Issue: No. 28 (November, 2013)

房貸資訊分享【Home Mortgage Information Update】

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%	5.19%	5.59%	5.95 %	6.50%	6.90%	7.10%
ASB Bank	5.35%	5.15%*	5.65%	5.59%*	6.40%	6.80%	6.99 %
Westpac Bank	5.40%	4.95%*	5.75%	5.59%*	5.99%*	6.90%	7.10%

* Special condition applies (受特別條件限制)

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.
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4.85% 及二年5.45%(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 4.85% and 2-year fixed rate of 5.40% (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; they will surely receive our highest quality service as same as what you have been enjoying.  Thank you for your continuous support. 

儲備銀行預期建房需求維持堅挺 (RBNZ expects construction demand to stay strong)

今晨本國的財政建全性報告書剛出臺，當中由建造界提出的擔憂最引人關注；他們認為儲備銀行推出的首付措施會令建造商失去很多首置人仕的訂單而導至新房房市大幅放緩。他們建議既然建造新房可舒緩本地房子供應短缺的問題，那麼建房就不應受首付措施管制。

儲備銀行行長表示，他們正在檢討這個建議的可行性。他還說他預期建房需求會維持堅挺；現批出的新建房准許證已較2011年度上升了50%，而且在奧市及基督城一般房價遠較建房價為高。儲備銀行副行長則表示，本地銀行在首付措施推行時曾大刀濶斧砍掉那些低首付的貸款申請，但這種做法是會放鬆下來的，並也會令新造建房市場受惠的。

儲備銀行行長稱，假如政府感覺事態嚴重，必定會跟他們聯手將問題解决。但政府目前仍放手讓儲備銀行自行處事，及充分尊重他們推行的政策。行長表示在現階段很難說明這個首付措施是否有打擊房市的需求意欲。

Its latest Financial Stability Report was released this morning.  There have been concerns raised by builders and brokers that the new house market may slow considerably more than other sectors under the new LVR restrictions.  Builders have reported losing first-home contracts.  It has been suggested that new homes, which help address the supply side of the housing problem, should be exempt from the rules.

Graeme Wheeler said the bank was looking at the issue.  He said he expected demand to remain strong – consents are 50% up on an annual basis from where they were in 2011.  “The market price in Auckland and Christchurch is running ahead of the cost of new building.”  Deputy governor Grant Spencer said banks had cut back their low-deposit lending strongly to start with but would come back.  “Once some high-LVR lending comes back in, some could cover new building.”

Wheeler said if the Government was deeply concerned about the situation, it would engage with the Reserve Bank.  But he said so far it had left decisions to the Bank.  “The memorandum of understanding has been respected so far.”  Wheeler said it was too soon to say whether the LVR restrictions were having an effect on the demand side of the equation. 

房市仍讓儲備銀行憂心忡忡 (Housing market still worries Reserve Bank)

本國儲備銀行行長認為本國財政健全；本地銀行已經增強資金供應，並且逐漸淘汰那些全無收益表現的貸款。但房市仍是一個最大的隱患，因威脅着本國財政的是房市供求失衡。剛在十月一日推出的首付措施是藉着減慢房貸的升勢、房價的脹幅及調節銀行會計賬目的風險，從而降低本國財政的根本風險。

在跟國際的水平相比較，本國的一般家庭負債較高，並且愈演愈烈。歸根究底，這都是受房市牽累；更甚的是奧市及基督城的房價估值過高，這將導至在房價被修正過來時會對本國財政結構帶來壓力。

行長稱有很多因素引起現時房價的強勁升勢，當中有房源短缺、移民數量增長、低房貸利率及寬鬆的房貸條件。然而處理房源這個問題是首要任務，但在增加房源時也要避免可能產生過剩的風險。行長並不贊同建造業界埋怨儲備銀行出臺的首付措施已令到市民不願意建新房；行長表示新建房貸款祗佔本地銀行每月總貸款額的2-3%，而且現批出的新建房准許證也較二年前上升了50%。無論如何，儲備銀行會留意事態的進展。行長續稱現階段去評估首付措施對高房價的冲擊是為時尚早。

Reserve Bank Governor Graeme Wheeler said that the New Zealand’s financial system remains sound, and the biggest risk is the housing market.  “Banks have strengthened their funding base, while non-performing loans continue to decline."  “The main threat to the financial system is the risk associated with imbalances in the housing market.  The previously announced loan-to-value ratio (LVR) measures, starting from October 1, are intended to reduce systemic risk by slowing housing credit and house price inflation, and by reducing risk on bank balance sheets.

“The household sector has high and rising levels of debt relative to international norm.   Both households and banks are highly exposed to the housing market. Further, we have a situation where house prices are rising from already-overvalued levels, particularly in Auckland and Christchurch. This is increasing the risk of a future house price correction that could result in significant financial system stress.

Wheeler said that several factors are contributing to the strength in house prices, including supply side constraints, a pick-up in net inward migration, relatively low interest rates, and relaxed credit conditions. “Dealing with the supply side issues is of primary importance. However, it is also important to avoid a prolonged build-up of excess demand while the supply issues are being addressed.”  Wheeler dismissed concerns raised from the new-build sector that the bank's policy had resulted in buyers who decide not to build new houses.  He said new builds made up only two to three percent of lending volumes each month and housing start numbers were 50% higher than in housing market trough two years ago.  However, he did say the bank would "monitor the situation."
Wheeler said that it is too early to assess the impact of the measures on house price inflation.”

Reference:
• RBNZ expects construction demand to stay strong by Susan Edmunds @mortgagerates.co.nz on 13/11/2013
• Housing market still worries Reserve Bank @mortgagerates.co.nz on 13/11/2013

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

Note: All Chinese translations exhibited in this newsletter are subject to the English versions (此通訊中所有中文譯本，均以英文為準。)

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