1%대 모기지, 3년내 집값 급등해야 하는 이유는…
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작성자 짱알이 작성일13-10-04 17:05 조회23,238회 댓글122건관련링크
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대출금리가 낮아 많이 빌려도 부담이 크지 않고 단기간에 집값이 오르면 되팔 수 있다는 계산에서다. 조기상환수수료가 있지만 '3년내 되팔면 수익을 나누지 않고 모두 가져갈 수 있다'는 점이 그가 기대하는 부분이다.
단기간에 집값이 크게 오르면 공유형 모기지 대출 이용자의 수익이 크게 늘어날 것으로 보인다. 3년 이내에 조기상환하면 처분에 따른 손익은 공유하지 않아서다.
3일 국토교통부와 대출상품 주간사인 우리은행에 따르면 수익공유형과 손익공유형 모기지 대출의 처분이익 공유는 3년 이내에 주택을 매각할 경우 해당사항이 없다는 조항이 있다.
이 기간 집값이 큰 폭으로 올라도 주택을 팔아 남긴 차익금을 정부가 가져가지 않겠다는 것이다. 3년내 주택을 처분하면 조기상환수수료가 있지만 요율은 높지 않다.
수익공유형 모기지 대출의 조기상환수수료는 연 1.8%(5년 이내 연 0.9%), 손익공유형 모기지 대출은 연 2.3%(5년 이내 연 1.15%)다. 공유형 모기지 금리(1~1.5%)에 생애최초 주택구입자금 기본형 금리(3.3%)의 차이만큼만 받겠다는 것이다.
때문에 공유형 모기지 계약자는 단기간 집값이 오르면 기본형 수준의 금리만 내고 주택을 매각해 수익을 챙길 수 있다. 물론 집값 변화가 크지 않으면 1%대의 저리 대출을 계속 이용하는 선택을 할 수 있게 된다. 현재 최대 대출한도인 2억원을 대출받아 3년 이내에 주택을 처분했을 때 조기상환수수료는 수익공유형 연간 360만원, 손익공유형 460만원이다.
만약 수익공유형 모기지 상품을 통해 대출 최대 금액인 2억원(주택가격의 70%)을 빌려 2억8500만원짜리 주택을 구입하고 만 3년이 되기 직전 3억8500만원에 매각했다면 조기상환수수료 1080만원을 제하고 남은 8920만원은 계약자 몫이 된다. 자기자본(8500만원) 만큼의 수익을 올리게 되는 셈이다.
손익공유형 모기지 상품도 단기간 집값이 상승하면 높은 수익을 노릴 수 있다. 2억원(집값의 40%)을 빌려 5억원짜리 주택을 구입했을 경우 이 주택이 3년내 6억원으로 가격이 올랐다면 조기상환수수료 1380만원을 제외한 8620만원을 취할 수 있다.
이에 대해 국토부 관계자는 "현재 시장 분위기를 볼 때 단기간내 집값이 크게 오르지 않을 것으로 판단해 손익을 공유하지 않도록 했다"며 "조기상환수수료 요율로 단기투자를 방어하고 있지만 단기간 폭등한다면 공유형 모기지 가입자의 수익이 발생할 수 있다"고 말했다.
공유형 모기지 대출상품은 대출기금 평금잔액 기준으로 개인과 기금이 손익을 공유하지만 개인이 원하는 시기에 원하는 금액으로 분할상환할 수 없어 주의가 요구된다.
주택 급등시기 수익률 극대화를 위해 인위적 평잔 조정이 불가능하다는 의미다. 수익공유형은 20년 원리금 균등분할상환(1년 또는 3년 거치) 이고 손익공유형은 20년 만기시 일시상환이다.
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