INCOME FROM PROPERTY FOR OLD AGE|高齡化社會 "以房養老"讓房產變養老金

In an aging society, buying real estate is no longer just an investment. It can also be a source of cash flow when you grow old. Nowadays, some public banks are promoting the so called "Reverse Mortgage 2.0," which offers mortgage plans that are more flexible. If you're over 65 and also a property owner, you're qualified to apply, and the loan can be up to 70 percent of the value of your property. However, financial analysts criticize that this type of mortgage could lead to problems when real estate value gets too low. Located in Taipei City's Chungshan District, this old five-story apartment has both commercial and residential use; its market value exceeds NT$30 million. The owner is an 83-year-old lady. She says her life is worry-free, and if she were to have no heir, she thinks the "reverse mortgage" is a good idea. ==Lady Lin== It's good to leave this to family. If there is no family, what's the use of keeping it? The reverse mortgage concept is fine, you use the money to support yourself, it's better than no support. "Reverse Mortgage version 2.0" lifts restrictions on non-heirs as applicants. Comparing the available deals, Taiwan Bank requires applicants to be aged from 60 to 80 years old. All other banks require applicants to be 65 years old. The loan period required by Taiwan Bank is 25 years, for others it is 30 years. The interest rates are all set at 2 percent. For instance, for real estate worth NT$20 million, an elderly person could receive nearly NT$30,000 per month from Taiwan Bank, NT$50,000 from the Taiwan Cooperative Bank, and NT$46,000 from the Land Bank of Taiwan. ==KAO, MING HSIAN, General Manager of Land Bank of Taiwan== If the property is located in New Taipei City or Taipei City within 1,000 meters of an MRT station, monthly payment could be as high as 70 percent. If the distance is over d 1,000 meters or in other cities, it would be around 60 percent. ==CHANG, SHU LAN, real estate agent== In remote areas, the value certainly is lower. For asset disposal, the property could incur costs or the loan period would be longer and therefore the loan could become a bad debt. To prevent reverse mortgages becoming bad debts and pulling down economic growth, researchers suggest the government work with charities and instead of paying a monthly pension, the mortgage could be used in exchange for care services. ==Professor CHANG, JIN ER, National Chengchi University, Dept. of Land Economics == This property donates to social welfare foundations including the Eden Social Welfare Foundation. These social welfare foundations provide non-monetary social care. Therefore the government should stimulate ways to make the policy workable and efficient. However, the Bankers Association states that the reversed mortgage is not only a beneficiary policy for elders, it could be a force and stimulus for economic growth. ==LEE, JI CHU, Chairman of the Bankers Association== If seniors use this product, they don't have to worry about being left alone. Seniors' spending is a positive force. When seniors are willing to spend, the whole economy could benefit, it is relevant to our economic growth. Reverse mortgages have been used successfully in other countries for some time. Taiwan financial and insurance companies have gathered experience from Japan and western nations, to promote reverse mortgages and incorporate these into long-term senior care. This revitalizes financial life for seniors so that they benefit from owning an apartment. TRANSLATED BY：ANTHONY LIN 位在北市中山區，5層樓高老公寓，一樓，半店面住宅，市值高達3千多萬，屋主是位高齡83歲的老太太，名下房產，早已過給兒子，晚年生活，全由兒子夫妻倆照顧，並無後顧之憂，對於近期政府推"以房養老"，把名下房子抵押給政府，換每月養老金，她說如果沒後代，並不排斥。 ==銀髮族 林媽媽== 有家人留下來是好的 那沒有家人 沒有人留也沒有用啊 有房子抵押也可以啊 你有拿錢回來 養這個老人家就可以啦 比沒有人養還好啊 公股銀行推"以房養老2.0版"，審核條件變寬鬆，不再限定名下沒繼承人才能申辦，多以公益性質為出發點，比一比各銀行方案，台銀規定，60歲到80歲的銀髮族才能申辦，其他銀行只要60歲即可，而貸款年限台銀25年，其餘則30年，利率都是2％起跳，每月可領金額，以2000萬房產為例，台銀每月可領近3萬。 ==土地銀行總經理 高明賢== 位於新北市或台北市 而且在捷運站一千公尺範圍之內 那麼最高可以做到 認定價的七成 那如果在一千公尺以外的話 或其他縣市的話就是六成 ==房仲業者 張旭嵐== 比較偏遠的對銀行來說 當然不動產的價值呢 比較低 未來這樣子的一個資產要做處份 它所需要的成本 或者是處份的時間要拉長 可能呢會形成呆帳 就怕"以房養老"變呆帳，恐拖垮政府財政，學者建議可與社福單位合作，除了給錢，也能轉換為老年照護。 ==政大地政系特聘教授 張金鶚== 這個房子捐贈給社福團體　 包括伊甸基金會等 由這些社會福利團體 提供了不是金錢 是提供了社會照顧 所以政府應該鼓勵到 各種不同方式 讓他可以去操作 但銀行公會認為，以房養老不光是老年福利政策，如果能做得起來，撐起來的是更大經濟成長動能。 ==銀行公會理事長 李紀珠== 如果年長者能夠利用 以房養老的話 他能夠拿到一些持續的資金 而且又不擔心被掃地出門 我相信他會把這個 消費力貢獻出來 當老年人願意出來消費 這個時候你才能把 整個銀髮族產業帶起來 是跟我們經濟成長動能有關係 其實以房養老，在國外行之有年，台灣吸取日本、歐美各國經驗，推出的就是"不動產逆向抵押貸款"，只要配套做好，結合長照，或各項保險，銀髮族晚年，不再窮得只剩下房子。 記者 黃立偉 陳柏諭 張國樑 台北報導