This is my analysis of investing using loan. As some of you might know, investing on loan is quite popular among Malaysians. Even some banks make a fully describing brochures to attract people. One of the main confusions is the monthly pay. I noticed some banks use lower monthly payment but here, I’m going to use standard BLR + 0.4% as the interest rate which is 6.9%. Some calculations are done with the help of online calculator. There are a lot of methods to invest using loan. I will just analyse the ones that I think the best.
Update: Too tired of numbers? Use my simplify ASB calculator instead.
If you would like to share your ASB investment plan, here is the place
The data that I used in this calculation is as follow:
Interest Rate:6.9%
Dividend Rate:7%
Lending Terms: 10 years
Loan Method 1:Dividend will be used to buy more ASB shares
Monthly Payment = $587 (using online calculator)
Conventional Method 1: Invest $587 monthly for 10 years in ASB
Verdict:
Loan Method :Total Investment at the end = $98357 ( 39.63%)
Conventional Method:Total Investment at the end = $103888 ( 47.48%)
Total Cost: $587 x 120 = $70440
Loan Method 2 : Dividend will be used to pay monthly loan payment.
Monthly loan payment minus Monthtly Dividen = 587 – 291.66 =$295.33
VS. Conventional Method 2 : Invest $587 monthly for 12 months, and $295.33 for 108 months
Verdict:
Loan Method :Total Investment at the end = 50,000 ( 28.40%)
Conventional Method:Total Investment at the end = 58884 (51.22%)
Total Cost: ($587 x 12) + (295.33 x 108) =38939.64
Click For to see How I get the Numbers: Calculation Or click the Thumbnail Below
Please comment if you see any discrepancy. Thanks
Addendum:
BLR (Base Lending Rate) – A minimum interest rate set by Bank Negara. It will change over time and not fixed.
Dividend – Distribution of earnings to shareholder. ASB’s dividend is around 7-8% each year.
#1 by imran on July 4, 2006 - 2:38 am
Besok2 dah kaya jangan lupa member
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zhafry reply on August 6th, 2008:
askum nak tnye nie..sye bru jew wat asb loan nie..sye wat yg rm30000 so byr bln2 rm211…sye nk tnye…leh x klau sye x byr bln2 coz x mampu la..nk cancel org mybank 2 kte xleh..so sye mls la byr..masalah nye..nti mybank sye kne blacklist x??tq
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fazli reply on September 2nd, 2008:
boleh ja cancel..cakap nak jual balik.dia ada pegang asb tue sebagai security.kalau tak bayar nanti nama black list..pegi maybank cakap nak jual balik asb tue.tapi kena bayar interest la..tak byk sgat kot.
kalau dia tak bagi dia tipu la tue..aku keja bank jugak aku tau.
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siti reply on April 7th, 2009:
nak tanye la…. sy ade ambk asb 10rbu thn 2007 skrg nak cancel pas 2 bru nie sy ambk yang 20rbu n nk cancel gak so lau jual blk intres bpe yek?????yg 20rbu tu blum star lg and yg 10rbu mybank ckp tak cancel lg….
#2 by Irwan on July 4, 2006 - 2:41 am
haha.. mesti member2 aku lagi kaye dr aku…
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#3 by zam4ever on August 15, 2006 - 7:00 pm
Salam to irwan.biz,
Just visiting your website, and would like to give feedbacks.
I don’t like the idea to make personal loan, then invest in ASB. One of the main reason is you’ll have difficulty to maintain monthly payment to the financial instutions/bankers, and believe me, no bank programs that offered by them will make them lose.
If we have a good discipline, sure we will achieve better results with our own hard-earned money.
cheers
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hafiza reply on December 22nd, 2009:
well..if u are able to pay back why not? yes bank will not lose in any way, but we are also gaining from it, given ASB rate is higher than bank’s rate and this has been always the case..=)
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muhammad reply on March 16th, 2010:
sy ada wat survey ttg personal loan nih.. dan semua interest rate(yg jumpa setakat ni) adalah berkadar dengan rate semasa yang ditetapkan bank, boleh jadi 3.5%,boleh jadi 35%. so, macamne lak kira2 nya?
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#4 by Irwan on August 15, 2006 - 10:09 pm
salam zam4ever,
nice to see you here,
I agree with you. Discipline is the most valuable tool that we can nurture in ourselves.
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#5 by Mamat on September 13, 2006 - 12:23 am
Salam,
Consistent monthly payment deposited into ASB account will outdone any loan. Entering any ASB-Scheme loan only mean working for bank. Btw, if you are going to make monthly payment to pay for your ASB loan, why not put the money into your savings then?!
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#6 by nOg on September 15, 2006 - 2:23 pm
Hi,
I personally think that ASB is a good scheme. I don’t think Bank Negara would released such scheme if its bring no good to the public. However based on my calculation I found that the more you borrow (more than 50k) the higher the return you will get compare to personal saving.
Committing to a monthly saving is not an easy task. I dont think I can make such committment if not because of the loan agreement. In a way its discipline me.
I also think that an investor need to be clear the objective of his investment. There are many products out there in the market that can help you reach your end meets. Putting all eggs in one basket is certainly not a good thing. Always remember the concept of OPM and High Risk High Return!!
Cheers
There are various investment products out there in the market.
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#7 by Nuzz on September 25, 2006 - 10:27 am
My 2cents…
I Done both.. take up loan (Just to get capital) save up atleast 2k – 3k peryear…
I cant save 500+ per month, so my best bet is capital first
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#8 by Irwan on September 25, 2006 - 4:49 pm
goodluck in ur investmeny Nuzz! i would love to hear your experience from time to time.
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#9 by epep on October 14, 2006 - 12:14 am
You have to remember that interest on the loan is based on BLR. If Bank Negara decides to raise the BLR to curb inflation, you might lose out. Its actually very simple really: as long as ASB dividends > interest on loan you’ll come out on top.
But then there are also several catches. If you take a loan from Maybank, they’ll charge you extra for insurance. Basically if anything happens to you (i.e. you kick the bucket) then the insurance will cover the loan and your relatives wont have to worry about the debt. I don’t know if you can opt out of the insurance scheme, but it does add to the cost of the loan.
Also, I could never figure out how Maybank calculated the interest on the loan. The loan I took is suppose to be fixed 4.5% interest for the first year, BLR-0.5% the second year and BLR+0.4% for the subsequent years. But the amount of interest Maybank charged me was never consistent and never tallied up to my calculations (e.g. one month it was lower, the next slightly higher, then lower again – shouldn’t the interest charged get lower after every passing month because of the payments I made?). I couldn’t get a decent answer from the people at the Maybank branch so I canceled the loan.
Furthermore, as Irwan stated, the interest on ASB is around 7%-8% (higher if you have invested longer because of the bonus – read the prospectus if you don’t know what I’m talking about). But the interest on the loan is around 6-7%. IMHO I don’t think that paltry 1% is worth the trouble of taking the loan. And remember, the interest is based on BLR – it can go down, but it can go up too.
Finally, there’s something called opportunity cost that most people just don’t consider. Think of it this way – the money that you have to use to pay the loan can’t be used for something else. What if your car breaks down, or you need to fix the leaking roof, or your child gets sick, or you want to buy some new clothes? The money you use to pay for the loan can’t be used for these other things, and you loose a lot of flexibility because you have to service the loan each month. And what if you want to take another loan to buy a house for your family or a new car? The banks won’t look upon you favorably if you have too many loans.
Well, at the end of the day I suppose it’s what people want to do with their money. To each his own, but this is my opinion on the matter.
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#10 by nuzz on October 16, 2006 - 1:40 pm
That correct, I’m on Maybank loan now.. its around 8% per annum (+/-) and the ASB bonus is around that figure also.
The reason i’m taking loan is that I dont have much in my ASB, before the loan, I got only 1K+ .
So, I take up 20K loan, pay 150 / month. (For the capital)
plus, I bank in around 100 or 200/month in ASB + my year end bonus.
First year, my account after the bonus from ASB I got 27K (good bonus).
2nd year, (this year) before the company bonus I already got 30K & hopefully can add some after my company bonus.
I want to reach 50K as early as 2008 and now seems that i’t still within reach..
If i’m saving 200/month + 3000 or so from my bonuses for sure I cant get 50K by that time.
So.. That is my 2 cents..
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Kechik reply on October 28th, 2009:
I love the way you invest nuzz..in just few year you got 5 angka..You give me an idea how to invest..thank you…
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#11 by Irwan on October 17, 2006 - 1:15 am
Hi Nuzz,
Congratulation on your investment. Not many people realized the importance of investing.
erm.. quick question, how many years your loan will be? 150 permonth for 20K loan on 8% seems to take a lot of time.
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#12 by nuzz on October 17, 2006 - 8:35 am
20 years :p
I’m not gonna bother about the 20K.. Its just for capital
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#13 by qien on October 29, 2006 - 11:01 pm
hye nuzz,
did u take maybank ASB loan or Maybank personal loan?
I dont find any information about personal loan on maybank2u.com.my,
perhaps i need to go to the maybank office?
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#14 by Penemu Lama.Version1.0 on November 3, 2006 - 3:54 pm
Dear all..,
I`m still blur about the decision that i should take? Now..i`m taking maybank conventional loan ASB. I paid for rm79/month for 20 years.. My age now is 24 years old & still studying.
Did i make a good moved or wrong?
Can you all give me an rough idea about the loan. Otherwise, i will cancelled the loan.
Please help me..
Regard;
Penemu Lama
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#15 by Irwan on November 3, 2006 - 4:20 pm
Hi Penemu Lama,
it’s normal to be confused in this loan idea. To be honest, I’m confused too. One thing that confused me the most is the monthly payment that borrowers pay to bank. It way low than I think it should. I have no experience in making up a loan, so I can’t argue much about it.
in your case Penemu, if you invest normally RM79 per month you will have RM40,643 after 20 years
and in Nuzz case, RM150 per month will fruit RM77,170 after 20 years.
If you think loan investing will give you more, then continue with it.
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#16 by Penemu Lama Version 1.0 on November 6, 2006 - 4:33 pm
Dear Irwan,
Glad to hear your comment…
I like a lot about financial and economic matter but then i`m in other course speciality. Anyway..i`m really appreaciate the comment that you have give to me.
When we talk about money…everybody seems to see us like “materialistic” but i don`t care about it. It is our goal.
Back to our dicussion…that`s mean i should get RM40,643 if i save the money in ASB without using ASB loan?
Or do you mean that..i`m having “rugi besar” if i`m taking the Maybank ASB Loan.
Can you give a feed back about this matter…
Regard;
Penemu Lama
“Growing healthy tree need all factor surrounding them”
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#17 by Nuzz on November 6, 2006 - 6:11 pm
Penemu Lama,
do you want to keep the ASB as it is or you would like to top-up with your extra money.
like my case, the margin of Bank interest and ASB bonus is so small and sometime you would have to pay the bank more that you recieve.
If you want to just pay (invest) only 79 / month the loan would just be wasting your money. you’ll get even more by saving your own money monthly, but if you are thinking of using the ASB loan as a capital and top-up more with your own extra money it would be worth it.
Keep in mind, Bank loan is based on the capital and ASB bonuses is based on you account balance. the more you have in the account the better.
Like Irwan stated, 150/month for 20 years can go up to 77,170 but if I manage to add my ASB account to be 30K by the third year & 50K by the fifth year, I would reach 70K easily even without adding more extra money.
I hope that make you clearer on this matter.
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#18 by Irwan on November 6, 2006 - 10:13 pm
penemu lama,
after making recalculation, it turns out nuzz’s plan (20k loan capital plus self-invest of RM150 permonth + RM3000 peryear) is comparable with the conventional method. By the end of 20 years (by the time the loan finished), Nuzz actually will earn about RM 1000 more from conventional method ( RM302500 vs RM301700). i will upload the amortization table later.
I will confirm all of this later, i got test today…haha
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#19 by Irwan on November 6, 2006 - 10:47 pm
please comment on my new ASB calculator here
http://www.irwan.biz/editable-asb-calculator/
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#20 by Penemu Lama on November 10, 2006 - 4:48 pm
Give a tumb up!!
Thank you for your inovation asb-calculator.
If we talk about money…the money never enough. The more money you have..the less you will said.
Regard;
Penemu Lama
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#21 by naz on November 13, 2006 - 12:01 am
ada kelemahan in your “Loan Method 1″ calculation.
assuming you are paying 587p.m. to service the loan, it is relevant 4 u 2 deduct the same amount every month from the ASB balance.
e.g. if the opening balance is 50k, then the lowest amount for the first month that you need to use as part of the ASB annual dividend calculation is 50k-587=49413, not 50k. subsequently every month will be less and less by 587 until the loan balance in zero.
in other words, the profit ratio for “Loan Method 1″ should be much2 less than 39.63%
try wiki “opportunity cost” to understand more about relevant costs.
do tell me what you guys think
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#22 by Irwan on November 13, 2006 - 5:50 am
I’m assuming that for both “loan method 1″ and “conventional method 1″ investors will have to use their own money which is RM587 for each month. So for the Loan Method 1, the money that used to pay the loan comes from the inventor.
That way, we can compare the performance of each method by using the same capital which is RM587 each month, for both Loan and Conventional Method.
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#23 by Khairul on November 21, 2006 - 12:09 pm
Dear Irwan,
I found that your explaination is good but unfortunately I’m not quite understand since its not related with my study field (i’m engineering student), so I need your guide. Let say I want to invest RM300 per month for 10 years. How much shall I get back? Plz answer to my email kerullz@yahoo.com . Others also welcome to give feedback and sugestion
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#24 by Hafiz on December 28, 2006 - 10:05 am
Hai Ijat,
You said that can be free from debt…let share here lah…tell us what kind of method did you apply? very interested to see you reply back
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#25 by Irwan on December 28, 2006 - 10:34 am
agree with hafiz, it will be useful to everyone. sharing is caring
.
@khairul, you got my email
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#26 by Hafiz on December 29, 2006 - 8:40 am
Hai Ijat,
Then, can you please email me the explanation…thankx
gtti_141@yahoo.co.uk
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#27 by Irwan on December 29, 2006 - 9:03 am
and maybe after that Hafiz would explain to everyone here. :p
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#28 by Irwan on December 30, 2006 - 12:43 am
lol.. you got my email my friend
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#29 by engku afiz on January 4, 2007 - 11:22 am
actually,it is more on u want yur money to work for u. make a hundred thousand loan.u will get the dividen that still cannot backup the monthly payment.but,if u just add25thousand to asb,you just have to wait for 20 years,then you will get back 130000.i alredy calculated.
but if u have real properties investment, better invest in that bisnes la… buy land,separate lots and sell. hahaha
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#30 by Irwan on January 4, 2007 - 11:36 am
real properties is a good investment. i mean it. i need to start to build my foundation in real prop.
btw, 25,000 at 7% per year yields around RM 96.7k after 20 years
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#31 by Din on January 9, 2007 - 6:24 pm
RHB had ASB loan at BLR – 0.49% I think.
My question, if you have extra money, would you pay down loan to save interest and shorten the tenure of loan or pay ASB?
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#32 by Irwan on January 9, 2007 - 7:49 pm
This is my opinion. (I called it opinion because I haven’t done any relevant calculation)
By taking loan, you are actually buying the ‘time value of money’ by paying for the interest. And by using that money to invest (in ASB in this case), you sell back the ‘time value of money’ for better return. It’s a kind of buy-low-sell-high kind of business. So, paying back the bank to shorten the loan (or to save interest) is comparable to returning goods back to suppliers instead of selling to customers.
It’s interesting to note that sometimes, investing is a very counter-intuitive field.
So I suggest you to put your extra money into ASB instead of shorten your loan. As I said earlier, I came to this without any hard proof.
And by the way, most loan have different BLR for each year, just make sure that low BLR is not just for the first year only.
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Lyna reply on December 3rd, 2008:
Dear friend,
The best thing you can do is to invest your extra money into ASB instead of you shorten your loan. Lets the loan and your monthly payment remain as it is. You can shorten your time to achieve the maximum amount of your ASB income (RM200,000.00) with your saving and your loan provided you don’t withdraw your dividen for at least 5 years. I am working on it now… Let us try.
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#33 by maria84 on January 11, 2007 - 11:11 am
penin paler arr…. adeh! can sumbody explain ol this in malay. i pn invest gak…. huhuhuh
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#34 by maria84 on January 11, 2007 - 11:17 am
penin pale ar bab nk kira2 ni…
can sumbody xplain in malay? huhuhu… dak ni biol cket in english. tq!
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#35 by Irwan on January 11, 2007 - 11:18 am
huhu.. bahagian mane yg penin cik maria?
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#36 by Irwan on January 11, 2007 - 11:32 am
klo nak kire, xyah peninkan pale pun cik maria, gune spreadsheet excel ni
http://www.irwan.biz/editable-asb-calculator/
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#37 by anep on January 14, 2007 - 11:57 pm
salam sejahtera..
berkenaan dgn asb loan+saving sendiri tuh dah ok..
cuma..dlm buku asb..nak tnya..kalau nak buat pengeluaran..boleh ke tak?duit yg mana kite boleh keluar?capital@simpanan sendiri@kedua2 nye?berkenaan syarat2 dari bank pula mcm mana?dibenarkan buat pengeluaran ke sebelum tamat tempoh loan?
jawapan plz..
emailkan kpd synchozen@gmail.com
tq..
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#38 by solehah on January 15, 2007 - 11:34 am
Saya nak tanya macamana kalau saya nak buat ‘fullsettlement’ untuk conventional loan saya? Adakah saya kena isi apa2 borang di Maybank atau boleh terus bank-in kan saja ke bank? Macamana dgn Jumlah wang yang saya pinjam tu adakah akan terus dimasukkan ke dalam akaun saya atau diberi dalam bentuk sijil?
Jawapan plz emailkan kepada solehah75@yahoo.com
TQ.
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#39 by Irwan on January 15, 2007 - 3:39 pm
mengenai pinjaman, x byk yg blh saya tolong sebab takde pengalaman, maybe pengunjung lain blh menghulurkan sebarang pertolongan.
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#40 by nuzz on January 15, 2007 - 4:57 pm
Sijil adalah milik nama kita, tapi bank ada surat kuasa untuk jual.. sijil nie lebih kurang bankers bond laa.. leh transferable.. nak buat antaran kawen pon boleeehhhh…
So.. kalau nak buat full settlement, bank selalu tak galakan.. dia akan suruh jual sijil (amik masa dalam 2 minggu – sebulan) pastu dia akan potong jumlah belen loan dari situ…
pasal duit plak.. sijil tu takleh kluar.. sebab memang takan ada dalam buku pon.. buku just tunjuk cash ja.. masa kira dividen tahunan tetiba ja ada jumlah simpanan termasuk sijil…
boleh kluar cuma cash (Bonus / duit simpanan sendiri)..
selamat menyimpan.. bagus untuk masa depan, yang penting jangan plak enjoy sakan bila dapat bonus tiap tahun.
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Lyna reply on December 3rd, 2008:
Pada pendapat dan pengalaman saya, setiap individu yang membuat loan untuk invest pada ASB skim akan mendapat keuntungan yang amat menggalakkan provided dividen yang diterima setiap tahun tidak dikeluarkan untuk tempoh sekurang-kurangnya 5 tahun dari tahun loan dibuat. Dividen yang diterima perlu dikekalkan dalam simpanan sebagai ‘capital’ kepada simpanan anda dan ianya akan meransang perkembangan simpanan anda.
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#41 by zenbaya on January 16, 2007 - 9:41 am
i think i know what is ijat try to post about..if i’m not mistaken, it’s about OD facility combine with asb method..in my opinion , the method is really great..u just can get that method by seeing financial consultant..n it is costly also..
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#42 by zenbaya on January 16, 2007 - 9:44 am
hi ijat, if u hev that method..i want it too..email me please..snbg_81@yahoo.com
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#43 by indcisive on January 18, 2007 - 1:44 pm
Hi Ijat,
Care to email me the explaination of your method as well? Thanks!
aimanx_k@yahoo.com
Rgds
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#44 by Ahmy on January 25, 2007 - 6:51 pm
Assalamualaikum.
Topik melabur dalam ASB melalui pinjaman ni menarik jugak. Cuma nak clearkan lagi jawapan nuzz di atas. Apabila kita buat pinjaman ASB dengan mana2 bank, bank akan membeli sijil ASB atas nama kita berdasarkan jumlah yang dipinjam, contoh RM20k. Kemudian, bank akan inform kepada PNB yang sijil berkenaan dicagarkan kepada bank dan PNB akan blocked sijil berkenaan supaya ia tidak boleh dijual semula. Blocking itu akan dilepaskan apabila menerima arahan dari bank, biasanya dalam 2 keadaan. 1. Peminjam buat full settlement 2. Peminjam tak boleh bayar loannya, bank akan jual sijil berkenaan. Kemudian, alamat peminjam seperti yang ada di dalam buku ASB anda akan ditukar kepada alamat bank bagi memastikan sijil berkenaan dipos ke alamat bank. Sesudah sijil itu selamat diterima oleh pihak bank, ia akan dijadikan sekuriti atas pinjaman (seperti geran tanah & rumah anda). Selepas itu, alamat anda akan ditukarkan semula ke alamat sebenar anda.
Menyentuh tentang baik buruk buat loan ini, terpulang kepada masing2. Bagaimanapun, kalau anda tanyakan kepada mana2 ejen saham amanah, pelaburan melalui pinjaman adalah tidak digalakkan sama sekali. Risikonya adalah, sekiranya anda tidak mampu membayar pinjaman anda terutamanya dalam masa tahun2 awal pinjaman anda, walaupun sesudah bank menjual semula sijil anda, anda akan masih lagi terhutang dengan bank. Perlu diingat, apapun jua pinjaman yang diambil, saya boleh katakan 2 tahun pertama, anda cuma membayar faedah pinjaman dan jumlah pokok hanya akan dibayar perlahan2 pada tahun ketiga. Itu sebabnya bagi anda yang mengambil pinjaman, anda dikehendaki menandatangani PENYATA PENDEDAHAN RISIKO sebagaimana disyaratkan oleh Suruhanjaya Sekuriti. Ia adalah tanggungjawab pegawai institusi pinjaman untuk menerangkan kepada anda risiko yang perlu anda tanggung. Sekiranya anda tidak diterangkan oleh pegawai bertanggungjawab, anda berhak mengadu kepada Suruhanjaya di atas dan tindakan boleh diambil kepada institusi dan pegawai bertanggungjawab kerana kesalahan ini adalah amat serius.
Wallahualam
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#45 by yozx on January 29, 2007 - 5:22 pm
Hi ijat, interested in your method of OD + ASB. Care to share with me ? Explanation in BM or English accepted
(yozx80 at gmail dot com). Quite confused already reading all post above.
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#46 by maria84 on February 2, 2007 - 2:46 pm
penin nye pale… adeh! huhuhu…
)
i bwt loan dgn maybank? so bln2 jez byr instalment tu je n every yr dpt bonus. tp kn, u ol ader tips tak mcm mn nk gandakan kte nyer bonus tu. pas2, peratus dividen asb tiap2 bln sm ker? asb ni mcm main saham ker? (mak pn nk tahu gak
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#47 by Irwan on February 2, 2007 - 7:26 pm
salah satu tips utk gandakan/maximumkan loan ASB ialah guna duit sendiri along with the loan. I actually don’t know why it’s so. But from my calculation and others opinions, it seems to work.
ASB ni x lah macam saham sgt, sebab saham tu ade naik turun harge. Bile harge naik, kite jual dapat untung.
Tapi ASB ni stay RM1 seunit. Stiap taun PNB akan bgtau dividend ngan bonus rate. so kite dapat untung dari dividend.
camne keuntungan dikire: http://www.irwan.biz/how-to-calculate-asb-dividend-and-bonus/
ASB Calculator:
http://www.irwan.biz/asb-calculator-v2/
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#48 by tswenahir on February 4, 2007 - 5:02 pm
Dear all,
Hi there, i wanna ask about this ASB thing, say that i pinjam 100k for 10yrs, can i take kluar the balance (bonus) after say maybe 3 years? (Since I know that i cannot take the 100k only after 10yrs rite?
) Which means that can I take 20k after 3 yrs? (since lepas 3 yrs bonus ade 20++) Is this possible? Help thanks
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#49 by Irwan on February 5, 2007 - 5:20 am
i wish i could help you Mr Tswenahir but loan is beyond my knowledge.
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#50 by zamfitri on February 5, 2007 - 10:04 pm
hi mr tswenahir,
watever amounts u pay to ur ASB Loan , u cant withdraw it out…until u settle all the payments. The only thing u can withdraw is ur dividend n bonus with u can see it clear in ur ASB passbook.
hope it will make u clear.
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