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Market entry benchmark
Q1：香港的黃金地段在哪裡？
A: There are many factors to consider when deciding on a prime location. The criteria vary and the answers vary. There is no standard answer. It depends on whether the location is close to a subway station, bus stop, school, shopping mall, park or sports facility. The fame of certain areas creates a sense of superiority, which is also one of the factors that define a prime location. The most famous prime locations in Hong Kong, such as The Peak, Southern District and Kowloon Tong, are all considered noble locations by the general public.
Q2：選擇在香港哪個地區置業？
A：
有很多考慮因素，比如個人經濟狀況、生活方式，公司、子女學校地點。 如果預算有限，可以考慮新界、離島等地區; 如果你更重視靠近某些基礎設施、商業區、交通樞紐、機場、體育或娛樂設施，在市中心置業就會更適合。
Q3：香港哪個區的升值潛力較大？
A:
根據某平台的中位數顯示以下的地區有較大的升值潛力：
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壽臣山、黃竹坑、香港仔（港島南線）
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何文田、紅磡（觀塘地鐵支線）
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尖沙咀附近地區：佐敦、油麻地、深水埗 （港深連接線）
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啟德
Q4：哪些因素對物業的升值潛力有較大影響？
A：
附近的未來發展項目，例如在新的鐵路/交通設施、商務中心區、城市發展、或類似的城市化項目、土地供應、可開發土地有限的地區都會增加其升值潛力。 外來投資者，尤其是來自內地的投資者，亦會增加物業的需求，推高地產價格。
Q5：哪個區域的樓盤相對更保值？
A：
市中心的人口密度較高，導致租金與樓價較高，所以人口密度是影響租金與租金回報率的主要因素之一。 市中心樓盤的需求和定價在經濟衰退下通常會比較穩定。
Q6：在香港買房的基本流程是怎樣的？
A: The process of buying a house usually includes the following steps:
House hunting: Find a suitable house through a real estate agent or online platform.
House viewing: Inspect the house on site to understand the environment, transportation and other supporting facilities.
Sign a provisional agreement for sale and purchase: The buyer and seller sign a provisional agreement for sale and purchase, and the buyer needs to pay a 5% down payment.
House inspection: If necessary, you can ask a professional house inspector to check the condition of the house.
Sign a formal contract: Sign a formal sales contract under the witness of a lawyer and pay 10% of the purchase price.
Apply for a loan: If you need a loan, apply for a mortgage loan from a bank.
House handover: Complete the payment of the remaining purchase price and the house transfer procedures.
Q7: What are the main costs of buying a property in Hong Kong?
A: The main expenses for buying a property include:
Purchase price: the actual selling price of the property.
Stamp duty: depending on the value of the property, the tax rate ranges from 1.5% to 15%.
Lawyer fees: handling legal matters in the contract and transaction process, usually 0.5%-1% of the property price.
Real estate agency fees: there is no unified industry standard, and you need to negotiate with the agency.
Other fees: such as mortgage loan handling fees, appraisal fees, etc.
Q8: What is the stamp duty system in Hong Kong?
A: Stamp duties in Hong Kong mainly include: Ad valorem stamp duty (AVD): tiered according to property value, first-time home buyers have a lower tax rate (generally 1.5%-4.25%).
Q9: 在香港買房與內地有什麼不同？
A：在香港買房必須通過律師處理法律文件和交易過戶，以及持牌的中介代理機構處理相關買賣事宜。
Property Mortgage
Q1: What are the requirements for mortgage approval in Hong Kong?
A：
在香港申請房屋按揭貸款需要滿足一系列財務和個人條件，包括貸款比例、收入證明、信用記錄、年齡限制和房屋狀況等。 如果你對按揭貸款有具體需求或疑問，建議諮詢專業的銀行顧問，獲取量身定製的建議。 以下是香港房屋按揭貸款批核的主要條件：
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貸款比例（LTV，即Loan-to-Value Ratio） • 首次置業者：首次購房者通常可以申請較高的貸款比例（LTV）。 如果房價低於1000萬港幣，一般可以貸款70%至90%的房價; 如果房價超過1000萬港幣，貸款比例則通常會下降到50%-60%。 • 非首次置業者：第二套房或投資物業的貸款比例較低，一般為50%-60%。
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借款人的收入與還款能力 • 收入證明：銀行要求借款人提供穩定的收入證明，通常需要提交過去幾個月的工資單或稅單。 自雇人士需要提供詳細的財務報表或稅務記錄。 • 還款能力評估：銀行會根據借款人的收入情況計算其還款能力。 通常，按揭月供額不應超過借款人每月收入的50%，以確保借款人在支付按揭后，仍有足夠資金用於生活開支。
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債務與收入比率（Debt-to-Income Ratio， DTI） • 債務負擔：銀行還會評估借款人的現有債務（如信用卡債務、其他貸款等），通常要求所有債務的月還款總額不得超過收入的50%。 較低的債務負擔比率有助於提高按揭貸款的批核成功率。
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信用記錄 • 良好的信用記錄：銀行會查詢借款人的信用報告，以瞭解其信用歷史和還款記錄。 借款人應保持良好的信用評分，避免逾期還款或累積過多債務。 • 信用報告來源：香港的信用報告由個人信用資訊公司（如TransUnion）提供，銀行會通過這些機構來評估借款人的信用狀況。
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購房者年齡 • 按揭貸款的最長年限：一般為30年，但會受借款人年齡限制。 通常，銀行要求借款人到貸款還清時的年齡不超過65歲至70歲。 因此，年長者可能面臨較短的還款期限。 • 最低申請年齡：借款人通常需年滿18歲，才能申請按揭貸款。
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房屋類型和狀況 • 房產類型：按揭貸款主要適用於住宅物業。 商業物業、工廠樓宇或非標準建築物的按揭貸款要求可能更為嚴格，貸款比例也會降低。 • 物業狀況：銀行通常要求房產處於良好狀態，並可能需要進行房產估值，以確定其市場價值。
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自備款項 • 首付款：根據貸款比例的不同，購房者需要準備10%-50%不等的首付款。 銀行會要求借款人提供自備款項的證明（如銀行存款證明）。 • 其他費用：除了首付款，購房者還需要預留印花稅、律師費和其他購房相關費用。
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貸款種類 • 固定利率與浮動利率：香港按揭貸款有固定利率和浮動利率兩種。 浮動利率通常根據香港銀行同業拆息率（HIBOR）或最優惠利率（Prime Rate）來調整。 借款人應根據自身財務情況選擇合適的貸款方案。 • 按揭保險計劃：對於高比例按揭（即貸款超過房價的60%），借款人可能需要通過香港按揭保險公司（HKMC）購買按揭保險，以降低銀行風險。
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共同借款人 • 共同申請人：如果個人收入不符合銀行的按揭批核標準，借款人可以與配偶或其他家庭成員共同申請按揭貸款。 共同申請人的收入和信用情況也會被銀行評估。
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其他條件 • 按揭貸款政策：香港金融管理局（HKMA）對按揭貸款政策有指導性規定，銀行需要遵守這些規定，包括按揭貸款的風險控制和貸款比例的上限。 • 資產狀況：銀行可能要求借款人提供資產證明（如存款、投資組合等），以評估其償還能力和財務穩健性。
Q2：於香港申請按揭有那幾種？
A：
香港現有按揭主要分為兩種，分別是「定息按揭」和「浮息按揭」。 「定息按揭」是指在供款期內，息率都不會改變。 定息按揭產品一般不是全期定息，可能是首年、三年、五年或八年定息，期內利率不變。 定息期後，則變回浮息按揭。 而「浮息按揭」，每個月的利率是浮動的，也是市面上主流的按揭計劃。 浮息按揭主要是根據兩個不同的利率去制定每月息率，分別是「本港銀行同業拆息（Hibor – H按）」和「最優惠利率（Prime Rate – P按）。
Q3：應該如何選擇合適的按揭計劃？
A：
浮息按揭息率一般會較定息按揭為低，因為浮息按揭利率成本可以轉嫁借款人。 但需注意的是，選擇浮息按揭需要承受利率浮動的風險，而息口會浮動的原因與銀行可隨時提升利率、成本增加將風險轉嫁借款人等有關。 不過，銀行普遍會在息口和借貸成本回落時，同時將息率相應調低。
相反，定息按揭的息率較為穩定，但一開始的息率一般較高，好處是供款期內息率不會改變。 因此，在加息周期，浮息按揭的息率有機會比定息按揭更高，這個情況下選擇定息按揭，可以說是「蝕頭賺尾」。 因此，申請人應該以申請按揭當時的息口高低比較，以選擇合適的按揭計劃。
Q4：按揭保險計劃是什麼？
A: The mortgage insurance program was launched by Hong Kong Mortgage Corporation Limited in 1999 with the aim of helping Hong Kong citizens to successfully purchase homes amid rising property prices. Since 2018, the operation of the mortgage insurance program has been transferred to Hong Kong Mortgage Insurance Company Limited. Simply put, the mortgage insurance program requires applicants to pay insurance premiums, and the bank is the insured party of the mortgage insurance. Depending on the price of different properties, applicants can borrow up to 90% of the mortgage.
Hong Kong Rental
Q1: What is the basic procedure for renting a house in Hong Kong?
A: The rental process includes the following steps:
House hunting: Find a suitable house through an agent, online platform or personal network.
House viewing: Inspect the house condition and surrounding facilities on site.
Negotiate rent and terms: Negotiate important terms such as rent, deposit and lease term with the landlord.
Sign a lease: Sign a lease contract, usually pay one month's rent as a deposit, and prepay the first month's rent.
Move in: Complete the key handover and move in.
Q2：租房時有哪些費用？
A：租房時的主要費用包括：
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月租金：房屋的租賃價格。
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押金：一般為1-2個月的租金，租期結束后如無損壞或違約可退還。
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仲介費：如果通過仲介租房，通常需支付半個月至一個月的租金作為仲介費。
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水電煤費用：租客需自行支付水、電、煤氣等日常生活費用。
Q3：租房時應該注意哪些條款？
A：簽訂租約時應注意：
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租金和租期：明確租金數額和租賃期限。
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租金調整條款：是否允許房東在租期內調整租金，以及調整的條件。
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維修責任：明確房東和租客的維修責任，避免日後糾紛。
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提前解約條款：瞭解租客和房東提前終止租約的條件。
Q4：在香港租房，如何保障自己的權益？
A：保障租房權益的關鍵是簽訂書面租約，並確保租約內容清晰明確。 此外，租客應保留押金收據、租金支付記錄和房屋照片，以備出現糾紛時作為證據。
Q5: Is it necessary to have a lawyer to represent me before signing a lease document?
A：
訂立合約的各方有權選擇是否聘用律師。
擁有律師代表的一方之利益，自然會得到較佳保障。立約方如能在正式簽訂租賃文件前認清並處理這些問題，日後出現糾紛的可能性便可大為減低。
Q6: 聽說有人冒稱業主，但當準租客交租後，該「業主」便消失無踪。我如何才能確定那位「業主」是該物業的真正擁有人？
A：
經由持牌地產代理處理租賃事宜或委託律師行處理文件，該代理或律師行則有責任進行有關土地查冊，以保障其客戶的利益。
Q7: 香港哪個機構專門處理有關租賃事宜嗎？假若在租賃事項上出現糾紛／問題，應向那一個部門求助？
A:
You can call the Rating and Valuation Department's hotline 2150 8229 to ask the department's rental officer about rental matters. The Lands Tribunal is the main agency responsible for handling rental disputes.
If the dispute only involves monetary issues and the amount involved does not exceed HK$50,000, the claimant can make his claim in the Small Claims Tribunal. If the amount involved is higher or the legal issues are more complicated, the case can be brought in the District Court or the High Court.
Q8: What is the difference between a “tenancy agreement” and a “license”?
A:
A lease has "land rights" while a licence has "personal rights". A lease has "exclusive right of occupation" while a licence does not. A lease is protected by the Landlord and Tenant Ordinance, while a license is not subject to the same ordinance.
Q9: Before signing a formal lease, the landlord sometimes asks the tenant to sign a document similar to a temporary lease. What are the consequences of signing this document?
A:
Before signing a formal lease (i.e. a lease/rental agreement), the prospective owner and the prospective tenant can first sign a temporary lease. After signing this document, it means that the prospective owner agrees to rent the property in the future, and the prospective tenant also agrees to rent the property in the future.
A temporary lease is also a contract.
Q10: Is stamp duty payable on a lease? How often should it be paid?
A:
The lease document must be submitted to the Inland Revenue Department for stamping (commonly known as "stamping") within 30 days after signing.
Q11: How to calculate stamp duty on rental documents?
A：
Lease Term Stamp Duty Rate
No specified lease term or lease term is not fixed Every $100 of annual rent or average annual rent must be paid at 25 cents, and fractions are rounded up to $100
Not exceeding 1 year Every $100 of total rent payable during the lease term must be paid at 25 cents, and fractions are rounded up to $100
Exceeding 1 year but not exceeding 3 years Every $100 of annual rent or average annual rent must be paid at 50 cents, and fractions are rounded up to $100
Exceeding 3 yearsOne dollar is required for every $100 of annual rent or average annual rent, and fractions are rounded up to $100.
Q12: 假若沒有為租賃文件“打釐印”，會有甚麼後果？
A：
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業主和租客皆可能需面對稅務局提出的索償訴訟。
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此外，租賃文件必須先加蓋印花，方可提交予土地註冊處辦理註冊手續。
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在民事訴訟案件中，未經加蓋印花的租賃文件可能不被法庭接納為證據。
Q13: Why do some rental documents require registration while others do not?
A:
Both the landlord and the tenant may face claims from the Inland Revenue Department.
In addition, the lease document must be stamped before it can be submitted to the Land Registry for registration.
In civil litigation cases, unstamped lease documents may not be admissible as evidence in court.
Q14: 為甚麼有些租賃文件必須註冊，有些則毋須註冊？
A：
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經土地註冊處註冊的文件具有優先權。
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租期超逾三年的租賃文件（即租契）應予註冊。
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若租賃協議含有續租權的條款，即使其租期並不超逾三年，亦應予註冊。
Q15: 租客已經好幾個月沒有繳交租金，我怎樣才可以追討欠租及收回物業？
Q16: The tenant has not paid rent for several months and has abandoned the property. Can I break into the house, throw away his belongings and change the door lock to reclaim the property?
A:
Appropriate legal procedures should be taken to recover the property with the help of the court.
It is not wise to re-enter the property without the court's permission. The tenant may show up after a few months and claim that the owner has illegally disposed of or misappropriated the valuables he left in the property.
In addition to civil liability, owners who rent out their properties themselves may also be subject to criminal prosecution.
Q17: What problems may I face if the tenant uses the property for unauthorized purposes?
A:
If a property is used for unauthorized purposes, it may cause trouble for its owner (i.e. the landlord), including:
Breaking the government lease
Breaking the building deed of mutual covenant
Liability to third parties
Criminal liability
Q19: 假若租客擅自分租，業主如何保障其權益？
A:
The landlord can take legal action against the tenant to recover damages.
However, if the lease document does not contain a clause prohibiting subletting, even if the subletting is not agreed to by the landlord, it may not be considered illegal.
Q20: I received a letter from the bank stating that my lease documents did not have their consent and therefore asked me to move out. What should I do?
A:
If a mortgaged property is rented out without the bank's consent, the bank has the right to reclaim the property. The tenant has actually become an infringer. Even if the tenant is willing to continue paying rent to the bank, the bank can refuse to collect the rent and ask the tenant to move out.
Therefore, before signing a lease, prospective tenants should consult the property agency to find out whether the unit is a mortgaged property. If it is a mortgaged property, the owner should ensure that the mortgagee has consented.
Q21: 應由業主還是租客負責維修保養出租物業？
A：
有關維修保養問題，業主及租客應在租賃文件中釐定其個別責任。一般做法是，業主負責有關外部及結構性的維修，租客則負責內部及非結構性的部分。
Q22: 如果出租物業發生火警，業主因而蒙受損失，業主可否向租客索償？
A：
要視乎業主與租客在租約內協定的條款，亦要考慮火警起因。
在實際情況中，謹慎的業主會為有關物業及家居物品購買保險。租客亦可能需要為物業購買適當保險（視乎有關租約條款而定）。
Q23: If the tenant refuses to pay the rent in the last two months of the lease and asks the landlord to forfeit the deposit in lieu of paying the rent, should the landlord accept the request?
A:
If the landlord finds that the pipes are clogged, the walls are painted, the windows are broken, the refrigerator is missing and there is garbage everywhere after taking back the property, and the tenant has disappeared without a trace, the deposit may not be enough to compensate for the rent owed and the cost of restoring the property to its original condition. Therefore, it is not wise to accept the tenant's offer of a deposit in lieu of rent.
