今天你买了房子，向银行贷款RM100,000，贷款年利率是5.5%。
如果利率保持不变。
选择30年供期，每月需还 RM568，30年里共还大约RM104,400利息。
若每月多还RM100,即RM668, 大约21年可以缴清贷款，总利息是 RM68,336。
节省了近RM36,064的利息，并用更快的速度缴清贷款。
每个月多拿出RM100还贷款，不会是困难吧？（若真要节省，可以有更多的RM100）
多缴RM100，你可以提早9年享受无债一身轻的自由感觉。WOW!
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九月, 2008的档案每月RM100换9年光阴祥华发表
好债让你成为银行、坏债让你为银行劳碌一生类别
10Sep 08 贷款投资房产，低利息、零利息不是唯一考量祥华发表
房地产类别
10Sep 08 市场上有这种叫Flexi Loan （伸缩性房贷）的房屋贷款配套。让我们用数字来说明贷款的其中一个特点。假设你借银行A房贷(RM200,000)，贷款利息Y(6%)。若你把B(RM200,000) 放在特定的来往户口（没有利息，可能需缴几令吉费用），当你在贷款一个月后缴还房贷C(RM2,000) 时：正如一般房贷，C将会用来缴付利息，其余用来付贷款母金。C将被用来缴还X 利息：（A RM200,000 - B RM200,000）x Y% x 31/365 = 0其余用来付贷款母金 ： C （RM2000） - X （0 ） = RM2,000贷款余额 = RM 200,000 - RM2,000 = RM198,000以此类推，只要B 等于或大过A，清还贷款后你一共还了A( RM200,000)，一分钱利息也不用付。（银行如何赚钱见附文）既然有足够现钱，不必贷款就可买下产业，为何多此一举呢？有足够现钱却”多此一举”贷款的人，大致基于两个原因：（1）现钱购买产业深怕税收局查问漏税或逃税（这做法有待商榷，另文详谈）（2）是生意人，需有现金流动周转。若把钱用来买产业，万一要需要现金才向银行另外贷款较费时费钱。选用这种贷款配套，放在来往户口的钱随时需要可以动用，没用到时放在户口减免房贷利息。如果你不是基于第二个原因，购买产业来投资-出租，那就得参考下例才决定是否只基于减免利息才选择伸缩性配套房屋价钱 ：RM220,000头期 ：RM20,000贷款 ：RM200,000摊还期 ：30 年年利息 ：6%每月供款 ：RM1199.10选择一：普通房屋贷款RM200,000。自己的RM200,000用做储蓄、投资。（或选择伸缩性贷款RM200,000，但把自己的RM200,000用做储蓄、投资。）选择二 ：选择伸缩性贷款RM200,000，同时存放自己的RM200,000在指定的户口（无任何利息或费用）第一年：扣除地方税收、管理费等的租金是：RM16,000假设买主是最高收入人士，租金收入的课税率是27%
哪一个配套较好呢？就得看你从哪个角度去分析、规划。就如上述例子，虽然选择２在首年是零利息、摊还额全数缴还母金，但是它的税后租金收入（Ａ）却是少过Ｂ。而且租金越高，差别越大。选择２把自己的RM200,000存入Ｆｌｅｘｉ的来往户口来减免贷款利息，选择１则用来储蓄及投资。即使赚取5％的年息，其Ｄ数额大于选择２！而且储蓄、投资利息越高，差别越大。节省了利息，却”亏”了所”赚”的钱！第２年的情况也许不一样。。。所以说，伸缩性的贷款固然有其优点，但不是适合每个人。即使选择了伸缩性贷款，也要顺应时机根据自己的税务状况、财务需求、投资机会、利率差别等，伸缩性地运用伸缩性贷款的伸缩性便利。财务规划必需是全面的，才能避免顾此失彼，避免因小失大！祥华摘录于在怡保主讲的”规划房贷通达财务自由”训练会后附文：银行如何赚钱？既使是Flexi Loan/All-in-One , 银行也有钱赚的。以下简单说明（实际操做较复杂）：
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|
Tenure(months) 摊还期（月） |
Yearly Flat Rate 年平息 |
1.00% |
3.00% |
3.50% |
4.00% |
4.50% |
5.00% |
|
|
12 |
有效利率 Effective Rate |
1.84% |
5.49% |
6.40% |
7.30% |
8.21% |
9.10% |
|
|
18 |
1.89% |
5.61% |
6.53% |
7.45% |
8.36% |
9.27% |
||
|
24 |
1.91% |
5.66% |
6.58% |
7.50% |
8.41% |
9.32% |
||
|
36 |
1.93% |
5.68% |
6.60% |
7.51% |
8.41% |
9.31% |
||
|
48 |
1.93% |
5.67% |
6.58% |
7.47% |
8.36% |
9.24% |
||
|
60 |
1.94% |
5.64% |
6.54% |
7.42% |
8.29% |
9.15% |
||
|
72 |
1.94% |
5.61% |
6.49% |
7.36% |
8.22% |
9.06% |
||
|
84 |
1.93% |
5.57% |
6.44% |
7.30% |
8.14% |
8.97% |
||
|
96 |
1.93% |
5.54% |
6.39% |
7.23% |
8.06% |
8.87% |
||
|
108 |
1.93% |
5.50% |
6.34% |
7.17% |
7.98% |
8.78% |
||
|
120 |
1.92% |
5.46% |
6.29% |
7.11% |
7.91% |
8.69% |
|
Tenure(months) 摊还期（月） |
Yearly Flat Rate 年平息 |
5.50% |
6.00% |
6.50% |
7.00% |
7.50% |
8.00% |
|
|
12 |
有效利率 Effective Rate |
10.00% |
10.90% |
11.79% |
12.68% |
13.57% |
14.45% |
|
|
18 |
10.18% |
11.08% |
11.98% |
12.87% |
13.77% |
14.65% |
||
|
24 |
10.23% |
11.13% |
12.02% |
12.91% |
13.80% |
14.68% |
||
|
36 |
10.20% |
11.08% |
11.96% |
12.83% |
13.69% |
14.55% |
||
|
48 |
10.11% |
10.97% |
11.83% |
12.68% |
13.51% |
14.35% |
||
|
60 |
10.01% |
10.85% |
11.68% |
12.50% |
13.32% |
14.13% |
||
|
72 |
9.89% |
10.72% |
11.53% |
12.33% |
13.12% |
13.91% |
||
|
84 |
9.78% |
10.58% |
11.38% |
12.16% |
12.93% |
13.69% |
||
|
96 |
9.67% |
10.46% |
11.23% |
11.99% |
12.75% |
13.49% |
||
|
108 |
9.56% |
10.33% |
11.09% |
11.84% |
12.57% |
13.30% |
||
|
120 |
9.46% |
10.21% |
10.96% |
11.69% |
12.41% |
13.12% |
|
Tenure(months) 摊还期（月） |
Yearly Flat Rate 年平息 |
8.50% |
9.00% |
9.50% |
10.00% |
10.50% |
|
|
12 |
有效利率 Effective Rate |
15.34% |
16.22% |
17.10% |
17.97% |
18.85% |
|
|
18 |
15.54% |
16.42% |
17.30% |
18.17% |
19.05% |
||
|
24 |
15.55% |
16.43% |
17.29% |
18.16% |
19.02% |
||
|
36 |
15.40% |
16.24% |
17.08% |
17.92% |
18.75% |
||
|
48 |
15.17% |
15.99% |
16.80% |
17.60% |
18.40% |
||
|
60 |
14.92% |
15.71% |
16.50% |
17.27% |
18.04% |
||
|
72 |
14.68% |
15.45% |
16.21% |
16.96% |
17.70% |
||
|
84 |
14.45% |
15.19% |
15.93% |
16.66% |
17.38% |
||
|
96 |
14.23% |
14.95% |
15.67% |
16.38% |
17.08% |
||
|
108 |
14.02% |
14.72% |
15.42% |
16.11% |
16.79% |
||
|
120 |
13.82% |
14.51% |
15.19% |
15.86% |
16.53% |
|
Tenure(months) 摊还期（月） |
Yearly Flat Rate 年平息 |
11.00% |
11.50% |
12.00% |
|
|
12 |
有效利率 Effective Rate |
19.72% |
20.59% |
21.46% |
|
|
18 |
19.91% |
20.78% |
21.64% |
||
|
24 |
19.87% |
20.72% |
21.57% |
||
|
36 |
19.57% |
20.39% |
21.20% |
||
|
48 |
19.19% |
19.97% |
20.75% |
||
|
60 |
18.80% |
19.56% |
20.31% |
||
|
72 |
18.44% |
19.17% |
19.89% |
||
|
84 |
18.09% |
18.80% |
19.50% |
||
|
96 |
17.77% |
18.46% |
19.13% |
||
|
108 |
17.47% |
18.14% |
18.80% |
||
|
120 |
17.19% |
17.84% |
18.49% |
| 如何应用图表 How to use Table? | |||||
| 例子 | 借贷款，平息5%,分3年摊还 | ||||
| 见年平息5%，摊还月36，有效利率为9.31% | |||||
| Example | |||||
| Loan, Flat Rate 5%,Loan Tenure 3 years | |||||
| Refer Col Flat Rate 5%, Row Tenure 36, Effective Rate is 9.31% | |||||
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