房贷月供是采取复利计息还是单利计息?

首先，在公式上，是按照单利计算利息的。但！房贷绝对是复利，因为年利率在折算成月利率时，是没有考虑折现率问题的！其实经济学意义上的单利，是非常少见的！房贷的计息周期是1个月，需要你将当期的本利两清。让我们算一下每个月的房贷构成吧：根据贷款计算器，月供为4017.81中，其中利息为3015.73元（650000*5.5675%/12），本金1002.09，剩余贷款本金648997.92，第二个月就是按照剩余的648997.92来计算利息。这样看来，利息是按照本金*利率的方式收取的，符合数学上的单利。为什么说它是复利呢？因为它每期都重新计算一次本金和利息，但其实，每期还的利息也存在折现的问题！这样说明可能好理解些：因为你每个月还的利息，并未让剩余本金减少，仍然算入了下一期应还本金，也就是说你每个月还的利息依然还在计算利息！（虽然你第一个月还了4017.81元，但在次月，只有1002.09元不再计收利息，你还款中的3015.73元，依然在按照月利率收取利息~） 举个例子吧：比方说你借给我2块钱，约定年利率50%，这钱我一直放在手里没花，所以我手上有2块钱。 按道理我一年后给你1块钱的利息，但是你现在要求我半年的时候清一次利息，半年利率25%。于是我在半年的时候给了你5毛钱。 这时候，我手上实际只有1块5了，但年末我还是要再给你5毛钱，虽然利息总额还是1块钱，但后半年的半年利率其实已经是33.33%了！原因为：单利的月利率≠年利率/12！这句话需要一定的理解能力！但还请认真思考：）所以，“单利”其实是极特殊的情况，在实际应用中，是不常见的~关于房贷是复利计算证明如下：根据复利年金系数的公式，算出的复利现值系数是161.779557（((1+5.5675%/12)^300-1)/(5.5675%/12*(1+5.5675%/12)^300)），乘以月供4017.81后，现值为649999.5217元，与贷款额65万一致！所以说，月供还款一定是复利！根据其他回答者的回复，我又计算了该笔贷款月供的复利年金终值系数，((1+5.5675%/12)^300-1)/(5.5675%/12)=648.6483534，乘以月供4017.81后，等于2606145.841元，而根据复利终值系数，65万元，按照5.5675%/12的月利率计算复利，300期后的终值为：650000*(1+5.5675%/12)^300=2606147.758，两者相符。而且65万元，按照5.5675%的年利率计算25年后的复利终值，是2518658.461，小于按月利率计算复利的终值，证明了，年利率/12算月利率本身就是复利~上面的公式说明：假如，每个月都往银行存4017.81，在25年后统一到期，每个月收取利息并将利息再次存入，假如月利率为5.5675%/12，25年后，这笔钱会变成260多万。（这个利率很多短期理财产品都能达到）年金终值等于本金按月计息的复利终值，并大于按年计算的复利终值，佐证了月供这种方式其实是复利，也说明了积少成多的理财理念~题外话：作为房贷专员~对常见的还贷误区，简单答一下！第一：不管是等本还是等额，利息计算的方式都是剩余本金*当期利率，如果逾期未还，是按逾期金额（不是剩余本金）*罚息利率*罚息时间计收罚息。所以，想少还利息，就得多还款！早还款！但是贷款就是因为手上钱不够……能多还还不如少贷了……所以，要做好财务规划！第二：银行一开始利息“收得多”是因为贷款本金高！按照本金余额计息，一开始利息肯定很高！同样期限的贷款，等本方式经常会压得人喘不过气！等本方式在在银行业务规范里的描述是：对还款可能有风险的客户，建议选择等本、降低还款周期，加快还款！但是在实际操作中，为了符合收入还贷比（也即是收入超过月供的2倍），一般会推荐等额还款！这绝对是利人利己的！显示全部 收起

作为一个曾经的房产销售，我负责任地告诉你，是复利，也就是利滚利！而且你最开始前半段每月还款金额绝大多数还的都是利息，只还很少一部分本金，所以复利效果就更明显。以下是根据你所给的数据计算的还款情况。数据数据依次是：期次、偿还本息(元)、偿还利息(元)、偿还本金(元)、剩余本金(元)期次：1还款本息：4017.81还款利息：3015.73还款本金：1002.08剩余本金：648997.9224017.813011.081006.73647991.1834017.813006.411011.40646979.7844017.813001.721016.10645963.6854017.812997.001020.81644942.8764017.812992.271025.55643917.3374017.812987.511030.30642887.0284017.812982.731035.09641851.9494017.812977.931039.89640812.05104017.812973.101044.71639767.34114017.812968.251049.56638717.78124017.812963.381054.43637663.35134017.812958.491059.32636604.03144017.812953.581064.24635539.79154017.812948.641069.17634470.62164017.812943.681074.13633396.49174017.812938.701079.12632317.37184017.812933.691084.12631233.24194017.812928.661089.15630144.09204017.812923.611094.21629049.88214017.812918.531099.28627950.60224017.812913.431104.38626846.22234017.812908.311109.51625736.71244017.812903.161114.66624622.05254017.812897.991119.83623502.23264017.812892.791125.02622377.20274017.812887.571130.24621246.96284017.812882.331135.49620111.48294017.812877.061140.75618970.72304017.812871.771146.05617824.68314017.812866.451151.36616673.31324017.812861.111156.71615516.61334017.812855.741162.07614354.53344017.812850.351167.46613187.07354017.812844.931172.88612014.19364017.812839.491178.32610835.87374017.812834.021183.79609652.08384017.812828.531189.28608462.80394017.812823.011194.80607268.00404017.812817.471200.34606067.65414017.812811.901205.91604861.74424017.812806.311211.51603650.24434017.812800.691217.13602433.11444017.812795.041222.77601210.34454017.812789.371228.45599981.89464017.812783.671234.15598747.74474017.812777.941239.87597507.87484017.812772.191245.63596262.24494017.812766.411251.40595010.84504017.812760.601257.21593753.63514017.812754.771263.04592490.58524017.812748.911268.90591221.68534017.812743.021274.79589946.89544017.812737.111280.71588666.18554017.812731.171286.65587379.54564017.812725.201292.62586086.92574017.812719.201298.61584788.31584017.812713.171304.64583483.67594017.812707.121310.69582172.98604017.812701.041316.77580856.20614017.812694.931322.88579533.32624017.812688.791329.02578204.30634017.812682.631335.19576869.11644017.812676.431341.38575527.73654017.812670.211347.60574180.13664017.812663.961353.86572826.27674017.812657.681360.14571466.14684017.812651.361366.45570099.69694017.812645.031372.79568726.90704017.812638.661379.16567347.74714017.812632.261385.56565962.19724017.812625.831391.98564570.20734017.812619.371398.44563171.76744017.812612.881404.93561766.83754017.812606.361411.45560355.38764017.812599.821418.00558937.38774017.812593.241424.58557512.81784017.812586.631431.19556081.62794017.812579.991437.83554643.80804017.812573.321444.50553199.30814017.812566.611451.20551748.10824017.812559.881457.93550290.17834017.812553.121464.70548825.47844017.812546.321471.49547353.98854017.812539.491478.32545875.66864017.812532.641485.18544390.48874017.812525.751492.07542898.42884017.812518.821498.99541399.43894017.812511.871505.95539893.48904017.812504.881512.93538380.55914017.812497.861519.95536860.60924017.812490.811527.00535333.59934017.812483.721534.09533799.51944017.812476.611541.21532258.30954017.812469.461548.36530709.94964017.812462.271555.54529154.40974017.812455.061562.76527591.65984017.812447.811570.01526021.64994017.812440.521577.29524444.351004017.812433.201584.61522859.741014017.812425.851591.96521267.781024017.812418.471599.35519668.431034017.812411.041606.77518061.661044017.812403.591614.22516447.441054017.812396.101621.71514825.731064017.812388.581629.24513196.491074017.812381.021636.80511559.691084017.812373.421644.39509915.311094017.812365.791652.02508263.291104017.812358.131659.68506603.601114017.812350.431667.38504936.221124017.812342.691675.12503261.101134017.812334.921682.89501578.211144017.812327.111690.70499887.511154017.812319.271698.54498188.971164017.812311.391706.42496482.541174017.812303.471714.34494768.201184017.812295.521722.29493045.911194017.812287.531730.29491315.621204017.812279.501738.31489577.311214017.812271.431746.38487830.931224017.812263.331754.48486076.451234017.812255.191762.62484313.831244017.812247.011770.80482543.031254017.812238.801779.01480764.021264017.812230.541787.27478976.751274017.812222.251795.56477181.191284017.812213.921803.89475377.301294017.812205.551812.26473565.041304017.812197.141820.67471744.371314017.812188.701829.12469915.251324017.812180.211837.60468077.651334017.812171.691846.13466231.521344017.812163.121854.69464376.831354017.812154.521863.30462513.531364017.812145.871871.94460641.591374017.812137.191880.63458760.961384017.812128.461889.35456871.611394017.812119.691898.12454973.491404017.812110.891906.93453066.561414017.812102.041915.77451150.791424017.812093.151924.66449226.131434017.812084.221933.59447292.541444017.812075.251942.56445349.981454017.812066.241951.57443398.401464017.812057.181960.63441437.771474017.812048.091969.73439468.051484017.812038.951978.86437489.181494017.812029.771988.05435501.141504017.812020.541997.274335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单利。只有超过1个计息周期再付息的才可能采用复利计息。按揭贷款计息周期和还款周期都是1个月，因此是单利。好像很多人没懂，补充一下：什么是复利？利息之上再计息，才是复利。也就是，一个计息周期结束后，尚未付息，便在本金和利息的基础上，计算下一周期的利息。所以超过1个计息周期再付息，才可能采用复利计息（约定按单利计息的情况除外）。按揭贷款计息和还款周期都是1个月。每个月银行计息，你当月还清，因此不存在利息的利息，所以是单利。 收起