请教关于买房贷款利率

[cy25915]

Sorry, I was wrong. With the exception of variable rate mortgages, all mortgages are compounded semi-annually, by law.

check it out.
http://www.yorku.ca/amarshal/mortgage.htm

最初由 小傻 发布


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:

 

[笑傲江湖]

Is this the same as last year - the rate adjusted every 6 months?

最初由 挺傻 发布
SCOTIA马上要出的prime-0.75%是semi-annually.

 

[冰激凌]

最初由 冰激凌 发布


it is annual compound.

I'm wrong. It's semi-annual compound.

 

[挺傻]

最初由 cy25915 发布
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.

大家说的不是一回事.
如果APR表示成4.59%,compound semi-annually,那么effective rat自然4.64%.
但是上面说的本身就是compound annually, 也就是annual rate是4.59%,effective rate也是4.59%.
所以我说的意思是,如果effective rate真的是4.59%,那么我们按照惯常的semi-annually compound,表示出来的annual rate 就是4.54%了.
大家说的一个开方了,一个平方了,想说的意思不一样.
Annual percentage rate (APR)

 

[挺傻]

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

yes, this offer terminated on Nov 22, 2004. And will be in the market on march 14th, 2005.Not exactly the same.

 

[挺傻]

最初由 冰激凌 发布
I'm wrong. It's semi-annual compound.

得,我们也白算半天啦.

 

[挺傻]

最初由 xyz139 发布
Is this the same as last year - the rate adjusted every 6 months?

不啦,去年那个本身就算个小"失误".
现在这个按月调整啦,不过多了一个优惠条件就是1% discount guarantee, 如果要是中间想换到5年固定利率上去.

 

[挺傻]

最初由 小傻 发布
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

绝对有区别,因为你每个月所付的payment里面的本金和利息的成分都是不一样的.你早付一天,你的本金就多还了一天,利息计算的基准就少了,那么你下一个payment虽然数额不变,可是本金的成分就多了,利息的成分就少了.

 

[挺傻]

小傻同学,偶认为你其实想说的是复利方法的计算问题.偶从你的问题里面感觉你认为半年一compound就真的是半年一算,利滚利,从字面上是这个样子的.但是其实计算方法是这样的:
比如还是以上面的数据来说:APR 4.59%, compound semi-annually,也就是说半年的rate是4.59%/2=2.295%.这个2.295%又是按照每天compound的每天的rate的effective rate,所以也就是说每天(按照半年180天计算)的rate是(1+0.02295)^(1/180)-1
再换个说法,如果APR 4.59%,是compound daily,那么每天的利率就是4.59/365了.如果APR 4.59%,COMPOUND MONTHLY,那么monthly rate=4.95%/12=0.4125%,然后再用 (1+0.4125)^(1/当月天数)-1求出每天的利率了.

 

[笑傲江湖]

Thanks.

But, this one is not so attractive then... unless the conversion rate is guranteed 1.3% discount..

最初由 挺傻 发布
不啦,去年那个本身就算个小"失误".
现在这个按月调整啦,不过多了一个优惠条件就是1% discount guarantee, 如果要是中间想换到5年固定利率上去.

 

[小傻]

最初由 挺傻 发布
小傻同学,偶认为你其实想说的是复利方法的计算问题.偶从你的问题里面感觉你认为半年一compound就真的是半年一算,利滚利,从字面上是这个样子的.但是其实计算方法是这样的:
比如还是以上面的数据来说:APR 4.59%, compound semi-annually,也就是说半年的rate是4.59%/2=2.295%.这个2.295%又是按照每天compound的每天的rate的effective rate,所以也就是说每天(按照半年180天计算)的rate是(1+0.02295)^(1/180)-1
再换个说法,如果APR 4.59%,是compound daily,那么每天的利率就是4.59/365了.如果APR 4.59%,COMPOUND MONTHLY,那么monthly rate=4.95%/12=0.4125%,然后再用 (1+0.4125)^(1/当月天数)-1求出每天的利率了.

Thanks 挺傻同学...yes, i really 认为半年一compound就真的是半年一算...
OK, I know I am wrong...

But based on this site provided by cy25915 (thanks)http://www.yorku.ca/amarshal/mortgage.htm

We paid our mortage bi-weekly, so the bank should calculate the interest using the converted rate for bi-week rather than what you said - daily...:blink:

 

[笑傲江湖]

 

[LGers]

I have a dream...

如果我付完了mortgage，就不用这么麻烦地算了。

 

[shusheng]

最初由 挺傻 发布

不啦,去年那个本身就算个小"失误".
现在这个按月调整啦,不过多了一个优惠条件就是1% discount guarantee, 如果要是中间想换到5年固定利率上去.

 

[笑傲江湖]