tag:blogger.com,1999:blog-6310130681657302179.post9019436185524122487..comments2024-03-12T03:12:13.316+00:00Comments on 九十後投資記: 兩種回報RkwChttp://www.blogger.com/profile/04040274700259875313noreply@blogger.comBlogger35125tag:blogger.com,1999:blog-6310130681657302179.post-6490915555811130152015-08-30T00:47:14.340+01:002015-08-30T00:47:14.340+01:00Thank you for the above clarification. The above n...Thank you for the above clarification. The above new rule may have deep impact on the rental return. I am waiting to see more tactics to tackle this new rule. <br /><br />Kenny Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-81784006149654056802015-08-29T08:20:57.357+01:002015-08-29T08:20:57.357+01:00謝謝你的分享!
了解了ROA 和 ROI的分別,現在去估算時清晰很多! 謝謝你的分享! <br /><br />了解了ROA 和 ROI的分別,現在去估算時清晰很多! 羅渣https://www.blogger.com/profile/02218583189517067789noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-56217967889547816042015-08-27T14:57:00.998+01:002015-08-27T14:57:00.998+01:00從你地的對話中都學到野. THANKS從你地的對話中都學到野. THANKSAnonymoushttps://www.blogger.com/profile/09369531992920712617noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-74042483692648543222015-08-27T12:35:59.947+01:002015-08-27T12:35:59.947+01:00Indeed, that's one of the options to improve r...Indeed, that's one of the options to improve return. The other options that I'm considering is to buy using business residential mortgage through a limited company. RkwChttps://www.blogger.com/profile/04040274700259875313noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-34006612040858282002015-08-27T11:28:10.926+01:002015-08-27T11:28:10.926+01:00One option would be to lower LTV to 65% in order t...One option would be to lower LTV to 65% in order to get better mortgage rate.牛仔https://www.blogger.com/profile/00211327650275448497noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-85173293435498812642015-08-27T07:05:07.604+01:002015-08-27T07:05:07.604+01:00係呀,其實兩樣都各有好壞。要看投資者自身的情況去選擇。係呀,其實兩樣都各有好壞。要看投資者自身的情況去選擇。RkwChttps://www.blogger.com/profile/04040274700259875313noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-18023816595289201692015-08-27T07:03:12.883+01:002015-08-27T07:03:12.883+01:00咁又係,只有他們先會買入這種資產,然後博升到兩萬。咁又係,只有他們先會買入這種資產,然後博升到兩萬。RkwChttps://www.blogger.com/profile/04040274700259875313noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-11187699622403992392015-08-27T03:28:24.279+01:002015-08-27T03:28:24.279+01:00沒有對錯
當決定投資商品的時候 接受他的優點 相對的也要承受缺點
重點在於對於自身而言 優點能否大於...沒有對錯<br />當決定投資商品的時候 接受他的優點 相對的也要承受缺點<br />重點在於對於自身而言 優點能否大於缺點 而其缺點是否能接受<br />因此無須硬要比較 野鴿子Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-66108452476937302402015-08-27T02:59:51.182+01:002015-08-27T02:59:51.182+01:00所以一開始提出公司已為你借,當然公司借貸相對不會太進取。
但比你更專業的,更保守,又代表什麼?所以一開始提出公司已為你借,當然公司借貸相對不會太進取。<br />但比你更專業的,更保守,又代表什麼?價值投資者https://www.blogger.com/profile/01682303752755879971noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-62712150272552731662015-08-27T01:45:35.932+01:002015-08-27T01:45:35.932+01:00基本上只有炒升值的投資者會這樣買吧。基本上只有炒升值的投資者會這樣買吧。塘人https://www.blogger.com/profile/04230180142137179194noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-26625501215991799952015-08-27T00:58:05.398+01:002015-08-27T00:58:05.398+01:00致命武器就係資產升值加按
係湯文亮提出的
Ricky 最近文章都有提到吧:)致命武器就係資產升值加按<br />係湯文亮提出的<br />Ricky 最近文章都有提到吧:)塘人https://www.blogger.com/profile/04230180142137179194noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-88376218425832309852015-08-27T00:47:32.816+01:002015-08-27T00:47:32.816+01:00已轉載,改了些錯別字,原文一樣。已轉載,改了些錯別字,原文一樣。價值投資者https://www.blogger.com/profile/01682303752755879971noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-36699310182702167132015-08-26T17:04:43.445+01:002015-08-26T17:04:43.445+01:00你的估算都差不多了。不過,其中一間是公司名義持有,要扣減這部份另外計算。所以還是有空間買多一至兩層。...你的估算都差不多了。不過,其中一間是公司名義持有,要扣減這部份另外計算。所以還是有空間買多一至兩層。今年都仲未到40%。但下年吧,下年就一定到了。之後有可能便要開始考慮減債,開始解決稅務上的問題了。還是謝謝你的提醒,有了你的計算,我也要慎重考慮這個問題。<br /><br />RkwChttps://www.blogger.com/profile/04040274700259875313noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-77005615045669890162015-08-26T16:27:08.136+01:002015-08-26T16:27:08.136+01:00Personally, I have BTL 6 apartments in UK, intende...Personally, I have BTL 6 apartments in UK, intended to buy more but stop because of new rules. If I buy one more apartment, I will enter into 40% band, thus ends up ROI and ROA is pretty low for 7th flat.<br /><br />I try to plug your info simulation. If my estimate of rental income is correct in last message, you are already enter 40% band in new rules. <br /><br />For any additional flat you are going to buy, assume : gross rental yield = 7.5%, 12% on service charge + ground rent, 75%LTV@3.8%. <br /><br />The after tax ROI will be 7.1%, and ROA is 1.77%<br />If the interest rate is up by 2%, ROI becomes 2.3% and ROA is 0.57%.<br /><br />You try to simulate with new rules.牛仔https://www.blogger.com/profile/00211327650275448497noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-39680536570862040112015-08-26T16:12:41.800+01:002015-08-26T16:12:41.800+01:00此留言已被作者移除。牛仔https://www.blogger.com/profile/00211327650275448497noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-36680046120164963222015-08-26T16:09:26.767+01:002015-08-26T16:09:26.767+01:00Now you have got 5 apartments. Seems you have 4 x ...Now you have got 5 apartments. Seems you have 4 x 2-bed room and 1x 3-bed. Assume 800pcm for 2-bed and 1500 pcm for 3-bed. <br /><br />Then you annual rent would be about 56.4k. <br /><br />Your deductibles would be personal tax allowance at 10.6k and service charge + ground rent(assume 12% of total rent), so 6.7k. Note the deductible on 10% wearing cost will be replaced by actual cost incurred in 2016 which will be very low in your case because of self managed. <br /><br />Then your taxable income before mortgage interest relief is about 39k. So the the portion above 31.7k will be taxed at 40% and refund with 20%. Which means your margin yield is pretty low on any additional flat to buy. The situation will be even worse if interest rate up by 2%. <br /><br />Of course, the situation is not immediate but to come progressively. <br />牛仔https://www.blogger.com/profile/00211327650275448497noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-58661494840465631282015-08-26T15:41:46.475+01:002015-08-26T15:41:46.475+01:00當然可以,待我整理一下,我也會寫一篇。當然可以,待我整理一下,我也會寫一篇。RkwChttps://www.blogger.com/profile/04040274700259875313noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-11297028623996409342015-08-26T15:38:29.478+01:002015-08-26T15:38:29.478+01:00對,所以回到一開始的問題,這就是自己收租和收租股的最基本分別。自己收租主導在自己度,收租股主導權則在...對,所以回到一開始的問題,這就是自己收租和收租股的最基本分別。自己收租主導在自己度,收租股主導權則在大股東處,這會有潛在的風險。唯一可以做的就是像價值兄一樣,適度分散投資。同樣地,公司的槓桿比率也不是可以由我們控制。RkwChttps://www.blogger.com/profile/04040274700259875313noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-72412858797911511012015-08-26T15:27:17.986+01:002015-08-26T15:27:17.986+01:00謝謝你的提醒。我有排都未到 40% tax band。而且無報紙講得咁誇張。利息還是有得免稅,只是由...謝謝你的提醒。我有排都未到 40% tax band。而且無報紙講得咁誇張。利息還是有得免稅,只是由原本的 40%減到去得 20%。RkwChttps://www.blogger.com/profile/04040274700259875313noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-66602850099499543672015-08-26T15:25:12.475+01:002015-08-26T15:25:12.475+01:00樓主, take care of the new rule on mortgage interest...樓主, take care of the new rule on mortgage interest relief would have significant impact to after-tax yield. This is starts progressively in 2017 and full implementation in 2020.<br />Two new rules announced this summer will push BTL landlords into 40% tax band much quicker. <br /><br />The article below worth to note.<br />http://www.telegraph.co.uk/finance/personalfinance/investing/buy-to-let/11816720/Death-of-buy-to-let-landlords-wake-up-to-Osbornes-150pc-tax.html<br /><br />唔好意思,打中文勁慢. 牛仔https://www.blogger.com/profile/00211327650275448497noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-87685505285273772042015-08-26T14:05:02.924+01:002015-08-26T14:05:02.924+01:00另外,我想轉載以上留言回覆在我Blog內,未知可否?
我覺得值得Blog友再思考議題。另外,我想轉載以上留言回覆在我Blog內,未知可否?<br />我覺得值得Blog友再思考議題。價值投資者https://www.blogger.com/profile/01682303752755879971noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-25068735641252296292015-08-26T14:01:38.893+01:002015-08-26T14:01:38.893+01:00當然萬一萬一不派又如何,很少人持股是一隻,我的核心亦有10隻。
反而大部人收香港租,做收租佬,反而是...當然萬一萬一不派又如何,很少人持股是一隻,我的核心亦有10隻。<br />反而大部人收香港租,做收租佬,反而是一間,遇上租霸的危機比持十隻核心股不派息機會更大。價值投資者https://www.blogger.com/profile/01682303752755879971noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-64804426556455404482015-08-26T13:51:40.405+01:002015-08-26T13:51:40.405+01:00雖然我如此說,其實我持有的資產有大量派息基礎,你看我Blog的10大核心股便知曉。
你亦懂派息0%...雖然我如此說,其實我持有的資產有大量派息基礎,你看我Blog的10大核心股便知曉。<br /><br />你亦懂派息0%不利,其實大股東同樣企在我們的利益立場,他怎會不懂這道理,他有足夠動機派息。我同意派息的主導權在公司,當然亦不代表公司不派,公司同樣是聰明人。<br /><br /><br />價值投資者https://www.blogger.com/profile/01682303752755879971noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-92071471727203662842015-08-26T12:22:46.612+01:002015-08-26T12:22:46.612+01:00我說錯了,接受折讓是沒有問題。折讓買入,折讓賣出,其實都是一樣。可以忽略中間錯的一段。一開始能夠用 ...我說錯了,接受折讓是沒有問題。折讓買入,折讓賣出,其實都是一樣。可以忽略中間錯的一段。一開始能夠用 $0.5 買入 $1 資產也確實很好,我想這正是收租股最好的地方。 <br /><br />但派息政策我認為對投資者來說確是重要。我的理解是如果派息是 0%,那保留利潤對於小股東來說,只是 $1 換 $1。但如果 pb 是 $0.5。派息 $1,用同樣的資金,就可以買多一倍的權益。這對投資者有利。收租股的問題是在於投資者沒有不能自主決定派息的政策。自己收租就可以完全掌握收入的分配。<br /><br />我絕對不是說希慎不好。我也很喜歡希慎的業務模式,又有穩定的現金流。看到之前太古賣又一城,我也肯定賣希慎廣場會有溢價。<br /><br />我只是不認同價值兄所說,認為派息政策不重要。我認為作為投資者,能夠從投資中得到一定的現金流是很重要。如沒有這樣的現金流,難以長期持有優質的資產。如巴郡,如果中間等錢洗,因為巴郡沒有現金流,而要在早期賣走部份巴郡豈不可惜。作為一個投資者,除非真的已經有很穩健的基礎,否則還是不能斷定中途退場的可能性。<br />RkwChttps://www.blogger.com/profile/04040274700259875313noreply@blogger.comtag:blogger.com,1999:blog-6310130681657302179.post-38595905922860225692015-08-26T11:09:49.689+01:002015-08-26T11:09:49.689+01:00只要價值在提升,沒有退場需要,如巴郡,真有股東可以持有一世,並沒收到息,當然他們知道公司並且因缺乏現...只要價值在提升,沒有退場需要,如巴郡,真有股東可以持有一世,並沒收到息,當然他們知道公司並且因缺乏現金流,希慎道理一層。<br />主席有時是刻意不提升價格,因他更聰明,為何要改變它,長期有折讓地買。<br />如果他要體現,根本一天已可以,如長實重組手段,或只要有天主席賣走希慎廣場,換取現金,即使股價可倍升,我敢講,希慎廣場要賣,肯定有市場,市場造價不是半折,更有溢價。<br />置富賣二線商場,美孚商場,有價有市。<br />領匯三線商場,有價有市。價值投資者https://www.blogger.com/profile/01682303752755879971noreply@blogger.com