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Picture of Eduardo Quezada Ibarra

Eduardo Quezada Ibarra

Cálculo de Dividendo en un Crédito Hipotecario.

Cálculo de Dividendo en un Crédito Hipotecario.

Entre mis primeros trabajos en el Banco, que ahora recuerdo con cariño, fue determinar el dividendo para operaciones de venta de Inmuebles. La importancia de saber calcularlo es clave para tomar la decisión para determinar antes de comprar una propiedad mediante un crédito hipotecario y además posteriormente para revisar el dividendo determinado por los sistemas de las Instituciones Financieras.

Si estás pensando tomar un crédito hipotecario para comprar una propiedad, Puedes obtener financiamiento en el sistema financiero para una vivienda nueva o usada, por hasta el 90% del menor valor entre la Tasación y el precio de venta de la propiedad, por lo general se financia el 80% y 85%.

Puedes elegir las siguientes opciones de tasa en UF:

Tasa Fija durante todo el período del Crédito.

Tasa Fija Mixta en dos periodos (Tasa Fija por los 3 o 5 primeros años y Tasa Fija por el resto del periodo, dependiendo del plazo total solicitado).

Tasa Variable (Tasa Fija por 3 o 5 años, y variable año a año desde el 4° o 6° año, respectivamente).

Tus ingresos mensuales determinarán tu capacidad crediticia. Los bancos suelen no entregar un crédito cuyo dividendo sea equivalente a más de 30% de tus ingresos mensuales, no obstante, lo determinará el perfil de Riesgo que presentes.

El monto del dividendo depende tres factores.

1.  El monto del crédito solicitado: Mientras más alto el crédito que solicites, más alto será el dividendo, el sistema ofrece financiar hasta el 90% del menor valor entre la Tasación y el precio de venta de la propiedad.

2.  La tasa de interés: A mayor tasa de interés, mayor será el dividendo que pagarás, el que estará compuesto por la amortizando al capital adeudado y los intereses que pagarás. Actualmente las tasas de interés presentan el siguiente rango, Minina 2,10% hasta 4,75%

3.  La duración del crédito: El sistema financiero ofrece créditos hasta 40 años, dependiendo de la edad que tengas.

El siguiente ejemplo es para un crédito hipotecario con tasa fija.

Supongamos una operación con los siguientes datos:

Precio de venta UF 6.000.- Contado 20% UF 1.200, Saldo por pagar UF 4.800.- Tasa interés 3,5 Nominal anual, Plazo 20 años.

Paso 1: Convertir la tasa anual en tasa mensual.

La tasa de interés indicada es anual, mientras que el dividendo que pagamos es mensual, Por lo tanto, necesitaremos convertir la tasa anual de crédito hipotecario en tasa mensual

Utilizando la siguiente fórmula

1)  i(m) = ((J +1)) ^(1/m))-1. En este caso es: ((0,035 + 1) ^ (1/12))-1 = 0,0028709

Donde:

J: es la tasa nominal anual.

m: los meses del año.

Tasa Mensual: i = 0,28709%

Paso 2: Calcular el número de periodos de nuestro crédito

En este caso son 20 años, por lo que las cuotas mensuales son 240 (20* 12 meses).

n= 240

Paso 3: Calcular el dividendo del crédito

Ya teniendo el número de periodos del crédito y la tasa de interés mensual, podemos calcular el dividendo a partir de la siguiente fórmula.

1) (Préstamo/((1-(1+im)^-n)/ im))

2) Si ocupamos Excel para determinar el dividendo debemos ocupar la siguiente fórmula =PAGO (Tasa mensual, plazo, Crédito)

En este caso= (4.800/ ((1-(1+ 0,0028709) ^ -240 ) / 0,0028709))= UF 27,703

Es importante considerar que este dividendo no incluye la prima del seguro de desgravamen, el que será exigido para otorgar el crédito y opcionalmente seguro de incendio u otros. Estos montos deben ser sumados al monto de tu dividendo que se paga cada mes, y conforman finalmente el CAE

Las operaciones de créditos hipotecarios incluyen gastos adicionales denominados gastos operacionales que consisten al menos en los siguientes conceptos:

1.     Gastos de primera tasación del inmueble hipotecado

2.     Estudio de títulos y redacción texto de escritura.

3.     Gastos notariales.

4.     Impuestos de timbres y estampillas.

5.     Derechos de inscripción en el Conservador de Bienes Raíces.

Finalmente les comparto la tabla de amortización de la deuda, la quede ser entrega por la institución financiera que entregue en crédito.

Dividendo Interés Amortización Saldo

1 $27,703                           13,7803                       13,9225                 4.786,08

2 $27,703                           13,7403                       13,9624                 4.772,12

3 $27,703                           13,7003                       14,0025                 4.758,11

4 $27,703                           13,6601                       14,0427                 4.744,07

5 $27,703                           13,6197                       14,0830                 4.729,99

6 $27,703                           13,5793                       14,1235                 4.715,86

7 $27,703                           13,5388                       14,1640                 4.701,70

8 $27,703                           13,4981                       14,2047                 4.687,49

9 $27,703                           13,4573                       14,2455                 4.673,25

10 $27,703                           13,4164                       14,2864                 4.658,96

11 $27,703                           13,3754                       14,3274                 4.644,64

12 $27,703                           13,3343                       14,3685                 4.630,27

13 $27,703                           13,2930                       14,4098                 4.615,86

14 $27,703                           13,2517                       14,4511                 4.601,41

15 $27,703                           13,2102                       14,4926                 4.586,91

16 $27,703                           13,1686                       14,5342                 4.572,38

17 $27,703                           13,1268                       14,5760                 4.557,80

18 $27,703                           13,0850                       14,6178                 4.543,19

19 $27,703                           13,0430                       14,6598                 4.528,53

20 $27,703                           13,0009                       14,7019                 4.513,82

21 $27,703                           12,9587                       14,7441                 4.499,08

22 $27,703                           12,9164                       14,7864                 4.484,29

23 $27,703                           12,8740                       14,8288                 4.469,46

24 $27,703                           12,8314                       14,8714                 4.454,59

25 $27,703                           12,7887                       14,9141                 4.439,68

26 $27,703                           12,7459                       14,9569                 4.424,72

27 $27,703                           12,7029                       14,9999                 4.409,72

28 $27,703                           12,6599                       15,0429                 4.394,68

29 $27,703                           12,6167                       15,0861                 4.379,59

30 $27,703                           12,5734                       15,1294                 4.364,46

31 $27,703                           12,5299                       15,1729                 4.349,29

32 $27,703                           12,4864                       15,2164                 4.334,07

33 $27,703                           12,4427                       15,2601                 4.318,81

34 $27,703                           12,3989                       15,3039                 4.303,51

35 $27,703                           12,3549                       15,3478                 4.288,16

36 $27,703                           12,3109                       15,3919                 4.272,77

37 $27,703                           12,2667                       15,4361                 4.257,33

38 $27,703                           12,2224                       15,4804                 4.241,85

39 $27,703                           12,1779                       15,5249                 4.226,33

40 $27,703                           12,1334                       15,5694                 4.210,76

41 $27,703                           12,0887                       15,6141                 4.195,15

42 $27,703                           12,0438                       15,6590                 4.179,49

43 $27,703                           11,9989                       15,7039                 4.163,78

44 $27,703                           11,9538                       15,7490                 4.148,03

45 $27,703                           11,9086                       15,7942                 4.132,24

46 $27,703                           11,8632                       15,8396                 4.116,40

47 $27,703                           11,8178                       15,8850                 4.100,52

48 $27,703                           11,7722                       15,9306                 4.084,58

49 $27,703                           11,7264                       15,9764                 4.068,61

50 $27,703                           11,6806                       16,0222                 4.052,59

51 $27,703                           11,6346                       16,0682                 4.036,52

52 $27,703                           11,5884                       16,1144                 4.020,40

53 $27,703                           11,5422                       16,1606                 4.004,24

54 $27,703                           11,4958                       16,2070                 3.988,04

55 $27,703                           11,4492                       16,2535                 3.971,78

56 $27,703                           11,4026                       16,3002                 3.955,48

57 $27,703                           11,3558                       16,3470                 3.939,13

58 $27,703                           11,3089                       16,3939                 3.922,74

59 $27,703                           11,2618                       16,4410                 3.906,30

60 $27,703                           11,2146                       16,4882                 3.889,81

61 $27,703                           11,1673                       16,5355                 3.873,28

62 $27,703                           11,1198                       16,5830                 3.856,69

63 $27,703                           11,0722                       16,6306                 3.840,06

64 $27,703                           11,0244                       16,6784                 3.823,38

65 $27,703                           10,9765                       16,7262                 3.806,66

66 $27,703                           10,9285                       16,7743                 3.789,88

67 $27,703                           10,8804                       16,8224                 3.773,06

68 $27,703                           10,8321                       16,8707                 3.756,19

69 $27,703                           10,7836                       16,9191                 3.739,27

70 $27,703                           10,7351                       16,9677                 3.722,30

71 $27,703                           10,6864                       17,0164                 3.705,29

72 $27,703                           10,6375                       17,0653                 3.688,22

73 $27,703                           10,5885                       17,1143                 3.671,11

74 $27,703                           10,5394                       17,1634                 3.653,94

75 $27,703                           10,4901                       17,2127                 3.636,73

76 $27,703                           10,4407                       17,2621                 3.619,47

77 $27,703                           10,3911                       17,3117                 3.602,16

78 $27,703                           10,3414                       17,3614                 3.584,80

79 $27,703                           10,2916                       17,4112                 3.567,39

80 $27,703                           10,2416                       17,4612                 3.549,92

81 $27,703                           10,1915                       17,5113                 3.532,41

82 $27,703                           10,1412                       17,5616                 3.514,85

83 $27,703                           10,0908                       17,6120                 3.497,24

84 $27,703                           10,0402                       17,6626                 3.479,58

85 $27,703                             9,9895                       17,7133                 3.461,86

86 $27,703                             9,9387                       17,7641                 3.444,10

87 $27,703                             9,8877                       17,8151                 3.426,28

88 $27,703                             9,8365                       17,8663                 3.408,42

89 $27,703                             9,7852                       17,9176                 3.390,50

90 $27,703                             9,7338                       17,9690                 3.372,53

91 $27,703                             9,6822                       18,0206                 3.354,51

92 $27,703                             9,6305                       18,0723                 3.336,44

93 $27,703                             9,5786                       18,1242                 3.318,31

94 $27,703                             9,5265                       18,1762                 3.300,14

95 $27,703                             9,4744                       18,2284                 3.281,91

96 $27,703                             9,4220                       18,2808                 3.263,63

97 $27,703                             9,3695                       18,3332                 3.245,30

98 $27,703                             9,3169                       18,3859                 3.226,91

99 $27,703                             9,2641                       18,4387                 3.208,47

100 $27,703                             9,2112                       18,4916                 3.189,98

101 $27,703                             9,1581                       18,5447                 3.171,43

102 $27,703                             9,1049                       18,5979                 3.152,84

103 $27,703                             9,0515                       18,6513                 3.134,19

104 $27,703                             8,9979                       18,7049                 3.115,48

105 $27,703                             8,9442                       18,7586                 3.096,72

106 $27,703                             8,8904                       18,8124                 3.077,91

107 $27,703                             8,8364                       18,8664                 3.059,04

108 $27,703                             8,7822                       18,9206                 3.040,12

109 $27,703                             8,7279                       18,9749                 3.021,15

110 $27,703                             8,6734                       19,0294                 3.002,12

111 $27,703                             8,6188                       19,0840                 2.983,03

112 $27,703                             8,5640                       19,1388                 2.963,90

113 $27,703                             8,5090                       19,1937                 2.944,70

114 $27,703                             8,4539                       19,2489                 2.925,45

115 $27,703                             8,3987                       19,3041                 2.906,15

116 $27,703                             8,3433                       19,3595                 2.886,79

117 $27,703                             8,2877                       19,4151                 2.867,37

118 $27,703                             8,2319                       19,4709                 2.847,90

119 $27,703                             8,1760                       19,5268                 2.828,38

120 $27,703                             8,1200                       19,5828                 2.808,79

121 $27,703                             8,0638                       19,6390                 2.789,15

122 $27,703                             8,0074                       19,6954                 2.769,46

123 $27,703                             7,9508                       19,7520                 2.749,71

124 $27,703                             7,8941                       19,8087                 2.729,90

125 $27,703                             7,8373                       19,8655                 2.710,03

126 $27,703                             7,7802                       19,9226                 2.690,11

127 $27,703                             7,7230                       19,9798                 2.670,13

128 $27,703                             7,6657                       20,0371                 2.650,09

129 $27,703                             7,6081                       20,0946                 2.630,00

130 $27,703                             7,5505                       20,1523                 2.609,85

131 $27,703                             7,4926                       20,2102                 2.589,64

132 $27,703                             7,4346                       20,2682                 2.569,37

133 $27,703                             7,3764                       20,3264                 2.549,04

134 $27,703                             7,3180                       20,3848                 2.528,66

135 $27,703                             7,2595                       20,4433                 2.508,21

136 $27,703                             7,2008                       20,5020                 2.487,71

137 $27,703                             7,1420                       20,5608                 2.467,15

138 $27,703                             7,0829                       20,6199                 2.446,53

139 $27,703                             7,0237                       20,6790                 2.425,85

140 $27,703                             6,9644                       20,7384                 2.405,11

141 $27,703                             6,9048                       20,7980                 2.384,32

142 $27,703                             6,8451                       20,8577                 2.363,46

143 $27,703                             6,7852                       20,9175                 2.342,54

144 $27,703                             6,7252                       20,9776                 2.321,56

145 $27,703                             6,6650                       21,0378                 2.300,52

146 $27,703                             6,6046                       21,0982                 2.279,43

147 $27,703                             6,5440                       21,1588                 2.258,27

148 $27,703                             6,4833                       21,2195                 2.237,05

149 $27,703                             6,4223                       21,2805                 2.215,77

150 $27,703                             6,3612                       21,3415                 2.194,43

151 $27,703                             6,3000                       21,4028                 2.173,02

152 $27,703                             6,2385                       21,4643                 2.151,56

153 $27,703                             6,1769                       21,5259                 2.130,03

154 $27,703                             6,1151                       21,5877                 2.108,45

155 $27,703                             6,0531                       21,6497                 2.086,80

156 $27,703                             5,9910                       21,7118                 2.065,08

157 $27,703                             5,9286                       21,7741                 2.043,31

158 $27,703                             5,8661                       21,8367                 2.021,47

159 $27,703                             5,8034                       21,8993                 1.999,57

160 $27,703                             5,7406                       21,9622                 1.977,61

161 $27,703                             5,6775                       22,0253                 1.955,59

162 $27,703                             5,6143                       22,0885                 1.933,50

163 $27,703                             5,5509                       22,1519                 1.911,35

164 $27,703                             5,4873                       22,2155                 1.889,13

165 $27,703                             5,4235                       22,2793                 1.866,85

166 $27,703                             5,3595                       22,3433                 1.844,51

167 $27,703                             5,2954                       22,4074                 1.822,10

168 $27,703                             5,2311                       22,4717                 1.799,63

169 $27,703                             5,1666                       22,5362                 1.777,09

170 $27,703                             5,1019                       22,6009                 1.754,49

171 $27,703                             5,0370                       22,6658                 1.731,83

172 $27,703                             4,9719                       22,7309                 1.709,10

173 $27,703                             4,9066                       22,7962                 1.686,30

174 $27,703                             4,8412                       22,8616                 1.663,44

175 $27,703                             4,7756                       22,9272                 1.640,51

176 $27,703                             4,7097                       22,9931                 1.617,52

177 $27,703                             4,6437                       23,0591                 1.594,46

178 $27,703                             4,5775                       23,1253                 1.571,33

179 $27,703                             4,5111                       23,1917                 1.548,14

180 $27,703                             4,4446                       23,2582                 1.524,88

181 $27,703                             4,3778                       23,3250                 1.501,56

182 $27,703                             4,3108                       23,3920                 1.478,17

183 $27,703                             4,2437                       23,4591                 1.454,71

184 $27,703                             4,1763                       23,5265                 1.431,18

185 $27,703                             4,1088                       23,5940                 1.407,59

186 $27,703                             4,0410                       23,6618                 1.383,92

187 $27,703                             3,9731                       23,7297                 1.360,19

188 $27,703                             3,9050                       23,7978                 1.336,40

189 $27,703                             3,8367                       23,8661                 1.312,53

190 $27,703                             3,7681                       23,9346                 1.288,60

191 $27,703                             3,6994                       24,0034                 1.264,59

192 $27,703                             3,6305                       24,0723                 1.240,52

193 $27,703                             3,5614                       24,1414                 1.216,38

194 $27,703                             3,4921                       24,2107                 1.192,17

195 $27,703                             3,4226                       24,2802                 1.167,89

196 $27,703                             3,3529                       24,3499                 1.143,54

197 $27,703                             3,2830                       24,4198                 1.119,12

198 $27,703                             3,2129                       24,4899                 1.094,63

199 $27,703                             3,1426                       24,5602                 1.070,07

200 $27,703                             3,0721                       24,6307                 1.045,44

201 $27,703                             3,0013                       24,7014                 1.020,74

202 $27,703                             2,9304                       24,7724                     995,96

203 $27,703                             2,8593                       24,8435                     971,12

204 $27,703                             2,7880                       24,9148                     946,21

205 $27,703                             2,7165                       24,9863                     921,22

206 $27,703                             2,6447                       25,0581                     896,16

207 $27,703                             2,5728                       25,1300                     871,03

208 $27,703                             2,5006                       25,2021                     845,83

209 $27,703                             2,4283                       25,2745                     820,55

210 $27,703                             2,3557                       25,3471                     795,21

211 $27,703                             2,2830                       25,4198                     769,79

212 $27,703                             2,2100                       25,4928                     744,29

213 $27,703                             2,1368                       25,5660                     718,73

214 $27,703                             2,0634                       25,6394                     693,09

215 $27,703                             1,9898                       25,7130                     667,38

216 $27,703                             1,9160                       25,7868                     641,59

217 $27,703                             1,8419                       25,8609                     615,73

218 $27,703                             1,7677                       25,9351                     589,79

219 $27,703                             1,6932                       26,0096                     563,78

220 $27,703                             1,6186                       26,0842                     537,70

221 $27,703                             1,5437                       26,1591                     511,54

222 $27,703                             1,4686                       26,2342                     485,31

223 $27,703                             1,3933                       26,3095                     459,00

224 $27,703                             1,3177                       26,3851                     432,61

225 $27,703                             1,2420                       26,4608                     406,15

226 $27,703                             1,1660                       26,5368                     379,61

227 $27,703                             1,0898                       26,6130                     353,00

228 $27,703                             1,0134                       26,6894                     326,31

229 $27,703                             0,9368                       26,7660                     299,55

230 $27,703                             0,8600                       26,8428                     272,70

231 $27,703                             0,7829                       26,9199                     245,78

232 $27,703                             0,7056                       26,9972                     218,79

233 $27,703                             0,6281                       27,0747                     191,71

234 $27,703                             0,5504                       27,1524                     164,56

235 $27,703                             0,4724                       27,2304                     137,33

236 $27,703                             0,3943                       27,3085                     110,02

237 $27,703                             0,3159                       27,3869                       82,63

238 $27,703                             0,2372                       27,4656                       55,17

239 $27,703                             0,1584                       27,5444                       27,62

240 $27,703                             0,0793                       27,6235                      0,00

$6.648,67 $1.848,67 $4.800,00

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