If BLR naik 5% during that 35 years period.

GG

most of banks effective rate already 5-5.1%.

ts assumption on 4.85% is unrealistic for now.

edit: ok got some banks liao

Itu asb min 6.5%? Confirm huat? Will negative or not? Income come from where? Bond?

Nope, not the same as EPF. the returns have been wholly lot more than 6.5%. The reason I picked 6.5% is to preemptively counter the detractors.

Is it good if i take dividend after a year and rolling to pay next year dividend?

The lowest ASB returns ever has been 7%.

Returns are based on distributions, so will not be negative (there are no such thing as negative distributions)

Capital guaranteed by PNB, RM1 per unit fixed, wont change forever

Sorry, RM12k, not RM17k, as per the example. I was so used with a 30-year calculation that the new 35-year calculation threw me off. Just to be clear, all numbers and figures here is based on loan cancellation after the 5th year, for an RM200k loan with a tenure of 35 years at a rate of 4.85%

1. When you refinance, you current bank will sell off the collateral. The collateral would not change in value, it would remain as RM200k (in this example that is).

2. When the collateral is sold back to ASNB, the bank will get RM200k worth of cash. The bank will only take whatever loan balance which is RM188k, and the balance of RM12k would be returned to you. 

3. When you get your new financing, you would get the full limit available to you, which is RM200k.

4. So now your capital is RM200k (new loan) + RM12k (returned capital from the previous loan) + RM74k = RM286k vs a capital of RM274k if you had remained with the current bank

5. When you choose to refinance, consider advantages below, if they are suitable, go ahead and do so:

a) lower interest rates than the ones you are currently experiencing
b) longer tenure (new products, longer tenure)
c) returned capital (some of you have mistaken taken long and expensive ASB-f insurance, and would receive very little capital, you can get the rest from the insurance companies later but that is besides the point)

May I know why we discuss racism stuff here?

The returns seem very consistent regardless of the market cycles.

Proceed with caution.  I'm not saying that ASB is a ponzi or a scam, just that I would look further into their operations to avoid another TH scandal.

To me, it is just too consistent. They might be cooking the books by underreporting the gains in good years and overstating the gains in bad ones. Maybe they have special contracts that can reduce their upside while controlling their downside risk. I don't know, but who's the counterparty?

I don't know, I just have a bad feeling about this. There must be a catch. Not with the ASB financing mind you, with the ASB itself. Call me sour grapes, but there's this nagging feeling in me.

I just hope that everything is above board. I don't care if those depositors or the banks lose money, I worry about the economic repercussions such as the devaluing of our RM, which definitely affects everyone.

I do my own calculation..i take asb loan at 2015 without insuran.blr 5.2..if i terminate now will get around 10k..after calculate all..i think my profit around 8 to 10% p.a..it is sound correct rite?

The lowest ASB returns ever been was 7% p.a.

Returns are based on distributions and not based on capital appreciation (or depreciation), so will never be negative (there are no such thing as negative distributions)

Capital guaranteed by PNB, RM1 per unit fixed, wont change forever

my issue is , how does the lady secure her 2m investment? The 10 bumi can run away and ignore her and she cant do anything about it. i doubt she can create a contract that uses the asb investment as collateral and have courts enforce it

that is a very good concern. ASNB is under the purview of SC and has never even been involved in a scandal. SC oversees other Unit Trust Management Companies (UTMC) like Public Mutual and CIMB Principal. TH on the other hand is under the MoF.

As for the consistencies, I can answer that. During the bull run,  ASB is giving typical 8% returns while other UTs are giving 30+%. the money saved in kept in reserves so that during bear runs, the ASB is still able to give good returns.

You hold your proxies ASB certificate. Just like the bank did to ASB-f borrower.