放到国内，有30％的回报，但是还是有风险。

2. 保险费， 40万的房子，保费要7，8千吧（不是特别确定具体数额），也就是差不多直接交了20％，甚至还要多， 而且是一次性的。

西门吹哨

原帖由 kofi 于 2008-4-25 14:43 发表
I think you should put the money as deposite. 既然你准备付5％的首期， 我们谈论的就是剩下10％ 的钱。也就是3，4万吧。

1.  3到4万， 放到国内，有30％的回报，但是还是有风险。

2. 保险费， 40万的房子 ...

付了保险费按揭的话，买个35-40万的2房unit投资的话，要自己有多少钱？3万？

kofi

除去保险，你可以借到100％的贷款。
多数情况下，如果是第一次买房，银行会借95％到97％

Melway

如果真的risk free的话，不光把手头的钱放过去
还要贷款去投资

ancient_fan

原帖由 西门吹哨 于 2008-4-25 19:11 发表


付了保险费按揭的话，买个35-40万的2房unit投资的话，要自己有多少钱？3万？

别忘了stamp duty.

面窝

原帖由 Melway 于 2008-5-6 10:15 发表
如果真的risk free的话，不光把手头的钱放过去
还要贷款去投资

正解

s3022797

原帖由 Melway 于 2008-5-6 10:15 发表
如果真的risk free的话，不光把手头的钱放过去
还要贷款去投资

total agree