【专题讨论】SxPEX 真假贷款节息，你真的已明白清楚了？？？

calm88

万一是这样

Outstanding Loan Balance: 72,297.00
Rate:  5.25%
Monthly Interest Charge = ?? 265.16
Payment In Advance : RM11,688.03


用数学来算： (72297 - 11688) * 5.25%/12 = 265.16
        
多还的钱= 11,688.00    银行没减出来, 者社park在一边

请多多分享

Harimau

原帖由 Mr.Business 于 18-7-2007 02:11 PM 发表
你清楚Flexiloan的特色吗？

呵呵。其实很多人都不是很清楚的。

Flexiloan 除了可以放钱进去，也可以要求提高母金（连带提高利息），只要你的房子增值了，或母金还少过房子的市价。

我算过了，提高母金的方法，利息可能比借 share margin financing 还低，如果你会灵活应用 flexiloan 的所有功能，进进出出，有时 0 利息，有时又给多一点利息，你有庞大的 cash flow 让你玩，这对投资者和生意人，可以让它发挥得淋漓尽致。

用 flexiloan 的重要秘诀是，千万不要乱乱 reduce 母金，欠银行越多越好，因为你将拥有越大的 cash flow。但此同时，你必须用闲置的钱来减利息。

ccpling

原帖由 calm88 于 18/7/2007 02:57 PM 发表
万一是这样

Outstanding Loan Balance: 72,297.00
Rate:  5.25%
Monthly Interest Charge = ?? 265.16
Payment In Advance : RM11,688.03


用数学来算： (72297 - 11688) * 5.25%/12 = 265.16
        
多还的钱= 11,688.00    银行没减出来, 者社park在一边

请多多分享

没有万一，没有park在一边，请看下面：
六月结单= 73,645.57
73645 和 72297 差不远了。

Date	Day	Loan	Rate	Interest	Payment	EPF	Withdrawal	Outstanding
Apr-05	30	100,000.00	5.25%	431.51	(1,200.00)			99,231.51
May-05	31	99,231.51	5.25%	442.46	(1,200.00)			98,473.97
Jun-05	30	98,473.97	5.25%	424.92	(1,200.00)			97,698.89
Jul-05	31	97,698.89	5.25%	435.63	(1,200.00)			96,934.52
Aug-05	31	96,934.52	5.25%	432.22	(1,500.00)	(5,000.00)		90,866.74
Sep-05	30	90,866.74	5.25%	392.10	(1,500.00)			89,758.84
Oct-05	31	89,758.84	5.25%	400.23	(1,500.00)			88,659.07
Nov-05	30	88,659.07	5.25%	382.57	(1,500.00)			87,541.64
Dec-05	31	87,541.64	5.25%	390.34	(1,500.00)			86,431.98
Jan-06	31	86,431.98	5.25%	385.39	(1,500.00)			85,317.37
Feb-06	28	85,317.37	5.25%	343.61	(1,500.00)			84,160.98
Mar-06	31	84,160.98	5.25%	375.27	(1,500.00)			83,036.24
Apr-06	30	83,036.24	5.25%	358.31	(1,500.00)			81,894.55
May-06	31	81,894.55	5.25%	365.16	(1,500.00)			80,759.71
Jun-06	30	80,759.71	5.25%	348.48	(1,500.00)			79,608.19
Jul-06	31	79,608.19	5.25%	354.97	(1,500.00)			78,463.16
Aug-06	31	78,463.16	5.25%	349.86	(1,500.00)			77,313.02
Sep-06	30	77,313.02	5.25%	333.61	(1,500.00)			76,146.63
Oct-06	31	76,146.63	5.25%	339.53	(1,500.00)			74,986.16
Nov-06	30	74,986.16	5.25%	323.57	(1,500.00)			73,809.73
Dec-06	31	73,809.73	5.25%	329.11	(1,500.00)	(6,950.00)		65,688.84
Jan-07	31	65,688.84	5.25%	292.90	(1,500.00)		15,000.00	79,481.74
Feb-07	28	79,481.74	5.25%	320.10	(1,500.00)			78,301.84
Mar-07	31	78,301.84	5.25%	349.14	(1,500.00)			77,150.98
Apr-07	30	77,150.98	5.25%	332.91	(1,500.00)			75,983.90
May-07	31	75,983.90	5.25%	338.80	(1,500.00)			74,822.70
Jun-07	30	74,822.70	5.25%	322.87	(1,500.00)			73,645.57

calm88

佩仪小姐

你可否check check你欠老虎银行多少贷款?

72,297.00 或
72,297.00 - 11,688.03 = RM 60608.97

Monthly Interest Charge = 316.30 或 265.16

如果节省到, 请版主喝茶叶... 哈哈哈...因为他放过我写印语

Mr.Business

博客文章：

Mortgage Reduction Programs Are Not All They Seem To Be

Okay, you’ve just bought your new home or refinanced to a new mortgage, and you’re excited. About a week after your home loan closes, you begin getting mail from your new lender, telling you about its wonderful mortgage reduction program.

It sounds wonderful. Your friendly neighborhood lender will help you restructure your mortgage payments, and in the process, you’ll reduce your mortgage by tens of thousands in interest and pay the lender back in about 23 years, instead of 30. Most people can’t sign up fast enough. Well, put your pen away for a moment and consider this program, as well as the mortgage company offering it.

Mortgage reduction programs may indeed benefit the borrower, but they also benefit the lender. The idea behind the average mortgage reduction program is that you make your mortgage payment bi-weekly, instead of monthly.

All your lender is doing is generating one additional yearly mortgage payment. You see, when you pay monthly, you make 12 mortgage payments each year. So, if your payment is $1,000, that’s $12,000 over 12 months.

Now, if you pay your home loan bi-weekly, you may split the payment, but you actually make 13 payments instead of 12. Because there are 52 weeks in a year, you’ll make 26 payments of $500, instead of 12 payments of $1,000. Your 26 payments of $500 pay the lender $13,000, and the extra $1,000 is added to your principal loan.

You might be saying, “It still sounds pretty good.” Perhaps you’re disciplined enough to make two payments each month, if it means knocking years off of the term of your mortgage. There’s a catch, though.

Your mortgage lender wants you to pay for this reduction program. You’ll pay a nifty start-up fee of $225 to $475, depending on your state and your lender, and they’ll charge you a monthly fee, as well.

Why pay to have a mortgage lender do something you can do much better yourself? All you need to do is create the extra payment, using a debt-killing-factor. Add $83 each month to the principal on your mortgage payment, and you’ll create the exact mortgage reduction program your lender offers, minus the start-up and monthly fees.

The more you add to the principal each month, the more you’ll cut off your mortgage and the faster you’ll pay it off.

http://www.frugalforlife.blogspot.com/2006/05/guest-writer-mortgage-reduction.html

calm88

ccpling 兄

多谢分享.

小摩

Bingo, you got it right.

小摩

虎兄，您还需要多多努力的去了解Flexi.

amiin

原帖由 calm88 于 18-7-2007 02:57 PM 发表
万一是这样

Outstanding Loan Balance: 72,297.00
Rate:  5.25%
Monthly Interest Charge = ?? 265.16
Payment In Advance : RM11,688.03


用数学来算： (72297 - 11688) * 5.25%/12 = 265.16
      ...

银行贷款的利息不是 monthly compound interest吗？你的算法是annually的。

我也不是很清楚，各位大大，银行利息的算法是月还是年？

小摩

应该说，借贷的算法是一次过算完，没有分年或月，你多给的都是多余！一般都不会影响你的利息！

kennykein

Mr Business , thank 4 your info .i have a question is bank they  calc interest is in daily n we make a payment 2 week once .base on the calcalation .if we can make a payment everday ( example =900 / 30 = 30 perday)i think we will everday pay to the principle .right . because we everday also settle to the principle loan .so same matter if we pay rm900 a month or rm450 in 2 week . everday rm30 isn,t save more interest than above 2 , that only i think .i don know bank allow us to do it or not .

請用中文

[ 本帖最后由 kitkatlow 于 18-7-2007 04:26 PM 编辑 ]

Mr.Business

以下文章大约解释了monthly installment是如何计算出来的。

XXXXX

Do you ever wonder how Bank calculate the monthly repayment for housing loan? If you ask the loan officer, most of them only tell you they get the answer using program or financial calculator.

Ha...you may find the answer in article below.

PS: Or you may use Microsoft Excel to get hte answer, but I forget the formula

Source: http://mathforum.org/library/drmath/view/54623.html

Formula for Mortgage

Date: 7/4/96 at 18:59:48
From: Anonymous
Subject: Mortgage Loan Formula

I am unable to find a formula for loans. The only formulas I have are for interest. What I need is a formula (like A=P(1+r/m)^mt).
Any help would be appeciated.

            Thanks,

                 Patrick
--------------------------------------------------------------------------------
Date: 7/5/96 at 11:34:52
From: Doctor Anthony
Subject: Re: Mortgage Loan Formula


We will let L = loan, n = number of months for repayment, starting at end of first month, r = percentage interest rate per year, (take r/12 as monthly rate). P = amount of repayment per month (starting at end of first month).

If we consider the loan first, this would increase by a factor (1 + r/1200) per month, so after n months the value of the loan would have increased to L(1 + r/1200)^n

Now consider the repayments.  These are $P per month, but the value of the earlier repayments also increases at a compound rate (1 + r/1200).  

Thus after the second repayment, the value of the repayments is:

P + P(1 + r/1200)  and after three months it would be:

P + P(1 + r/1200) + P(1 + r/1200)^2   and after n months it would be:

P{1 + (1+r/1200) + (1+r/1200)^2 + ..... + (1+r/1200)^(n-1)}

This is a geometric series with n terms, first term = 1 and common
ratio (1+r/1200), so the sum of n terms is given by

   P{(1+r/1200)^n - 1}/{(1+r/1200)-1)}

= P{(1+r/1200)^n - 1}/(r/1200)

= 1200P{(1+r/1200)^n - 1}/r

We must now equate the total repayments to total value of the loan, and this gives:

1200P{(1+r/1200)^n - 1}/r  =  L(1+r/1200)^n

P = Lr(1+r/1200)^n/[1200{(1+r/1200)^n - 1}]

Example.  Find the monthly repayments on a loan of $20,000 over 15 years at 12 percent per year compound interest.

Here we have n = 12*15 = 180 months, r = 12, and L = 20000.

We want to find P.

1+r/1200 = 1 + 12/1200 = 1.01   and the above formula becomes

P = {20000*12*1.01^180}/{1200*(1.01^180 - 1)}

         = {20000*12*5.99}/{1200*(5.99 - 1)}

         = 1437600/5988

= $240.08

-Doctor Anthony,  The Math Forum
Check out our web site!  http://mathforum.org/dr.math/

Mr.Business

我相信你的loan agreement有写明利息是如何计算的，请去了解明白你的loan agreement。

讲个旧故事。。。

----- Original Message -----
From: "Mr.Business"
To: "Personal Money"
Sent: Wednesday, July 05, 2006 9:34 AM
Subject: Consult The Experts (Enquiry on suspected mistaken info in Personal Money)

Hi,
I am a subscribe reader of Personal Money. I have an enquiry here. In Personal Money Issue July 2006, page 20 (consult the expert), Question2.
"...ANSWER by Ken Lo. CEO of Money Concepts Malaysia Sdn Bhd:
Let's assume that the loan is for RM100,000 over a period of 20 yearsand was fully disbursed on Jan 1, 2006. Assume also that interest iscalculated on a daily rest basis.
Interest charges would start from Jan 1, so that at the end of the month, you would owe the bank RM100,000 + (1% x RM100,000 x 31/365) =RM100,084.93......"
I think Ken Lo's formula is for monthly rest interest calculation.Since the interest is calculated on a daily rest basis, the outstanding amount due to Bank in Jan should be RM100,000 x [(1 + 1%/365) ^31]    = RM100,084.96

Although the difference is not much, the main point is daily rest basis means the interest is daily compounded, take a example of nominal rate 7%, the effective annual interest rate following my formula is

[(1 + 7%/365) ^365] -1 = 7.25%

Please investigate and clarify if needed. Thank you.

XXXXX

From: "Personal Money"
Sent: Wednesday, July 19, 2006 3:04 PM
To: "Mr.Business"
Subject: Re: Consult The Experts (Enquiry on suspected mistaken info in Personal Money)

Dear "Mr.Business",
Thank you for your feedback and thank your for pointing this out. Sorry for the delay in responding, as I have been checking up on it.
I have checked with Ken Lo, and he replied that different banks have different ways of calculating the interest payments and he did check with some bankers on his answer. So I  checked with another third party, an industry player familiar with home loans.
These are his comments :-
Without going too technical, the respondent seems right for argument sake. However, it is not uncommon and for ease of comparison, a monthly-rest computation method is being applied although the loan offers a daily rest method. This is especially true when there are other variable factors like the different stages on disbursement schedule.

Another way of contention is that, there are some loan packages available in the market that is on Daily-Rest interest method but with applied “Monthly-Compounding” calculation. In lay-man’s term, it would mean that the borrower would be able to save on interest IMMEDIATELY on the exact day of re-payment / pre-payment without having to be concerned about the impact of paying higher “effective” interest rate.

Rgds
"Personal Money"

[ 本帖最后由 Mr.Business 于 18-7-2007 04:53 PM 编辑 ]

佩仪

我还欠老虎银行 RM 72,297.09。

谢谢ccpling 帮我做的计算 （#203楼）。
你的算法（73,645.57）和我的欠款（72297.09）有一点出入是因为我每一个月的还款日期都不一样。如果我早几天还，我又可以节省一点利息。
不要小看这点利息，两年后就可以看到差别了（1348.48）

amiin

原帖由 Mr.Business 于 18-7-2007 04:19 PM 发表
以下文章大约解释了monthly installment是如何计算出来的。

XXXXX

Do you ever wonder how Bank calculate the monthly repayment for housing loan? If you ask the loan officer, most of them only te ...

那就是monthly compound interest 咯，那么calm 哥哥在201楼的算法就不成立了

amiin

原帖由 小摩 于 18-7-2007 04:13 PM 发表
应该说，借贷的算法是一次过算完，没有分年或月，你多给的都是多余！一般都不会影响你的利息！

你的回复让我觉得你的数学概念有问题耶！
monthly compound 和 yearly compound 当然有不同。

谢谢佩仪姐姐的分享。你的算法就跟我原有的概念一样

佩仪

如果你看到我的例子，还要说多给的没有节省到利息。我无话可说了。

amiin

原帖由 佩仪 于 18-7-2007 04:30 PM 发表
如果你看到我的例子，还要说多给的没有节省到利息。我无话可说了。

我支持你！！！

Mr.Business

不是这样的。例子用的是monthly compounded, 如果你的贷款是daily compounded, 你就要adjust那formula，重点是你明白他的算法和逻辑。

PS：我相信你的loan agreement有写明利息是如何计算的，请去了解明白你的loan agreement。

XXXXX

是哦，我可以电邮Personal Money, 问他们懂不懂这mortage reduction的东东。

[ 本帖最后由 Mr.Business 于 18-7-2007 04:37 PM 编辑 ]

kitkatlow

謝謝樓上兩位女士的意見，至今我們都大概了解了事實的真相。

這已經是論壇的第二次了，下次再有人來説類似的話我就大概不會理會了。