For simplicity, lets make the following assumptions: 1) You borrow 2.4 million tax loan and repay in 2 years ; 2) The 5 percent annual interest rate with maturity one month will maintain in the coming 2 years. 3) The first monthly repayment starts at end of the 3rd month after borrowing, so that you dont need to keep any money for first time repayment; 4) Suppose you repay 0.1 million each month plus some interest. In that case, you can deposit 2.4 million in the beginning of first month, and deposit 2.3 million in second month and so on. You can use the interest got from time deposit to offset some loan interest of each month. So the total interest you earn in two years will be around (2.4+2.3+2.2+....+0.1)x .05/12= 0.125 million, plus some interest of residual interest after monthly payment. For Hang Seng bank the total interest of the loan of 2.4 million with annual rate 1.62 percent is 40512 which is less than 125000 of total interest income. However, in reality, the interest rate of 5 percent will not last for 2 years, as next year interest rate drop. Also, 1 month time deposit rate usually is much lower, you may need to do 3 month time deposit, so you may need to do this process every 3 months, and interest income may reduce. Third, first repayment usually is paid at the end of second month of borrowing, not the third, so you may only be able to do 2.3 million of time deposit on first month. After all these adjustment, it may be difficult to make profits.
The rate is different for different banks, big banks like Bank of China has enough liquidity so the interest rate will not be high. The general trend of interest rate in hk is going down, despite US may have sime more moderate increase in interest rate. But from time to time, it depends on the liquidity needed or quota for staff each month, time deposit rate may change day by day. So you need to monitor closely as there may be a short period where the bank needs more cash or the staff needs to fulfill quota and increase the rate. But even the US may increase interest rate in the coming months, banks in HK may not need to follow now as the economy is getting better and more tourists and investors come to HK and the banks may have enough hkd liquidity.
Usually inflation rate is Year on Year, compare to same month of last year, in Chinese it is called 同比. One can also look at month to month, called 环比. But the concept of repaying loan is different from inflation. Why we need yo multiply buy 2 is because on average, we repay the money in 6 month, not after one year. Inflation rate is not of this concept. In your case, if you add up month to month inflation,and take average, it is just equal to year on year inflation of December, no need to muliply by 2. Let CPI(t) be CPI of month t, then inflation of month t will be logCPI(t)-logCPI(t-1), if you add all the 12 months up, it is equal to logCPI(13)-logCPI(1), just equal to annual inflation of year end to year end.
Hk housing market has a crash in 1997, which drops 60 percent till 2003, after that, no crash has occured, only retracement of around 5 to 10 perecent every 2 to 3 years since 2003.
I mean one way transfer only, say, your brother transfers 1 million to you, you can use this one million to do time deposit, but when you repay him one million on the same day, he cannot use this one million to do time deposit.
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之前邦民借50萬還5年，年息1.1% ，cash rebate 5300, 仲送apple coupon 3000.,做到10月尾完了
THANKS to Prof CHONG. It is practical to earn money.
Welcome, hsbc has 5.3 percent
@@profterencechongtheeconomi8391 Last week, I deposited in 富邦銀行at 5.1%😘
@@yiukwongdun4122 me too.
莊教授, 謝謝分享, 資訊十分有用 🙏🏻🙏🏻🙏🏻
Welcome Jacky
教授你好, 謝謝分享, 最近想動用少部份資金購入黃金, 想問金價和利息嘅升降有什麼關係？ 感謝🙏🏻🙏🏻
Gold doesnt pay interest, so increase in interest rate will make gold to fall and vice versa.
以稅貸為例, 請問你較建議做多長年期? 12個月/18個月/24個月/大於24個月? 我的問題係如果年期太短, 借得少, 但年期太長, 又會影響其他操作(如按揭/轉揭). 謝謝你.
For simplicity, lets make the following assumptions:
1) You borrow 2.4 million tax loan and repay in 2 years ;
2) The 5 percent annual interest rate with maturity one month will maintain in the coming 2 years.
3) The first monthly repayment starts at end of the 3rd month after borrowing, so that you dont need to keep any money for first time repayment;
4) Suppose you repay 0.1 million each month plus some interest.
In that case, you can deposit 2.4 million in the beginning of first month, and deposit 2.3 million in second month and so on.
You can use the interest got from time deposit to offset some loan interest of each month.
So the total interest you earn in two years will be around (2.4+2.3+2.2+....+0.1)x .05/12= 0.125 million, plus some interest of residual interest after monthly payment.
For Hang Seng bank the total interest of the loan of 2.4 million with annual rate 1.62 percent is 40512 which is less than 125000 of total interest income.
However, in reality, the interest rate of 5 percent will not last for 2 years, as next year interest rate drop. Also, 1 month time deposit rate usually is much lower, you may need to do 3 month time deposit, so you may need to do this process every 3 months, and interest income may reduce. Third, first repayment usually is paid at the end of second month of borrowing, not the third, so you may only be able to do 2.3 million of time deposit on first month. After all these adjustment, it may be difficult to make profits.
稅貸表面看可賺息差，但前提是卢口要留三個月的供款，這筆錢沒有利息，因為如果存一個月利息基本無息，搞來搞去，好煩㗎
除非你每個月有新錢入作為供款，但始終又沒有利息了
借個人貸款轉定期賺息差理論上正確，但要注意借貸要每月還款，定期等到期才可取回本息！
已计算在內
長者[75]可否也合適分階段存
長者也要現金流
我一個月後看此片，個息又低返，得返三厘幾近四厘，你依家說個息趨跌多，但二月仲會加息，禁係趨升還是趨跌？
The rate is different for different banks, big banks like Bank of China has enough liquidity so the interest rate will not be high. The general trend of interest rate in hk is going down, despite US may have sime more moderate increase in interest rate. But from time to time, it depends on the liquidity needed or quota for staff each month, time deposit rate may change day by day. So you need to monitor closely as there may be a short period where the bank needs more cash or the staff needs to fulfill quota and increase the rate. But even the US may increase interest rate in the coming months, banks in HK may not need to follow now as the economy is getting better and more tourists and investors come to HK and the banks may have enough hkd liquidity.
@@profterencechongtheeconomi8391 感謝感謝回覆🙏🏻
莊教授 請問如果用mortgage link 戶口又如何呢？
Mortgage link has a cap, it is like a reduction of mortgage rate.
月平息 (Monthly Flat Rate) 大約 x2 = 實際年息律 APR .
這個 tools 很好用. 這個方法 可以套用 在
每月通貨膨脹率嗎 ? 假設 HK Jan-Dec 2022 (12個月)
月通貨脹率 平均 是1.88%， 可否說 全年 12個月通貨膨脹率
大約是 3.76% ？
多謝解答 這個 小學 level 嘅問題. thx.
Usually inflation rate is Year on Year, compare to same month of last year, in Chinese it is called 同比. One can also look at month to month, called 环比. But the concept of repaying loan is different from inflation. Why we need yo multiply buy 2 is because on average, we repay the money in 6 month, not after one year. Inflation rate is not of this concept. In your case, if you add up month to month inflation,and take average, it is just equal to year on year inflation of December, no need to muliply by 2. Let CPI(t) be CPI of month t, then inflation of month t will be logCPI(t)-logCPI(t-1), if you add all the 12 months up, it is equal to logCPI(13)-logCPI(1), just equal to annual inflation of year end to year end.
@@profterencechongtheeconomi8391 原來 結構上, CPI 同 利息 大為不同， 還要用到 log 算法.
多謝 Professor Chong 指點. thx again.
小白一問：5厘息即係幾個%百份比 假設我50萬定期一年後連本帶利 是多少 🙏🙏
5 percent of 500000 is 25000, you will have 525000 after one year
買6-港燈有厘, 好過做定期.
2023 上半年仲會有 4.5 厘？一年
謝謝分享! 請問教授有機會可以分享一下香港過去幾次樓市跌市主要原因嗎? 感謝🙂
Hk housing market has a crash in 1997, which drops 60 percent till 2003, after that, no crash has occured, only retracement of around 5 to 10 perecent every 2 to 3 years since 2003.
Thank you Professor Chong!🙂
請問 ：同一間銀行轉戶口 算新資金嗎？ 無需要 提現金嗎？
Yes, it is based on account, not based on bank, just do online transfer will be fine.
Very nice! I am using the same strategy.
Great
莊教授，貸款要分期每月還款, 借120萬, 分12期還，每月1萬+利息，那借出來的錢如果放半年或一年定期都好，貸款依然每個月要還哦，那用來還款的那筆錢不是一樣賺不到利息嗎? 請賜教，謝謝。
如果五厘息可維持的时间和还款期一样,如兩年,而五厘息可做三個月,那麼你可以每次留三个月的錢用來还款,其如做定期,做到还完為止。
請問 ：同一問銀行 轉戶口 算薪資金嗎？ 不需要提現金嗎？
Please see my reply to KY in this discussion forum.
要留心一點，有些銀行如果你攞錢走後，要過最少7天再入返錢，先會當新資金
I mean one way transfer only, say, your brother transfers 1 million to you, you can use this one million to do time deposit, but when you repay him one million on the same day, he cannot use this one million to do time deposit.
不同銀行不同日子, 7或15日都有, 其實可以有2-3個銀行戶口就可以(每間銀行不定時不同哩), 開張支票(到上一個定期正式完成後), 當天就可以把錢用支票去第2間做, 就一定是新資金, 可以早幾天前去唔同銀行問, 舊資金極極極少數可以和新資金一樣, 所以就在銀行轉來轉去就可以~~~現在做3個月左右就可以~
cool & thx sharing @KhicasGems
Welcome