伦敦住房 - 租用还是购买？
Saw another thread on housing goals in London. I'm curious to learn about how much you guys spend on rent and the trajectory of that - so how much more were you spending as your pay started scaling? (Don't expect you to disclose your comp). Also wondering whereabouts you guys are based for the rent you're paying and whether you're renting alone or with flatmates?
分别什么时候你开始考虑about buying a place? Ideally I would like to rent my own place in zone1/2 but when you start getting to the GBP 2k/month levels- I'm wondering whether I might as well just dump 80-100k into a downpayment and pay mortgage instead. 80k is effectively about 3.5 years of 2k/month rent which obviously has zero equity component. The flipside is I have zero certainty whether I want to stay in London or not in the medium term. And that 100k could be compounding in equities instead of being stuck in some levered illiquid 1 bedroom flat that who knows whether it will even appreciate. (I know I'm assuming stocks going up in the short term - but the difference is that if I'm invested in stocks, I'll never be a forced seller but with a house I might be if I want to get my ass out of this city or worse, if I lose my job.)
从上面的角度来看，我对住房的思考一无所知（也许我错误地考虑了一些事情），因此会欣赏经验丰富的人的任何反馈。我
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我支付约1700/mo（平面为2500，但GF支付800）。自从我的基地为55k GB以来，就一直住在这里，现在我的总数大约是300 GB，刚刚呆在这里。尽管公平地说，当我第一次搬进来时，这可能有点太贵了，但是足够近的工作可以走路，这使得这值得。
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354manbetx很抱歉撬/脱轨，但是您的5岁时在S＆T中处于300k TC？（基于后历史）。似乎有点高。并不是说你在撒谎，只是好奇。
我f you're running your own book/risk and make good money its not that high. I'd argue i was paid too little last year based on my pnl and lack of franchise business (aka mostly prop).
恭喜兄弟。你是副总裁吗trading? If so, would £300k be standard for vps in fx-sales? Currently an analyst.
作为一个在伦敦生活了20年的人，让我消除一些关于购买房屋与租房的神话。首先，当您完成分析师的年份时，您最多将拥有5万要放下公寓（如果您很节俭）。在最好的情况下，您可以找到一家银行提供10％的抵押贷款支付的银行，您可以购买最大价值50万的东西。这已经有2个问题。大多数人最终要高于要价，因为英国（尤其是伦敦）的房地产市场如此竞争。如果您以500K公寓为目标，则计划花费510-520k。其次，您将在发现一个愿意接受您的报价的买家时大大努力。90％的债务是买家的巨大风险，除非银行有100％保证这笔钱，否则他们大部分时间都不会与您交谈。最重要的是，您正在与数十名现金购买者作斗争，他们将在几天之内扫地。
然后，您需要查看事物的供应方面。500k为您提供了1区或不错的2间卧室的1间卧室，但更远（区域2/3）。如果您打算永远住在那儿，那不是一个问题，而是相对较差的投资选择。我认为有些人陷入了1990年代/2000年代初伦敦的幻想中，您可以以500k的价格购买公寓，并以150万次翻转。实际上，如果幸运的话，您最多可以在5年内最多欣赏550k以及其他管理费用，您可能会在5年内获得35-40k的利润。如果您打算购买以租用的价格，您将在15 - 20年内回到最早的投资。最重要的是，如果您有5万要花在赚钱的东西上，请将其扔进ISA。
But let's say you don't care about any of that and just want a place to own and live in forever (or at least plan to for now). Buy it and don't look back. Be happy to have sank money into something that may never yield a huge profit and ties up a good amount of money for your. If you plan to live in London for 5+ years, consider buying. Anything less, rent.
50k at most after your analyst years?? I got there after 1 year. With sign on bonus (5-10k) + 50k base + 100% bonus, you get to 105-110k all in, post tax that's 70k post tax, I spent 10k on rent, 10k on living expenses. Was living a much better lifestyle than I was as a student but not quite yet going for bottle service every weekend. Think I can get to ~100k by the end of my analyst stint especially with the recent increase in comp.
当然，我将其中的大部分都在ISA/投资中，但是如果我想明天买房，我可以出售并将其作为存款放下。对于税收目的而言，可能不是最好的选择ISA钱，但从理论上讲我可以。
我f you did, then congratulations on being financially responsible. But realistically you earn 100K per year which is 65K net in your analyst years at best (usually 90K, then 100K and then 110K). Rent is at the very minimum 1500 per month unless you live like a student with another 3 people, so take 20K off for rent. Living expenses are similar, maybe 1K per month if you're frugal about it so let's call it 15K. That means at the end of a given year you have 30K at the end of each year totaling 90K after your Analyst years. This assumes being financially responsible and I'm willing to bet that most people will typically have maybe 70K at most after those years. That's your down payment so at best you're going for a 700K property. Still not worth it that much.
just bought a three bed and will rent out two rooms. this covers the mortgage and should net a profit of £600 a month. I will live rent free. so, I disagree with your theory.
一间三卧室可能会在2/3区，除非您购买了shithole，否则可能会有3个卧室。您还可以依靠为其他房间拥有稳定的租户，并找到想要与他人分享卧室以外的所有东西的人（为此，有更好的选择，例如共享的住宿住宿）。您要么找到朋友，要么发现可靠的租户很难。其次，如果您的总租金收入说... 2K，您的抵押贷款为每月1.4K，那不是600件利润。您必须分解每月首次首付的多少，然后您将获得真正的利润数字。我的意思是，如果一切都到位，那么对您有好处。但是，就像我上面的评论一样，比租金自由需要更多的东西来使购买合适的选择。
This post is right on the money.
也不要忘记交易成本。除了印花税和其他各种费用，您还可以轻松支付约15K的费用，除了房屋的股权。如果您以90％LTV的价格购买500K的物业，那么您的50K下付费为30％。
这是我作为居住在伦敦的人的两分钱，已经接近购买几次，但认为租房是一个更明智的决定（无论是财务还是在其他方面），这是我的两美分。
从财务角度来看。我目前为租金和账单支付1400％，我在城市工作的步行距离很合适，因此没有运输费用。自从我在Covid期间签署租约以来，我有很多交易，但是如果您尝试尝试，您可以在类似的情况下得到一些东西。如果我要购买，预算为450k，LTV抵押贷款为80％，每月费用如下：抵押贷款利息：C£450 +公用事业账单和宽带：C£200 +市政税：C£120 +服务费 +服务费地面租金 /保险：£200 +维护 /家具的预算等：100英镑。这一切都达到1070英镑。但是，由于450k的预算价格是我第1区的价格，因此我需要额外增加200英镑的运输费用。这给我带来了约1270英镑。最后，额外费用，印花税的抵押费，律师和其他交易成本为10k + 4k，如果我认为我将在该物业中居住五年，并均匀地传播这笔费用，则每月为C230我的每月总费用达到1500英镑，即比我支付的租金还要多。 This is just my personal situation, but you can do your own maths and see how it checks out for you. It probs looks a lot better if you can afford a freehold house.
Addressing the elephant in the room, what about capital growth? Personally, I highly doubt any property in London is going to perform better than a portfolio of equities / crypto, so I think you can pretty much disregard this. If anything, the opportunity cost of not being about to invest elsewhere is an additional cost of buying over renting. Therefore, in my opinion the only real financial plus of buying over renting is the access to a large amount of relatively cheap leverage.
From a non-financial perspective, I personally prefer renting due to the added flexibility to move when needed, the reduced stress (not needing to worry about replacing a boiler or getting it with a major works service charge bill for example). Or the felling that if you burn out at want to spend a year working in a sea-front bar, you can without worrying about keeping up with the mortgage repayment.
感谢您的反馈意见。我不确定我是否明白为什么在5年以上的投资结果很差。当然，在绝对回报中很烂，但这不应该是基准？比较应该是与租金相比，您没有有效地赚钱，因为您在ISA中赚取的每％都会因租金流出而侵蚀。我的猜测是，当复合效果启动时，您只会在Y3-4左右进行补充。因此，从理论上讲，没有一个争论，在5年的时间内，您可能会以30-40k的利润而不是死货币付款，从而在财务上更好地翻转房屋？我还没有完成数学，所以我还不知道。我只是大声地思考。
Not that it makes much of a difference but guess my thought process was to just give up the gbp100k bonus this year to throw at a 20% down payment but yes, perhaps any economic benefit is so small that it's just not worth the mental and liquidity risk which is totally real.
在5年以上的40k本质上并不是差不多，但是我们已经以这样的假设为了使该物业的价值增长。总是很有可能不会像您想象的那样生长，并且可能会产生10-20k。最重要的是，如果可能导致损失并且您没有能力多样化。如果您将最低10％的指数基金或ISA投资50K，那么您可以在5年结束时保证25K的利润，但是您可以很容易地再次使这笔钱再次流动。您不能使用属性。
去年租了5年后，去年在伦敦（作为副总裁）买了一个地方。购买的优点是获得杠杆，修改/个性化的能力以及社区意识。缺点是移动性，摩擦成本，通常比您可以租用的地方不太理想的区域以及OPP成本。
如果您知道自己想在一个4-5岁以上的位置，您可以买到，或者在后端上移动“住房梯”时无法卖出，因为20年代的优化与30年代不同。如果您的第二/第三年分析师知道他们想留在伦敦，在1/2区购买2BDR，然后将房间租给略低于市场的朋友，这可能在财务上是一个不错的举动。
someone tell me im wrong here -
我bought a three bed
will rent out 2 rooms, which pays the mortgage and nets a ~£600 profit
我will live and earn in London for the next 5 years, rent free
the goal ishousing arbitrage, not capital appreciation. myFCFwill be added to my crypto portfolio and side business(es).
我想对于某些人来说，在20多岁时与室友住在一起是一个破坏者。
我要租给朋友，而不是随机。几年的纪律，我将购买另一所房子，并继续租用这套房子。
What side businesses do you run?AM相关还是完全不同？
need some more cash to make it work atm but im going to franchise a gym/fast food place
我write this from a british male perspective - most guys buy a place maybe 5+ years out of university. As people settle down, get LT partner, get married, have kids, vast majority end up buying a property somewhere... There are tangible and intangible benefits
我ntangible pros of buying
- Can make the home your own/ fill it with your own things that often are nicer than a rental property. Becomes more important as you get older and women often value this more than men.
- Security of ownership - you can stay in one place for many years, it is "yours", you are not subject to an annual rental contract. Again becomes important as you get a wife and kids. Good luck convincing your wife to raise children in a rented house...
- 与出租物业机构打交道令人沮丧。
- Deep national obsession with owning property that will surely pressure you and your spouse (assuming are both british, american or from somewhere with this national obsession).
- 如果您是一个35岁的英国人，有一个英国妻子和孩子，在金融工作...祝您好运，不要拥有房子...
我ntangible cons of buying
- Lack of flexibility, might not make sense to buy if you might move away given transaction costs and hassle.
- Is a huge pain in the a** to buy a house, deal with lawyers, etc.
切实的好处
- 至少几年前，伦敦抵押贷款利率经常远低于租金收益率（例如，1.5％的利率比3.5-4％的租金收益率）。如果您将“投资股权”视为存款 +印花税 +法律费用等，而您的“储蓄”与租金为“租金收益率更少，抵押贷款的利率较小，较少的公寓费用”，则可以很好地奏效就罗伊（Roe）购买地点而言，即使资产不欣赏。
- 此外，您希望/希望房价至少会随着时间的推移与通货膨胀保持同步。目前，抵押贷款的实际利率是深度负面的（1.5％比通货膨胀率为3％），因此您对此获得了相当多的交易。
全面的
我t is somewhat debatable whether it makes sense from a financial perspective but its at least not a total disaster to buy a house even if you are not that positive on house prices.
但是，鉴于无形的好处，您可能会在某个时候购买。
Where exactly are 35 year olds with a wife and kids buying a house in London? I'm in that demographic (tho not British) and I struggle to see how most people get there.
我n every neighborhood in Zones 2-3 with good schools (e.g. Clapham, Fulham, Chiswick), £1.25m buys you a total shitbox. £1.5m buys you something almost decent but really not that amazing. With 20% down, stamp duty and fees, that's £400k in cash that you need just to buy the place. Someone who's been in我Bfor 10+ years can maybe swing that but don't think it's the norm anymore. Maybe it was 10 years ago.
£1.3mmwill get you a serviceable 3/4 bed of around 1,500 sqft in the less fashionable ends of the places you describe. £400k cash and £1mmmortgage is not far off although you could get the cash down to £300k by pushing the LTV. £1mm借贷仅需要20万英镑的HH收入（包括一些奖金的信用）；大多数人会在生孩子之前购买，因此您有两个收入用于抵押目的。押金可以通过藏匿几年的奖金来掩盖，许多人将对公寓进行欣赏（例如40万英镑变成60万英镑）。
There is a huge swathe of professionals in banking, consulting, insurance broking, investment management and whatever else that can get to those numbers pretty comfortably. That's why almost any comparable house has appreciated to the £1.3mmmark.
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