"Do you want to repay the mortgage in advance" has become a hot topic recently. Many people have the experience of repaying loans in advance, claiming that hundreds of thousands of yuan saved is equivalent to financial management. At present, the main reason for prepayment is the spread between mortgage and other wealth management products or loans. Focus on three aspects, one is the spread between mortgage and wealth management products; The second is the spread between commercial loans and provident fund; The third is the spread between mortgage and other loans.
The spread between wealth management and mortgage loans
Wang Jie is one of the "winners" in repaying the mortgage in advance. She told 2 1 Century Business Herald that she bought a suite in Haizhu District of Guangzhou last year with a loan of about 2.8 million yuan, of which 600,000 was a provident fund loan and 2.2 million was a commercial loan. The interest rate of this commercial loan is 5. 15%, the mortgage period is 10 year, and the repayment method is equal principal and interest.
"I started the first repayment from 202 1. The repayment amount in the first month is about 23,282 yuan, of which the principal is 1.4 million and the interest is 9,356 yuan. Based on this calculation, my loan interest in the first year exceeded 654.38 million, which is quite heavy for me. Later, at the end of the year, a time deposit expired, and I paid off all the loans in one lump sum, but the interest paid in more than six months was almost 60,000. "
Wang Jie said that he had to pay a certain fine to the bank for repaying the loan in advance. According to the regulations of the lending bank, the repayment amount of 1% is required if the loan is repaid in advance within one year, and 0.5% is required if the loan is repaid in advance within 1-2 years, and it is not required to be repaid for more than two years. But because she is a VIP customer of the bank, she is exempt from paying this penalty after applying.
"Mainly just come back with money. I saved a three-year deposit slip with an interest rate of about 4.5%. After the expiration, it is difficult to find similar products with better interest rates, and the annualized interest rates of most products are below 4%. At this time, if I continue to do financial management, the spread between my loan and the bank will exceed 1. 15%, which is definitely not cost-effective, so I decided to repay in advance. After the settlement of 65438+February 20 last year, I suddenly felt a lot easier. After all, it is not a small amount to pay more than 9,000 interest to the bank every month. " Wang Jie told 2 1 Century Business Herald. According to the loan amount and repayment of Wang Jie, the original total interest was 6 1.95 million yuan, which saved more than 500,000 yuan for Wang Jie.
"If ordinary people do not have a stable investment income of more than 5% per year, they can consider repaying the loan in advance." Zhang Dawei, chief analyst of Zhongyuan Real Estate, said that he admitted that many friends around him had repaid the loan in advance.
Spread between provident fund and commercial loans
It is understood that there are currently three ways to choose to repay the loan in advance. One is to repay the loan in advance, which is suitable for people with sufficient funds; The other two are partial prepayment, but according to the income and consumption demand, we will choose two ways: shortening the loan period or reducing the repayment amount.
As for the reasons for early repayment, most lenders said that due to the hot property market in the previous two years, in order to curb speculation in the market, banks unanimously raised the mortgage interest rate, and the national mortgage interest rate was generally between 4.6% and 6%, resulting in high repayment costs. Repayment in advance is to reduce costs.
In addition, another important reason for prepayment is that there are not many suitable investment products in the near future. After the beginning of the year, affected by the "water collection" of the Federal Reserve, the global capital market was sharply adjusted back, and both stocks and funds experienced a certain degree of floating losses; In addition, the income of less risky fixed-income products such as bank wealth management and certificates of deposit is declining, and wealth management products with more than 5% income in the market are hard to find. Conventional investment income cannot cover the mortgage interest rate. For small investors or cautious investors, instead of saving money to buy wealth management regularly, it is better to repay the mortgage in advance.
Lin Ming also repays in advance. He told 2 1 Century Business Herald that he took the form of partial prepayment. "I bought a small-sized wedding room for marriage the year before last, and the loan amount is about 654.38+0.6 million. I took the form of commercial loan+provident fund, in which the amount of commercial loan was about 6,543.8+0,000 yuan, but my provident fund account could draw about 350,000 yuan, so I took it out of the provident fund account after handling the commercial loan and paid back part of the commercial loan in advance. After all, compared with commercial loans, the interest rate of the provident fund is much more favorable. "
According to Lin Ming's calculation, if the commercial loan is 654.38 million +0 million, the interest rate is 5.3%, and the principal and interest are equal for 20 years, the interest will be as high as 624,000 yuan. If the total amount is 650,000 yuan, the interest will be reduced to 406,000 yuan, and the interest will be reduced to 2,654.38+0.8 million yuan.
The spread between other loans and mortgage loans
The spread between various loan products is also one of the incentives for early repayment. Liu Qian, a private entrepreneur in Guangzhou, told the reporter of 265438+20th Century Business Herald that she had a house with nearly 500,000 loans left. Because there were two sets, the interest rate was 5.6%. If she repays the house in advance and mortgages it, the mortgage loan can be reduced to 3.9% (interest first, then capital), with a spread of 1.7%. However, Liu Qian said that it should be reminded that this preferential interest rate can only be realized if there is a registered company under the name of the individual.
In addition to the reasons mentioned above, Yan Yuejin, research director of the think tank center of Yiju Research Institute, said that another important consideration is that since last year, in order to limit real estate speculation, many places have continuously introduced strict control measures, and the previous sudden housing price situation has been controlled. In some places, housing prices have even peaked, making the enthusiasm of highly leveraged investors to buy houses fade. "For example, if the local house price rises by 10% every year and the loan interest rate is 5%, the impulse of buyers to borrow money to buy a house will be enhanced and they are willing to increase leverage. However, if the house price does not rise, or even there is a callback, buyers will think about shrinking leverage at this time, so there is a phenomenon of repaying loans in advance. But the premise of repaying the loan in advance is to have sufficient funds at hand. "
The reporter of 265438+20th Century Business Herald found that people who share the early repayment of loans are mostly concentrated in the "post-80s" and "post-90s" groups.
A set of data can also be seen that the willingness of buyers to lend has decreased this year. According to the financial data of the central bank in February 2022, household loans decreased by 336.9 billion yuan, including short-term loans decreased by 2.9165.438+0 billion yuan and medium-and long-term loans decreased by 45.9 billion yuan.
Medium-and long-term loans are mainly mortgages, and the decrease means that the amount of new loans in the current month is lower than the repayment amount in the current month. This data showed negative growth for the first time since statistics began in 2007.
On May 13, the central bank released financial data for April. Housing loans are listed separately from family loans, not medium and long-term loans. This more direct figure decreased by 60.5 billion yuan, an increase of 402.2 billion yuan. Family loans mainly include housing loans, consumer loans and commercial loans.
(At the request of the interviewee, Wang Jie, Lin Ming and Liu Qian are all pseudonyms. )