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buy-vs-rent

v1.2.7

Published

计算买房还是租房更值得

Downloads

8

Readme

buy-vs-rent

买房还是租房,计算哪个更值得。

  1. npm:https://www.npmjs.com/package/buy-vs-rent
  2. demo:https://realgeoffrey.github.io/buy-vs-rent/demo/index.html

安装

  1. Node.js安装

    npm install buy-vs-rent
  2. 浏览器引用

    <script src="//unpkg.com/buy-vs-rent"></script>

使用

  1. Node.js

    const buyvsrent = require('buy-vs-rent');
    
    const obj = buyvsrent({
        loan: 300,           // 贷款量(万)
        loanRate: 0.049,     // 贷款年利率
        months: 12 * 30,     // 还贷时间(月)
        cash: 100,           // 现金量(万)
        cashRate: 0.04,      // 现金年投资回报率
        rent: 0.4,           // 租房租金(万)
        rentRate: 0.1,       // 租房租金年涨幅率
        inflationRate: 0.05  // 年通货膨胀率
    })
    // obj:{housePrice: 房子购买价格, cash: 租房最终现金量, inflation: 通货膨胀倍数, power: 购买力, msg: 文本}
  2. 浏览器引用

    <script src="//unpkg.com/buy-vs-rent"></script>
    <script>
        var obj = window.buyvsrent({
            loan: 300,           // 贷款量(万)
            loanRate: 0.049,     // 贷款年利率
            months: 12 * 30,     // 还贷时间(月)
            cash: 100,           // 现金量(万)
            cashRate: 0.04,      // 现金年投资回报率
            rent: 0.4,           // 租房租金(万)
            rentRate: 0.1,       // 租房租金年涨幅率
            inflationRate: 0.05  // 年通货膨胀率
        })
        // obj:{housePrice: 房子购买价格, cash: 租房最终现金量, inflation: 通货膨胀倍数, power: 购买力, msg: 文本}
    </script>

说明

  • 定量判断两种投资方式(买房vs租房)对自身积累财富的影响

    1. 固定资产(买房)
    2. 流动性资产(租房)
  • 关注点:

    1. 贷款方式

      1. 商业贷款
      2. 公积金贷款
      3. :thumbsup:组合贷款

      因为组合方式的贷款数额和时间固定,所以可以换算成某个单一固定利率。

    2. 还款方式

      1. :thumbsup:等额本息

        月还款额 = 本金 * 月利率 * Math.pow(1 + 月利率, 还款总月数) / (Math.pow(1 + 月利率, 还款总月数) - 1)

      2. 等额本金

        月还款额 = 本金 / 还款总月数 + 剩余本金 * 月利率

      因为机会成本和通货膨胀率等原因,所以选择等额本息为佳。

    3. 房租涨幅

    4. 机会成本

      买房的钱、还贷的钱、交房租的钱,都有机会成本,也要计算收益。

      买房(交房、装修后)可以出租或自住,总之就是比没有买房多一次房租收入(或少一次房租支出)。

    5. 复利

      所有投资收益或贷款利息都计算复利。

    6. ~~通货膨胀率~~

      因为对比的是两种投资方式之间的财富总量,而不是与不同时期购买力比较,所以计算时不需要加入通货膨胀。

      但一定要加入每年0~10%的通货膨胀率进行思考,所以现金在当下购买力为曾今的:现金 * (1 + 通货膨胀率)。

  • 计算方式

    1. 把所有首付、还贷的钱当做租房的可用资金,把租房支出当做租房的支出。
    2. 计算整个还贷周期之后:租房获得的现金;买房仅当做获得一套房、0现金。
    3. 假设买房的一瞬间即获得房子的居住功能,还贷和交房租均在每个月开头进行,月末即可获得现金回报收益。

结论

  1. 有能力的就必须选择购买固定资产

  2. 其实没有考虑通货膨胀的话,把钱投入固定资产而无法流通是不适合的;但是考虑到通货膨胀,则越少现金亏损越少,负现金(贷款)会因为通货膨胀而获益。通过省去几千字几万字的论证,从其他文章得出结论的就是:

    买房,并且最佳的房贷还款方式是:首套房付最少的首付,用最大的杠杆贷最多的款,选择30年等额本息法,拒不提前还款,积攒资金等着改善房或者二套房的投资机会;公积金贷款,初始贷款以最大贷款额为原则,其次的还款里以不让公积金账户有一分钱存留为原则,尽量提前还款。