Issue: No. 4 (June, 2011)

房貸資訊分享【Home Mortgage Information Update】

各位朋友，非常多謝大家的熱烈支持，這專訊已經出版至第四期。為了將這專訊辦得更多姿多采及更切合大家的需求，我希望大家能踴躍透過本人的電子郵箱表達你們對這專訊的意見並提出你們的寶貴建議。因這專訊是大家分享的園地，我希望大家能一起參與，力求盡善盡美。

Greetings!  I thank you very much for your great support which makes this newsletter possible; it has already published its fourth issue! As the newsletter is designed to provide a platform for all of us to share our knowledge and experience about home loan industry, I therefore welcome your comments on the newsletter and your opinions of how to improve its quality. You can send your messages to my email box.  This newsletter is OURS!!!

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	5.99%	5.95%	6.29%	6.49%	6.99%	7.45%	7.70%
ASB Bank	5.85%	5.95%	6.20%	6.40%	6.90%	7.30%	7.60%
National Bank	6.35%	5.95%	6.29%	6.49%	6.99%	7.45%	7.70%
Westpac Bank	5.59%	5.95%	6.20%	6.40%	6.90%	7.30%	7.60%

主要銀行 Major Banks	Revolving Credit Facility
ANZ Bank	FlexiPlus:                                       5.65% p.a.
ASB Bank	ORBIT Home Loan:                    5.75% p.a.
National Bank	Flexible:                                         5.65% p.a.
Westpac Bank	Everyday:                                      5.60% p.a.

浮動房貸利率將上揚 (Floating Mortgage Rate on Rise)

儲備銀行剛公佈官方貼現利率仍維持在2.5%的歷史性低位。儲備銀行行長表示，縱使基督城地震曾對本國坎特伯雷區的經濟活勳帶來冲擊，但這負面的信心效應對本國其他地區的經濟活動的影響是有限的。行長更表示在三月份的調控措施中提及的經濟復甦現象亦持續表現出來，本國經濟發展仍然向好。

經濟分析師普遍認為儲備銀行在未來幾個月甚或延至明年三月將會開始加息；故此現時創自1960年以來最低位的房貸浮動利率也會隨着上調。BNZ銀行首席經濟師預期房貸浮動利率將於半年後回升。房貸浮動利率曾低至5.6%，是自1964年以來的最低水平。他繼續估計官方貼現利率將會在2013年上漲至5.5%，而房貸浮動利率將增至8.6%。他建議貸款人現時應繼續償還浮動利率，在本年底時轉為定息房貸。

ASB 銀行首席經濟師表示目前本國經濟好壞參半。好的方面主要由於國內房產市場特別是奧克蘭市有改善，對消費信心帶來莫大支持。但壞的方面是因為基督城地震造成數十億元的損失，而且災後重建時間仍未全面落實。

The Reserve Bank has just left the Official Cash Rate (OCR) unchanged at 2.5 per cent.  Reserve Bank Governor said although economic activity within Canterbury region had been significantly disrupted by the Christchurch earthquake, it appeared the negative confidence effect of the earthquake on economic activity throughout the rest of the country had been limited.  He further mentioned that the outlook for the New Zealand economy had improved and the early signs of recovery noted in the March Statement had continued.

Economists generally suggest that Reserve Bank will make its first move up on the OCR in the next few months or even in March next year; floating mortgage rates presently at their lowest levels since the early 1960s may not last many more months.  BNZ chief economist  said there were perhaps only six months left of floating mortgage rates at the lowest levels for four decades and then they would start rising.  Floating mortgage rates are as low as 5.6 per cent – levels last seen in 1964.  He assumed that the OCR would rise to 5.5 per cent in the middle of 2013 and that floating mortgage rates would peak at 8.6 per cent.  He therefore suggested borrowers to stay floating but aim to fix before the end of this year.

ASB chief economist said there is a mixed feeling in the economy of this country.  The good thing is national housing market is improving, at least in Auckland, which will support consumer confidence.  The bad feeling is that the Christchurch quake did billions of dollars of damage and the timing of the rebuilding effort is still unclear. 

信用調查草案 (Credit Checking Proposal)

根據紐西蘭英文先驅報報導，本國私隱專員最近提出一個全新的信用調查機制的建議，容許銀行及其他相關機構對客户進行的信用調查範圍可包括該客户在過去二年內的二百個付帳記錄，他並指出該付帳記錄將會涵蓋煤氣費、電費、電話費、保險費、房貸供款、一般月費及所有信用咭帳款。消費者委員會總幹事透露，過往不良信用的經歷是很難註銷的；但在新機制下，信用調查機構將每月不斷更新客户付帳資料，這確令客户更易重整個人的付帳信用。銀行業公會總幹事表示在新機制下客户若長期保持良好的付帳記錄，偶而不小心的逾期付款並不影響銀行給予該客户貸款融資的决定。銀行業界強調良好的付帳記錄將能提高客户的信用評級，因而令客户更易獲得銀行的貸款融資。信用調查機構Veda Advantage 執行董事認為更重要的是建議中的機制能提供業界較詳盡的資料，讓他們能掌握客户的慣常付帳模式，從而對客户作出更全面的信用評估。但民權組織警告說，建議中的機制不具透明性，普通市民根本不知道他們自已的信用評級，更遑論了解這機制。

這草案已作公開諮詢，新機制將望能在明年四月全面實施。

 According to an article recently published on New Zealand Herald, under a proposal by the Privacy Commissioner, your last 200 bill payments, on average, will become part of your credit record available for scrutiny by banks and other businesses; it will put your bill-paying on your credit record for two years, showing whether you were late with your electricity bills, gas bills, phone bills, insurance bills, mortgage repayments, other monthly payments and all credit-card invoices.  Consumer NZ chief executive said that it had been quite difficult to get rid of bad credit experiences; however, under the new proposal, giving credit-reporting agencies more information every month made it easier to rebuild a credit record.  Bank Association chief executive said missing a single payment was unlikely to affect whether a person could get a loan, especially if they had records of long-term regular repayments.   The bank industry says the proposal means staying on top of bills will get you a better credit rating and better access to loans.  The managing director of credit-checking agency Veda Advantage said more information would let creditors look at the big picture; a single missing payment would not be going to be a big issue, it would be about trends.  But, Council for Civil Liberties spokesman warned that the proposed credit-checking system would not be transparent; any ordinary person around News Zealand had not known what their credit rating was, they would not even know this process to exist and they would not know how to challenge it. 

The proposal is now open for public submissions and the new credit checking system is expected to start recording from April next year whether bills have been paid on time. 

國內房產市道 (NZ Property Report)

Realestate.co.nz 最近發表了一個國內房產市場報告，它列舉了市場上很多重要的統計數據及分析，這是很值得大家去參考的。我現節錄其中的重點，好讓大家一起分享。

報告的調查結果顯示，全國在五月份的新上市樓盤數目持續下滑，按年跌幅達16%, 銳減至9,898 幢；整體而言，新上市樓盤數目巳經連續下趺了十二個月。加上近期房產市塲銷情走俏，市塲上未售出的房屋庫存量也相應急挫，減少至47 週。至於房產要價方面，雖然新上市樓盤減少及個別地區銷情暢旺，但因漸踏入秋冬淡季，房產要價也開始作季節性調整，整體卻較四月份下趺4%。在本國眾多城市中，奧克蘭市目前基於上述市場因素已由二年前的買家市場蛻變成現時的賣家市場。

Realestate.co.nz has recently released NZ Property Report, listing plenty of important statistical data and market information about property industry in New Zealand.  You can take reference to them when making your property-buying-decision.  For your easy reading, I make the following summary. 

The report notes that new listings failed to reach 10,000 across the country in May, showing a 16% year-on-year fall; overall the market has seen 12 consecutive months of consistent falls in new listings measured on a year-on-year basis.  As a result of the lower level of new listings and the recent more active sales market, the stock of unsold houses on the market fell significantly, reporting 47 weeks in May.  When looking into property asking price, the report mentions that despite the fall in new listings and active sales in select regions, the asking price followed seasonal norm but falling by 4% as the market enters the quieter Autumn/Winter period.  Amongst all the regions in this country, Auckland has seen a shift in the property market; after 2 years as a buyer’s market, shortage of new listings has pushed local market to favor sellers. 

全國房產市場概覽(Snapshot of Nationwide Property Market )

	March 2011	April 2011	May 2011
Property Asking Price (truncated mean) % change from previous month % change from prior 3 months	$421,940 +0% +2%	$429,249 +2% +3%	$414,308 -4% -2%
Number of New Listings % change from previous month % change from same month last year	12,247 +8% -15%	10,181 -17% -17%	9,898 -3% -16%
Inventory – Number of Weeks % change from previous month % change from same month last year	52.90 +9% +5%	53.10 +1% +4%	47.00 -12% -1%

奧克蘭市的房產市場概覽(Property Market in Auckland)

	March 2011	April 2011	May 2011
Property Asking Price (truncated mean)	$551,720	$555,572	$553,071
% change from previous month	+1%	+1%	-4%
% change from prior 3 months	+1%	+2%	-3%
Number of New Listings	4,073	3,325	3,417
% change from previous month	+5%	-18%	+3%
% change from same month last year	-11%	-17%	-11%
Inventory – Number of Weeks	37.80	34.40	30.60
% change from previous month	+1%	-9%	-11%
% change from same month last year	-2%	-14%	-20%

Source: NZ Property Report dated 1st June, 2011 released by Realestate.co.nz

Reference:
Floating Mortgage Rate Rise on Cards @ Stuff.co.nz by James Weir on 07/06/2011
OCR Unchanged at 2.5 Percent @Reserve Bank of New Zealand on 09/06/2011  
Credit Watch on Your Bills @ New Zealand Herald by Michael Dickson on 03/06/2011
NZ Property Report @Realestate.co.nz on 01/06/2011

                                                    
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. 

 

下期再見!!

See You Next Time!!