2021年全球多個國家樓市展現明顯升幅，其中GDP總額排行歐盟第一、全球第四的德國亦錄得7%樓價升幅，7大城市樓價更是上升7.5%。另一要注意的是德國亦是個租房國家，超過一半人口居住在租賃物業內，所以德國樓業主坐享「財息兼收」其實德國樓市不只在2021年表現良好，在過去10年亦持續上升，10年升幅達83%，升幅比其他香港人熟悉的國家還要高，如英國53.6%。今次我們訪問德國發展商Kowloon Land Ltd的董事總經理Dietmar Krywald。Dietmar過去十幾年一直在德國房地產市場發展，見證著德國樓市興盛。今次請Dietmar Krywald分享快速增長的德國樓市以及吸引投資者的特點。
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Dietmar Krywald
Managing Director
Kowloon Land Ltd.
本文目錄
Q：在我們深入了解德國房地產市場之前，或許你可以先介紹一下自己，讓宅點讀者更了解你。
Dietmar Krywald
我是Dietmar Krywald，是香港九龍地產投資有限公司的董事總經理。
我的職業生涯開始於銀行教育，後來轉到一家抵押貸款銀行，在銀行學院學習，與此同時也瞭解了德國房地產市場的相關資訊。最後，我擔任了該行的區域總監，負責德國一整個地區的業務。20年後，我離開了銀行，買下了一家公司從事地產開發，一開始做歷史保護建築相關業務，後來做家庭住宅。公司在2000年將註冊地改為柏林，並不斷發展壯大。最後，每年至少有150多套家庭和公寓房屋建成。
我與香港的聯繫在很久以前就出現了，我在1994年第一次來訪香港。我一直計畫著有一天能以獨立的事業留在香港。2015年，我剛好有機會將德國公司轉讓給繼承人，並在香港成立九龍地產投資有限公司。從那時起，我就留在了香港。九龍地產投資有限公司提供量身定制的德國房產投資和物業管理的全套服務，同時也是所有關於德國教育、生活以及生活可能性問題的聯繫人。現有的人際關係網和在德國的長期經驗有助於讓我為對德國有興趣的客人的每一個願望找到一個好的解決方案。作為一名顧問，我們的目標是為客人找到 “量身定做 “的投資。
Q：可否分享一下九龍地產的業務，以及你如何幫助對德國房產感興趣的買家。
Dietmar Krywald
Kowloon Land Ltd. 九龍地產主要提供顧問服務，而不是房地產經理或開發商。憑藉在德國的長期經驗和龐大的人際關係網，我們可以為客人找到 “量身定做 “的德國房產投資。每項投資都有優勢和風險，而我們的宗旨是向客戶展示投資的可能性，同時也展示風險以及如何確保投資的安全性。同時，我們也提供最符合客戶的短期或長期目標的德國房產的投資方法。九龍地產堅持提供全面的服務，包括從諮詢到管理，最後到離場等一條龍服務。我們會考慮客戶的不同目標–不管是為了孩子的教育而購買房產，還是為了儲蓄投資回報率而進行的資本投資。每次都是與配合客戶建立非常個人化及個性化的聯繫與服務。
Q：作為一個開發商/顧問，你認為德國房地產市場對投資者的吸引力在哪里？德國房產的樓價、租金回報等投資表現在過去幾年表現如何？
Dietmar Krywald
德國房地產市場在過去是一個無聊的投資市場。特徵是非常安全–沒有風險，但增長緩慢。過去的十年開始了反彈，因為新建築太少，但市場上有近100萬套新公寓的需求。由於德國的建築法規非常嚴格，需要大量的時間來消除這一現象，因此至少需要10年時間。實際上，需求的增加是由於較高的通貨膨脹和對房產的安全庇護的願望。
在過去的十年裏，德國住宅的價格上漲了50%~80％，實際上每年都超過10％。租賃價格也將遵循這一趨勢。也許短期不是以同樣的速度，但在一個可接受的時間內會趨同。德國是一個穩定的房地產市場，有明確的規則和穩定的法律。這使得外國人很容易投資德國的房產，因為德國的法律對本土與海外業主沒有區別。此外，德國對購買房產有嚴格的規定，而且公眾相信土地登記制度是另一重保障。
Q：在選擇德國房產時，投資和自用之間有什麼區別？
Dietmar Krywald
德國對投資或自用房產的法規是一樣的。如果實現了所有權，那麼區別就開始了。在購買德國房產作為投資時，使用物業經紀是非常有用的。物業管理人將為稅務稽查員準備所有文檔，並在必要時尋找新的租戶。對於自用而言也有幫助，特別是當買家不懂德語或沒有德國行政管理經驗的時候，當然這並非強制要求。總而言之，這些差異是非常小的。德國是一個租戶市場–對於物業經理來說，找到一個好的租戶其實並不難。
查看更多Kowloon Land Ltd. 資訊
網站：https://kowloonland.com.hk/
Original (英文原文）
Q1 : Before sharing the German real estate market, could you please briefly introduce yourself, so that our readers and friends can get to know you better
My name is Dietmar Krywald and I am the Managing Director of Kowloon Land Limited in Hong Kong.
I start my career with the education at a bank, change to a mortgage bank, study at the Bank Academy, and learned all facing about the German property market. Last I worked as a Regional Director and was responsible for the business of an area in Germany. After 20 years I left the Bank, bought a company, and started as a developer beginning with listed buildings and later with family houses. The company changed its domicile in 2000 to Berlin and grew up continuously. More as 150 family and apartment houses were built up per year at last.
The connection to Hong Kong existed a long time before and I visited Hong Kong for the first time in 1994. It was ever the plan to stay one day in Hong Kong with a separate business. In 2015 was the possibility to transfer the German company to a follower and to start with Kowloon land Ltd. in Hong Kong. Since this time I stay in Hong Kong. Kowloon Land Ltd. offers tailor-made investments in German properties with a full-service package and is also a contact person in all questions around education, living and possibilities for life in Germany. The existing networking and long experience in Germany help to find a good solution for every wish of an interesting client. As a consultant, it is the order to find the “tailor-made “ investment.
Q2: Can you share about Kowloon Land’s business and how you help buyers who are interested in German properties.
Kowloon Land Ltd. is a Consultant and not a property manager or developer. About the long experience of the Managing Director and his huge network, it is possible to find a “ Tailor-made “ investment in a German property. Every investment has advantages and risks. It is the order of Kowloon Land Ltd. to show their clients the possibilities of an investment but also show the risks and what is to do to secure the investment.
Also to show or find a way with the client together what kind a German property would be the best for him about the short or long term target. Therefore Kowloon Land Ltd. offers always a full-service package that includes all services from the Consulting until the administration at last when the investment is done. Kowloon Land Ltd will consider the different targets of their clients – equal if it is a property about the education for the kids or a capital investment to get a save ROI. It is every time a very personal and individual connection to the clients.
Q3: As a developer/consultant, what do you think is the attractiveness of the German property market to investors? The investment performance of German properties, such as the return on rental income, how has German property prices performed in the past few years?
The German property market was in the past a boring investment market. Very safe – no risk but only slowly growing up. The last ten years started a rally because it was too less build-up and demand exists for nearly 1 million new apartments. To remove this will need a minimum of 10 years because the building regulations in Germany are very strong and needed a lot of time. Actually, the demand will raise up to about other the higher inflation and the wish for a safe haven in properties.
The prices for German residential properties had raised up between 50%~80 % in the last ten years and actually over 10 % per year. The rental prices will follow this trend. Maybe not at the same speed but at an acceptable time. Germany is a stable property market with clear rules and stable law. That makes it easy for foreigners to invest in German properties because the German law has no difference between a German and a foreign owner. Also Germany has strict regulations for the purchase of a property and the public believes that land registration is the next secure.
Q4: What is the difference between investment and self-use when choosing a German property?
The regulations for an investment or a self-use property are the same. The differences start later if the ownership is realized. It is very helpful to use a property manager who buys a German property as an investment. The property manager will prepare all the documents for the tax auditor and will also look for a new tenant if it is necessary. For self-use, it is not compulsory necessary but it will also help. Particularly if the buyer doesn’t speak German language or has no experience with German administration. Altogether the differences are very small. Germany is a tenant market – to find actually a good tenant is not so difficult for a project manager.
