澳洲问题求教：如果还不起贷款

在澳大利亚地产投资



有几个问题不是很明白
1：房子50万，我贷了40万，比如连本带利30年要给银行72.5万，如果失业了，还不起房贷，
我欠银行的钱是剩下的principal balance，还是我剩下的P+I balance
我看了很多美国的书，都是说your liability is your remaining P+I balance

2；如果是P+I的话，就这个例子来说，我liability是72.5万，假如我第一天就失业的话，把房子卖掉，怎么也不可能cover 72.5万，给银行，岂不是银行的collateral cover不了？

3： 当然了，澳洲是终身的liability，不能像美国那样，还不起就把房子给房贷的公司就可以了，我就是不明白，是按照remaining prin来算，还是remaining P+I

4； 这样的话，如果买一个还没有还完loan的房子的话（不是银行强制拍卖的这种情况），是不是和买还完loan的不一样了啊

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"假如我第一天就失业的话，把房子卖掉".卖掉后你马上还款,相当于提前还贷,你可以了解下提前还贷的数额.不知道这样理解对不对.

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You only owe them the principal amount.  Interest only incurred if you still have a loan. if you sell the house and repay the principal, then  you don't owe the bank any money, so you will not need to pay them the interest.

The US's system works differently I think.

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应该是这个道理，在这点上你没有胡说八道。

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这就是我迷惑的地方，

如果我的liability只是我的book value里面的remaining principal的话，而银行只需要cover remaining principal. 那么银行就失去了一个opportunity cost, 如果上面的假设是对的话，我就理解为什么澳洲是whole life的liability了，

确实金融很多地方和美国不同啊， 美国是P+I，可能本身银行风险小，所以我的liability最差就是collateral不要了


希望我的理解是对的，

有在银行工作的童鞋出来指证一下啊

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你的remaining balance是P+I, 但是你时间点想的不对。不是利息的一样每个月算。银行是在你买房子的时候给对方钱的，按照你借30年每年还12笔的方式算出利息，也就是说今天问银行借的钱当场就还的话，你的钱也是按30年后的价值算，跟银行的钱等值，所以你的72.5W是不对的。你算72.5W的时候时间点是30年后，但是你手上的钱时间点是现在的面值，不能直接比较

你买没还完loan就继续帮他还loan呗。。。解释annuity比较麻烦。。。总的来说就是一个数列，你画个坐标，30格是30年后的72.5W, 画30格每格按一年算，就是P*(1+i)^30+P*(1+i)^29+...+P*(1+i) = 72.5, P为你每年还的钱。发现么，如果你按照今天的时间点换算1/i, P的值是不变的。所以算哪个时间点都可以，只要一致

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But you have forgotten that once you repay, they can use the money to lend to some one else.

The main different between the system here and loan system is that the house loan in US is non-recourse.  It means the house loan in US is only confined to the house itself.  If you can't repay the loan, you just have to give the house key to the bank and you can walk away with no problem.  The bank can't do anything to you.  this modal is actually much more risky for the banks (that's why so many banks are in trouble when the house price in US falls so much).

But in Australia the borrower is personally liable for the full loan amount.  If the house value falls so much that it is not enough to cover the loan after you sold the property, then the bank can sue you and get your other assets (cars, another house, your saving accounts etc.) to cover their loss.

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好复杂哦

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你去问问银行不就行了···

基本上就是拍卖你的房子，然后银行拿走拍卖所得。

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I can understand banks can use the money to do other things. however,  prepayment risk is stronger.

So in Australia, the liability is only based on the principal, is it?



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The bank understand that most people will pay off their loan or switch loan before it matures.  So it is not a concern to them.  I read somewhere that most home loans have an average life of about 5 years or something.

I would say yes, unless it is a fixed rate loan, then your liability is your principal loan amount.

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thanks mate.

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举列：
Property:500K; Loan:400K. Payment method: Interest only in the first 5 years.
一年后，无法还钱，卖房，假如还卖50万－40万（因为你本金没减少）－发生的费用及欠利息   有剩下的给你，不够的追你还钱。用不到annuity公式，这个公式计算利息用的。

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thanks mate.
are
something like Buydown Loans, Wraparound Loans are not popular here, i suppose.

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Not at all.. Only the USA has so many "innovative financial products" which result in all sort of trouble later on..

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太复杂了

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你第一天卖掉，利息只算到第一天。
你把利息三十年全算，肯定不对

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楼主做什么工作的？


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那么简单问题想那么复杂干什么。

首先你第一天失业，第二天房子卖掉，只付2天利息，哪里有72万那么多？

另外，30年72万，有几个人会30年还清的，30年还清等于还了2个房子。亏大发了。

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i got the point.
tnaks

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