優化退休現金流(下)-資產活化之留房養老

原創作者：Winner Chen 日期：2021/07/26

優化退休現金流(上篇)，我們已經聊到了資產活化。而所謂「資產活化」就是將閒置資產增加其效益，一般透過形式的轉換以及前後投報率的落差，達到優化的成果！

多數退休族，理論上會有一棟自住房及一些金融資產，或許也就覺得，沒什麼搞頭了。但對於善於理財的人來說，這可是「無法容忍」的呢！原因為何，在接下來的論述中，您可能會有非常大的驚訝與收獲！

A計劃：以房養老-抵押給銀行

首先回顧一下，以房養老(逆向房屋抵押貸款)，是房屋所有權人，將房屋做抵押設定，向銀行貸款，但是並非一次取得大筆金額，而是按月分期取得現金，做為每月的生活費用，累積欠款會愈來愈多，等到貸款人離世後，若繼承人無意留下這間房子，房子就歸銀行所有。也就是當活得夠久，那麼房子是銀行收走，當然錢也是花得差不多。

如需要詳細試算，點此連結至591房屋交易網，以房養老試算

一般房貸示意圖
以房養老示意圖

B計劃留房養老-資產活化

我們仍然使用退休現金流優化模型，在Step3資產活化項目，假設自住房子市價1500萬，辦理一般的房貸，貸出1000萬(約七成)，如果我們將貸款的本金，在審慎評估後採用7%的投資組合，那麼月現金流就會來到12.8萬，扣除每月房貸本息攤還48,000(二十年期，利率1.5%)，每個月還會有8萬元，剛好就超過了退休每月支出(8萬，如下圖)。

太神奇了，傑克！

在AB計劃同時經過二十年後…

在A計畫-以房養老，很清楚的，房子是銀行的，而錢也差不多花完了。

而在B計劃-留房養老，每個月還款48,000，二十年後房貸已經還完了，所以，房子還是自己的。另外，當時借出來的貸款本金1000萬，花了嗎？並沒有，因為這二十年花的錢全都是7%投資組合所提供的，因此，除了房子之外，你手上還會有當時的貸款出來的1000萬本金！！！哇嗚，這可是天差地別！！！

從下圖，我們可以更清楚的看到二者間的區別，60歲時王女士辦理以房養老，每月可領取一筆反向貸款，感覺錢變多了，但其實這些錢是一種貸款，相當於每年愈借愈多。到了80歲時，以房養老的期限已到，還是能繼續領取，只是領取的錢會再次變少，如果再健康的多活幾年，可能房子就是銀行的了。

但是，如果是留房養老(貸款出來理財)，不但20年後房貸還清了，房子是自己的，而且當時貸款出來的本金，如果管理得當，甚至不減反增，會理財重要嗎？！

以房養老 VS 留房養老

優化退休流前，你必須知道的幾件事

7%以上的投報率，風險很高嗎？坦白說，如果從沒有放心思在理財上，7%肯定是伴隨了高風險，要不然誰存定存呢？而對於理財達人來說，7%甚至70%都可能還是安全的，高報酬不再等於高風險，關鍵在自己挑選工具的能力。令人感到興奮的是，大多數人都是屬於理財怠惰，所以，我們只要稍微撥出時間google，很快就可以超越那80%的多數人！
要弄這些理財的事，很煩而且有風險？不理財的風險更高！如文中探討的「以房養老」，正是給不理財的人使用的方式，雖然沒有投資的風險，但卻有通膨和長壽風險，那個風險更高一些呢？那就看我們活得長不長了，而這件事或許只有上帝知道！
不喜歡負債的感覺？負債也分良性及惡性，良性的負債不但不會造成你的壓力，甚至還會為你創造可觀的財富，並且在稅務上有極大助益。如同，沒有人喜歡吃藥，但生病了就必須吃藥，是一樣的道理！
錢可能會不小心花掉了！這的確是個可能發生的潛在風險，可以善用信託，把錢專款專用的鎖定住，不殺金雞母，只拿走生出來的金雞蛋，萬一遇到詐騙，你只會損失幾顆金雞蛋，只要金雞母還在，一切都不會太過嚴重。
要創造高報酬，就必須操作股票或不動產？如果是退休要用的，那我更加建議固定配息的債券型基金，或是股票型指數基金ETF，基本不需要太大的管理成本，大部份的功夫是在前期做好資產配置，善用「退休現金流優化模擬」，制定長期策略，才能充份享受生活，而不是天天盯著股票，浪費晚年寶貴時間。此外，可以尋求信任的理財專家的建議，透過他的經驗及眼光，可以省下不少的時間及學費。

如果您覺得這個「退休現金流優化」的確有幫助，可以請我喝杯☕哦！

3Q~ありがとうArigato~Merci~感恩啦！

掃左側 QR 碼或點擊下方信用卡付款連結都！Thank you~😘

https://p.ecpay.com.tw/B7A9FD9

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