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Financial Flexi home loan, Any cons

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ychwang
post May 25 2008, 12:13 AM

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Joined: Jan 2003
From: Malaysia
Hi, please help me as this question had been in my mind for quite a
long time but none of my friend who bought house could give me the
correct answer. For Flexi Home Loan

Let said I want to buy 120k properties, but currently i have 70k
cash, Can i loan it with max 90% @100k. Then after that i dump my
50k into the loan so make the total interest become

Normal Condition:
120k house@100k loan = 100k X 6% = 6k/year interest

I want to make it
120k house@100k loan = 100k x 6% = 6kyear = rm500/month interest
Then 2nd month i dump in 50k
Total owe bank = 50k
50k x 6% = 3k/year = rm250/month for interest.

Can it be done? what is the penalty?
What is the difference i loan 50k directly compare to i loan 100k
then dump 50k to reduce total amount i owe bank?

What I'm have in mind is as I made extra payment 50k as extra
payment, I can have skip do not need to pay the installment for
first few years, i can use my monthly saving to do other investment.
And since the extra 50k is advance payment, in case of emergency i
can take out the $ for temporary use.
ychwang
post May 25 2008, 12:22 AM

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From: Malaysia
QUOTE(coolie @ May 25 2008, 12:21 AM)
Yes you can. Most banks only give you penalty when you pay back all within less than 5 years or stated by the bank. Talk to your bank about it.
*
nonop, i dun intent to pay all in 5years, also not afford to pay all in such short period. What i want is to reduce interest rate and settle the loan asap
ychwang
post May 26 2008, 03:09 PM

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From: Malaysia
I have calculate for the rm10 monthly charge for 'TRUE' flexi pay loan already, its only worth if you have >16k extra payment all the time to save the interest for paying rm10 charge.

2k x 6% = rm120 or rm10/month.
The extra 2k will goes to the rm10 charge
ychwang
post May 26 2008, 07:20 PM

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From: Malaysia
QUOTE(b00n @ May 26 2008, 03:19 PM)
Like I say, the way you calculate interest shows that you're not familiar with housing loan interest at all....
mortgage interest is using amortising method.
excel PMT function:
(from excel help)
Calculates the payment for a loan based on constant payments and a constant interest rate.

Syntax

PMT(rate,nper,pv,fv,type)

For a more complete description of the arguments in PMT, see PV.

Rate   is the interest rate for the loan.

Nper   is the total number of payments for the loan.

Pv   is the present value, or the total amount that a series of future payments is worth now; also known as the principal.

Fv   is the future value, or a cash balance you want to attain after the last payment is made. If fv is omitted, it is assumed to be 0 (zero), that is, the future value of a loan is 0.

Type   is the number 0 (zero) or 1 and indicates when payments are due.

And according to your first post example, you'll be paying RM599.55 per month.
Logically if you've dumped in RM50k the next month your monthly repayment should reduced to RM300.07 but the fact is flexi doesn't work that way. You'll still have to pay monthly RM599.55 till you finish finish paying down your principal.
*
ok, so i can conclude that,
100k loan @ 6%

50k @ 6% = RM3k /year interest
599.55 X 12mont = RM7194.60 (total payment per year)

So after 1year, my outstanding loan amount would be

7194.6 - 3k(50k interest for 1year)
So i'll paying RM4194.60 on principle

instead of if i loan 100k no extra 50k payment
RM 7194.6 - 6k(10k interest for 1year)
pying RM 1194.6 on pinciple.

This post has been edited by ychwang: May 26 2008, 07:21 PM
ychwang
post May 27 2008, 01:37 PM

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QUOTE(...PS... @ May 27 2008, 10:19 AM)
Hi... wanna ask something regarding Flexi vs Fixed Loan, & Daily vs Montly Rest...

My understanding (Flexi vs Fixed):
---------------------
Fixed Loan: for extra prepayment, it reduces your principle. Hence, it helps to reduce the interest
Flexi Loan: for extra prepayment, it will just park in your current account. And it "virtually" reduce your principle. Hence, it helps to reduce the interest (same as above), except that you can withdraw back the extra prepayment anytime, no charge (apart from other maintenance fees). Then the interest will be recalculated =
[ (the actual amount you owe bank - virtual prepayment you made) * interest rate / 365 ].

With my understanding above, if flexi n fixed loan come with a same rate, no way the fixed loan can be better than flexi loan, right? Or is there any other benefit on the fixed loan (let's say we omit the setup n montyly charges)?

Daily vs Montly Rest
-----------------------
Everytime i see in the brochures, the bank will says smth like "interest is calculated on daily basis, so you can save on the interest". But isn't it with daily basis, the calculation will be in a Compound Interest way where you actually pay more interest instead of saving them? whereas for montly rest, it will be calculated once a month (net outstanding amt * interest rate / 365*30)?
*
as i mention as above, flexiloan only help you save if your park amount >2k.
So if you park 2k = rm120/month = RM10/month goes to monthly maintance c/a fees. so u earn no interest
only if your park amount more than 2k, the subsequence amount will help you save 6%(if your loan interest is 6%)

Let said your loan interest is 5%, u need RM2.4k in park c/a all the time in order to "Break Even" the rm10/month maintaince fees.


 

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