Thursday, December 23, 2010

买屋的手续费用


1)买卖合同 (S&P)的费用是以屋价来算的:

屋价 = RM 250,000

a) Legal Fee:
First RM 150,000 = 1.0% (minimum fees of RM 300)
Next RM 850,000 = 0.7%
Next RM 2,000,000 = 0.6%
Next RM 2,000,000 = 0.5%
Next RM 2,500,000 = 0.4%
Excess RM 7,500,000 = Negotiable (not exceeding 0.4%)

Example:
RM 150,000 = 1.0% x RM 150,000 = RM 1,500
RM 100,000 = 0.7% x RM 150,000 = RM 700
Legal Fee = RM 2,200

b) Stamp Duty:
First RM 100,000 is at 1% of the value
Next RM 400,000 is at 2% of the value

Example:
RM 100,000 = 1.0% x RM 100,000 = RM 1,000
RM 150,000 = 2.0% x RM 150,000 = RM 3,000
Stamp Duty = RM 4,000

c) Disbursement fees: Land search + Q.A Search + Affirmation and etc
~= RM 200 - RM 400

d) Others: Miscellaneous + Transportation
~= RM 150 - RM 250

2)贷款合同 (Loan Agreement)的费用是以贷款数额来算的:

贷款 = RM 200,000

a) Legal Fee:
First RM 150,000 = 1.0% (minimum fees of RM 300)
Next RM 850,000 = 0.7%
Next RM 2,000,000 = 0.6%
Next RM 2,000,000 = 0.5%
Next RM 2,500,000 = 0.4%
Excess RM 7,500,000 = Negotiable (not exceeding 0.4%)

Example:
RM 150,000 = 1.0% x RM 150,000 = RM 1,500
RM 50,000 = 0.7% x RM 50,000 = RM 350
Legal Fee = RM 1,850

b) Stamping of Original Loan Agreement
= RM 1,000 (RM 200,000 x 0.5%)

c) Disbursement fees: Title search + Bankruptcy search + Affirmation and etc
~= RM 300 – RM 500

d) Others: Miscellaneous + Transportation
~= RM 150 – RM 300



资料来源:佳礼中文论坛--ccpling

买屋程序&房屋建设进度付款

买屋程序:

1) 给定金(有些不用下定的)

2) 申请贷款 (可以一次申请几家银行)

3) 贷款批准,拿 Letter of Offer

4) 签买卖合约(S&P),给10%的钱
如果10%要用EPF来给,跟发展商商量期限,最好是白纸黑字
然后用 S&P 和 Letter of Offer 去EPF申请

5) 签贷款合约

6) 等屋子建到一定进度,发展商就会出信收钱了,如果借90%,就等银行出钱给发展商。 通常发展商会给14天或21天的时间

房屋建设进度付款:

1) 10% - 签买卖合约(S&P)时就要给了

2a) 10% - 完成打桩/地基
2b) 15% - 完成框架和地板
2c) 10% - 完成墙壁和门窗架
2d) 10% - 完成屋顶/天花板/电线配管 (没有配件)/气体管道(若有)/内部电话联接
2e) 10% - 完成内外墙的灰
2f) 5% - 完成污水运作系统
2g) 5% - 完成沟渠运作系统
2h) 5% - 完成道路运作系统

3) 12.5% - 拿锁匙,水电具备

4) 2.5% - Within twenty-one (21) working days after receipt by the purchaser of written confirmation of the Vendor's submission to and acceptance by the Appropriate Authority of the application for subdivision of the said Building

剩下的5%由律师楼保管
5a) 2.5% - 拿锁匙的6个月后
5b) 2.5% - 拿锁匙的18个月后

资料来源:佳礼中文论坛--ccpling

Wednesday, December 22, 2010

Tax Relief for Resident Individual Year 2010

Tax Relief for Resident Individual

Year 2010

No.

Individual Relief Types

Amount (RM)

1

Self and Dependent

9,000

2

Medical expenses for parents

5,000 (Limited)

3

Basic supporting equipment

5,000 (Limited)

4

Disabled Individual

6,000

5

Education Fees (Individual)

5,000 (Limited)

6

Medical expenses for serious diseases

5,000 (Limited)

7

Complete medical examination

500 (Limited)

8

Purchase of books, journals, magazines and publications

1,000 (Limited)

9

Purchase of personal computer

3,000 (Limited)

10

Net saving in SSPN's scheme

3,000 (Limited)

11

Purchase of sport equipment for sport activities

300 (Limited)

12

Subscription fees for broadband registered in the name of the individual

500 (Limited)

13

Interest expended to finance purchase of residential property. Relief of up to RM10,000 a year for three consecutive years from the first year the interest is paid.
Subject to the following conditions:

(i) the taxpayer is a Malaysian citizen and a resident;
(ii) limited to one residential unit;
(iii) the sale and purchase agreement is signed between 10th March 2009
and 31st December 2010; and
(iv) the residential property is not rented out.
Where:
(a) 2 or more individuals are eligible to claim relief for the same property ; and
(b) total interest expended by those individuals exceeds the allowable amount for that year. Each individual is allowed an amount of relief for each year based on the following formula:
A x B
C
where;
A = total interest allowable in the relevant year;
B = total interest expended by the relevant individual in the relevant year;
C = total interest expended by all the individuals.

10,000 (Limited)

14

Husband/Wife/Alimony Payments

3,000 (Limited)

15

Disable Wife/Husband

3,500

16

Ordinary Child relief

1,000

17

Child age 18 years old and above, not married and receiving full-time tertiary education

1,000

18

Child age 18 years old and above, not married and pursuing diplomas or above qualification in Malaysia @ bachelor degree or above outside Malaysia in program and in Higher Education Institute that is accredited by related Government authorities

4,000

19

Disabled child

Additional exemption of RM4,000 disable child age 18 years old and above, not married and pursuing diplomas or above qualification in Malaysia @ bachelor degree or above outside Malaysia in program and in Higher Education Institute that is accredited by related Government authorities

5,000

20

Life insurance dan EPF

6,000 (Limited)

21

Premium on new annuity scheme or additional premium paid on existing annuity scheme commencing payment from 01/01/2010 (amount exceeding RM1,000 can be claimed together with life insurance premium)

1,000 (Limited)

22

Insurance premium for education or medical benefit

3,000 (Limited)






Source: Lembaga Hasil Dalam Negeri Malaysia (LHDNM)

省稅行動

跟2010年算賬
省稅最后大行動

歲末跫音已至,先別急著計劃慶聖誕和跨年,在迎接2011年的最后兩週,讓我們來整理一下自己的賬目,並列出扣稅清單,為全年開銷支出算賬,才不至于在明年報稅時手忙腳亂。用省稅的方式來為一年寫下句點,對自己的錢包也有所交待!

匆匆忙忙又快過完一年,年末終于可以稍稍喘氣,和自己算個“賬”,把過去開銷支出的收據拿出來,稍做整理為明年的報稅做準備。

在實行自我估稅制度后,歲末為自己的賬目“大掃除”,成了每名納稅人必做之事,納稅人可大略計算過去一年收入約多少,若是收入顯著增加,可趁2010年結束以前,在可扣稅的項目上多開銷,以在明年4月份報稅時達致省稅的目的。

面對一大疊賬單收據,應從何開始呢?

均富國際會計行董事盛繡雁接受《中國報》詢問時指出,納稅人在開始整理資料之前,需要先釐清身分,本身是擁有額外收入(如生意或租金收入)還是受薪人士。

“在厘清收入項目后,再開始整理資料才不會陷入混亂。”

她說,一般上,真正的報稅程序明年1月份才開始,因為雇主會在1月10日前辦理員工的EA表格,納稅人許多相關扣稅資料如保單收據也將在1月份陸續寄達。

整理可扣稅清單

宏願理財機構創辦人兼董事經理陳文博受詢時指出,平常沒有整理個人收據和作紀錄的納稅人,到了年底年底整理賬目資料時,往往會陷入混亂,因而忽略許多可以幫助“省稅”的項目。

“例如與顧客的應酬費用、平常帶父母看病的費用,常常因為數目不大就被忽略。”

他指出,年底的個人賬目整理,除了報稅,更重要的是,了解自己一年來的開銷指出狀況,準備為新的一年規劃。

儘管納稅人必須等到明年1月才會收到相關文件,但提早做準備,為自己列一張“省稅”檢查清單又何妨呢?

◆父母醫療開銷

這項扣稅項目常常被忽略,孝子孝女可得要注意,只要是父母醫療開銷,都可獲得最高5000令吉的稅務減免。

這個項目涵蓋的不只是疾病醫療,身體檢查、牙科護理包括洗牙也算在內。

要注意的是,這項稅務只限于本身的父母,配偶父母則不包括。另外,若收據是在父母名下,納稅人需附上關係證明文件,如出生證明,才能獲得稅務減免。

除了父母親的醫療費用,個人、配偶和孩子的身體檢查也可申請最高500令吉減免,全年忙碌的上班族,在迎接新的一年之際,不妨做個體檢。

這項體檢費用減免,是個人、配偶和孩子最高5000令吉醫療費用減免的一部分。

◆殘障配備與減免

為自己、配偶、孩子或父母購買殘障輔助設備,可獲得頂限5000令吉的額外減免。

這些配備包括洗腎機、輪椅、助聽器和義肢等基本支撐配備。

除了配備開銷可享額外減免,殘障納稅人在扣除9000令吉的個人減免優惠后,也可額外獲得6000令吉的減免;若妻子是殘障人士,則可獲額外減免3500令吉。


◆運動器材

為鼓勵國人多運動、強身建體,稅收局在09年時,將運動器材和用品支出納入減免項目中,納稅人可獲300令吉減免。

只要是1997年體育發展法令列名的運動項目的運動用品,包括短期消耗品如高爾夫球和羽毛球等都涵蓋在內,但不包括運動服裝和鞋子。

若配偶分開估稅,則每人可享300令吉稅務減免。

保險產品眾多,現在的納稅人一人擁有3、4份保單也為數不少,但請記住,不管你買了多少份保單,只有壽險保單的年度保費可以獲得減免。

保費金額減免項目將在明年1月生效,只要是在今年內購買的人壽保險,都可享有這項保費減免。

壽險保費與公積金繳納額的合計減免額為6000令吉,另外1000令吉減免是供保險公司年金計劃的保費。

年度保費收據一般上也將在明年1月寄達,納稅人也須注意,將此項目列入“省稅”檢查清單中。

◆讀物開銷

所謂“開卷有益”,書籍刊物包括孩子的參考書和課本開銷,都可享有稅務減免,所以,可以現在就列“必讀書籍”清單,趁年底書店清倉優惠之際,購入心頭好。

此項目可獲得最高1000令吉的減免,不過,報紙和禁書則不在優惠範圍內。

不過,納稅人必須保留所有收據,以備稅收局抽查。

◆自我進修

不只小孩唸書可獲額外減免,在職人士自我進修也可獲得稅務減免,何不趁機自我加值?

只要是由教育部發出教育執照的教育機構所提供的課程,都可申請高達5000令吉的減免,減免範圍更擴大至碩士和博士學位。

不過,大馬境外的遠距離教學課程,卻不涵蓋在稅務減免範圍。

科技日新月異,謀生配備之一的電腦和相關軟體都得跟著更新。

納稅人凡購買供個人用途的電腦,每3年可獲得1次減免,最高減免額為3000令吉。

此外,這項減免也涵蓋電腦硬體或軟體購置。

如果碰巧你正想換電腦,又是隔了3年期限,不妨趁現在行動。

自09稅年起,購屋者可連續三年享有高達1萬令吉的房貸利息減免,凡在09年3月10日至2010年12月31日期間購下的房屋,都可獲減免。

需要注意的是,這項稅務減免只可限于一間房子,房子類型包括組屋和公寓。

另外,用作租賃用途的房地產不在減免範圍。

◆孩子教育存款

為孩子儲蓄未來也可獲稅務減免。

孩子的國民教育儲蓄基金(SSPN)戶頭今年的存款金額,可獲得最高3000令吉的減免。

例如:今年存入4000令吉,提出1500令吉,則2500令吉可獲減免。

不過,稅務減免只限當年存入的存款,之前累積的存款則不被納入減免範圍。

另外,家有滿18歲但尚在求學的孩子,也可獲得減免,就讀STPM或A-Level的孩子每人減免1000令吉;在大專或海外求學的孩子,每人可減免4000令吉。


◆托兒費用

夫妻上班將孩子交給托兒所照顧,而雇主有提供此項津貼,納稅人可獲得每年2400令吉減免。

不過,個人所得稅的BE表格沒有這一欄供扣稅,此項減免是由雇主在EA表格中列明此托兒津貼,然后從總收入中扣出來。

納稅人和配偶12歲以下的親生孩子,或透過合法程序領養的孩子,都涵蓋在此減免項目。



资料来源:中国报-财富经




Tuesday, December 21, 2010

分享購買拍賣產業流程

分享購買拍賣產業流程


〈1〉確認自己住還是準備投資?最少自己要接受,不然會很慘
自己住,地點和環境可以依自己的喜歡來選擇
投資?地點和環境成為就重要的參考點

〈2〉確定地點和類型「組屋、公寓、排屋或是town house」

〈3〉透過iproperty.com or thstar.com 了解當地產業價格

〈4〉留意the sun , new strait times 或是 各大拍賣網站,如http://www.ehsanauctioneers.com/home/index.asp,是否有相關地點的拍賣產業。

〈5〉查看有關產業的投標日期和費用,一般像ehsan ,你可以要求proclaimation,裡面有相關資料,如地址、面積、低價,負責銀行和投標成功日之前的管理費、地稅、門牌稅、水電費等等費用由誰負責。

〈6〉親自上門視查有關產業和環境。
如果還有人住,嘗試要求進去看看,了解產業的真實情況,大約需要維修的程度。觀察周圍環境和鄰居。如果大家都把垃圾丟在你家門口、隔壁印度老兄的音樂很大聲,對面家的嬰兒整天苦鬧,都是參考要點 。糞池、垃圾場或墳場在附近,請你務必三思。

〈7〉委任律師代為調查有關產業的欠款,不小心買到負債數萬令吉的拍賣產業,隨時買價還高過市價。向土地局和法庭調查是否有凍結令,有的話,根本不用考慮!「因為你要嘛給錢對方,要求撤銷凍結令!否則解凍到來,你已經超過120天的限期,準備付產業價格的8%吧!」最好是諮詢律師的意見,看是否適合購買!先花一些錢,會讓你減少很多煩惱!

以上7點的準備,做好後

〈8〉有了市場價格,看你要的拍賣產業底價多少。一般理想的情況是低於市價30%。當然你也必須做功課,了解之前有關區域的拍賣成功案例。例如我買的產業就在我租房間的中價公寓,過去兩三年的觀察,市價125k,我的買價是96k,因為之前的案例,價格在80多k的時候會有很多人競標,價格甚至超過100k。所以在96k出手,成功率相對增加不少。

〈9〉準備身分證、月薪單據、銀行存摺、過去兩年的EA Form 或是所得稅收據、Proclaimation letter 影印6份,在http://www.money3.com.my/Malaysi ... nFinder.aspx?SMId=1找尋最適合你要求的前5名貸款銀行,上門與服務專員面談,尋求preapproved 你的貸款。

〈10〉肯定有銀行願意貸款給你,你可以準備投標了

<11〉準備拍賣產業抵押金,一般是底價的5%或是10%〈各個銀行的要求不同〉的銀行匯票。>

〈13〉登記好後,帶著代表你身分的號碼牌,吃一點當局準備的茶點,等投標。

〈14〉也許會很快就輪到你,因為像我那時,28項產業只有2項產業有投標者。記住主持人念有關產業簡單資料的前後,會現在確認投標者有沒有在現場。念完後,會問你是否有問題!這是你就可以問他期限可否延長從90天或120天到更長?水電費等等費用是否可以由銀行負擔!如果投標者只有你一個人,敢敢去討價還價,不要忘記這全部是你的血汗錢!其實銀行有賦予拍賣行一些折扣的權力,可惜我那時不知道!

〈15〉解決問題後,主持人會開始競標,一個人的話就直接問你要不要,木槌敲三下後,就代表有人成功標得產業。不會有人突然跑出來和你競標,因為登記的時候,櫃檯人員就必須確認投標項目和收取抵押金。

〈16〉不管你幸運競標成功後與否,都必須回到櫃檯。失敗的直接講「kalah」收回你的銀行匯票。成功的就會再次確認身分和抵押金數目。如果成交價高於底價,必須現場馬上付差額,可以用現金或信用卡,信用卡徵收2%服務費。

〈17〉簽署memorantum of sale,一般都是空白,你簽3份,給RM50的stamping fee。記得要求副本,不然自己簽了什麼文件都不知道。

〈18〉一般上第二天的下午3pm,回去拍賣行領回完整的文件Proclaimation Contract。會有兩份,其中一份是印有original的一定要收好,兩份都會有紅色的stamping 在你昨天簽名的那一頁。影印第一面的proclaimation of sale 和有你簽名的那一頁,交給銀行負責你貸款的服務員。

〈19〉委任律師處理。別忘記你的是急件,你必須確認所委任的律師對於拍賣產業有經驗,不然他不知道準備什麼文件,你又是承擔逾期,抵押金被沒收的困境。一般上銀行會要求你委任panel lawyer,你可以請服務員介紹。

〈20〉S&P 和Loan Agreement 跟一般向屋主買房子一樣,可以參考http://cforum005.cari.com.my/vie ... &extra=page%3D1

〈21〉簽署了合約,剩下的只有等律師幫你做。所以每隔三四天就打電話問候律師,了解整個進展。

〈22〉當然這個時候會突然接到要還錢的指示。不要驚訝,正常的!因為拍賣產業的銀行一般上不會出錢還outstangding fee,如果沒有strata,還是under master title,呵呵,你就必須給錢。雖然過後跟拍賣銀行claim回,不過應該只有一部分,因為late payment or etc銀行不負責,一句話就是銀行講到完。所以準備多10K,

〈23〉有鎖匙就進屋看看,沒有的話,破門啦,等什麼?
必須提醒的是:你的銀行錢出完給拍賣銀行後,才算你的家。

〈24〉割名可能拖很久,得空拜拜神。



资料来源:佳礼中文论坛--春天的小草



國內的拍賣資料網站

Monday, December 20, 2010

買舊有的產業比買新起的產業好處

過去兩年來都一直很納悶,爲什麽新起的住宅區越賣越貴,還是有人買。而舊有的住宅區,雖然地點卓越,居住環境不錯,但是交易量卻少得可憐,價格也久久不能攀高。

擧個例子,Subang USJ,一個國内算得上是一流健全發展的住宅區,一切都被地方政府管理得很好。可是其屋價則久久徘徊在三四百千左右,價格幾乎比puchong,一些較遠但較新的發展還要低。
PJ SS2,Kelana 一帶地點卓越,是商業地段,可是其房子也是在三四百千左右,而靠近舊機場的Ara Damansara 的屋子雖然地勢較遠,交通也沒那麽方便,但價格卻在四百千以上。

產品價格的上下是跟買賣雙方的供應及需求所直接產生的,所以,上述狀況之所以發生,主要的原因,就是我國的置產人,都偏愛向發展商買新建的房子。

這個論調大概不需要什麽數據,只要回想我們身邊的人,每當有人說搬家,買屋子等,十之八九都是指剛建好,由發展上手上領取鎖匙的新房子。

其實,買舊有的產業在許多方面比起通過發展商買新起的產業有種种好處。


舊有的產業
1. 馬上入住,無需等。
2. 居住環境穩定,你看到的一切就是你買下的 (what you see is what you get)
3. 地方發展成熟,巴士學校警局醫院商店交通齊全。
4. 你甚至可以選你喜愛的鄰居來決定買那一間。
5. 投資的話,馬上獲得租金囘籌。


發展商新起的產業

1. 白給幾年利息。
2. 等幾年,如果蓋產業如期完工兼拿到入伙准証CF 的話。
3. 新的住宅區環境還不完善,如四處的商店沒營業,學校沒建好,道路還沒通。
4. 剛取得CF的那幾個月,很多人都還未入住,整個地方空蕩蕩,死氣沉沉,陰風陣陣。
5. 任何人,不管黑的白的醫生律師豬肉販掠奪犯都可能住在你隔壁,如果有人住的話。
6. 你得到的會有可能跟你當年看模型又很大的出入,包括環境。比如空地無端端變回教堂,無敵KL景忽然被一座新建的公寓所抹殺,房間感覺上比示範屋小等等。
7. 投資的話,未必租得出。


资料来源:佳礼中文论坛--kitkatlow

巴生河流域未來發展趨勢分析—你要住哪裏

巴生河流域未來發展趨勢分析—你要住哪裏 76#


這絕對是一個大標題,發展趨勢是可以預測的嗎?先聼聼以下兩個故事。

很久很久以前,有人說將要把万擾 Rawang , 這個吉隆坡北部50公里的城鎮發展成第二個八打靈,大力推行工業發展區域,以期望吸引大量外資游進,成爲全國數一數二的工業區,烏鴉變鳳凰。

也有人雄心萬丈,耗資千億,重本打造雪邦 Sepang,把這個吉隆坡南部80公里的縣鎮變成亞洲矽谷,這裡有亞洲第一機場,有最漂亮的行政區,最先進的智慧城,最聞名的多媒體走廊(雖然小弟毫不認同),簡直就是Dubai 第二。

若干年后,鳳凰還沒孵出就難產了。Dubai第二對許多人民來説,不過是一片空有一流設施,九流管理的郊區。餘留下的,就是數之不盡賣不出的產業。我們今天看到的報紙上任何產業拍賣會的產業,過半肯定都是Rawang 跟 Nilai (Sepang)的產業。

所以, 發展趨勢是可以預測的嗎?

再講另外兩個故事。

也是很久以前,四海棧集團在白沙羅推出了Bandar Utama Damansara,售價180千。當時大衆普遍認爲價格過高,畢竟其他地方同類型的屋子才買百多千而已。加上那裏地方偏遠,交通不便,180千只有傻瓜才會買。

結果,五年后,該180千的雙層排屋價格飆升到近500千,成爲雪隆一帶數一數二的高尚住宅區。

大概是同一個時候,孟沙 Bangsar 的屋子價位也非常高,幾十年屋齡的雙層排屋成交价近400千一間。簡直就是天價。許多人,包括行内人都認爲其價格不值,泡沫遲早會破裂。

現在,該400千一間的雙層排屋,快起到900千了。而且供不應求,在過去行情冷清的幾年裏,一旦有賣主要出售,不用幾天就會成交。而且再沒有人敢放話説Bangsar的產業價格過高。

所以,發展趨勢是可以預測的嗎?

资料来源:佳礼中文论坛--kitkatlow




购屋银行贷款

购屋银行贷款 59#


我再大概一年前买了一间屋子,由于了解到银行利息对于人生财务的长远影响,所以就花了大概半年的时间去了解几间银行的贷款优惠。。(因为当时房子还没开时建,所以不必遵守90天内要找到贷款的协议

当时分别了解了几间银行,而到了最后就剩下三间银行作为最后的考虑了。。好像选美赛的淘汰赛制。。呵呵。。

这三间银行分别是PBB,HSBC & Standard Chart而 HSBC & SC 都是申请Homesmart & Morgage One 的配套。。而PBB就是传统的房屋贷款配套。。当时我问到PBB的是我手头上银行提供最吸引的配套。。(好像是BLR-x% and fix for tenure),不过到最后我还是“淘汰”了PBB..因为还是觉得HSBC & SC的伸缩性高的配套适合我。

而当比较Homesmart and MO的时候,其实两者在借贷条件上都是大同小异的,开一个借贷户口,这户口是一个来往户口,可以申请atm card, cheque book and credit card (服务费都更其他银行一样),那你就可以把钱存进这户口了。那银行就会每个月从这户口扣钱但做是我们的每月供款。。那在这户口多出来的钱就当作是以把钱“暂时”还给银行,可以扣除利息(daily interest)。。可是好处是当我们需要用到钱时,就可以随时通过ATM & Cheque来提出款项,就好像一般的户口一样,非常的方便。。举个例子吧。

若借RM100,000 . 每月供RM900 .
可是我们每月把RM1000存进这户口里,那这户口每个月就剩下RM100了,可是银行算得利息确是RM99,000而已,并不是像一般传统的配套算RM99,100。
那着多出来的RM100,就当“暂时”还给银行,不过我们却可以anytime取出来。那当取出的那一刻,我们的贷款利息就会算会RM99,100了(因为户口里已经没剩钱了)。
换句话说,如果我们借贷RM100,000的话,可是我们也同时把RM100,000存进户口里,那我们就不必还任何利息了。。直到我们提出款项为止。

这就是它的伸缩性了。当然,这种配套的利息实比一般的传统配套高的(大约1%),所以是见仁见智的,这并不适合每一个人。

最近SC好像还有推出一种新配套,可以link几个亲友的户口(暂时不太了解详情,抱歉)好像更好。。

大概是酱吧。。谢谢


资料来源:佳礼中文论坛--$RICH$






Q&A

Q:我父亲有一间店每个月很定的租给别人RM800,但有人出RM240,000要买下。那边的方展不是很好。但那是永久地契。。已供完。现在就不知道要不要卖。

A:如果以投資來算的話,賣吧。

既然你認爲那裏發展不怎麽好,每年9600 的租金售價240,000,囘籌連4%都沒有。基本上如果你父親賣了,把240000 存入銀行,其利息也差不多有每月800塊了。

不然你拿240000去買一間能每個月有1400塊以上租金的產業如何?會不會更划算?

再精明點的話,不賣。把該店低壓給銀行,貸款200000買一間能每月有1200租金的公寓,如何?根據計算,其租金足以繳付其每月貸款,還有剩幾百塊。

店,市值240000。月租800。
抵押借貸overdraft,支出200000。30年,利息6% 。(overdraft 利息較低)
每月需還1200。(其實,一般上首幾年利息較低,只需還1000出而已。)
買入價值200000的公寓,租金1200。

現金流 cash flow
每月收入 800 + 1200 = 2000 (租金)
每月支出 1200 (貸款月供)

每月淨收入 = 800

這樣,你可以同時擁有兩個產業,同時能賺取兩份租金,獲得兩個產業未來增值的囘籌。多幾年后,等產業增值了,再從新貸款,買入第三,第四間產業。。。不斷發展下去。

也或者,你可以賣出該店,cash out 240000,貸款多200000,買兩間上述的公寓,會籌更高,更划算。

賣的話,你父親打算如何運用該240000?
存入銀行,以便不時只需?
花錢住更好的房子,汽車?
還是另有更好的投資計劃?

不賣的話,每個月800 的租金是否滿足得到你們?
未來該店的增值有多高?多幾年的租金會有多少?


當然,要看你家人,父親的算盤如何打算。還是你父親認爲那裏遲些會拿到更高的租金?還是多兩年能買到更高的價錢?還是他另有計劃?

這個我毫無頭緒,恕我無法給予意見了。

资料来源:佳礼中文论坛--kitkatlow





Mortgage Loan

我還不知道到底mortgage loan中文翻譯該叫什麽,所以暫且稱之為抵押貸款。

花旗的HomeCredit,汇丰的HomeSmart, 渣打的Mortgage One,基本上都是同類的產品。然而,這幾年在我國很受歡迎,個人認爲證明了一個現象:消費者都選擇持有現金,不愛做出冒險花錢投資或貸款買入新物業。

我個人對銀行貸款沒有多大研究,如果我沒弄錯的話,有提供這種大都是非本地銀行。尤其上述三家銀行較爲著名,其他銀行好像都沒做到完全的伸縮性。如不能完全償還整個貸款,不能隨意提款,提款不能超過某個數額等。

抵押貸款的運作很簡單,它跟傳統貸款的差別在於可以隨時注入資金償還貸款,也可以隨時提款,等於是跟自己的戶口借錢。因爲存款利息通常都比貸款利息低很多,所以從存款中提出現金注入貸款戶口,可從中節省相當高的利息。

擧個例子,
例子1。 傳統貸款 利率7%
----------------------------------------------------------------------
貸款 1,000,000.00, 利率7%,30年償還期。

每個月要償還的是6,653。

三十年后,貸款還清了,但過去三十年裏卻總共給了2,395,089.00。
就是説,給銀行轉了1,395,089.00。
-----------------------------------------------------------------------


但是,如果貸款者有餘錢,或經濟環境良好,申請抵押貸款的話。

例子2。抵押貸款 利率8%
-----------------------------------------------------------------------
貸款 1,000,000.00, 利率8%,30年償還期。

花多兩千,每個月償還的是8,653

結果,18年六個月后就還清了。只是給銀行賺了 916,444.98。
省了近400千。
------------------------------------------------------------------------


與其花錢買CRV,不如每個月花多兩千提早解決貸款,更划算。

如果再加上把自己的儲蓄戶口的200千放進去的話,

例子3。抵押貸款 利率8%
-----------------------------------------------------------------------
貸款 1,000,000.00, 利率8%,30年償還期。

+ 200,000.00 儲蓄戶口

每個月要償還的是8,653。

結果,12年1個月就還清了。只是給銀行賺賺了 447,632.98
省了近900千。
------------------------------------------------------------------------

抵押貸款的利率一般上都會比傳統貸款高,對於月光族來説非但完全不適合,而且還隨時會提款出來作其他消費,導致償還期更長,付出的利息更重。

但是對於財務規劃有一定水準的人而言,就再好不過了。
如大大所說,有錢時可以注入其戶口,省下利息。需要時隨時可以提出,用作支票或ATM也行。很是方便。


其利息的多寡跟償還期息息相關,如下圖顯示。
匯丰的 HomeSmart 沒有設定最低貸款額,即使是50千也可以申請。


资料来源:佳礼中文论坛--kitkatlow

巴生河流域人口分佈圖講解---你住在哪裏?

巴生河流域人口分佈圖講解---你住在哪裏? 2#






资料来源:佳礼中文论坛--kitkatlow

Wednesday, December 15, 2010

Networking

Networking

What follows below is applicable only if you will be running ShopAssist® in a network environment. No configuration changes are necessary if ShopAssist® is running on a single computer.
ShopAssist® is fully network-enabled, and up to two hundred terminals can be run off a single server. Under Windows® 95/98/2000 or Windows® NT setting up a network is as simple as inserting an Ethernet card in each of the terminals, connecting them and configuring the software. If ShopAssist® is being used in a network environment, all the live data files will reside on a single designated computer (the server). ShopAssist® (and in particular, the Borland® Database Engine (BDE)) must nevertheless be installed and resident on the server and on all the terminals.
Configuring Network Terminals ShopAssist® accesses the database through a single alias - SA. This alias initially points to the c:\sa\ directory on the local hard drive. For terminals in a network environment, this alias must be made to point to the c:\sa\ directory on the server. This can be done in one of two ways:
(1) Using BDE Administrator To set up a network terminal, you will need to make two, and possibly three, changes. The preferred method of doing so is through the Borland® Database Administrator.
On each terminal do the following: (a) Load the program c:\Program Files\Borland\Common Files\bde\Bdeadmin.exe (b) Click the Databases tab. (c) Click and open the Databases item on the tree list. (d) Single-click the SA item of the tree list. Do not double-click on the item or click on the + sign, as this will open the connection and disable further editing. If this occurs, click the Folder icon in the top left-hand corner of the form to close the connection.
(e) In the right-hand pane, enter the path to the sa directory on the server in the PATH grid cell. The path may be specified using UNC (Universal Naming Convention) (preferred) or using a mapped drive. e.g. (using UNC) if the server’s Computername is Server1 and the root directory of the C drive on the server has been shared as croot then specify the path as \\Server1\croot\sa\ e.g. (using drive mapping) if the sa directory on the server has been mapped to the F drive, then specify the path as F:\sa\
(f) Click the Configuration tab. (g) Double-click the Drivers item on the tree list. (h) Double-click the Native item on the tree list. (i) Click the PARADOX item on the tree list. (j) In the right pane, enter the path to the root directory of the server in the NET DIR grid celle.g. (using UNC) \\Server1\croot\e.g. (using drive mapping) F:\N.B. In a network environment, the BDE NET DIR paths of all nodes on the network must point to a common location (directory) on the server. See also.
(k) Double-click the System item on the tree list. (l) Click the INIT item on the tree list. (m) In the right pane, make sure that the Local Share option is set to TRUE. Note that Local Share must be set to TRUE on all terminals and the server in a network environment. Do not change any settings other than those mentioned above. (n) On the main menu bar, select Object Exit. Assuming everything has been done correctly as above, agree to save all changes made as the default.
Universal Naming Convention UNC is the preferred method for pointing network terminals to the server, the reason being that an innocent user may easily change or delete a mapped drive. The general format of a UNC path is a double backslash, followed by the server’s Computername, followed by a single backslash, followed by the Share Name of the root directory of the server’s C drive, followed by a single backslash, followed (optionally) by the directory you are pointing to followed by single backslash (\\SERVER1\SAFOLDER\
On each terminal: 1. Load Bdeadmin.exe and i Specify the SA alias path as \\SERVER1\SAFOLDER\ ii Specify the NET DIR path as \\SERVER1\SAFOLDER\
Example 2. In this example, the NET DIR path points to a directory other than the c:\sa\ directory on the server. Assuming the server’s Computername is SERVER1, proceed as follows On the server: 1. Create a specific directory to house the Paradox NET file (e.g. c:\sa_contol\)
2. Share the directory as SACONTROL, with full read-write access (do not share with the same name as the directory name) 3. Share the server’s c:\sa\ directory as SAFOLDER, with full read-write access 4. Load Bdeadmin.exe and i Specify the SA alias path as c:\sa\ ii Specify the NET DIR path as \\SERVER1\SACONTROL\ On each terminal: 1. Load Bdeadmin.exe and i Specify the SA alias path as \\SERVER1\SAFOLDER\
ii Specify the NET DIR path as \\SERVER1\SACONTROL\
Note (as demonstrated in the above two examples) that the NET DIR path must be specified in UNC notation, both on the server and all terminals.
N.B. The Borland® Database Engine will be properly configured for the server (and only for the server) by the installation program. Only on network machines (i.e. terminals), does the Borland® Database Engine need to be re-configured to point to the server.
Running ShopAssist® under Windows® Vista Vista’s default security settings do not allow an entire drive to be shared (not easily, anyway) nor does it allow applications to write to the root folder of the C: drive. One or more of the following will allow you to run ShopAssist® under Windows® Vista. 1. Deactivate User Access Control (UAC). To do this, go to Vista Control Panel, go to Search and type in ‘User Access Control’ (or ‘UAC’). An option will appear allowing you to deactivate User Access Control. You will need to be logged in with Administrator rights to do this.
2. Run ShopAssist® as Administrator. To do this, find ShopAssist’s main executable file (c:\sa\sa.exe) in Windows® Explorer (it must be the executable file itself, not a link to the file), right-click on the file, click Properties and enable Run As Administrator.. 3. Run ShopAssist® in Compatibility mode. To do this, find ShopAssist’s main executable file (c:\sa\sa.exe) in Windows® Explorer (it must be the executable file itself, not a link to the file), right-click on the file, click Properties and enable Run This Program In Compatibility Mode.
4. Get ShopAssist® to create a small XML manifest file (c:\sa\sa.exe.manifest) which, if present in the c:\sa\ directory, will request elevated privileges for ShopAssist® at startup. Go to Managerial Preferences Advanced 1, enable the Run With Elevated Privileges option and click Apply to create the file. 4. In Bdeadmin.exe, change the NET DIR path to point to c:\sa\ (rather than c:\) on the server and correspondingly on terminals
e.g. \\SERVER1\SAFOLDER\(Assumes that the server’s computername is SERVER1 and that the c:\sa\ folder on the server has been shared as SAFOLDER)
See also
Lock Files The database engine creates a file called Pdoxusrs.net in the root directory (or the path pointed to by NET DIR) of the server, and files called Pdoxusrs.lck and Paradox.lck in the c\sa\ directory. These files, which control multiple simultaneous access to the database tables in a network environment, are normally deleted by the database engine when the last instance of ShopAssist® is closed. Should you encounter persistent errors of the kind ‘table is locked’, ‘table is busy’ or ‘file is controlled by another NET file’ when starting ShopAssist®, .NET or .LCK files left over from a previous session may perhaps still be present on the hard drive (e.g. due to a power failure or because Windows® or ShopAssist® terminated abnormally) and may be the source of the problem. A utility called c:\sa\clrlocks.exe has been provided to delete these files for you. This utility should be run (either from Windows® Explorer or from the DOS prompt) on the server and on each terminal, but only when no machines are currently running ShopAssist®.
Running ShopAssist® Locally A program called Runlocal.exe has been provided for emergency use in a network environment, to allow ShopAssist® to be run locally (i.e. independently of the server) for short periods of time Run Runlocal.exe to start a local session. This program will launch ShopAssist® and then remain in the background until ShopAssist® terminates. Whilst running in local mode, all data will read from and written to the local hard drive. Inventory database values, for example, will be as up to date as the last time you refreshed the files from the server.
If this module is being used on a once off emergency basis, you should do a dummy cash-up on startup to clear any previous totals. It is up to you to update cash and account sales, stock levels, sales histories, the cash book, etc. when the connection to the server is restored. At the close of a local session we suggest you do a cashup (with relevant reports) and then print a detailed transaction report from the View Previous Transaction Details module to facilitate the updating of data on the server when it is once again on-line.
In order to prevent its misuse, a local encrypted, read-only log is kept of all occasions on which Runlocal has been run. You should check this log periodically, by running Runlocal on the till in question, and check that ShopAssist® hasn’t been run locally without your knowing it. A Logoff time will only be stored if ShopAssist® was actually launched by Runlocal.
Changing A Terminal Back To A Standalone Machine Or Server
If you want to change a terminal back to a standalone machine (or server), proceed as follows: Load the program c:\Program Files\Borland\Common Files\bde\Bdeadmin.exe.and set the SA alias to point to the local machine’s sa directory (e.g. c:\sa\) and set the NET DIR path to point to the local machine’s root directory. (e.g. c:\).
Keeping Terminal Database Files Up To Date It is up to you to ensure that database files on the local machine are kept reasonably up to date, should you ever need to run a terminal in local mode.
Do so by either (i) selecting the Refresh From Server option on the Managerial menu (ii) copying the database files off the server’s c:\sa\ directory and pasting them into the local c:\sa\ directory with Windows® Explorer(iii) copying them onto floppy disk and transferring them to the local c:\sa\ directory.
Concurrency Issues One of the issues facing the developer of a networked application - with multiple terminals reading from and writing to the server simultaneously - is the need to maintain data integrity.
To give an example - two terminals simultaneously read the quantity in stock of an item as 2, both sell one of the item, decrement the quantity in stock by one and write the value 1 back to the server in close succession, the last in of the two writing the wrong value back. In order to prevent this situation from arising, when a transaction is in the process of being finalized (i.e. is being stored), it attempts to obtain a read-write lock on the tables it is writing to, thereby preventing other terminals from reading from or writing to the server at the same time. This may manifest itself as a momentary delay when a transaction is being concluded i.e. while process B is waiting for process A to finish its update.
To give another example - someone loads the stock take module which reads in all the current stock levels. He then decides to have a cup of tea and, after tea, begins updating the stock levels. In the meantime, several of these items have been sold on the terminals. When he eventually saves his updated data to the server, they will not take into account the fact that several of the items have in the meantime been sold. In general, the Stock Control module should not be used while the tills are active. If a till should try to conclude a transaction while it is loaded, it will be held back with an error message stating that ‘table xxx is busy’.
Other modules which use the Inventory table (e.g. the Inventory database module) can be used concurrently with the tills, but with one proviso - while you are actually editing a particular record (i.e. after you have pressed the Return or F2 key on a particular field), the table will be locked to other processes attempting to read from or write to the table.
Running ShopAssist® From Remote Sites If your server is running under Windows NT® Server 4.00 or greater, and you have the Remote Access Service installed and running (or have the Windows® 95 Dial-up Networking upgrade 1.3 installed and running), and have access to a high-speed ISDN line, machines at physically remote sites (a few doors or, perhaps, several hundred kilometres away) can log in using Windows® Dial-Up Networking. After logging in successfully the client becomes simply another node on the network.
While remote connection via normal telephone line is possible, current transfer speeds are too slow to make such a connection viable. In such case we recommend you use PcAnywhere® or similar remote control program. In order to simplify matters, the following protocol is recommended for all branch (dial-in) servers: i) The Computername of the server at each branch must be Server, followed (with no intervening spaces) by the branch number. e.g. the Computername of the server at branch 2 must be Server2, and the Computername of the server at branch 5 must be Server5. (See above for instructions on determining or changing the Computername.)
ii) The root directory of each server must be shared as croot (with full access rights)
E.g. a remote ShopAssist® client using dial-up networking to log in to the server at branch number 4 will expect to find the remote database on the path \\server4\croot\sa\
Establishing A Dial-Up Connection Once the remote server(s) have been set up as above, proceed as follows to establish a dial-up connection to the remote server:(i) Click Start>Programs>Accessories>Dial-up Networking. (If the Dial-up Networking option is not visible, you need to install it by clicking Start>Control Panel>Add/Remove Programs>Windows Setup and then adding the Dial-up Networking option.)
(ii) Click on the icon of the Dial-up server you are connecting to. (If there isn’t one you need to create one by clicking on the Make New Connection option.). Click on the Connect button to establish a connection with the remote server you are connecting to. (Depending on the Network settings on the other end, you may be asked for a password to log in to the network.)(iii) Once you have established a dial-up connection to the remote server, proceed in one of the following ways:
(1) If the local ShopAssist® client always logs in to a fixed remote server (and its SA alias and Netfile directory values have, using Bdeadmine.exe, been configured to permanently point to the remote server), simply load ShopAssist® and it should connect automatically to the remote database (2) If ShopAssist® occasionally logs in to a remote server, or logs in regularly to several remote servers (e.g. from head office), you can proceed in one of two ways:
(a) Run the program called Rmtlogon.exe, present in the c:\sa\ directory. Specify the branch number of the branch you will be logging on to and press Return or click the Proceed button. (b) Load ShopAssist and pass two extra parameters to the program: the word remote, followed by the branch number (or the server Computername†) of the branch being logged in to. Thus, to establish a dial-up connection to the server at branch number 4, load ShopAssist® as:
sa.exe remote 4 The first parameter is mandatory. If the second parameter (the branch number of the branch being connected to or the server’s Computername) is omitted (or is invalid), you will be given the opportunity for providing (or correcting) it when ShopAssist® loads. †(As specifying a fixed Computername for each branch’s server may not always be practicable, you may pass the remote server’s Computername, rather than the branch number, as the second parameter. e.g. to establish a dial-up connection to the server at branch 5 whose Computername is mainserver, load ShopAssist® as
sa.exe remote mainserver The root directory on the C drive and the sa directory must nevertheless still be shared as croot and safolder respectively.) If ShopAssist® is unable to connect to the remote database (e.g. if a dial-up connection has not been established or the remote server Computername provided is invalid) the application will terminate.
General NotesChanging The Computername The server’s Computername (the name by which the computer is known and accessed on the network) may be obtained by right-clicking the Network Neighbourhood icon on the Windows® Desktop and then clicking the Identification tab.
Sharing Drives And Folders (i) Load Windows® Explorer. (ii) Right-click on the C drive icon. A menu item named Sharing should be visible. If this item is not visible you will need to enable sharing on the computer, as detailed in step (iii). If the Sharing menu item is visible proceed to step (iv). (iii) Right-click the Network Neighbourhood icon on the Windows® Desktop. Click the Properties menu option. Click the File And Printer Sharing option (if this option is not visible click the Add button to add it). Enable User-level File And Printer sharing on the computer. (You may be asked for your original Windows® CD-ROM after changing the sharing status of the computer. If the Windows® CD-ROM (or original Windows® disks) are not readily available, you may select the Skip File option for the files Windows® is looking for.) Comply with any suggestion to re-start the computer.
Once File and Printer sharing have been enabled, proceed as in step (iv).(iv) Click on the Sharing menu item and share the C drive as croot. Right-click on the SA directory icon, click the Sharing menu item and share the SA directory as safolder. The icons will change slightly to reflect the fact that they are shared. Both the C drive and the SA directory must be shared with full read-write access.
Setting The Terminal Number In a network environment, each terminal must be assigned a unique terminal number.
Passing Command-line Parameters To ShopAssist® Several ShopAssist® functions may be hidden locally (i.e. on the machine on which ShopAssist® is loaded) by including a particular character in the first parameter:
A to hide the Accounts moduleC to hide the credit note function
D to hide the Administrator Mode facilityF to hide the Remove From Till facilityG to hide the Gift Voucher moduleH to hide the Hire moduleI to load ShopAssist® in Adminstrator modeL to hide the Lay By moduleM to load ShopAssist® with a minimal set of drivers {The Chart and Windows® slip printer drivers will not be loaded. The same action may be invoked at start-up by pressing Ctrl M when the splash screen is showing.)
O to hide the Compare Lists utilityP to hide the Appro moduleR to hide the Repair moduleS to hide the Spreadsheet moduleT to hide the Trip Sheet moduleV to hide the Advance To Till facilityW to hide the Till Watch moduleX to hide the Exchange facilityY to load ShopAssist® in Till-only mode
Thus if you wish to hide the Managerial menu on a particular terminal, then include the letter M in the first parameter.e.g. SA.EXE M to hide the Managerial menu. To hide the Accounts menu on terminals, include the letter A in the first parameter. e.g. SA.EXE MA to hide the Managerial and Accounts menus.
Parameter I takes prececedence over parameter Y. If both prameters are spcified.ShopAssist® will start up in Administrator mode.
If you wish to hide any of the above modules or functions globally (i.e. on the server and all terminals logging on to the server) then select the appropriate option on the Customize page of the Preferences form.
Pass the parameter BACKGROUND=xxx to load ShopAssist® with a particular background colour or bitmap. xxx must correspond exactly to one of the backgrounds offered on the Miscellaneous page of the Preferences form.
e.g. C:\SA\SA.EXE BACKGROUND=Navy e.g. C:\SA\SA.EXE BACKGROUND=Clouds.bmp To load ShopAssist® with a particular background colour (or bitmap) and a particular till number (e.g. to distinguish multiple instances of ShopAssist® on the same machine), pass the parameters BACKGROUND=xxx TILLNUMBER=ne.g. to load ShopAssist® with a Blue background as till number 2, load ShopAssist® asC:\SA\SA.EXE BACKGROUND=Navy TILLNUMBER=2
Network Troubleshooting In addition to the matters discussed above, here are a few more points to note in a network environment:
(a) The fastest possible network system should be used. In a large network environment (four or more terminals), a switch, rather than a hub, should be used. Increasing the maximum number of file handles to 100, and the maximum data cache size to 16384 Kb on on the Network Network 1 page of Preferences, may improve BDE performance.
Enabling the Keep Open Database Connections To A Minimum option on the Network Network 1 page of Preferences in a network environment of four or more terminals may improve performance.
(b) The maximum lengths for the various types of network cable should be strictly adhered to. Exceeding the specified maxima may lead to signal attenuation/distortion and possible data loss.
(c) Each terminal must at all times be mapped, using either UNC (Universal Naming Convention) or via a single drive letter, to the server. The disadvantage of the latter is that if a terminal attempts to log on while the server is off-line, Windows® displays a message box informing the user that the connection could not be made and asks whether he/she would like to try re-connect next time. If NO is the reply, the mapping to the server is lost and must be set up again the next time the terminal logs on.
(d) If you install certain ODBC drivers (e.g. a Paradox driver for Microsoft Access®), or other packages which use the Borland® Database Engine, the Database Engine configuration file may be corrupted and you may need to re-install ShopAssist®. First of all, use the Bdeadmin.exe utility to try and re-establish an SA alias pointing to the c:\sa\ directory on the local machine or server. If this fails, proceed as follows:
(i) if you don’t need to retain your data, uninstall ShopAssist® with the Add/Remove Programs component of Windows® Control Panel. If you do need to retain your data then copy, back up or zip all the data files in the c:\sa\ directory (i.e. all files that don’t have the extension EXE, RPT or DLL) to another temporary directory (click Managerial Data Back Up To Local Drive in ShopAssist® to have this done automatically for you)
(ii) uninstall ShopAssist® with the Add/Remove Programs component of the Control Panel. (iii) reinstall ShopAssist® from the original install disks or zip file. (iv) if you saved your previous data files in step (i) then copy, restore or unzip all the files you saved back to the c:\sa\ directory.
ShopAssist® Point Of Sale System. © ISC 1997-2008.