Name: Brunch is served with these homemade egg benedict!
Uploaded: 2023-09-19T15:02:45Z
Duration: P89S
Description: Serve up these delicious homemade eggs benedict with bacon and hollandaise sauce, and get ready for some raving reviews.

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Microsoft (<a data-i13n="cpos:1;pos:1" href="https://finance.yahoo.com/quote/MSFT">MSFT</a>) will release its fiscal first quarter earnings report on October 30. Laffer Tengler Investments CEO and chief investment officer Nancy Tengler joins Catalysts to analyze the tech giant's upcoming results.
Tengler highlights key areas she'll be monitoring in Microsoft's earnings report, particularly the company's Azure cloud computing segment. "Is it going to continue to accelerate?" she questions. Beyond cloud performance, Tengler indicates she will closely watch the company's margin trends and forward guidance.
Tengler also notes the significance of Microsoft's AI initiatives. "I think we want to hear [about] the monetization of their AI chatbot [Copilot] and how that is going. Because that's the criticism of AI: that it has not been monetized," she told Yahoo Finance.
To watch more expert insights and analysis on the latest market action, check out more Catalysts <a data-i13n="cpos:2;pos:1" href="https://finance.yahoo.com/videos/series/catalysts/">here</a>.
This post was written by <a data-i13n="cpos:3;pos:1" href="https://www.yahoo.com/author/angel-smith/">Angel Smith</a>

Microsoft (MSFT) will release its fiscal first quarter earnings report on October 30. Laffer Tengler Investments CEO and chief investment officer Nancy Tengler joins Catalysts to analyze the tech giant's upcoming results. Tengler highlights key areas she'll be monitoring in Microsoft's earnings report, particularly the company's Azure cloud computing segment. "Is it going to continue to accelerate?" she questions. Beyond cloud performance, Tengler indicates she will closely watch the company's margin trends and forward guidance. Tengler also notes the significance of Microsoft's AI initiatives. "I think we want to hear [about] the monetization of their AI chatbot [Copilot] and how that is going. Because that's the criticism of AI: that it has not been monetized," she told Yahoo Finance. To watch more expert insights and analysis on the latest market action, check out more Catalysts&nbsp;here. This post was written by Angel Smith

Microsoft to report Q1 earnings. Here's what to watch for

Yahoo Sports’ Jason Fitz and senior NFL writer Frank Schwab break down another poor performance from Dak Prescott. Hear the full conversation on “Inside Coverage” - and subscribe on <a data-i13n="cpos:1;pos:1" href="https://podcasts.apple.com/us/podcast/inside-coverage/id1758192774">Apple Podcasts</a>, <a data-i13n="cpos:2;pos:1" href="https://open.spotify.com/show/3HZsWoLrNDbzCcDHtJZCMH">Spotify</a>, <a data-i13n="cpos:3;pos:1" href="https://www.youtube.com/playlist?list=PLtAg01865jDek_Oi5PyV6Z8jATzAAPAGk">YouTube</a> or <a data-i13n="cpos:4;pos:1" href="https://pod.link/1758192774">wherever you listen.</a>

Yahoo Sports’ Jason Fitz and senior NFL writer Frank Schwab break down another poor performance from Dak Prescott. Hear the full conversation on “Inside Coverage” - and subscribe on Apple Podcasts, Spotify, YouTube or wherever you listen.

Dak Prescott struggles in loss to 49ers | Inside Coverage

Yahoo Sports’ Jason Fitz and senior NFL writer Frank Schwab discuss how they both think the Detroit Lions are the best team in the NFL. Hear the full conversation on “Inside Coverage” - and subscribe on <a data-i13n="cpos:1;pos:1" href="https://podcasts.apple.com/us/podcast/inside-coverage/id1758192774">Apple Podcasts</a>, <a data-i13n="cpos:2;pos:1" href="https://open.spotify.com/show/3HZsWoLrNDbzCcDHtJZCMH">Spotify</a>, <a data-i13n="cpos:3;pos:1" href="https://www.youtube.com/playlist?list=PLtAg01865jDek_Oi5PyV6Z8jATzAAPAGk">YouTube</a> or <a data-i13n="cpos:4;pos:1" href="https://pod.link/1758192774">wherever you listen.</a>

Yahoo Sports’ Jason Fitz and senior NFL writer Frank Schwab discuss how they both think the Detroit Lions are the best team in the NFL. Hear the full conversation on “Inside Coverage” - and subscribe on Apple Podcasts, Spotify, YouTube or wherever you listen.

Are the Detroit Lions the best team in the NFL? | Inside Coverage

After the New York Jets' 22-25 loss to the New England Patriots on Sunday, Frank Schwab and Jason Fitz explain why this is a new low for Gang Green in a season already full of low moments. Now sitting at 2-6 and half of the season still left to play, the guys wonder how much fight Aaron Rodgers and company have left with the playoffs likely already out of reach before Halloween.
Hear the full conversation on “Inside Coverage” - and subscribe on <a data-i13n="cpos:1;pos:1" href="https://podcasts.apple.com/us/podcast/inside-coverage/id1758192774">Apple Podcasts</a>, <a data-i13n="cpos:2;pos:1" href="https://open.spotify.com/show/3HZsWoLrNDbzCcDHtJZCMH">Spotify</a>, <a data-i13n="cpos:3;pos:1" href="https://www.youtube.com/playlist?list=PLtAg01865jDek_Oi5PyV6Z8jATzAAPAGk">YouTube</a> or <a data-i13n="cpos:4;pos:1" href="https://pod.link/1758192774">wherever you listen.</a>

After the New York Jets' 22-25 loss to the New England Patriots on Sunday, Frank Schwab and Jason Fitz explain why this is a new low for Gang Green in a season already full of low moments. Now sitting at 2-6 and half of the season still left to play, the guys wonder how much fight Aaron Rodgers and company have left with the playoffs likely already out of reach before Halloween. Hear the full conversation on “Inside Coverage” - and subscribe on Apple Podcasts, Spotify, YouTube or wherever you listen.

New York Jets' 22-25 loss to New England Patriots is their latest rock-bottom moment | Inside Coverage

Yahoo Sports national columnist Dan Wetzel and senior college sports reporter Ross Dellenger are joined by Sports Illustrated’s Pat Forde to discuss how the magnetic head coach has turned the Buffaloes program around and Colorado's chances of reaching the Big 12 title game this season. Hear the full conversation on the “College Football Enquirer” podcast - and subscribe on <a data-i13n="cpos:1;pos:1" href="https://podcasts.apple.com/us/podcast/college-football-enquirer/id1423417914"><ins>Apple Podcasts</ins></a>, <a data-i13n="cpos:2;pos:1" href="https://open.spotify.com/show/0x30kB7Vc7T7WAK7ExXzRi"><ins>Spotify</ins></a>, <a data-i13n="cpos:3;pos:1" href="https://www.youtube.com/playlist?list=PLtAg01865jDe9Q4_D6BfY2jgHEix2ZglE"><ins>YouTube</ins></a> or <a data-i13n="cpos:4;pos:1" href="https://pod.link/1423417914"><ins>wherever you listen.</ins></a>

Yahoo Sports national columnist Dan Wetzel and senior college sports reporter Ross Dellenger are joined by Sports Illustrated’s Pat Forde to discuss how the magnetic head coach has turned the Buffaloes program around and Colorado's chances of reaching the Big 12 title game this season. Hear the full conversation on the “College Football Enquirer” podcast - and subscribe on Apple Podcasts, Spotify, YouTube or wherever you listen.

Can Deion Sanders and Colorado make a push for the Big 12 title? | College Football Enquirer

Yahoo Sports' Adam Breneman, Caroline Fenton and Jason Fitz discuss how the Ducks' 38-9 win over Illinois was the latest example of the team's showing it is national championship worthy in 2024. Hear the full conversation on the “College Football Power Hour” podcast - and subscribe on <a data-i13n="cpos:1;pos:1" href="https://podcasts.apple.com/us/podcast/college-football-power-hour/id1764174327"><ins>Apple Podcasts</ins></a>, <a data-i13n="cpos:2;pos:1" href="https://open.spotify.com/show/6jvtnIvei9wX7BfRDtDLIW"><ins>Spotify</ins></a>, <a data-i13n="cpos:3;pos:1" href="https://www.youtube.com/playlist?list=PLtAg01865jDdrlW4srqhnKt-x5VJ960Yu"><ins>YouTube</ins></a> or <a data-i13n="cpos:4;pos:1" href="https://pod.link/1764174327"><ins>wherever you listen</ins></a>.

Yahoo Sports' Adam Breneman, Caroline Fenton and Jason Fitz discuss how the Ducks' 38-9 win over Illinois was the latest example of the team's showing it is national championship worthy in 2024. Hear the full conversation on the “College Football Power Hour” podcast - and subscribe on Apple Podcasts, Spotify, YouTube or wherever you listen.

Oregon, Dan Lanning continue to dominate this season | College Football Power Hour

As <a data-i13n="cpos:1;pos:1" href="https://finance.yahoo.com/video/yahoo-finance-marks-50-years-210952427.html">Yahoo Finance celebrates the 50th anniversary of the Equal Credit Opportunity Act</a>, personal finance educator, author, and podcaster, Jamila Souffrant, emphasizes the importance of community for women.
"The one thing that women have as their superpower is our power of community and asking for help. And I know sometimes that's not always something we do outright, but I do think it's inherent in us to have a community-based focus," Souffrant explains.
Souffrant adds that "it's really important as people in our community, as women, to continue to teach the younger ladies, the women that, and empower them... you can forge ahead just as any man can."
This post was written by <a data-i13n="cpos:2;pos:1" href="https://www.yahoo.com/author/mariela-rosales/">Mariela Rosales</a>.

As Yahoo Finance celebrates the 50th anniversary of the Equal Credit Opportunity Act, personal finance educator, author, and podcaster, Jamila Souffrant, emphasizes the importance of community for women. "The one thing that women have as their superpower is our power of community and asking for help. And I know sometimes that's not always something we do outright, but I do think it's inherent in us to have a community-based focus," Souffrant explains. Souffrant adds that "it's really important as people in our community, as women, to continue to teach the younger ladies, the women that, and empower them... you can forge ahead just as any man can." This post was written by Mariela Rosales.

The importance of community for women

Mark Mahaney, Evercore ISI senior managing director and head of internet research, joins Catalysts to break down what investors can expect from Alphabet's (<a data-i13n="cpos:1;pos:1" href="https://finance.yahoo.com/quote/GOOG">GOOG</a>, <a data-i13n="cpos:2;pos:1" href="https://finance.yahoo.com/quote/GOOGL">GOOGL</a>) earnings.
Mahaney believes that the top factor in Alphabet's results "starts with search and it probably ends with search." He will be closely watching whether the company can maintain double-digit search revenue growth and stresses the importance of guidance. After search, he says that the second area to watch in Alphabet earnings is YouTube, as it experienced some softness during the second quarter.
The third area is Google Cloud, which Mahaney explains is because there is a "broad expectation in the market that the cloud companies will be able to print accelerating revenue growth in the back half of this year because industry cloud demand is accelerating."
As Google seeks to "infuse" AI into all of its offerings, Mahaney believes that the company's investments will lead to a higher return on ad spend as the technology helps advertisers run better campaigns.
He tells Yahoo Finance, "I actually think Google's done a decent job with AI... I think they got caught a little bit flat-footed by OpenAI, but my guess is that they have the ability to easily catch up to where OpenAI is."
To watch more expert insights and analysis on the latest market action, check out more Catalysts <a data-i13n="cpos:3;pos:1" href="https://finance.yahoo.com/videos/series/catalysts/">here</a>.
This post was written by Melanie Riehl

Mark Mahaney, Evercore ISI senior managing director and head of internet research, joins Catalysts to break down what investors can expect from Alphabet's (GOOG, GOOGL) earnings. Mahaney believes that the top factor in Alphabet's results "starts with search and it probably ends with search." He will be closely watching whether the company can maintain double-digit search revenue growth and stresses the importance of guidance. After search, he says that the second area to watch in Alphabet earnings is YouTube, as it experienced some softness during the second quarter. The third area is Google Cloud, which Mahaney explains is because there is a "broad expectation in the market that the cloud companies will be able to print accelerating revenue growth in the back half of this year because industry cloud demand is accelerating." As Google seeks to "infuse" AI into all of its offerings, Mahaney believes that the company's investments will lead to a higher return on ad spend as the technology helps advertisers run better campaigns. He tells Yahoo Finance, "I actually think Google's done a decent job with AI... I think they got caught a little bit flat-footed by OpenAI, but my guess is that they have the ability to easily catch up to where OpenAI is." To watch more expert insights and analysis on the latest market action, check out more Catalysts here. This post was written by Melanie Riehl

Top 3 areas to watch in Alphabet earnings: Analyst

After 23 seasons as a quarterback and seven Super Bowl championships (six for the New England Patriots and one for the Tampa Bay Buccaneers), Tom Brady is moving on to a new NFL venture: co-owner of the Las Vegas Raiders. Recently, Brady and his business partner Tom Wagner bought a 10% stake in the football team for $220 million, at a valuation of $3.5 billion, according to <a data-i13n="cpos:1;pos:1" href="https://www.cnbc.com/2024/10/15/tom-brady-to-be-part-owner-of-nfls-las-vegas-raiders.html">Mike Ozanian of CNBC Sport.</a>
This week on <a data-i13n="cpos:2;pos:1" href="https://finance.yahoo.com/videos/series/sports-report/">Yahoo Finance Sports Report</a>, host Joe Pompliano takes a look at Brady’s big deal and breaks down why it’s so unique compared to other minority shareholder acquisitions for sports franchises.
One of the main reasons Brady’s deal differs from the norm is that he got a 50% discount, whereas most people buying equity in minority shares of a team would usually get a 20% to 25% discount. There’s another interesting thing about Brady’s purchase.
Pompliano says, “Raiders owner Mark Davis says that not only is he going to help the team draft a franchise quarterback in the upcoming draft, but he might even help train them.”
Another interesting factor that plays into all of this is Brady’s new role as a Fox Sports broadcaster, which is a paycheck of $37.5 million annually to broadcast NFL games. How will this all net out?
“It’s going to make his job more difficult,” Pompliano says. “But he’s Tom Brady, so he’s going to find a way to work around it.”
<a data-i13n="cpos:3;pos:1" href="https://finance.yahoo.com/videos/series/sports-report/">Yahoo Finance Sports Report</a> with Joe Pompliano, a vodcast brought to you by Yahoo Finance and Yahoo Sports, looks beyond the latest sports business headlines, analyzes all the need-to-know news - the teams, trades, and billion dollar deals - so you and your portfolio will win BIG.
Yahoo Finance Sports Report is developed and produced by Lauren Pokedoff.

After 23 seasons as a quarterback and seven Super Bowl championships (six for the New England Patriots and one for the Tampa Bay Buccaneers), Tom Brady is moving on to a new NFL venture: co-owner of the Las Vegas Raiders. Recently, Brady and his business partner Tom Wagner bought a 10% stake in the football team for $220 million, at a valuation of $3.5 billion, according to Mike Ozanian of CNBC Sport. This week on Yahoo Finance Sports Report, host Joe Pompliano takes a look at Brady’s big deal and breaks down why it’s so unique compared to other minority shareholder acquisitions for sports franchises. One of the main reasons Brady’s deal differs from the norm is that he got a 50% discount, whereas most people buying equity in minority shares of a team would usually get a 20% to 25% discount. There’s another interesting thing about Brady’s purchase. Pompliano says, “Raiders owner Mark Davis says that not only is he going to help the team draft a franchise quarterback in the upcoming draft, but he might even help train them.” Another interesting factor that plays into all of this is Brady’s new role as a Fox Sports broadcaster, which is a paycheck of $37.5 million annually to broadcast NFL games. How will this all net out? “It’s going to make his job more difficult,” Pompliano says. “But he’s Tom Brady, so he’s going to find a way to work around it.” Yahoo Finance Sports Report with Joe Pompliano, a vodcast brought to you by Yahoo Finance and Yahoo Sports, looks beyond the latest sports business headlines, analyzes all the need-to-know news - the teams, trades, and billion dollar deals - so you and your portfolio will win BIG. Yahoo Finance Sports Report is developed and produced by Lauren Pokedoff.

Why Tom Brady’s Las Vegas Raiders investment is so unique

In more ways than one, sports are a unifying force in society. Dude Perfect CEO Andrew Yaffe spoke with Yahoo Finance Executive Editor <a data-i13n="cpos:1;pos:1" href="https://www.yahoo.com/author/brian-sozzi/">Brian Sozzi</a> about the ways that sports bring people together and how we need that more than ever. "I think people are looking for unifying elements in our society and continue to gather around live sports in a way they don't gather around much else," he explained. Dude Perfect is focused on the future of entertainment and technology, especially for family-friendly streaming content.
For full episodes of Opening Bid, <a data-i13n="cpos:2;pos:1" href="https://finance.yahoo.com/videos/series/opening-bid/">watch</a> on our website or <a data-i13n="cpos:3;pos:1" href="https://open.spotify.com/show/6blmkje6G8vLF8cVSWxa5A?si=13c787846e704eaa">listen</a> on your favorite podcast platform.

In more ways than one, sports are a unifying force in society. Dude Perfect CEO Andrew Yaffe spoke with Yahoo Finance Executive Editor Brian Sozzi about the ways that sports bring people together and how we need that more than ever. "I think people are looking for unifying elements in our society and continue to gather around live sports in a way they don't gather around much else," he explained. Dude Perfect is focused on the future of entertainment and technology, especially for family-friendly streaming content. For full episodes of Opening Bid,&nbsp;watch&nbsp;on our website or&nbsp;listen&nbsp;on your favorite podcast platform.

Why live sports is here to stay: Dude Perfect CEO

Jack

Serve up these delicious homemade eggs benedict with bacon and hollandaise sauce, and get ready for some raving reviews.

Brunch is served with these homemade egg benedict!

Yahoo自家製

假如大叔有得出租，又有邊個去幫襯？小編真係有睇《出租大叔》搵答案，仲搵埋「嗱喳」陸駿光親自講解大叔的定義，由最初佢直認生理有變化，包括肌肉操唔起、點食都會肥之外，染髮、脫髮更加係男人天敵，但最估唔到「嗱喳」竟然自爆男性表現… 邊有演員咁坦白㗎？抵小編撐你。

&nbsp;假如大叔有得出租，又有邊個去幫襯？小編真係有睇《出租大叔》搵答案，仲搵埋「嗱喳」陸駿光親自講解大叔的定義，由最初佢直認生理有變化，包括肌肉操唔起、點食都會肥之外，染髮、脫髮更加係男人天敵，但最估唔到「嗱喳」竟然自爆男性表現… 邊有演員咁坦白㗎？抵小編撐你。

【娛樂訪問】《出租大叔》陸駿光 由肌肉、脫髮到男性表現講起⋯

提到Fujifilm，一般人可能會聯想到相機、菲林等等，但其實集團亦有推出採用人工智能的專業方案，積極協助企業數碼轉型，尤其是在疫情需求更加殷切。今集《財經大人物》邀請到Fujifilm Business Innovation Hong Kong董事總經理陳偉明，分享公司在成立六十年以來，如何協助企業邁向數碼轉型之路。

提到Fujifilm，一般人可能會聯想到相機、菲林等等，但其實集團亦有推出採用人工智能的專業方案，積極協助企業數碼轉型，尤其是在疫情需求更加殷切。今集《財經大人物》邀請到Fujifilm Business Innovation Hong Kong董事總經理陳偉明，分享公司在成立六十年以來，如何協助企業邁向數碼轉型之路。

專訪陳偉明：AI結合網絡安全　助企業數碼轉型

不經不覺離開TVB三年，十六歲參加超級巨星入行的何雁詩，第一份工就係大台，拍戲做主持甚至同人相處，全部來自將軍澳，雖則感恩但Stephanie自爆拍劇大概三個月，每日瞓兩三個鐘，作為新手媽咪Stephanie竟笑言真係「辛苦過湊仔」，所以花旦小生呢啖飯，真係唔易食㗎。

不經不覺離開TVB三年，十六歲參加超級巨星入行的何雁詩，第一份工就係大台，拍戲做主持甚至同人相處，全部來自將軍澳，雖則感恩但Stephanie自爆拍劇大概三個月，每日瞓兩三個鐘，作為新手媽咪Stephanie竟笑言真係「辛苦過湊仔」，所以花旦小生呢啖飯，真係唔易食㗎。

【娛樂訪談】何雁詩回想TVB時期每日只瞓兩三個鐘 ：拍劇辛苦過湊仔

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內地政府提振經濟的措施刺激港股一度急升，新盤把握時機趁勢推售。繼新地推售啟德站的「天璽 ‧ 天」、長實推售黃竹坑站上蓋的「BLUE COAST II」後，再有發展商在《施政報告》公布前便推出價單，並決定在《施政報告》發布後推售，指的正是華懋與市建局合作發展的長沙灣東京街單幢項目「瑜悦」。
提供198個單位的「瑜悦」，面積由312至594平方呎不等，是華懋在2020年4月以9.1億元擊敗16個財團奪得，總可建樓面面積為10.4萬平方呎，平均每平方呎地價約為8,743元。根據當時招標條款，發展商需興建約11,500平方呎的商業樓面，而單位面積不得少於376平方呎，其中一半單位面積不得超過480平方呎，並且設有分紅條件。
當售樓收益達到23億元後，華懋需向市建局分紅，首5,000萬元收益分紅20%，其後每5,000萬元的比例提高10%，最高可達到50%。據樓盤可建樓面10.4萬平方呎計算，若「瑜悦」的呎價高於22,100元便需進行分紅。
華懋今次開出首批50個單位，即供平均呎價14,888元，入場價為454萬元，創出同區八年新低。推出單位總數的25%，以即供價計算，總套現金額僅為2.98億元，遠未達到可分紅的門檻。過往市建局要求發展商定價高於分紅線，如今卻因應市場情況而作出讓步。
大家原本預期《施政報告》會有重磅措施以刺激市場，但政府今次推出的兩招，包括放寬按揭成數，將投資者及換樓客的按揭成數與首次置業自住客看齊，即是無論任何金額都可借取70%按揭，而供款佔收入比例則為50%；以及容許投資移民買樓，變相催谷投資者及境外客的需求，這與去年輕度撤辣以及年初的預算案中全面撤辣的取態大相逕庭。因此，從投資者的角度看，「瑜悦」這樣的定價是否具吸引力？值得重新審視樓盤各方面的條件。
「瑜悦」由一座物業組成，景觀方面主要分為前後兩排，「A至E室」通過中華基督教會協和小學，望向西南方向的麗閣邨及南昌站，可以看到昂船洲的海景。由於小學樓層不高，因此「瑜悦」的低層單位亦可見遠景，景觀較有保障。至於另一邊的「F至J室」則望向前方的「海旭閣」及「喜雅」，遠眺九龍塘畢架山的山景，也算不錯。
不過，樓盤有三個重點要留意。首先，它是首個採用組裝合成建築法的私人住宅，大部分組件先於廠房生產、組裝，包括裝飾工程、固定裝置及屋宇設備，再運至香港工地裝嵌。
因為組件間存在許多接口，其接合方式會影響防水性和結構穩定性。此前採用類似方式建造的公營建築，如啟德過渡性房屋「啟德‧東寓」，曾出現超過百戶漏水問題，牆身發現漏水。雖然房屋局表示關注並稱不涉及組裝合成建築，但仍令人有所擔憂。
其次，不確定是否與組裝合成運輸過程有關，開則上，雖然整體設計算是方正，但客飯廳設計較窄，無論是一房、兩房或三房單位，所有客飯廳均呈窄長形狀，寬度劃一為2.4米，睡房空間也較小，多數為52平方呎的正方形佈局。
第三，樓書中列明A室單位的業主需自費負責來水喉的維修和保養，未知是否A室單位的來水直接與街喉相連，但日後該位置的維修、更換以及保養等工程，均需由業主自行負責。
樓盤周邊的民生配套選擇多樣，直行便是長沙灣港鐵站，交通便利。因此，純粹從投資角度考慮，可參考毗鄰新落成的「睿峰」，雖然其呎價因透過枱底回佣方式被推高，未必反映實際情況，但呎租卻可作參考。
以「瑜悦」首張價單的入場單位計算，一房343平方呎單位，折實入場價454.5萬元，平均呎價為13,252元，按現時「睿峰」平均呎租約50元計算，未扣除管理費及雜費前，回報可達4.5厘；而最貴的一房單位按539萬元，預期回報則為3.9厘。「瑜悦」的兩房單位售價介乎699萬至782萬元，同樣以「睿峰」兩房呎租45元作參考，回報約為3.4厘至3.8厘。

內地政府提振經濟的措施刺激港股一度急升，新盤把握時機趁勢推售。繼新地推售啟德站的「天璽 ‧ 天」、長實推售黃竹坑站上蓋的「BLUE COAST II」後，再有發展商在《施政報告》公布前便推出價單，並決定在《施政報告》發布後推售，指的正是華懋與市建局合作發展的長沙灣東京街單幢項目「瑜悦」。 提供198個單位的「瑜悦」，面積由312至594平方呎不等，是華懋在2020年4月以9.1億元擊敗16個財團奪得，總可建樓面面積為10.4萬平方呎，平均每平方呎地價約為8,743元。根據當時招標條款，發展商需興建約11,500平方呎的商業樓面，而單位面積不得少於376平方呎，其中一半單位面積不得超過480平方呎，並且設有分紅條件。 當售樓收益達到23億元後，華懋需向市建局分紅，首5,000萬元收益分紅20%，其後每5,000萬元的比例提高10%，最高可達到50%。據樓盤可建樓面10.4萬平方呎計算，若「瑜悦」的呎價高於22,100元便需進行分紅。 華懋今次開出首批50個單位，即供平均呎價14,888元，入場價為454萬元，創出同區八年新低。推出單位總數的25%，以即供價計算，總套現金額僅為2.98億元，遠未達到可分紅的門檻。過往市建局要求發展商定價高於分紅線，如今卻因應市場情況而作出讓步。 大家原本預期《施政報告》會有重磅措施以刺激市場，但政府今次推出的兩招，包括放寬按揭成數，將投資者及換樓客的按揭成數與首次置業自住客看齊，即是無論任何金額都可借取70%按揭，而供款佔收入比例則為50%；以及容許投資移民買樓，變相催谷投資者及境外客的需求，這與去年輕度撤辣以及年初的預算案中全面撤辣的取態大相逕庭。因此，從投資者的角度看，「瑜悦」這樣的定價是否具吸引力？值得重新審視樓盤各方面的條件。 「瑜悦」由一座物業組成，景觀方面主要分為前後兩排，「A至E室」通過中華基督教會協和小學，望向西南方向的麗閣邨及南昌站，可以看到昂船洲的海景。由於小學樓層不高，因此「瑜悦」的低層單位亦可見遠景，景觀較有保障。至於另一邊的「F至J室」則望向前方的「海旭閣」及「喜雅」，遠眺九龍塘畢架山的山景，也算不錯。 不過，樓盤有三個重點要留意。首先，它是首個採用組裝合成建築法的私人住宅，大部分組件先於廠房生產、組裝，包括裝飾工程、固定裝置及屋宇設備，再運至香港工地裝嵌。 因為組件間存在許多接口，其接合方式會影響防水性和結構穩定性。此前採用類似方式建造的公營建築，如啟德過渡性房屋「啟德‧東寓」，曾出現超過百戶漏水問題，牆身發現漏水。雖然房屋局表示關注並稱不涉及組裝合成建築，但仍令人有所擔憂。 其次，不確定是否與組裝合成運輸過程有關，開則上，雖然整體設計算是方正，但客飯廳設計較窄，無論是一房、兩房或三房單位，所有客飯廳均呈窄長形狀，寬度劃一為2.4米，睡房空間也較小，多數為52平方呎的正方形佈局。 第三，樓書中列明A室單位的業主需自費負責來水喉的維修和保養，未知是否A室單位的來水直接與街喉相連，但日後該位置的維修、更換以及保養等工程，均需由業主自行負責。 樓盤周邊的民生配套選擇多樣，直行便是長沙灣港鐵站，交通便利。因此，純粹從投資角度考慮，可參考毗鄰新落成的「睿峰」，雖然其呎價因透過枱底回佣方式被推高，未必反映實際情況，但呎租卻可作參考。 以「瑜悦」首張價單的入場單位計算，一房343平方呎單位，折實入場價454.5萬元，平均呎價為13,252元，按現時「睿峰」平均呎租約50元計算，未扣除管理費及雜費前，回報可達4.5厘；而最貴的一房單位按539萬元，預期回報則為3.9厘。「瑜悦」的兩房單位售價介乎699萬至782萬元，同樣以「睿峰」兩房呎租45元作參考，回報約為3.4厘至3.8厘。

胡‧說樓市｜施政報告後出擊，瑜悦低開有咩要注意?

https://video.media.yql.yahoo.com/v1/video/sapi/hlsstreams/18c0711a-d461-3292-bb8f-cb0ed066a4ad?site=tv&region=HK&lang=zh-Hant-HK&devtype=desktop&src=sapi

Serve up these delicious homemade eggs benedict with bacon and hollandaise sauce, and get ready for some raving reviews.

雅虎香港電視

Brunch is served with these homemade egg benedict!

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