Ubank的促销,才6.23%的利息。我觉得还是挺诱人的,我现在的利息是6。48%, 以贷款400k,interest only来算,每个月可以少还95块。
而且还有500块的现金返还,没有exit fee.
我听说Ubank有个不好的地方是没有offset account,我现在用的是bankwest,也没用offset.不过没觉得有什么不好。
可能会买投资房,我有什么需要注意的地方吗?
我们是准备在将来1年左右再买一个房子,然后现在住的房子转成投资房,那我现在做这个refinance需要什么注意的地方吗?
谢谢大家!
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同问
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投资房不用interest only的话无法最大限度的帮你抵税。
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Ubank有interest only的,我们也准备选那个。
我听说如果将来有投资房的话,有offset账户会好很多,这个我不是特别明白好在哪里。
我搜索了一下以前的帖子,是不是这样的,
如果我有offset 账户
我现在贷款400k,放了100k进去,这100k可以帮我减少利息,当我需要用这100k的时候,我可以随时去处,税务局会按照400k的利息算我的税。
而如果我没有offset账户
前面都是一样,贷款400k,放了100k进去,100k可以减少利息,我可以自由支配这100k,但是和offset的区别在于,税务局会按300k的利息来算我的税,因为他认为100k已经用来还本金了,所以本金只剩下300k。
我这个理解对马?
那我们现在的情况是贷款400k,放了300k在loan account里面。现在我refinance到ubank那里,我准备还是让他贷给我400k,这样我就手上还是有100k的闲钱,我可以把这100k放进新的homeloan里面,减少我的利息,不过如果我将来买了投资房,税务局是按300k来算我的税的,因为我把这100k放进homeloan了。
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关注
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有一个问题请教一下大家,如果我现在开始用ubank了,没有offset,1年以后,我准备把现在住的房子改成投资房,我去另外一家有offset的银行做refinance, 这时候如果我还是申请贷给我400k,我可以用新的银行批给我的400k去还掉ubank300k的贷款,拿多出来的100k去买房子,但是我现在这个房子贷款就还是变回400k了,税务局还是按400k来算利息对吗?
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原来我也考虑过转UBANK, 后来发现他家REDRAW帐户有限制, 1000 MINIMUM, 最不方便的是没有网上操作, 都要靠打电话, 各种等, 各种麻烦, 最后就没选他家...
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原来没有网上操作的阿,那这样只好长备点钱到自己的transaction帐户里了。确实不大方便,唉~
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不太理解 interest那部分,
我理解是interest charged 你多少,你就能抵多少呀?你offset里面放了钱,银行没有charge你interest,按照incurred 的原则,你不应该有deduction 的权利呀。因为没有incurred呀。
就算按照40K来抵税,但是实际只有30k的interest,那么银行waive了你10K的interest,那么这10K 理论上应该算你的income呀? 抵来抵去,还是按照30k的基础上来deduction了呀?
不知道我的理解对不对
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如果你的房子现在贷了400k 你还掉了100k 那之后都只能按照300k来抵税了 有offset的话则没有这个问题
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那如果我准备买投资房的时候,再找一个银行做offset的refinance,是不是就还是可以用400k来抵税了?
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应该是offset帐户就是用400k抵税,非offset帐户就是用300k抵税.我的理解...
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同关注,楼主你跟我一样,是用BANKWEST的,马上3年就到期了,不转也不行。
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我还没到期呢,不过去问了,exit fee只有300, 所以用ubank返还的500抵了还有200剩,还是划算的.
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如果你只在UBANK貸款一套房子,你最多只能貸款80%的房價.這個是它的規定.
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换贷款银行的话, 除了BANKWEST的EXIT FEE, 应该还有政府的贷款注销费啊, 换到UBANK的话还要交一次政府的ESTABLISHMENT FEE, 全部加起来500肯定是不够的
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我朋友也给我推荐了UBANK,不过没有网上银行的话太不方便了,如果还加上楼上说的贷款注册费什么的,那我不如看看BANKWEST还有什么其他产品我转过去好了,反正用着也还好。
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不知道还有这个费用,大概需要多少钱呢?
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小银行,慎重
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ubank是nab旗下的品牌
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Switch your home loan to us and receive $700 towards your refinancing costs with Advantage Package of $250,000 or more.
http://www.stgeorge.com.au/perso ... loan-interest-rates
楼主你研究下这个吧。
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谢谢!这个有offset account,不过利率我有点看不懂,是 comparison rate再减0.7%吗?如果按贷款400k来算。
那就是6.41%了。
$250,000 - $499,999
0.70% p.a.discount
6.72% p.a standard variable rate
7.11% p.a comparison rate
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uBank好像刚刚开通了网上redraw service.
打电话也不麻烦啊,就几分钟的事。
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this might help:
Home Bulletins Offset and save
Offset and save
Home buyers are always looking for ways to make the most of their money and reduce the term of their mortgage. offset loans can be a good answer.
How does it work?
An offset account works alongside your mortgage facility as a separate deposit account out of which daily banking and transactions occur. The offset account is linked to your mortgage so that any funds in it work to offset the principal on your loan. Effectively, this means that the balance in your offset account is netted off against the balance of your linked loan, and the loan is charged less interest. By maintaining your normal repayments, you will save interest and pay off your loan sooner.
Offset your interest
Most accounts now offer 100% offset, unlike the partial offset accounts that were first introduced to the market. When choosing an offset account, ensure that it’s 100% offset, which means the money in your account will offset your mortgage at the same variable interest rate you pay, effectively negating interest on the same amount of your loan1.
A simple example is a $100,000 mortgage with an associated 100% offset account of $10,000.2
The principal on a $100,000 loan is reduced by the $10,000 offset account to $90,000.
As a result interest only accumulates on the $90,000 balance of the loan.
Repayments continue to be made on the entire $100,000 principal and applicable interest.
While savings in the offset account are actively working to reduce the loan, repayments are working more effectively to reduce both the principal and interest it attracts.
Over a number of years, your loan is paid off faster, and you save interest.
What to watch out for
Although the potential long-term savings are considerable when using an offset facility, homebuyers should read the fine print. Offset loans come in a variety of shapes and sizes: some are separate accounts that work next to your homeloan to offset the principal. Others are all-in-one accounts, which can be fully transactional, offering chequebooks and credit cards and act more like an overdraught facility.
Be cautious of these all-in-one transactional accounts as they sometimes have higher interest rates and fees. There are benefits, but if you’re not likely to have a lot of cash in the offset account once your repayments are made, your savings may be limited. Make sure you do the sums and ensure you are getting good value in your mortgage.
1 www.aaamortgagesolutions.com.au/offset.htm
2 www.anz.com , Home Essentials Newsletter, Edition 13
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500块要是Ubank的现有客户去申请home loan。而且,offer过期了
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Ubank已经有网上银行了哦。
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我是有ubank的账号的,以前在他那存钱,后来也没有取消,应该算现有客户吧
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offset account 的好处是银行每天按 ( loan 本金 - offset account ) 之差额 来算你 loan 的利息.
如果你把多余的钱 "直接" 还进 loan account 里去了, 一旦要用时(比如去2w买车), 你就得交费去 redraw 2w 出来. 更要命的是, redraw 出来的 2w 引起的利息就再也不能用来抵税了(因为你redraw 的原因是私人用途 而非投资)
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打电话老占线,这还是申请的时候,申请的时候客服服务就巨差,以后能指望啥?我没入最后
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应该算的。不过要手快,4月30号前申请。我看的时候已经是最后一天了...
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