07 Oct 2021

入市豪宅按揭申請須知
Guidance Notes on Mortgage Application for Luxury Homes

在眾多樓宇類別，豪宅相信是大部份人的終極「Dream House」。然而，豪宅的入場門檻高，買家一般都是實力雄厚，部份更以「Full Pay」形式購入豪宅。不過，現時銀行提供的按揭息口低，吸引部份買家利用槓桿方式入市，並再將手上的資金用作於其他投資。以下是入市豪宅以及申請按揭須知：
銀行承造豪宅按揭與一般住宅單位大致相同，然而豪宅銀碼較大，根據金管局要求，一千萬或以上的物業的按揭成數最高為5成，因此買家須預備充足的首期資金。另外，銀行會視乎買家是否已持有物業或有按揭在身、自用或非自用、收入是否主要來自香港等等，按揭成數或有所調整。要注意，部份豪宅買家為「老闆級」，若以「公司名義」購買豪宅，在承造按揭時，銀行須查看公司流水帳，並會審視公司的營利能力，買家亦須繳付15%從價印花稅(AVD)及15%買家印花稅(BSD)，相關稅款所費不貲。
亦不少買家鍾情於一手豪宅，發展商為了讓買家有更鬆動的財政預算，或設有多款付款方式以供選擇，一般較常見的如由與發展商合作的財務機構提供一按或二按計劃，部份最高按揭成數可達七至八成。而成交期亦較為彈性，一般為120/180/210天等，曾有發展商推出3年超長成交期的付款方法。另外，亦有發展商提供「先住後付」付款方式，即買家簽署買賣合約時，只需支付部份首期（如一成）即可入住該單位，餘額於指定年期過後才繳付，讓買家有更多時間籌集資金，換樓客則有更充裕的時間出售原有的物業。
除了富豪及投資客，事實上不少藝人亦投資有道，並愛買「磚頭」保值，近年亦不乏藝人購買豪宅的新聞。部份藝人資產豐厚，但收入或不穩定或未能提供足夠收入證明，可考慮透過「資產證明」申請按揭。要注意銀行以資產水平計算按揭時，成數最高為4成。資產淨值亦不得少於樓價的100%，即如物業樓價為3,000萬，資產淨值不得少於3,000萬。資產證明可包括港元存款、外幣、股票、債券、現契樓等，每間銀行對各種資產的審查及估值均有不同，如要以資產證明申請按揭，事前可先向專業按揭轉介公司查詢。

Among many types of buildings, luxury houses are believed to be the ultimate "Dream House" for most people. However, the entry barrier for luxury homes is high, and buyers are generally strong, and some purchase luxury homes in the form of "Full Pay". However, the current low mortgage interest rates offered by banks have attracted some buyers to use leverage to enter the market and then use their funds for other investments. The following are the tips for entering the market and applying for a mortgage:
Bank-built luxury home mortgages are roughly the same as ordinary residential units. However, luxury homes have a larger silver size. According to the requirements of the Hong Kong Monetary Authority, the mortgage rate for properties of 10 million or more is up to 50%. Therefore, buyers must prepare sufficient initial funds. In addition, the bank will adjust the mortgage ratio depending on whether the buyer already holds a property or has a mortgage, whether for self-use or non-self-use, whether the income is mainly derived from Hong Kong, etc., and so on. It should be noted that some luxury home buyers are "owner-level". If you buy a luxury home in the "company name", the bank must check the company's current account and review the company's profitability, and the buyer must also pay 15% ad valorem stamp duty (AVD) and 15% buyer stamp duty (BSD), related taxes are not expensive.
Many buyers are also fond of first-hand luxury homes. In order to allow buyers to have a more flexible budget, developers may have a variety of payment methods to choose from. Generally, the more common ones are provided by a financial institution that cooperates with the developer. Or the second mortgage plan, some of the highest mortgage ratio can reach 70% to 80%. The transaction period is also relatively flexible, usually 120/180/210 days, etc., and developers once introduced a 3-year long transaction period payment method. In addition, some developers also provide a payment method of "stay first, pay later", that is, when the buyer signs the sale and purchase agreement, they only need to pay a part of the first installment (such as 10%) to move into the unit, and the balance will be paid after the specified period. Buyers have more time to raise funds, and changers have more time to sell their original properties.
In addition to the wealthy and investors, in fact many celebrities also invest in good ways and love to buy "bricks" to maintain their value. In recent years, there has also been news of celebrities buying luxury homes. Some artists have rich assets, but their income may be unstable or unable to provide sufficient proof of income. You can consider applying for a mortgage through "Proof of Assets". It should be noted that when banks calculate mortgages based on asset levels, the maximum percentage is 40%. The net asset value shall not be less than 100% of the property price, that is, if the property price is 30 million, the net asset value shall not be less than 30 million. Asset certificates can include Hong Kong dollar deposits, foreign currencies, stocks, bonds, existing leased buildings, etc. Each bank has different reviews and valuations of various assets. If you want to apply for a mortgage with asset certificates, you can first apply to a professional mortgage referral company in advance Inquire.