Generally, there are not too few mortgage loans, so the repayment pressure of the lender is definitely not small. You know, average capital and equal principal and interest are commonly used repayment methods of mortgage loans, but for many people, they don't know much about it, so they have suffered a lot. Therefore, the following Qiang Sen Financial Bian Xiao will introduce you to choose a mortgage loan with equal principal and interest or average capital. Who is more suitable for you?
The difference between average capital and equal principal and interest
computing formula
Average capital
Monthly principal and interest repayment amount = (principal/repayment months) (principal-accumulated repaid principal) × monthly interest rate.
Monthly principal = total principal/repayment months
Monthly interest = (principal-accumulated principal repayment) × monthly interest rate
Total repayment interest = (repayment months 1) loan amount monthly interest rate /2.
Total repayment amount = (repayment months 1) loan amount monthly interest rate /2 loan amount.
Features: the monthly repayment amount is different, showing a state of decreasing month by month; It divides the loan principal equally according to the total repayment months, plus the interest of the remaining principal in the previous period, thus forming the monthly repayment amount. So the repayment amount in the average capital is more than one month, and then decreases month by month, less and less.
Take the loan of/kloc-0.0 million yuan paid off in 20 years as an example. The following figure shows the repayment of average principal and equal principal and interest:
Average capital plus interest
Monthly repayment amount = [principal x monthly interest rate x( 1 monthly interest rate) loan months ]/[( 1 monthly interest rate) repayment months-1]
Monthly interest = residual principal x monthly loan interest rate
Total repayment interest = loan amount, loan monthly and monthly interest rate (1 monthly interest rate), loan monthly /( 1 monthly interest rate), repayment monthly-1- loan amount.
Total repayment amount = repayment months, loan amount, monthly interest rate (65438+ 10), loan months /(65438+ 10), repayment months-1.
Features: the monthly repayment amount is the same. In essence, the proportion of principal increases month by month, the proportion of interest decreases month by month, and the monthly repayment amount remains unchanged. That is to say, in the distribution ratio of "principal and interest" of monthly payment, the interest ratio repaid in the first half is large, while the principal ratio is small. After the repayment period is over half, it gradually changes to the principal ratio and the interest ratio is small.
For the public.
The average capital repayment amount is large in the early stage, and then decreases month by month, which is more suitable for lenders with strong repayment ability in the previous period. Of course, some older people are also more suitable for this way, because their income may decrease with age or retirement.
The monthly repayment amount of equal principal and interest is the same, so it is more suitable for families with normal consumption plans, especially young people. Moreover, with the promotion of age or position, income will increase and living standards will naturally rise; If this kind of person chooses the principal method, the early pressure will be very great.
Advantages and disadvantages and choices
Interest comparison
Taking a loan of 500,000 yuan with a 30-year loan cycle as an example, the following table compares two repayment methods:
The average capital loan uses a simple interest rate method to calculate interest. At the settlement time of each repayment, only the remaining principal (loan balance) is calculated, that is to say, the outstanding loan interest is not calculated together with the outstanding loan balance, only the principal is calculated.
The loan with equal principal and interest is calculated according to compound interest. At the settlement time of each repayment, the interest generated by the remaining principal should be calculated together with the remaining principal (loan balance), which means that the unpaid interest should also be calculated. In foreign countries, it is recognized as a loan method suitable for the interests of lenders.
Therefore, under the traditional repayment method, the longer the loan cycle, the more interest the loan with equal principal and interest will generate than the loan with average capital.
selection principle
Average capital: the principal remains unchanged, the interest decreases month by month, and the monthly repayment amount decreases; Equal principal and interest: the principal increases month by month, the interest decreases month by month, and the monthly repayment amount remains unchanged.
Since the average capital method pays less interest under the same circumstances, is it necessary for the average capital to repay the loan? In real life, there is no fixed answer! It is important to master the following five principles and choose the appropriate repayment method:
1. Happiness in life: At the initial stage of repayment, the monthly repayment amount of the average capital method is relatively high, and the repayment pressure is greater than the matching principal and interest. Therefore, we should consider the individual's endurance. From the perspective of women's life, today's happiness is more important than paying tens of thousands of dollars more. It is recommended not to put too much pressure on yourself at the beginning of repayment;
2. Consider the time value of money: the average capital method means a higher "down payment"-the early repayment amount is high and the early burden is heavy; Equal principal and interest have higher financial leverage, and larger assets are tilted with less money;
3. Consider whether to sell the property: if the property is to be held for a short period of time (within the time interval when the total repayment amount of equal principal and interest is less than the average capital), the investment rate after the realization of the equal principal and interest repayment method is often higher;
4. Consider the age at which repayment will begin: If you are 40 years old, your income will enter a declining range with your age in the next decade, and the repayment of equal principal conforms to the changing law of income curve. If your income curve goes up before the age of 20 and 40, there is no need to put too much pressure on yourself today;
5. Consider whether to prepay: If prepay, it is obviously more cost-effective to pay more principal and less interest in the early stage of average capital.
The above is an introduction to the average capital and equal principal and interest of Bian Xiao. I think everyone can see that there is a big gap between the two. Therefore, for the repayment person, the choice of repayment method needs to consider their own factors, so as to reduce the repayment pressure and save costs. This article comes from:
Please explain the source. 2. What is the calculation standard of housing loan interest?
Matching principal and interest refers to a repayment method of housing loans, that is, repaying the same amount of loans (including principal and interest) every month during the repayment period. The calculation formula of monthly repayment amount is as follows: 1, [loan principal× monthly interest rate× (1interest rate )× repayment months ]⊙[( 1 interest rate )× repayment months-1] Let's give an example. Suppose the borrower gets a personal housing loan of 200,000 yuan from the bank. According to the above formula, the sum of monthly principal and interest payable is 1324.33 yuan. The above results only give the sum of the principal and interest payable each month, so it is necessary to decompose this sum of principal and interest. 2. Based on the above example, one month is the first installment, and the balance of the first installment loan is 200,000 yuan, and the interest payable is 840.00 yuan (200,000× 4.2 ‰), so only 484.33 yuan can be repaid, and the bank loan is still 1995 15.67 yuan; The interest payable in the second phase is 837.97 yuan (1995 15.67× 4.2 ‰), the principal is returned to 486.37 yuan, and the bank loan is still 199029.30 yuan, and so on. Compared with the repayment method in average capital, this repayment method has the disadvantage of more interest, which accounts for most of the monthly contribution at the initial stage of repayment, and the proportion of principal in the contribution is also increasing with the gradual return of principal.
Third, how to calculate the principal of mortgage interest?
Monthly repayment amount of equal principal and interest = [loan principal× monthly interest rate× (1interest rate )× repayment months ]=[( 1 interest rate )× repayment months]
Calculation method of average capital loan repayment: monthly repayment principal is 570,000 ÷ 30 ÷ 12 = 1583.33 yuan, plus monthly interest.
The calculation method of interest is: the amount of interest payable this month = the remaining principal of the bank this month × the monthly interest rate of the loan.
For example, the annual interest rate for a 30% discount on commercial loans is 4. 16%.
So the interest you should pay in the first month is 570,000× (0.0416 ÷12) =1976.19 yuan, so the total loan repayment in the first month is1583+05433.
The amount of interest payable in the second month is (570000-1583.33) × (0.0416 ÷12) =1970.70, and the total amount payable in the second month is1580.
In the future, the actual monthly decrease is1583.33x (0.0416 ÷12) = 5.49 yuan, and so on.
Comparison between average capital and equal principal and interest repayment method
Matching principal and interest means paying the same amount of loans (including principal and interest) every month during the repayment period.
Characteristics of the equal principal and interest repayment method: Compared with the average capital repayment method, the disadvantage is that interest is more. In the initial repayment period, interest accounts for most of the monthly contributions. With the gradual repayment of the principal, the proportion of the principal in the contributions increases. However, the monthly repayment amount of this method is fixed, which can control the expenditure of family income in a planned way and facilitate each family to determine the repayment ability according to their own income.
Characteristics of repayment mode of average capital: Due to the fixed monthly repayment amount of principal and less and less interest, the lender is under great repayment pressure at first, but with the passage of time, the monthly repayment amount is less and less.
4. How to calculate the monthly interest and principal of mortgage repayment?
1 The mortgage interest rate is
If the benchmark interest rate is 4.9% and floating 10%, the mortgage interest rate is 4.9 %× (110%) = 5.39%. After the loan, the floating ratio will not affect the borrowed house payment, but the benchmark interest rate will. The benchmark interest rate will change at any time, but the interest rate increase or discount will always follow the loan until it is repaid.