陪您睇樓──新界東．大圍
相對於沙田區內其他地段，大圍予人較寧靜而沒有那麼繁華的感覺，不似如沙田站、火炭站以及馬鞍山，以大型屋苑作主導，亦沒有大商場，反而是以居屋、公屋，及較低密度的住宅佔有較重比例。不過近年隨著區內最大型項目，大圍車廠上蓋項目──名城的發展，以及兩旁山上的豪宅陸續，區內的面貌漸漸改變。
大圍的範圍大致上是城門河谷，獅子橋及文化博物館以南的地帶，圍繞著大圍站的海福花園、富嘉花園、雲疊花園等都是居屋，以及大圍村四周的舊樓群，再外圍的是公屋主導，外加零星的村屋，所以並不是熱門的區域。以交通設施而論，大圍卻並不輸於沙田其他地方，現時大圍站是東鐵與馬鐵的交匯點，沙田東岸馬鐵各站乘客都可在大圍轉東鐵；未來沙中線亦是以大圍站為起點，連接馬鐵及西鐵成為「東西走廊」，而東鐵將與沙中線過海段合併為「南北走廊」，未來大圍鐵路運輸比現在更為方便。
各私人屋苑亦提供不同面積單位選擇，以金獅花園及金禧花園單位較細，由於金獅離車站較遠，要行一大段路，呎價就較為落後所以銀碼較細，旺市時往往成為炒家樂園；金禧則較近車站及自設商場及街市而呎價較高，就成為區內典型的住盤。城門河畔的文禮閣，單位以三房七百多呎為主，以及八百多至千一呎的恆峰花園，都為區內換樓一族提供呎價較平的大面積單位。至於名城，屋苑規模大，以三四房大單位為主，加上樓齡新及近車站，所以呎價是平地各屋苑之冠，銀碼與附近住宅單位有一段距離。
除了車站四周的平地外，東北邊是金山，西南邊是獅子山，山坡上都有些較高檔次的物業，樓齡較新的有銅鑼灣山道上的嘉御山、壹號雲頂、仁安醫院旁的名家匯等，呎價都要八九千元；同時亦有樓齡較高呎價較平的選擇，而其中單位面積亦較大，例如聚龍居就是以過千呎單位為主，世界花園更大至二千多呎，不過呎價與平地的屋苑接近，都是五千多元，所以在相近位置都相近面積不同銀碼的選擇，可算是豐檢由人。
總括來說，大圍提供不同面積及呎價組合的物業，對於置業人仕來說可因應個人需要及資金預算作出選擇，加上未來交通有進一步的提升，可考慮作自住。
好似金獅呢D既細價屋苑投資價值如何?入場$平,但係有少少舊,而且多新盤有機會壓低租金(好似康城咁).
[版主回覆02/21/2012 23:24:27]金獅租金回報高，正因為呎價落後，荃中都係類似，值得收租炒賣，多於長線升值
銀行終於再放水，那是利好？
[版主回覆02/21/2012 23:24:59]年頭銀行追數，就自然放水，所以至有小陽春
全世界又來一次齊泵水，股市即時受惠，但樓市可否再大升？問題係減咗息，你還是要抬錢買樓，槓桿細，難有大成交，都似係2011年上半年乾升？
[版主回覆02/21/2012 23:29:39]政策收緊之下，好難去返一兩年前咁，成交多左，個價未必好左
我聽日去过名城1期、盛薈睇楼，間格不太實用，980呎同1100呎嘅楼睇上去好似700呎村屋大DD；其次，check 过美联网站及親身问过大围经纪，由於大量放租盤 (名城1期 + 盛會合共8座)，2012年1-2月租盤成交只係 HK$15 – $17 / 呎 / 月，成HK$8000呎楼中产盤只有2.2 – 2.4厘回報，死得人啦。如果極尚、盛世于2012年8月入伙后，租盤应该会更泛濫，租金应该会更低、有下调空间，厘个盘租好过買…….
[版主回覆02/21/2012 23:34:21]近年好多大型新盤都係咁，包括幾個鐵路上蓋盤，一入伙就大把租盤
脫兄，如現在買樓收租,淘大衣園定將軍澳中心好?望脫兄賜教!
[版主回覆02/21/2012 23:34:22]淘大好過將中，因為社區改善的原素
可唔可以講解一下而家"樓價與利息"既關係?
[KKB回覆02/23/2012 09:42:04]Interest rate can be distinguished the REAL interest rate from the NOMINAL interest rate. Nominal interest rate = Real interest rate + Inflation rate. What 脫兄 said is implicitly stated as nominal interest rate. Of course, there should be no relationship between nominal interest rate and asset (property) prices, because it excludes the effect of inflation. According to the prevalent economic theories, you have to focus on REAL interest rates. Per a lot of historical research and observations, there is an reverse realtionship between real interest rate and property price. There are two examples to illustrate this relationship. In 1990 – 1997, mortgage rate was up to 8 – 11%, but property prices increased significantly, becuase inflatin at that moment was > 7 – 8%. This resulted in low or negative interest rates, stimulating the property boost. In contrast, interest rates during 2000 – 2003 were around 3 – 5% which were much lower than those before 1997. Due to deflation, the REAL interest rate during 2000 – 2003 was much higher than 1997 after including the effect of deflation. So the property prices during 2000 – 2003 were very weak. I don't really know whether you are able to understand my explanations. I strongly recommend you reading basic and elementary economics books and economics / finance newspaper if you have time, because your knowledge is very weak and your question is very superficial. Also, (real) interest rate is not a sole factor affecting property prices.
[版主回覆02/21/2012 23:35:14]兩者基本上沒有直接關係，加息樓可以升，減息可以跌，影響樓價因素很多，利率只佔一少部份
脫兄, I am paying 10k rent / month and has been planning to buy when the rental period ends in coming Aug. However, I dont see the market coming down any time soon. As you said before, the supply side going to go up this couple years. do you think I should wait another year and continue to rent?
RC
[版主回覆02/26/2012 23:55:16]現時樓價與去年高位相差不遠，由住轉買考慮的是降低居住成本及扣除利息後的儲蓄，要一路賺住一路賺價機會不大。
大圍市中心真係非常獨特，包羅萬有，好多銀行，髮型屋都多，計埋村屋裡面的舊式理髮店真係好跨張。地產話將來大圍站旁會起個大型商場，加埋沙中線，美田村的公屋及居屋，車公廟站上蓋，我相信會愈來愈旺。
[版主回覆02/26/2012 23:54:42]不過都係局限在本地生意，吸引不到區外人。
㨂短線炒賣的樓和㨂長線投資樓有很大分別嗎？自住又算唔算長線投資？㨂自住樓其實係咪都應該睇埋該物業的租金回報率，如果供款多於租金回報就唔應該買？
[版主回覆02/26/2012 23:54:01]炒盤與住盤的分別主要是波幅，租金回報無論自住或投資都應該睇，又唔可以話租平過供就唔買，因為多數時間都係咁，難道多數時間都不買？
Hi 脫兄,
What do you think about the 保值能力 of 嘉御山、壹號雲頂 and 名 家匯? Will their prices be significantly lowered in future due to great increase in supply in Tai Wan in the coming few years?
[Hong回覆02/28/2012 20:49:57]Thanks 脫兄!
[版主回覆02/26/2012 23:37:47]以上三個盤與未來新供應客路不同，應該不會直接受壓
脫兄:
為何冰封的樓市過年後買家爭相入市？是甚麼因素於數週裡改變買方的想法？有業主要求買方先落訂才可看樓，買幾百萬的樓，不是買幾百元的衫？！真的瘋了！
[版主回覆02/28/2012 23:18:19]以往農曆年後都是轉旺，購買力積聚了，加上股市回升，人們的信心又回來了
Noted with thanks!
黄埔花園九期E,F vs 十期E,F 海景, 邊面值錢d? 現在那裏實盤叫價hk$10,000一呎, 是否過高? 請指教。
[alice回覆03/12/2012 11:41:33]oh, sorry. then may I ask is it better investment value for buying seaview with island north point side or east kowloon kai tak side?
[版主回覆03/09/2012 23:45:50]個別樓盤恕不評論