[sren]

不知道银行是如何计算利息的，很想知道如何支付银行贷款比较好。是每月double pay还是每隔一段时间一次性付3-5000元好。

希望听听行家的建议。

谢谢！

[qwer]

假如你是固定利息,银行按天算,如果你想尽量少付利息,付钱越早越好, 早一天就少一天的利息. 比如先付一次,再double pay.

[xianjohn]

You should know the following two basic steps for the mortgage payment: (1) You must first decide how much to pay by monthly, or Bi-weekly, or weekly based on your selected amortization. (2) Once you have a certain amount of money at any time, you could then make a payment for your mortgage. Please be aware that the bank usually puts a limit on this down payment, say 15% of principal annaully.

Therefore, the bset choice is "pay as much as you can by weekly (i.e. shortest amortization) plus make any down payment at any time if you can." By this way, you will minimize the interest you have to pay to the bank.

[sren]

谢谢qwer and xianjohn的建议!今天跟银行谈double pay, 得到的回答是, 利息也要double pay, 我就有点糊涂了, 为什么利息也要double pay呢? 能不能只double pay principle?

[xianjohn]

If you can make a double pay all time, it is best for you to shorten half of your amortization (say from 20 years to 10 years). It will save tons of money for you. So you should select the amortization as shortest as possible instead of considering double pay at the beginning. Actually, you could start (or stop) your double payment at any time based on your financial situation. All of the banks allow you to do it. There is no such a thing like "double payment and double interest you pay". In fact, it might be true to say "double payment you made and double interest you saved".

[sren]

我还是有些糊涂。 比如, 我从TD贷了100000元, 一年期年固定利率是5.5。 第一年我如何还款呢? 是不是第一年要还5500的利息呢？

[闲丸]

没听说过利息要double的说法！

作者: sren

谢谢qwer and xianjohn的建议!今天跟银行谈double pay, 得到的回答是, 利息也要double pay, 我就有点糊涂了, 为什么利息也要double pay呢? 能不能只double pay principle?

[qwer]

你真正的cost是利息和其它费用(比如,合同结束时要另交的钱). 在利息低的同时,还要考虑灵活性,比如每次可不可以多付,通常会给100%,每年另外可以多付多少,通常15%或20%,违约怎么处理,中途卖房怎么处理等. 通常银行用半年复利,5.5%真正年息要比5.5%多一点. 你每月付多少其实并不重要,可以少一点,但是你double pay上限就底,也可以多一点,但是你一旦失去工作或付不起是,就会有麻烦.(通常按25年算). 银行通常让你在最小付款和多付100%之间付任意值.还可以随时更改. 所以利息也double pay,只是通俗的说法你可以每月pay从多少到多少,你并没有多付利息.

[xianjohn]

For example, as you said, principal=$100000, interest rate=5.5%.

If you choose 25 year amortization and your first down payment is assumed as $25000 (i.e. 25% of principal required by bank), your monthly payment is $458. The average annual interest is $2496 for you. Total interest you will pay is $62400 before you pay out your mortgage.

If you choose 10 year amortization and all other conditions remain the same, your monthly payment is $812. The average annual interest is $2244 for you. Total interest you will pay is 22440 before you pay out your mortgage.

Therefore, you save 62400-22440=$39960 for your interest simply due to your selection of shorter amortization (i.e. from 25 years to 10 years).

Besides choosing a shorter amortization as described at above, there are many other ways to save your money such as selecting weekly payment.....etc.

I believe you see the difference now.

[sren]

谢谢各位的解释。看来选择10年期比25年期所付的利息要少很多，这就是说年限越短，所付的利息就越少。

昨天去了银行，银行的顾问说，如果选择double pay，可以大大缩短年限。

[xiaoyoyo]

学习中

[xianjohn]

If you want to save more money, you should be aware that there are some differences between amortization and double pay. They are not equal and will not save you the same money because they are different conditions/definitions in the banking calculation. Double pay will reduce your principle whenever you do it and so it will save interest for you. However, it will never reduce your amortization you select at the very beginning. If you choose, for example, 25 years of amortization, your monthly payment (including interest) is then determined. It will not change until your mortgage term expires. No matter you do double pay or not. Therefore, if you can afford, you should select the amortization as shortest as possible. This is the best way to keep your money into your pocket. This is the rule the bank might not tell you because if the money goes to your pocket, they won't get it!

[xianjohn]

If you want to save more money, you should be aware that there are some differences between amortization and double pay. They are not equal and will not save you the same money because they are different conditions/definitions in the banking calculation. Double pay will reduce your principle whenever you do it and so it will save interest for you. However, it will never reduce your amortization you select at the very beginning. If you choose, for example, 25 years of amortization, your monthly payment (including interest) is then determined. It will not change until your mortgage term expires. No matter you do double pay or not. Therefore, if you can afford, you should select the amortization as shortest as possible. This is the best way to keep your money into your pocket. This is the rule the bank might not tell you because if the money goes to your pocket, they won't get it!

[陨石]

Even if you choose 25 year amortization, but you could change the length of amortization after each term (say 5 years) ends. so if you do not have enough money at beginning (usually it is the case, because you paid down payment), you can start with a longer amortization, shorten it in future terms.