请教关于买房贷款利率

[小傻]

Ok, I have a question about how to calculate this interest...

Say my mortage interest is calculated semi-annually, and assume it is calculated on January 1st and July 1st (I need to check with the bank). My bank also allows me to pay up to 15% of my principal as lump sum every year...

Is there any difference if
1. I pay up this 15% before July 1st
2. I pay 15% at the end of the year
3. I pay a bit every month and make up 15% by the end of the year

 

[小傻]

最初由 keen_observer 发布

...
Royal Bank's Variable Rate and Capper Rate compounded monthly.

for variable rate i can understand it (I mean calculating the rate monthly)..but for fixed rate (mine is 5 year fixed), I believe there must be some 'rules' shared by all the banks and brokers...unfortunately, I havenot googled out the results..

 

[挺傻]

固定利率的是semi-annually,有规定的.
浮动的可以有不同的政策.SCOTIA马上要出的prime-0.75%是semi-annually.我听说还有COMPOUND DAILY的呢.多可怕.
贷款的时候要考虑到今后可能需要用到的后续服务,比如以后REFINANCE是不是还需要交钱,是不是产品之间有转换的灵活性,是不是还需要律师费等,不要只看一时的利率.
单纯从利率角度上看,4.59%固定五年是一个很不错的利率了.可是你为啥选择五年固定?符合你需求吗?

 

[挺傻]

最初由 小傻 发布
I was told by my portfolio manager from TD, in Canada, there is only one way to calculate the mortage interest, Semi-annual compound.
Ting Sha, is that right?

yes, 对于fixed rate来说.

 

[小傻]

最初由 挺傻 发布

yes, 对于fixed rate来说.

i meant for fixed rate...for me, that's default

 

[小傻]

最初由 冰激凌 发布


it is annual compound.

so you are wrong here...as ting sha said, for fixed rate, semi-annually compound is by 规定。check with your bank

 

[cy25915]

As I know, it must be at least semi-annual compounding for fixed rate by law, but it could be annual compound.

最初由 小傻 发布


so you are wrong here...as ting sha said, for fixed rate, semi-annually compound is by 规定。check with your bank

 

[挺傻]

最初由 xyz139 发布
CIBC, annually compounded??? That will be around 4.64% compound semi-annually.

annual rate是4.59%,如果是semi-annually表示,为啥不是4.54%吗?

 

[小傻]

最初由 挺傻 发布

annual rate是4.59%,如果是semi-annually表示,为啥不是4.54%吗?

是啊是啊，我下午也觉得xyz的计算有问题

挺傻，我上面那个pay lump sum 的问题还等你回答呢:blink:

 

[小傻]

最初由 cy25915 发布
As I know, it must be at least semi-annual compounding for fixed rate by law, but it could be annual compound.

那别家都按semi-annual 算，谁家安annual算不是亏了吗？variable rate德interest算法不同情有可原，fixed rate搞得那么不同意，不是没事找事马:blink:

 

[keen_observer]

I am learning something here. BTW, does anyone know what is APR?

 

[keen_observer]

最初由 挺傻 发布
固定利率的是semi-annually,有规定的.
浮动的可以有不同的政策.SCOTIA马上要出的prime-0.75%是semi-annually.我听说还有COMPOUND DAILY的呢.多可怕.
贷款的时候要考虑到今后可能需要用到的后续服务,比如以后REFINANCE是不是还需要交钱,是不是产品之间有转换的灵活性,是不是还需要律师费等,不要只看一时的利率.
单纯从利率角度上看,4.59%固定五年是一个很不错的利率了.可是你为啥选择五年固定?符合你需求吗?

Scotia's 5-year fixed prime-0.75% was on the market before? Isn't it?

 

[cy25915]

effective rate must be greater than APR(4.59%). It cannot be 4.54%. Just calculated,effective rate is 4.643%, based on semi-annual compound. xyz139 is correct.

最初由 挺傻 发布

annual rate是4.59%,如果是semi-annually表示,为啥不是4.54%吗?

 

[cy25915]

为啥variable rate的interest算法不同情有可原??? 以此类推到fixed rate...

最初由 小傻 发布


那别家都按semi-annual 算，谁家安annual算不是亏了吗？variable rate德interest算法不同情有可原，fixed rate搞得那么不同意，不是没事找事马:blink:

 

[小傻]

最初由 cy25915 发布
为啥variable rate的interest算法不同情有可原??? 以此类推到fixed rate...

比我还傻呀 variable rate 的 rate 是变的呀。。。算的越勤越逼近这个variable的rate 呀，你要是半年一算得跟一月一算的比，那prime降了，银行高兴，prime升了，客户高兴。。。fixed rate 就无需这么复杂了八:blink: