I've been investing in property for the past six years so in this video I thought it'd be a good idea to go into a deep dive analysis on all the factors that you can consider and that come into play in a typical buy versus rent situation and hopefully by the end of this video you can make a more informed decision as to which one you want to do.

在過去的六年裡，我一直在投資房產，所以在這段視頻中，我想深入分析一下在典型的買房還是租房的情況下，你可以考慮和發揮作用的所有因素，希望在視頻結束時，你能做出一個更明智的決定，選擇你想做的事情。

This will be one of a series of property stuff on this channel.

這將是本頻道房產系列報道之一。

I'm going to link all the websites and sources that I've used below so that you can just use them for your own numbers and your own analysis as well.

我將在下面鏈接我使用過的所有網站和資料來源，這樣你們就可以用它們來計算自己的數字和進行自己的分析。

To compare apples to apples I started by finding this house on sale on Rightmove.

為了進行蘋果與蘋果之間的比較，我首先在 Rightmove 上找到了這棟正在出售的房子。

It's in Aylesbury which is just outside of London and it's priced for 325 grand.

它位於倫敦郊外的艾爾斯伯裡，售價 32.5 萬美元。

I chose this home because it's a standard three-bedroom home and it's close to the average house price in the UK.

我之所以選擇這套房子，是因為它是一套標準的三居室住宅，而且接近英國的平均房價。

To then find a rental comparable I searched for a similar home in the neighbourhood and found this home which is renting for £1,450 a month.

為了找到租金相當的房子，我搜索了附近類似的房子，找到了這棟月租金為 1,450 英鎊的房子。

So let's assume you can choose to buy this house for 325 grand or you can choose to rent the home for £1,450 a month.

是以，假設您可以選擇以 32.5 萬英鎊的價格購買這所房子，也可以選擇以每月 1450 英鎊的價格租用這所房子。

So first let's break down the full cost of renting versus buying this home and the things you need to consider.

是以，首先讓我們來分析一下租房和買房的全部成本，以及您需要考慮的事項。

Let's start with the financial cost.

先說經濟成本。

If you're renting this property then the financial cost is pretty simple.

如果您租用這處房產，那麼財務成本就非常簡單。

It's the amount of rent that you're paying to live there which in this case is £1,450 a month but this is only the price for the first month and doesn't include inflation in the subsequent years.

這是您為居住在那裡所支付的租金，在這種情況下是每月 1,450 英鎊，但這只是第一個月的價格，並不包括隨後幾年的通貨膨脹。

So let's calculate that using two assumptions.

是以，讓我們用兩個假設來計算一下。

The first that you're going to rent the place for five years which is just above the average rental period in the UK and secondly let's assume that on average the inflation rate over the next five years is 3%.

首先，您將租住五年，這剛好高於英國的平均租期；其次，假設未來五年的平均通脹率為 3%。

So assuming the rent will increase in line with the 3% average inflation this means that even though we started renting for £1,450 a month as rents rise over time you'll end up paying over £1,680 a month towards the end of year five.

是以，假設租金將按照 3% 的平均通脹率上漲，這意味著儘管我們開始時的月租金為 1,450 英鎊，但隨著時間的推移，租金會不斷上漲，到第五年年底，您最終每月將支付超過 1,680 英鎊。

So on average the inflation adjusted rent for the five-year period is £1,565 a month.

是以，在這五年期間，經通貨膨脹調整後的平均租金為每月 1,565 英鎊。

Other factors that you may also want to consider depending on whether your landlord includes this in the rent payments or charges this separately and that includes things like utility bills and the council tax but given in this instance they're not included I'll be both of these costs from both scenarios to keep it simple.

您可能還需要考慮的其他因素取決於房東是將這些費用包含在房租中，還是單獨收取，其中包括水電費和市政稅等，但鑑於本例中不包括這些費用，為了簡單起見，我將兩種情況下的這些費用都包括在內。

So now let's look at the cost of buying.

現在我們來看看購買成本。

Let's take the average down payment for a home in the UK which would be 15% of the purchase price.

以英國購房的平均首付比例為例，即購房款的 15%。

This can be 20% it can be 10% I'm just taking the average at the moment assuming 15% down payment on a £325,000 home that's £48,750.

這可能是 20%，也可能是 10%，我現在只是取平均值，假設 32.5 萬英鎊的房屋首付為 15%，即 48750 英鎊。

This is money that you're putting into the equity of the home.

這是您投入房屋資產的資金。

The second thing we need to consider are the closing costs.

我們需要考慮的第二件事是過戶費用。

These are the things that we pay one off to complete the transaction.

這些都是我們為完成交易而支付的費用。

When we think of buying a home most of us just think of the purchase price of the house but there are closing fees that we have to pay on top.

說到買房，我們大多數人想到的都是房價，但除此之外，我們還需要支付過戶費。

Includes things like property tax which in the UK is stamp duty and that's the money you essentially pay to the government for buying the property.

包括房產稅等，在英國是印花稅，是您購買房產時向政府支付的費用。

This is what the stamp duty looks like for those living in the UK and then you have lawyer fees and these are the fees for the solicitor to look at all the documentation, the title, the deeds, make sure there's nothing wrong with that and then you also have to pay for the valuation fees which you pay to the mortgage lender to value the property and all of that good stuff.

對於生活在英國的人來說，這就是印花稅，然後你還需要支付律師費，這些費用是律師查看所有文件、產權、契約的費用，以確保沒有任何問題，然後你還需要支付估價費，這是你支付給抵押貸款機構的費用，以對房產進行估價，以及所有這些費用。

And as kind of a rule of thumb all of these costs total out to you can expect around 5% of the purchase price.

根據經驗，所有這些費用總計約佔購買價格的 5%。

So in this scenario that adds a further £60,250 to buy the home.

是以，在這種情況下，購房成本又增加了 60,250 英鎊。

The rest of the money to buy this home comes from a mortgage or a bank loan and let's assume an average interest for a five-year fixed is 6% at the moment which is a lot higher than it was At this rate our monthly mortgage payment will be £1,780 a month.

買房的其餘資金來自抵押貸款或銀行貸款，我們假設目前五年期固定利率的平均利率為 6%，這比過去高出很多。

This amount is partly used towards paying off your interest but also towards paying off the principal of the property and so you're gradually adding to your net worth unlike when you rent where the money is just going to your landlord to pay off their mortgage plus perhaps an additional profit for them.

這筆錢部分用於償還利息，但也用於償還房產本金，是以您的淨資產會逐漸增加，而不像您租房時，這筆錢只是給房東用於償還房貸，或許還會給他們帶來額外的利潤。

On top of this it's very likely that you'll have some sort of repair and maintenance costs which most people forget to include and there is kind of a rule of thumb that you should calculate 1% of the property price per year to cover all sorts of maintenance and repairs like roof repairs, the boiler breaking.

此外，您很可能還需要支付一些維修和保養費用，而大多數人都會忘記將這些費用計算在內。有一個經驗法則是，您應該每年將房產價格的 1%計算在內，以支付各種保養和維修費用，如屋頂維修、鍋爐故障等。

This 1% can depend on a number of factors if you're buying an old home, a new home, a home that's in need of a lot of maintenance and republishment but this is a high level number that you could assume.

如果您購買的是舊房、新房或需要大量維護和重新裝修的房屋，這 1%的比例可能取決於很多因素，但這是您可以假設的一個高水平數字。

Now what's really interesting here is that the total monthly payments to rent this property is actually lower than the monthly payments to buy this property in the current market.

現在最有趣的是，租用這套房產的月供總額實際上低於在當前市場上購買這套房產的月供總額。

In a normal market in most scenarios you would expect this to be reversed but in the current the rising interest rates have increased so fast and whilst rents are also increasing they haven't caught up with the rising costs of owning a home right now.

在正常的市場中，大多數情況下你都希望這種情況會得到扭轉，但在當前利率上升如此之快的情況下，雖然租金也在上漲，但還趕不上現在擁有一套住房的成本上升速度。

The next thing you want to consider are the opportunity costs and this is what most people don't actually consider when evaluating whether to buy or rent a home.

接下來要考慮的是機會成本，這也是大多數人在評估是買房還是租房時實際上沒有考慮到的。

If I'm choosing to buy in most decent cities it is safe to assume that the house price will grow in value over time so say this house appreciates by 5% annual growth then over time in five years this 325 grand would be worth just under 415 grand that's almost 90 grand more so in that sense buying the house is a pretty good investment.

如果我選擇在大多數體面的城市買房，那麼可以肯定的是，房價會隨著時間的推移而增值，假設這套房子每年增值 5%，那麼五年後，這套價值 32.5 萬美元的房子將價值不到 41.5 萬美元，差不多多了 9 萬美元，所以從這個意義上說，買房是一項相當不錯的投資。

But if you're paying for the down payment and other costs you're letting go of the opportunity to invest that money into other things.

但是，如果你要支付首付和其他費用，你就失去了將這些錢投資到其他方面的機會。

So the other option you could potentially have is to invest that money in something like the S&P 500 at the yearly 7% average growth and then hoping that the gain on your original investment would be more than how much a house would have appreciated during that period if you were to buy the home instead.

是以，您還有一個可能的選擇，就是將這筆錢投資到標準普爾 500 指數等年均增長率為 7% 的指數中，然後希望原始投資的收益能超過您買房時房屋在此期間的升值幅度。

And there are so many unpredictables and assumptions that come into play here so how long will you stay in the home when will you sell it what will the market be like at the time which part of the country are you buying in etc etc and so no one for sure knows what will be the situation in 12 months or in 18 months time.

此外，還有很多不可預知的因素和假設，比如您會在房子裡住多久，什麼時候賣掉，當時的市場情況如何，您在國內哪個地區買房等等，是以沒有人能夠確定 12 個月或 18 個月後的情況會如何。

But we can use this buy versus rent calculator to see whether we will fare better off financially if we were to buy versus whether we were to rent depending on your scenario.

不過，我們可以使用這個買房與租房計算器，根據自己的情況，看看買房與租房在經濟上是否會更划算。

So if I use the same parameters that I've used in my example earlier so buying a house for 325 grand down payment or 15% interest rate of 6% one of property cost of 5% and then the annual maintenance cost of 1% versus if I were to rent and use the down payment and other costs to invest instead at a 7% interest assuming house prices will increase at 1 to 2% then looking down the line in five years time I would fare better renting rather than buying.

是以，如果我使用與之前的例子中相同的參數，即以 32.5 萬美元的首付款或 15% 的利率（6%）購買一套房子，其中房產成本為 5%，然後每年的維護成本為 1%，與之相比，如果我租房，並用首付款和其他成本進行投資，利率為 7%，假設房價將上漲 1%至 2%，那麼五年後再看，租房會比買房更好。

But the moment I change these assumptions and say house prices are actually going to appreciate closer to the three to four percent annually over the period then buying is a far better option instead.

但是，如果我改變這些假設，說房價在此期間的實際年升值率將接近 3% 至 4%，那麼買房反而是一個更好的選擇。

So the key thing to take away here is that really depends on your situation and when you think will be the right time to buy or sell and then run the numbers and the assumptions based on your scenario and speaking to a mortgage advisor.

是以，這裡需要注意的關鍵是，這確實取決於您的情況，以及您認為何時是購買或出售的合適時機，然後根據您的情況計算數字和假設，並與抵押貸款顧問溝通。

We're still the dust to settle in the UK and to understand which way the interest rates are going to go and also which way the property prices are going to go.

我們仍在等待英國的塵埃落定，瞭解利率和房地產價格的走向。

There's a whole range that can come into play when factoring house prices and a little bit of that at the moment is down to the worry that there are a lot of people coming up to remortgage that are experiencing payment shocks i.e. if they're on a fixed rate of something like 1.5 1.6% then they are going to be remortgaging onto something closer to 6%.

在考慮房價因素時，會有一系列的因素髮揮作用，目前有一點是由於擔心有很多人在轉按揭時會遇到付款衝擊，即如果他們的固定利率是 1.5-1.6% 左右，那麼他們將轉按揭到接近 6% 的利率。

Some people will struggle with that and we may see a lot more downsizing or renting properties in the interim which then can mean a lot more properties come into the market and that could move the prices.

有些人會為此而掙扎，在此期間，我們可能會看到更多的人縮小規模或租用房產，這就意味著會有更多的房產進入市場，從而推動房價上漲。

So it really comes down to the relationship in demand versus supply of the housing market and one of the biggest questions is will that slight change in prices or slow down in growth offset what you'd have to pay in mortgage costs because of the rising interest rates.

是以，這實際上歸結為房地產市場的供求關係，而最大的問題之一是，價格的微小變化或增長的放緩能否抵消因利率上升而產生的抵押貸款成本。

So these are the calculations that you can do using that link and speaking to your mortgage advisor.

是以，您可以使用該鏈接並諮詢您的抵押貸款顧問來進行計算。

I usually look at property purchases as a long-term investment and generally speaking if you kind of like zoom out and look at how house prices have fared over the long-term period there's generally been an upward trajectory with some minor dips and setbacks along the way.

我通常把購買房產作為一項長期投資，一般來說，如果你把視線拉遠，看看房價在長期內的表現，一般都是上升的軌跡，沿途會有一些小的下跌和挫折。

We also want to consider the psychological factors.

我們還要考慮心理因素。

If you buy your house you have the certainty of not being asked to leave by your landlord and knowing how much you'll be paying for your mortgage for the next two years or five years fixed.

如果您買了房子，您就可以確定房東不會要求您搬走，並且知道未來兩年或五年您需要支付多少固定的房貸。

You have the freedom to do whatever you want without needing permission from your landlord.

您可以自由地做任何您想做的事，而無需得到房東的許可。

You can put a screw through the walls, you can make an extension, you can go through the loft and add some more floor space and this generally all increases the value of your home which you can't do if you are renting that period.

你可以在牆壁上擰一顆螺絲釘，你可以擴建房屋，你可以穿過閣樓，增加更多的樓面空間，這些通常都會增加房屋的價值，而如果你在租房期間是無法做到這一點的。

Whereas the benefit if you're renting is that you don't actually have to worry for the cost of repairs and maintenance or if something breaks as this is technically the job of the landlord but you do have to put down a security deposit when you're moving in which the landlord can then make deductions from if you've damaged a load of stuff or your drunk friend spilled red wine all over the carpet or anything like that.

而租房的好處是，你實際上不必擔心維修和保養的費用，也不必擔心東西壞了，因為從技術上講，這是房東的工作，但你在搬進來時必須交押金，如果你損壞了很多東西，或者你的酒鬼朋友把紅酒灑滿了地毯之類的，房東可以從中扣除押金。

On the plus side with renting is that you have the flexibility if you want to move to a bigger space, you want to live somewhere else, you want to explore living in a specific area for a short period then renting generally makes it easier to do that but equally that comes with higher relocation costs.

租房的好處是，如果你想搬到更大的地方、想住到其他地方、想在某個特定區域短期居住，那麼租房通常會讓你更容易做到這一點，但同樣也會帶來更高的搬遷成本。

So if you're thinking about buying versus renting hopefully this gives you some things to include and some things to consider when looking at the two scenarios.

是以，如果您正在考慮買房還是租房，希望這能給您提供一些參考，以及在考慮這兩種情況時需要考慮的一些事項。

I've left all the links to the sites below.

我在下面留下了所有網站的鏈接。

If you like this video you may also enjoy another video that I have on dealing with a recession and how to make sure you're prepared but also how to make sure you'll thrive on the other side.

如果你喜歡這段視頻，你可能還會喜歡我的另一段視頻，內容是如何應對經濟衰退，以及如何確保你做好準備，同時確保你能在衰退的另一面茁壯成長。

I'll link that here for you and hopefully see you there.

我會在這裡為您鏈接，希望能在那裡見到您。