Issue: No. 17 (November, 2012)

房貸資訊分享【Home Mortgage Information Update】

本人在今期的通訊中跟大家分享一些針對最近火紅的奧克蘭樓市的評論，它們確實是值得大家參考的。

In this issue I would like to share with you those commentaries on the recent housing boom in Auckland; indeed, they are good for your reference. 

銀行房貸利率參考表 (Bank Home Loan Interest Rates)

主要銀行 Major Banks	固定年利率 (Fixed Rates Per Annum)
	六個月 6 Months	一年 12 Months	十八個月  18 Months	二年 24 Months	三年 36 Months	四年 48 Months	五年 60 Months
ANZ Bank	*4.95%	*4.95%	5.49%	5.39%	5.90%	6.20%	6.60%
ASB Bank	5.45%	5.45%	5.45%	5.25%	5.90%	6.10%	6.50%
National Bank	*4.95%	*4.95%	5.49%	5.39%	5.90%	6.20%	6.60%
Westpac Bank	4.95%	4.95%	5.40%	5.40%	5.90%	5.99%	5.99%

主要銀行 Major Banks	Revolving Credit Facility
ANZ Bank	FlexiPlus: 5.85% p.a.
ASB Bank	ORBIT Home Loan: 5.75% p.a.
National Bank	FlexiPlus: 5.85% p.a.
Westpac Bank	Everyday Choice: 5.75% p.a.

請注意，以上各利率祗作參考之用。本公司必定為客户爭取最優惠利率。最近案例：如一年4.95%, 二年4.95%或浮動5.15%。(*: 受特別條件限制) 。

希望各位朋友把握現時的良機，享受本公司為大家爭取到的各種優惠。本公司定竭盡所能，為大家解决房貸的疑難，若貴親友需要房貸服務，也請告知，本人定會親自跟他們聯系。多謝大家的支持。

Your attention please!  The above interest tables show carded rates for your banking reference only.  Our company will do our best to get the most favorable mortgage interest for you.  The recent examples are: a 1-year fixed rate of 4.95%, a 2-year rate of 4.95% and a floating rate of 5.15%.  (* with special conditions apply).

We hope that you would take this unique opportunity to enjoy all of those benefits that we strive to offer to you.    We promise you our best service; please refer to us those you know who are in need of home mortgage and they will surely receive our highest quality service as same as what you have been enjoying.  Thank you for your continuous support. 

奧克蘭樓市活動激增(Auckland Nears Housing Boom)

BNZ銀行首席經濟師表示投資者曾因銀行存款的回報不合乎理想而將資金轉投房產市場，這導至奧克蘭樓市活動激增。但他在剛出爐的滙報中指出最近的一系列民生數據顯示實際情况較預期為差：本國職位空缺數字每况愈下及市民仍要勒緊褲帶過日子。

他續稱另一邊廂本國儲備銀行也因不想看到奧克蘭市房產投資活動過劇，雖有意再調低官方貼現利率，但落實機會不大。儲備銀行考慮到樓市持續升溫，將會給大家在明年帶來通脹壓力，若在此時減息，無疑給市場火上添油，引誘更多的年長投資者放棄低回報的銀行存款而投身房產市場，這不單會引起市場極大波動，最終可能會讓那些無辜的投資者白白斷送畢生財富。

該經濟師認為愈多資金投進建造業，通脹則愈易發生，這證諸於基督城的災後重建、奧克蘭市殷切的新房需求、國內基礎設施的建造及漏水屋的復修等。他更指出負面的消息如失業數字及緊縮消費會引發官方貼現利率上揚，但這將會是2014年的事了。

Auckland’s housing market is shifting into boom territory, helped along by investors who are dissatisfied with the returns they are getting on bank deposits, BNZ chief economist says.  His latest weekly overview points out many recent data releases have been weaker than expected; people are still controlling their spending and job numbers are falling.  He says the likelihood of an official cash rate cut has risen, but is still not very high, partly because the Reserve Bank does not want to push even more investors into the Auckland housing market. 

The housing market is rising already and will become a source of inflationary pressure from next year, so cutting rates now and encouraging even more aging investors to quit low-yielding bank deposits for residential property investment vehicles will not only hasten and enlarge the housing boom-bust but eventually destroy the wealth of many unsophisticated and unlucky people. 

Inflation is also likely to rise when construction spending accelerates.  “We all know that just around the corner lies an inflationary surge in construction spending associated with the rebuilding of Christchurch, catch-up house construction in Auckland, infrastructure activity, water-tightness corrective work and earthquake strengthening”.   He said the negative employment and household spending data did reinforce that while the next change in the OCR is likely to see it rise, that would likely not be until 2014. 
 
工黨呼籲徵收資產增值稅(Labour Calls For Capital Gains Tax)

工黨財務發言人最近針對出租物業已再次成為本國受歡迎的投資工具時表示，本國需要設置資產增稅，旨在將市場上的資金引流至其他有生產值的企業上。

他稱資產增值稅可壓制房產市場上持續上升的投機炒賣活動，因這已令自住物業正不斷減少。若沒有稅制的約束而繼續讓資金投進房產的炒賣活動中，這會損害本國有生產值的出口事業，而本國的發展也將舉步為艱。本國應鼓勵人民將資金投進出口領域上，因這會創造就業職位、提高工資及減低本國向外舉債。

資產增值稅不單可鼓勵資金投進有益及有生產值的事業領域上，並能穩定房價，使每個新西蘭的家庭都可以居者有其屋。

New Zealand needs a capital gains tax to redirect investment into productive businesses, Labour says.  Labour party finance spokesman David Parker was responding to the latest ASB investor confidence survey, which showed that rental property is once again New Zealanders’ favourite investment.

“A capital gains tax is needed to quell a prolonged increase in property speculation that will only continue the trend in declining home ownership,” he said.  “We aren’t going to grow as a country if we keep putting our investment money into property speculation because of a tax bias that hurts our productive exporters.”

He said New Zealanders should be encouraged to invest in other areas, such as the export sector.  “This creates jobs, helps increase wages and limits our reliance on overseas lenders.  A capital gains tax will encourage investment towards good, productive businesses while also helping to limit the increase in house prices, making homes for Kiwi families more affordable.”

對高資貸比率的房貸發出警告(High LVR Loans Come With Warning)

本國銀行現再次向房產投資者提供95%的房貸，但會謹慎行事。ANZ、ASB及Westpac均表示他們會向那些想購買投資屋但祗擁有小額首付的人仕提供房貸。

ANZ銀行上週宣佈該95%房貸的舉措時，也附帶規定借貸人必湏跟該行作其他借貸業務。ASB銀行可提供95%房貸用以購買休閑農莊、公寓大樓及出租屋，但每個借貸會分開獨立處理。Westpac 銀行則表示他們會基於嚴謹的審查向某些客户提供95%或更高的借貸，但會收取較高的利息以抵消相應的風險。

大部份投資者均會將自住物業作抵押向銀行貸款以購買出租屋。若借貸人擁有的自住物業尚負有大比率的貸款未償付的話，在新措施下，各銀行仍會考慮向其提供95%的房貸。故此，投資者均藉機蜂擁入市，往往競相爭奪同一樓房，因而將首置買家擠於門外。

評論家Brian Gaynor警告說，當房價下挫時，銀行對借貸人是絕不含糊的。每個投資者都認為房價會不斷上升的，但這是不切實際的想法，它其實是反覆會跌下來的。他續稱說現時買家必須小心，或許他們已購入一些物非所值的物業。打個比方說，若你購入一幢一百萬的房子，你需貸款九十五萬，當房價颷升至一百一十萬時，你已賺取了三倍的收益。所以當樓市升温時，大家都借貸來投資，但需知道要賺取高收益，就要承擔高風險的道理。當房價下跌時，那些憑藉高資貸比率借來房貸資金的投資者就要承受沉重的苦楚。如上例，若房價下挫了20%至八十萬，此時你必須能以八十萬賣掉房子向銀行償還房貸，但你對銀行仍負有十五萬的債務。銀行對追討債務是不會寬容處理的。

Banks again are offering 95% loans to property investors, but they come with a caution.  ANZ, ASB and Westpac say they will give loans for investment properties to people with small deposits. 

ANZ made the announcement last week, although it comes with the proviso that other borrowing must also be with the bank.  ASB had earlier said it would look at each deal on a case-by-case basis, opening the way for 95% borrowing on lifestyle blocks and apartments as well as on investment properties.  Westpac chief executive told the Herald on Sunday his bank allowed certain customers to borrow 95% or more in some cases.  “We have stringent criteria for allowing a customer to borrow that much.  We do charge a slightly higher interest rate to reflect that risk.”

Many investors buy investment properties by leveraging them against the equity in their family homes.  This policy change allows them to do that before they have paid off much of the mortgage on the house they live in.  Business commentator Brian Gaynor said lending practices such as these pushed first-home buyers out of the market as investors often competed for the same properties.  And he said banks would be ruthless if prices dropped. 

“Everyone thinks house prices just keep going up and up but that is certainly not true.  House prices can turn around and fall quite a lot.”  He said buyers at the moment should be aware that they were purchasing in a relatively heated property market.  “If you buy a house for $1 million and borrow $950,000 and then the value of the house increases to $1.1 million, you have tripled your money.  That is why when markets go up, people do borrow.  They know they can make a huge return but they take higher risks.”  But, he said, if prices dropped, people who bought with low equity levels would feel the most pain.

He said the same investor with a $1 million property would be left with a $150,000 debt if prices dropped 20% and they had to sell for $800,000.  “Banks who lend 95% will be ruthless.  They are not going to say ’Oh, you are a nice guy, just pay us back $800,000’.  They will want the full $950,000.”

Reference:
Auckland nears housing boom: Alexander @ Landlords .co.nz on 16 November 2012
Labour calls for capital gains tax @ Landlords.co.nz on 14 November 2012
High LVR loans come with warning @ Landlords.co.nz on 12 November 2012

若大家有各種關於房貸的查詢，歡迎大家撥打09-5356818 或傳遞電郵至aamortgage@xtra.co.nz與張小姐聯系。

If you have any home loan inquiry, you are welcome to discuss it with Anita by phone at 09-5356818 or by email to aamortgage@xtra.co.nz

Disclaimer: The information given in this newsletter is of a general nature and does not constitute specific professional advice in regards to your investment planning.