2013年2月8日星期五

Shelly - 買學生宿舍


Hi rkwc,
According to your comments

(94) 英國買樓記(三) 學生宿舍租客篇     

學生宿舍較難脫手 Is it sure ? Because I' m buying en-suite student accommodation in Chester 10 walks to down town which in the amount of £50,000 about 13.65m size it is refurbishment 4 storey property without lift, 250 years leasehold, Ground Rent at £225 per annum. The developer guarantees first 5 years rental 8.5% net yield of the purchase price from Oct 2013. Please advise if it is worth pricing.

I look forward to hearing from you soon, thanks.

 

Kind Regards,
Shelly


跟很多想投資英國樓市的網友一樣,Shelly想買間學生宿舍來收租。按牌面看投資學生宿舍確實十分不錯,首五年有8.5%!!!!的發展商的保證回報,而且針對學生市場應該不怕沒有人租。

不過仔細想想卻好像有些問題。

價值上的問題:

先從價格比較方面入手,始終投資最怕是買貴貨。

間宿舍面積是13。65M2,£ 50000。將50000/13。65=3663£/m2。以這個價錢對比一下同區附近其他樓的價錢,這樣做是先知道樓價上的差距,差距太大,宿舍太貴的話,根本已經不值得再去想其他因素

間房可否用來向銀行借錢呢?借到錢的樓會值錢很多,反之亦然,值唔到錢的樓不值錢。有幾不值錢呢?最近買的樓2就是借不到錢的樓了,或者可以作為一個參考。同類兩房單位借到錢的,可以賣到十萬十一萬,但樓2只是買七萬。相差差不多有三分之一,所以說如果間宿舍借不到錢的話,也應在價格上面打折扣。

租的問題:
假若說價格差距不大的話,就再看看同地區一房樓的租金。如果一房一廳樓租金跟你目前的相差不遠,那其實也是不抵買!

想想以用家角度來看,為何要租你的呢?

租學生宿舍只有一間房加一個厠;租樓有一間房,一個厠所,一個廳,一個廚房,最重要全部都是私人,不用跟其他人分享。租金假若差不多為何不租間屋呢?至少廚房及廳都不用跟其他人共用了。用家當然是租間屋,而不租宿舍。

我自己的經驗是外來學生除了第一年或者要其住學生宿舍外,其實很多之後都會出外租屋住,我的很多朋友就是這樣。所以千萬不要以為學生的需求只限於學生宿舍。張leaflet所講大學只提供到六成半宿位,有可能是其他三成半已經是私人市場提供,根本沒有這麼大的供求失衡。Leaflet的資料信一半好了!發展商的說話也是信一半好了!

脫手的問題

學生宿舍脫手的問題,一定要問發展商如何賣,因為學生宿舍始終有少許不同,問清楚會較好。
賣的話,又有甚麼人會買二手宿舍呢?想來想去未來的買家就只有投資者一類。找另一個投資者來買,是否容易呢?我想如果真的這麼容易,發展商又未必要來香港賣。也就是說想脫手應該會很難,除非發展商肯回購。

到最後真的很陰謀論的說,如果發展商能夠提供這麼高的租金回報保證,為何發展商不自己用來收租呢?想想如果發展商以物業作抵押向銀行借錢,以現在的低息環境,利息都未必要八厘半。自己持有物業,向銀行借錢回水,賺息差,幾本上是無本生利。為何要這麼好心跟大家分享這高回報的項目。為何又要山長水又遠來香港賣呢?難道在英國就沒有識貨的投資者?所以還是小心些好。


28 則留言:

  1. Hi,

    I just pay the deposit to the same student accommondation in Chester I think. Not sure why do you just have the return at 8.5%. My one returns 9% Net for first 5 years.
    I am also worried about this investment.

    Louie

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    1. Louie,

      Your one is exactly as my one through HK Homes, right ? 9.5% net yield not included ground rent £225 p.a. after deducting of this amount that the net return is 8.5% There is shortage of student accommodation in Chester I think it is okay but I have yesterday changed to Glasgow instead. I'm also afraid of Scotland property market is risk on if Scoland goes to independent next year.

      Shelly

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    2. I have paid HKD25,000 reservation fee for an unit in Trinity Hall, Chester. However, if it is transferable, I would ratehr to give someone who is interested.
      Andy

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    3. Hi Shelly,
      最后到現在 你買的宿舍有問題嗎?
      我近排也留意到hkhome的廣告
      正考慮入市
      Peter

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  2. rkwc,
    剛踏入蛇年, 先祝你學業進步, 新年勝舊年, 今年賺多 D !
    我亦襯著假期, review 過各英國城市的大學位置, 發現 Edinburg 的樓非常貴, Aberdeen 就市場好細. 而 Glasow 3 間大學位置相近, 3 間大學學生人數 65,000 人多. 不知 rkwc 對 Glasow 樓房投資有什麼意見 ?

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    1. sam兄,我祝你工作順利,今年買多幾層樓,財源廣進!

      對Glasgow我也是很有興趣的,正如你所說Glasgow有三間大學,想必當地的租務市場也十分強勁,如果我有機會Glasgow也會是我想買樓的城市之一,不過都要做更多的功課先。投資Glasgow的話都要小心地區的問題,因為據我所知Glasgow某些地區的治安很差!

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    2. I have yesterday reserved one student studio with 15.5m size at St. Andrew's Street in Glasgow City Centre which price at £48,000 with 9.2% net yield for 3 years assured. There are at least 5 university / colleage campus around. It's no more rooms left except ground floor. I'm now looking for 2 more rooms in other cities to lower risk in the same place. Please advice if Scoland goes to independent will it be affected ?

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    3. 如果蘇格蘭真的獨立了,最重要都是看留學生的政策有沒有改變,以及蘇格蘭會不會自動成為歐盟成員。不過目前蘇格蘭近幾次的民調都顯示支持獨立的人,其實沒有想像中的那麼多。

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  3. Hi, I just pay the deposit for a student flat located at Nottingham. Itc cost 55,000 for 22 m2. Around 10 minutes walk to the train station & Nottingham Trent U.

    Karen

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  4. 想問這些學生宿舍在英國本土是否没有個人二手市場?
    所以他們要去海外推销。

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    1. 不太清楚這類學生宿舍的二手市場,不過如果真的有這麼高的回報確實不應該要去海外推銷,英國本土有實力的買家,我相信數目一點也不少。

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  5. 投资英国学生宿舍需要啤税吗?

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    1. Hi Lynn,

      Yes, but you can apply for non-resident to deduct tax at http://www.hmrc.gov.uk/nonresidents/

      Kindly reminder : You have to check with your lawyer is the deposit held in escrow account in the event of business failure of the Developer, http://www.hmrc.gov.uk/nonresidents/

      Hope this is helped,

      Shelly

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  6. 很同意板主的意見。真的要小心點。已買宿舍的有设有看過它的管理和回報合約呢? 是否公平呢?

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  7. 香港ssd, bsd, dsd , 各大地產都某出路, 好多路演關於投資學生宿舍, 我都心郁郁. 好彩見到呢個blog, 有好多同路人.
    睇晒英國買樓記, 發現在海外置業並不比在港容易. 看到租客唔記得關水喉那麼小事, 都咁大鑊. 大家有冇諗清楚將來的學生若不珍惜單位, 有乜事你地會點處理? 發展商只gurantee頭五年, 之後吉左年年要交管理費的... 有冇人可以解答到我.... 我就係諗呢點就有猶豫了.
    這方面令我諗起當年渡假屋會藉事件... 我果時中過招... 所以有點擔心...
    至於blogger所講,點解發展商咁好同你地分,這個我又覺得係因為要增加現金流,收租太慢了.

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    1. 其實租客不愛惜業主的單位也是人之常情,就如我們搭的士時也會大力關門時,不會理會車主的感受。這些問題無論是英國還是在香港也是一樣。問題只是之後如果處理,如果可以自己親身處理當然是最好。不過人在香港,在英國的樓發生這類的話,就得看幫你打理租務的agent有沒有包括代業主找人維修的服務了。據我所知,是agent找人來維修,之後會寄張單給業主。不過就是不知道agent會不會慳住業主的荷包了!

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  8. 其實連5年回報保證也有疑問。它的合約怎樣寫,合理嗎? Shelly mum 可以share嗎?亦話要full pay才知合約内容。宿舍跟當地價錢尺價高很多嗎? 是否發展商也不能跟當地銀行做按揭。買這些宿舍都是保守投資者。小心為上。

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  9. 那個8.5%5年發展商的老闆很有問題la,BBC上有陣都是他新聞。承認騙錢判刑年半,入獄關不到半年就出來接著馬上用別人名字開了房產關係公司。判刑原由是開一家乳癌募款,然後把募來的錢45萬英鎊移走,隔天馬上惡性倒閉。公司裡一位女性經理好像也在去年因為銀行騙錢而判刑,總之我看是一家騙中國人錢的英國不肖廠商阿

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  10. 由於發展商未能完成合約。我已取回定金。很好彩。
    近來有一些住宅加宿舍兩用項目呢。即供應越来越多。

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  11. I've terminated that deal of student accommodation because some points are not guaranteed in the contract. I won't buy UK property at the moment until my daughter is really settled down in London in the near future.

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    1. Thanks for your sharing, having asked an experienced uk property buyer for advice, he did not recommend to buy those could not be mortgaed. For your information, please.

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  12. Could you get back your deposit?
    In fact it was not fair. Because you do not know the guaranteed terms of contract until you paid the deposits.

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  13. It is also thankful to Rkwc's information of proecessing on his property transactions.

    Hoped you could tell more on this to enriching my knowledge in purchasing the uk property in Aberdeen.

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    1. 謝謝你的支持,我會盡力多寫,讓大家分享到我的經歷。

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  14. 如你能share 一些學生宿舍在英國本地情況就好拉。

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    1. 我會盡量去寫,請期待。

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  15. Hi all,

    I've just arrived in the UK last Saturday and now in Canterbury, Kent my daughter home for a week.

    I'd like to share some points of my view on student accommodation around here. I'm no regret to quit such purchase even that property is not here because student accommodation market is also pushing here but it seems not fully accommodated although 4 universities over here in Canterbury.

    We'll move to London next Sunday the top property market area, where the zone 3 I'll rent one double room first and let daughter settle down as she's just finished post-graduated master degree and looking for an opportunity. It's very hard to find a satisfied room all over London it costs £660 per month with all bills included.


    Anyway, UK is that good and easy living as I thought in HK. I'll update what is my view as possible as I can.

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    1. 謝謝你的分享,非常期待你之後的評論。

      另外,還祝你在英國的旅途愉快!!

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