《本地樓市》金管局:即日起3,000萬元或以下自住物業按揭成數上限調整至七成 適宜暫停實施物業按揭貸款假設利率上升200基點壓測要求
金管局今日(28日)向銀行發出指引,修訂適用於物業按揭貸款的逆周期宏觀審慎監管措施及其他相關監管要求。
金管局指,房地產價格近期持續調整,官方住宅樓價在2023年全年下跌7%,並於2024年1月進一步下跌1.6%,較2021年高位累計調整超過兩成。住宅物業成交徘徊於低水平,2023年每月平均成交3,584宗,按年減少4.5%。非住宅物業市場的情況相近,寫字樓平均價格於2023年下跌約7%,市場數據顯示甲級寫字樓空置率上升至去年底約16%。此外,外圍及本地經濟前景仍然面對頗多不明朗因素。
經仔細分析後,金管局認為在繼續維持銀行體系穩定及確保按揭業務風險得到妥善管理的前提下,有空間修訂物業按揭貸款的逆周期宏觀審慎監管措施,並適當調整其他房地產貸款相關的監管要求。
修訂包括價值3,000萬元或以下的自用住宅物業的按揭成數上限調整至七成;價值3,500萬元或以上的自用住宅物業的按揭成數上限調整至六成。為了避免適用按揭成數出現驟降情況,價值3,000萬至3,500萬元之間的物業的按揭比率會以漸進形式遞減。此外,非自用住宅物業的按揭成數上限由五成調升至六成。
其他修訂包括非住宅物業(包括寫字樓、商舖及工廈等)的按揭成數上限由六成提升至七成;以「資產水平」為審批基礎的物業按揭貸款的按揭成數上限由五成提升至六成。此項修訂適用於住宅和非住宅物業。
金管局指,美國聯邦儲備局近期表示,美國加息周期可能步入尾聲,未來一段時間本港按揭息率進一步上升的機會較低。有見及此,金管局認為適宜暫停實施物業按揭貸款假設利率上升200基點的壓力測試要求。
2017年6月,金管局收緊物業發展項目融資比率。鑑於目前房地產市場的情況,金管局認為適宜將相關比率上限回復至2017年以前的水平。換言之,整體物業發展項目的最高融資比率由物業完成後預期價值的五成調升至六成,當中地價成本融資比率上限由四成調升至五成,建築成本融資比率上限由八成調升至100%。此外,就銀行向提供高成數按揭地產發展商的風險敞口,相關的額外資本要求同時取消。
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