澳门楼市也要“撤辣”，内地人赴澳门买房成本大幅下降，业内认为“政策效果可能比香港弱”

前程无忧

每经记者：陈荣浩 每经编辑：陈梦妤

香港之后，又一地准备全面放宽楼市政策。

4月12日，澳门特别行政区行政会举行新闻发布会，会上提到，已完成讨论《取消与不动产需求管理相关的税务措施》法律草案，内容包括取消特别印花税、额外印花税及取得印花税。

《每日经济新闻》记者注意到，其实今年1月澳门已经“减辣”过一次，当时对购买第2套住宅的人取消了5%印花税的征收，还放宽了楼宇按揭要求。

广东省住房政策研究中心首席研究员李宇嘉通过微信向《每日经济新闻》记者表示，澳门此次“撤辣”，目的还是抢人才、抢资金。未来，经济告别高增长，热点城市，包括一线城市，港澳、新加坡等地抢人才、抢资金仍是大趋势。当然，未来若房价涨起来，“辣招”还会被拾起。此外，澳门特别行政区政府掌握着地块供应，也能对冲“撤辣”后的需求攀升。

住宅成交量大跌73%


在粤语里，“辣招”是指为解决比较棘手的问题而采取的强制手段。‍‍‍‍‍‍‍据澳门特别行政区官网，为了保持不动产市场平稳发展，自2010年起，制定并实施一系列包括税务及楼宇按揭在内的不动产需求管理措施，当中的税务措施包括特别印花税、额外印花税及取得印花税，这些被称为“辣招”。

从去年年底以来，澳门放宽了不动产需求管理措施，不再向取得第二个居住用途不动产的人士征收楼价5%的取得印花税。

同时，放宽相关楼宇按揭措施，包括本澳居民购置住宅的按揭成数上限为70%，购置经济房屋的按揭成数上限为90%，不再设不同的按揭成数金额档次上限。

每经记者获悉，在全面“撤辣”之前，内地客要想去澳门买房，需要额外缴纳10%的印花税。如果购房者原本已经有了住宅，要想购房第二套住宅，还需要交纳5%的特别印花税，购买第三套则需要交纳10%。

事实上，过去几年澳门的房价以及成交量均出现了显著下滑。

根据澳门财政局资料所示，2018年，澳门录得10585宗住宅成交；2019年取得印花税生效后，成交量急跌27%至7745宗；到了2023年，成交量更是大跌73%至2913宗。2019年四季度，澳门住宅平均成交价为104468澳门元/平方米，2023年四季度则为89259澳门元/平方米。

（注：1澳门元≈0.8962元人民币）

李宇嘉提到，港澳地区房地产调控，工具上以税收、金融杠杆和利率为主，出台金融税收政策也单纯只从资产价格、金融风险等角度考虑。因此，当房价暴涨，就出台紧缩性政策时，且一下子全部出完，相反则全部收缩。

买房成本全面等同澳门居民


4月12日下午，中原澳门及珠海横琴资深董事何兆恒通过微信接受每经记者采访时表示，澳门此次“撤辣”之后，将有利于助推楼价软着陆，逐步盘活房地产市场。

何兆恒表示，此次澳门政策主要体现在两点：一是税费减免，内地购房者在澳门购房的成本将大幅降低；二是与澳门本地居民享受同等按揭成数，上限统一为70%。而以前内地购房者要想在澳门买房，需要更高成本，现在则全面等同澳门居民。

据何兆恒介绍，在新法案前，内地购房者去澳门买房，去澳门买房的税费为财产转移印花税（采用累积税率计算），购买200万澳门元以下房源需交1%的财产转移印花税；200万-400万澳门元需交2%的财产转移印花税；400万澳门元以上交3%的财产转移印花税；购买第三套则需要交10%的取得印花税。外地人则在此基础上多交10%额外印花税。

新法案通过后，非澳门居民购买澳门楼宇将等同澳门居民，税率将低至1%，购买住宅最高可贷7成。

“短期肯定是有利于去库存，其实澳门房地产的整体规模比大湾区其他地方要小，相对库存压力没那么大，预计澳门年度住宅成交站上3000宗之后，楼价就会逐步开始平稳向上了。”

据澳门中原地产统计，截至2023年底，澳门住宅成交处于历史较低水平，全年仅成交2913套。成交高峰出现在2016-2018年，彼时澳门住宅的年度成交量均在1万套以上，从2019年开始成交量逐步下滑，2022年开始年度成交量低于3000套。



澳门近10年住宅成交量变化情况来源：中原地产

而从各澳门各片区的成交情况来看，目前成交均价最高的为路环片区，成交均价为11.97万澳门元/平方米；其次为氹仔片区，成交均价为9.0万澳门元/平方米；澳门半岛的成交均价为8.17万澳门元/平方米。

在李宇嘉看来，辣招退出后，基于资金自由进出的优势，会吸引部分内地人才和资金去买房，但由于香港也有类似政策，且香港在产业多元化、资产吸引力方面的优势大于澳门。

“琴澳一体后，澳门居民也纷纷到横琴及珠三角买房。同时，内地一线城市退出限购的预期很强，也都在出让优质地块打造豪宅。加上澳门本地房产年限较长，大社区比较少，因此撤辣的效果可能比香港要弱一些。”李宇嘉认为。

每经记者注意到，此前香港全面“撤辣”，房地产成交迅速反弹。据香港美联物业。香港3月一手房市场录得约4170宗成交，创1998年后单月新高。此次澳门全面“撤辣”，其后续楼市成交情况也将成为市场关注焦点。

每日经济新闻

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