求助第一次购房人谈经验，教训等

kelvin2008

我刚到澳洲珀斯，希望了解及买这里的房子，看及问了一些基本的情况，但还是希望已经买过房子经验的人士介绍介绍，第一次购房的体会，经验，教训等。谢谢啦。。。。

撒拉天使

[s:6] don't borrow too much from bank, interest rate very high, try out right house in 1 hit [s:2]

gohn

自己得多看，多问朋友的意见。当然也是一人一个说法，但是有一定参考价值。房产中介的总是极力鼓吹的

多比较，多看看，不用急着递OFFER，万一卖家同意之后看到更喜欢就比较麻烦了。现在市场的房子走的很忙的

至于贷款方面的事情，那就多的去了

kelvin2008

谢谢大家的建议  [s:71]
请问大家觉得现在是买房的好时机吗？
大家对未来房价走势是如可看的？
我也去了一些地方了解， 我的打算是在南边买房， 本人感觉SUCESS区是很好的地方，
这一带在交通很扣物是挺方便的。大家有没有什么好地方建议一下，
价钱跟SUCESS或者CANNING VALE差不多的
谢谢

chengwai

remember to put all the terms and conditions (i.e. cleaning, fixing, etc) into the offer - once your offer is accepted, you are not allowed to change anything. The offer is signed that "property is at the condition as inspected" so if you see something wrong with the house, remember to ask the agent to include it as a term or condition of the contract.
I'm a finance broker, 2-3 of my clients thought they can request for cleaning or some basic fixing after offer being accepted but refused.

gohn

引用第3楼kelvin2008于2009-03-09 12:22发表的:
谢谢大家的建议  [s:71]
请问大家觉得现在是买房的好时机吗？
大家对未来房价走势是如可看的？
我也去了一些地方了解， 我的打算是在南边买房， 本人感觉SUCESS区是很好的地方，
这一带在交通很扣物是挺方便的。大家有没有什么好地方建议一下，
.......

PERTH的小户型今后2年的成长空间有限，原因也是因为我们这里的小户型价格几乎是全澳最坚挺的，下跌幅度小，短期内的反弹成长空间也不会很高的。

长期而言的话，房子肯定是最保值的持续走高资产，其价格的走势肯定比股票和黄金乐观（这两样价格充满的情绪价格的成份，尤其是黄金）。房子基本上而言是什么时候买都可以

你要是想到千秋万代的话，现在买个花瓶以后都能成古董

至于地方嘛，这就很不好说了。区，只是一个代表而言。好区有很烂的房子，一般的区一样会很不错的路段的户型。得看具体情况而定。我随便张口报个区的名字，而不考虑具体的路段的房屋状况，就不太负责任了，呵呵

gohn

引用第4楼chengwai于2009-03-10 08:35发表的:
remember to put all the terms and conditions (i.e. cleaning, fixing, etc) into the offer - once your offer is accepted, you are not allowed to change anything. The offer is signed that "property is at the condition as inspected" so if you see something wrong with the house, remember to ask the agent to include it as a term or condition of the contract.
I'm a finance broker, 2-3 of my clients thought they can request for cleaning or some basic fixing after offer being accepted but refused.

这个建议很好，尤其是对第一次购房者而言，所以我给加5分。[s:81]

建议大家买房子的时候尽量的FUSSY一点，不用担心卖家会不会卖的问题。现在的房子挂牌2个月都无人问津，所以尽量挑毛病，压价格，尤其是老房子。

撒拉天使

i think...

after the first home buyer grant gone, house can be a bit cheaper [s:2]

coz every 1 knows first home buyer can get 14k (or 21k for new house) back from gov, when they sell house, will try to put that part of money on top of what ever house price.

gohn

引用第7楼撒拉天使于2009-03-10 11:54发表的:
i think...

after the first home buyer grant gone, house can be a bit cheaper [s:2]

coz every 1 knows first home buyer can get 14k (or 21k for new house) back from gov, when they sell house, will try to put that part of money on top of what ever house price.

这点问题我倒是和房产中介聊过，答案是肯定的。不少卖家确实是这么干的，呵呵。房产中介也没法强制卖家的意愿

chengwai

In fact this is best time to buy property over $500K - the price is dropped to a very reasonable level and still got a lot of potential to bargain.
The properties between $300K to $500K now are basically the left over since Oct 2008 - I keep checking the market, but seems not easy to spot a good one.
The other thing to aware is the banks are now very very very very slow... St George bank turn around time is 13 Working days - that means your application will be in a queue for 13 working days before someone will pickup the file and look at it. Also they don't accept pre-approval any more... [s:92]  [s:92]

chengwai

sorry, what I mean is, better to do a pre-approval before start looking at the property. The property agent will only give you 21 calendar days to arrange finance or you will lost your deposit - also need to aware of this. if the application takes 13 working days and basically on the day the bank pick up the file, your finance term expires.

Pre-approval also helps you to bargain. Property agent loves to see buyer with Pre-approval.

kelvin2008

谢谢大家的建议   [s:112]

thriller

引用第3楼kelvin2008于2009-03-09 13:22发表的:
谢谢大家的建议  [s:71]
请问大家觉得现在是买房的好时机吗？
大家对未来房价走势是如可看的？
我也去了一些地方了解， 我的打算是在南边买房， 本人感觉SUCESS区是很好的地方，
这一带在交通很扣物是挺方便的。大家有没有什么好地方建议一下，
.......

除非看到你特别喜欢的房子，否则眼下不是买房的好时候。近两个月的数字显示，First Home Buyers几乎占了WA买房者总数的近50%，这说明了政府正在钓First Home Buyers的鱼，并倚靠这些鱼们托房市。鱼饵(14k/21k)没了或鱼被打了差不多时，房市还撑得住吗？

漂流的瓶子

一般在他们开出房价的1~2万之内是可以讨价还价的。比方来说开价40万的房子，一般39万或者38万可以买下。尽量买GREEN TITLE的HOUSE.因为VILLA,TOWNHOUSE那样形式的房子如果不拥有土地的话，那么每年随着房子的折旧，房子也在贬值。而GREEN TITLE的HOUSE的情况下，土地是保值的。多看多问。还要看点运气。

gohn

引用第12楼thriller于2009-03-27 11:17发表的:


除非看到你特别喜欢的房子，否则眼下不是买房的好时候。近两个月的数字显示，First Home Buyers几乎占了WA买房者总数的近50%，这说明了政府正在钓First Home Buyers的鱼，并倚靠这些鱼们托房市。鱼饵(14k/21k)没了或鱼被打了差不多时，房市还撑得住吗？

确实有这样的问题。但就政治角度而言，当前政府也是必须得这么做。KEVIN RUDD上台的时候，肯定也差不多预测到了这样的宏观大情况。从降息，FHOG的补贴增加，再到最近的$900补贴，可见政府要救的不只是房市，而是要为整体金融市场的复苏做必要的铺垫，更重要的是缓解平缓民怨和反对党的挑刺。不做到这些，他的连任几乎是不可能的事情。

但就普通大众消费者而言，有这样那样的补贴，买下个房子作为自己一个实实在在的家，还有很有吸引力的。至于投资的话，再开话题了，呵呵

gohn

引用第13楼漂流的瓶子于2009-04-27 01:25发表的:
一般在他们开出房价的1~2万之内是可以讨价还价的。比方来说开价40万的房子，一般39万或者38万可以买下。尽量买GREEN TITLE的HOUSE.因为VILLA,TOWNHOUSE那样形式的房子如果不拥有土地的话，那么每年随着房子的折旧，房子也在贬值。而GREEN TITLE的HOUSE的情况下，土地是保值的。多看多问。还要看点运气。

蛮好玩的，这个讲法最早提出正好是学ACC的人，土地保值。土地上的建筑，设备，厂房都有折旧。把学校里的东西运用到了生活中，是很好的。但问题在于，这个理念并不完全适合居住性房产。我是没有看到具体的数据指出GREEN TITLE的房产比NON GREEN TITLE的房产的升值快。反倒是最近5年的VILLA，APART等的小户型升值幅度大过带有土地的大HOUSE。如果再加上投资回报率来看，小户型的价值反而更高。原因其实也很简单：流通性。

其实横向比较的话，买大型独立的HOUSE，肯定是比小户型来的便宜（每平米除一下也看出来了）。但澳洲老百姓承担不起高价位高价值的房产。所以低价位的房产才比较红火。从财务角度看起来，这样的投资并不是最佳选择，但这确实最符合老百姓实际消费能力的选择。近期海滨的房产的降价幅度很大，海滨的房产相当于股票里的蓝筹，我想拿下两座，5年之后我相信涨幅一定很好，可我从哪里去搞那80万澳元现金的头款？就算有了，每个月7，8千的还贷和不确定性的租赁市场，我能坚持5年吗？想想就算了。可钱多的人呢？买就买了，随便放放5年，接着就变的更有钱，汗.......

长线拉开来看，其增长的幅度都差不了多少。与其说户型的保值，不如讨论地理位置的价值。全世界的房产原则都是（包括商业房产）：地段，地段，地段。交通，安全等问题，都是影响房价长线走势最重要的指标。

chengwai

引用第15楼gohn于2009-04-27 12:50发表的:


蛮好玩的，这个讲法最早提出正好是学ACC的人，土地保值。土地上的建筑，设备，厂房都有折旧。把学校里的东西运用到了生活中，是很好的。但问题在于，这个理念并不完全适合居住性房产。我是没有看到具体的数据指出GREEN TITLE的房产比NON GREEN TITLE的房产的升值快。反倒是最近5年的VILLA，APART等的小户型升值幅度大过带有土地的大HOUSE。如果再加上投资回报率来看，小户型的价值反而更高。原因其实也很简单：流通性。
.......

Gohn, I don't agree with your view. Give you an example, the old apartments in Victoria Park (i.e. 69/71 King George St) can be sold at as low as $220k, but the brand new one are sold at far higher price, say a new off-the-plan apartment in Victoria Park can be as much as $500,000. This kind of value differences are not seen in the property with Green Title. brand new properties with green title usually sell at a price slightly higher than an old alternative. also not to mention that apartments are located at suburbs with a higher demand in terms of housing; and that's why they are popular.

usually apartments/town house/villa has a higher liquidility but also a higher rental return rate as per dollar investment - a 3 bedroom villa could be leased at the same rate as a 3 bedroom green titled house but it would cost more to own a green title house. however, in long term green title house also appreciate faster in value than strata value property. Rental return and capital gain always have an inverse relationship. However, if you are lucky enough, you may be able to find property strong in both.

gohn

引用第16楼chengwai于2009-04-27 22:24发表的:


the old apartments in Victoria Park (i.e. 69/71 King George St) can be sold at as low as $220k, but the brand new one are sold at far higher price, say a new off-the-plan apartment in Victoria Park can be as much as $500,000. This kind of value differences are not seen in the property with Green Title. brand new properties with green title usually sell at a price slightly higher than an old alternative. also not to mention that apartments are located at suburbs with a higher demand in terms of housing; and that's why they are popular.

usually apartments/town house/villa has a higher liquidility but also a higher rental return rate as per dollar investment - a 3 bedroom villa could be leased at the same rate as a 3 bedroom green titled house but it would cost more to own a green title house. however, in long term green title house also appreciate faster in value than strata value property. Rental return and capital gain always have an inverse relationship. However, if you are lucky enough, you may be able to find property strong in both.

那个，貌似完全没有理解前辈想表达什么，也没看出你我的观点有啥出入。好像是想说，小户型的反而更适合投资是吗？

chengwai

It terms of rental, yes, but in terms of capital gain, property with land for sure will appreciate faster. The information that we get from REIWA about the median house price and median unit price are based on brand new or near new unit price - we have a lot of units bulit in the last few years hence their median unit price does not show the true value of unit.

So the "反倒是最近5年的VILLA，APART等的小户型升值幅度大过带有土地的大HOUSE" does not apply. um...in simple, apartment are more price elastic than house and when market is good, they appreciate faster; when market is bad, they are affected worse than house. We had a miracle time for the last 5 years that make us think that "apartments appreciate faster than house" We can't tell what the value is of a brand new apartment in 5 years, but we can compare an old apartment and near new apartment in the same area, thus I put the one in Victoria Park to demostrate the difference.

Btw, I may be wrong...the demand of units ar getting stronger and stronger. I wen to Sydney and I can hardly ever see a house...in long term I believe Perth may have chance to be like this, if the demand of housing remains strong.

呆呆

引用第14楼gohn于2009-04-27 12:21发表的:


确实有这样的问题。但就政治角度而言，当前政府也是必须得这么做。KEVIN RUDD上台的时候，肯定也差不多预测到了这样的宏观大情况。从降息，FHOG的补贴增加，再到最近的$900补贴，可见政府要救的不只是房市，而是要为整体金融市场的复苏做必要的铺垫，更重要的是缓解平缓民怨和反对党的挑刺。不做到这些，他的连任几乎是不可能的事情。

但就普通大众消费者而言，有这样那样的补贴，买下个房子作为自己一个实实在在的家，还有很有吸引力的。至于投资的话，再开话题了，呵呵

请问gohn，听说投资房卖掉的话，得到得profit要上交50%的税，那如果是自己住的房买掉了，是不是也要交那么多的税啊