Part 1| Full payment or loan, and how much loan is appropriate?
This question is easier to answer. A loan, of course. Isn't it fun to use bank money? If you are a local tyrant, please feel free. There is really no room for cash. I won't say much about buying a house for fun.
Suggestion:
It is best to buy it with a provident fund loan. In recent years, the provident fund policy has been continuously relaxed. You can buy a house or rent a house. The most favorable thing for buying a house is to increase the loan ceiling from 800,000 to 6,543,800+0.2 million. If you have a big house, the loan can also be a mixture of provident fund and commercial loan. Is it very human?
At present, the interest rate of provident fund loans is 4.05%, and commercial loans are also launched at 6%. With the increase of commercial loan interest rate, there will be small discounts in different parts of the city.
For a loan, I suggest paying the down payment according to the minimum requirements.
The truth of mortgage: the more money you owe the bank, the longer the better!
Part2| If how long is the loan suitable? Do I have to pay in advance?
Let me give you an example first: location coordinates: Beijing, down payment of 30%, mixed loan of provident fund and commercial loan, provident fund: 4.05%, commercial loan: 6. 15%, provident fund loan10.2 million, commercial loan of 2.8 million and loan of 4 million.
Average capital and interest average capital
Many friends have seen that in 30 years, the total interest of matching principal and interest is 42 1.5 million, and the interest of average capital is 3321.0 million. What a pity! The bank charged us such a high interest.
But we put ourselves in the shoes. As long as the investment interest is greater than 6. 15%, if the mainstream P2P platform is 10%, then if the investment income is greater than 10% instead of the money returned to the bank, our funds will generate an additional interest of 3.85%, which is higher than our current one-year time deposit. Do you think it's worth it?
Suggestion:
If you borrow it for the longest time, you can borrow it for 30 years or 30 years. If you can find an investment higher than 6. 15% per year, you don't have to worry about repaying the bank loan.
Early repayment depends on whether you want to invest with the bank's money. Free choice is in your hands.
The truth of mortgage: the more money you owe the bank, the longer the better!
Part III | Equal principal and interest or average capital
First of all, we analyze the average capital and equal principal and interest from the perspective of bank mortgage repayment.
The repayment method in average capital is the same as the repayment method of equal principal and interest, but the interest expense will be much higher, as you should see in the above picture. Therefore, if you choose the repayment method of equal principal and interest, you will feel that you have suffered a lot.
But is this really the case?
In fact, whether it is equal principal and interest or equal principal repayment, the calculation method of interest is to multiply the principal balance borrowed from the bank by the corresponding monthly interest rate (agreed annualized interest rate/12 months) to calculate the interest that you should repay to the bank in the current month. In other words, the interest rates of the two different repayment methods are actually the same.
For example:
If the loan 1 10000 is paid off in 20 years, and the annual interest rate is 6. 15%, the monthly interest rate is 0.5 125%.
1. Assuming the average capital, the monthly repayment principal is: 1 ten thousand /240 months, that is, 4 167 yuan per month;
(1) The repayment interest in the first month is: 1 ten thousand *0.5 125%=5 125 yuan, so the actual repayment amount in the first month is 4 167+5 125=9625 yuan.
(2) The remaining principal in the second month is 1 10,000 -4 167=995833 yuan, so the interest to be repaid in the second month is 995833 * 0.5125% = 5103.64 yuan, and the actual repayment in the second month.
etc
In the next 20 years, the average capital will be repaid about 1, 6 1.7 million yuan, and * * * will pay interest of 6 1.7 million yuan.
2. If the principal and interest are equal, the loan is 6.5438+0 million yuan, which will be paid off in 20 years, with an annual interest rate of 6. 15% and a monthly interest rate of 0.5 125%, then the monthly repayment amount (including principal and interest) is 72.5 1. 12 yuan.
(1) The interest calculated in the first month is also 5 125 yuan, and only the principal of 7251.12-5125 = 2126.5438+02 yuan was paid in the first month.
(2) The interest of the second month is calculated on the basis of the principal balance of last month, that is, 1 ten thousand-2126.12 = 997873.8 yuan, so the interest payable of the second month is 51kloc-0/4./kloc.
etc
Matching principal and interest, the repayment in 20 years is about 6.5438+0.74 million yuan, and the interest is 740,000 yuan.
Let everyone see more intuitively:
The truth of mortgage: the more money you owe the bank, the longer the better!
Through the above calculation, can we see that the two different repayment methods are fair?
If your initial funds are not too tight, you can choose the average capital method to reduce all interest expenses; If the funds are tight in the early stage, you can choose the way of matching principal and interest, so that although there are many interest expenses in the early stage, the financial pressure will be small. In the case of available funds, appropriate prepayment can also achieve the effect of reducing interest expenses.
The average capital pays less interest, but the initial repayment pressure is great; Matching the principal and interest, the monthly repayment amount is the same, but the interest is slightly higher.
Borrowing money from the bank, we actually earn the rest as long as the investment interest is higher than that of the bank. Individuals tend to match the principal and interest, and the investment income is greater than the bank interest, which is cost-effective, so it is equivalent to investing with bank money.
Suggestion:
Choose the repayment method of equal principal and interest. The first reason is that a large amount of cash has been taken out in the early stage of buying a house, and the repayment pressure in the early stage of repayment is great, and there are many repayment values in the average capital. With the improvement of living standards, disposable cash will be more abundant. It will be easier to repay or invest in advance at this time.
Summary:
First of all, if you can borrow money from the bank, you must borrow as much as possible for as long as possible. Why? This is because China actually has high inflation, low interest rates and even negative interest rates for a long time. When you borrow money from the bank, you are actually making money.
Because of the negative interest rate, equal principal and interest repayment is better than equal principal repayment. It is true that the matching principal and interest will eventually pay more interest to the bank, but the pressure will be less at first. Many people borrowed money at the beginning of buying a house, and many people were under great pressure at the beginning. At this time, it is a little lighter. More importantly, China economists and government officials now believe that "inflation is better than deflation". So quantitative easing in the United States, quantitative easing in Europe and Japan, quantitative easing in China. So negative interest rates may exist for a long time. Matching principal and interest repayment, you still pay 3000 yuan a month now, 30 years later; Now the average capital pays 4500 yuan per month, and it will be paid 1000 yuan 30 years later. However, money now is more valuable than money 30 years later. Now the monthly payment is 1500, which may be too much for many people. After 30 years, 2000 yuan is missing every month, which may only be enough for breakfast. Time is precious!
(The above answers were published on 20 16- 12-30. Please refer to the current actual purchase policy. )
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