大家有没有想过先买投资房? 等待被拍砖....

小白兔

前两天看个报纸,有些市中心的房子,那种apartment,一居或两居的,才15万或18万起价,于是我就白日梦的想啊,如果我首付个1-2万,买下来,比如说贷款14万吧,30年,投资房,大约1个月还1000元,即使市场行情不好,我就能收个600元租金,我一个月要贴补400元.听说这种贴补算亏损,是可以从自己工作交的税里补回来的,是不是啊?

如果能退税,何乐而不为呢? 一年至少大家也要交个几千元税吧,如果这么投个资补回来岂不是很好.

听朋友讲可以选择interest only的贷款产品,这样头些年每月的还贷额度还要低呢.

大家发表一下意见吧,不知道我说清楚了没有.我就是想以租养贷,N年后落个自己的小投资房.租不够养贷,就可以享受优惠投资抵税政策,也不至于太亏.

Mylittlelover

这个方案好像前几天刚有人讨论过......

就算要先买投资房的话也不要买apartment, 那些管理费贼贵贼贵嘿, 一年1000多2000都有, 而且大多租学生, 一放假大家跑光光, 空置率又很高, 房子也不升值. 怎么都起不到投资的作用吧. 就算要投资也买个unit比较好些. 不知其他tz看法如何?

:si51

patricb

不会被拍砖的，这种想法很正常。我有些local客户，尤其是年轻的，自己和父母住一起，所以就买一套投资房收收租，抵抵税。维州来说，settle后住6个月就行，照拿1万元grant（多数要比6个月租金要高）
不过如果要选择那种市中心小公寓房，就要小心了，一是物业管理费用太高，二是资本增值性不好（我已经碰到过两个亏本卖出市区公寓房的客户了），第三这类物业银行可能有贷款限制、甚至不贷。
我不是专家，不过坛子里有不少相关帖子，可以参考一下。

小白兔

市区里上班族多啊,租个上班的不就行了.可能我想的太乐观了.退一步讲,即便租不出去,是不是我们的税就有很大优惠啊,我们两个一年要交一万多的税呢.挺说是交的税和投资的LOSS来抵的.

tracy@syd

我也有个小疑问：如果第一套房子买的太便宜了，会不会在享受那些优惠（比如印花税减免等）时有些吃亏呢

青山75

维州没有印花税减免，只有固定的补助，所以你买的房子越便宜，越合算。
另外，所谓的扣税，就是指减低了你的应纳税总收入吧？并不是你亏多少，就能少交多少税。

villa

原帖由 青山75 于 2007-3-9 00:37 发表
维州没有印花税减免，只有固定的补助，所以你买的房子越便宜，越合算。
另外，所谓的扣税，就是指减低了你的应纳税总收入吧？并不是你亏多少，就能少交多少税。

维州有印花税减免的：


下列concession cards持有者可以获得印花税减免：


    * Pensioner Concession Card (Centrelink)

    * Health Care Card (Centrelink)

    * Pensioner Concession Card (Department of Veterans’ Affairs)

    * Gold Card (Department of Veterans’ Affairs)


http://www.sro.vic.gov.au/sro/sr ... home_concession.htm


维州政府最新的印花税减免政策如下：


1）房产成交价在$115,000～ $400,000之间，印花税从原先的6％降至5％；

2）成交价在$400,000～$500,000之间房产可以总共获得$2850元的印花税减免。


上述印花税减免和州政府首次置业津贴不能同时享受，必须二选一。



维州的首次置业津贴：


1）申领二手房的$3000元首置津贴延长至2009年6月30日。

2）2007年1月1日至2009年6月30日之间购买新建住宅，其首置津贴增加至$5000元。


:si156



State Taxation Legislation (Housing Affordability) Act 2006  Print  
   
The State Taxation Legislation (Housing Affordability) Act 2006 which received Royal Assent on 22 December 2006, extends the First Home Bonus, introduces a duty concession, and brings forward the second pay-roll tax rate cut.

The legislative amendments enact election commitments made by the Victorian Government under Housing Affordability and the Victorian Jobs and Exports policies.


Duty changes


Introduction of a concession in duty where a person(s) purchases a property they intend to occupy as their principal place of residence for contracts entered into on or after 1 January 2007


The concession cuts the rate of duty for homes priced above $115,000 and up to $500,000 purchased as a principal place of residence (PPR)


The rate for houses above $115,000 and up to $400,000 is cut from 6 per cent to 5 per cent

Properties above $400,000 and up to $500,000 will receive a duty cut of $2850 in total

A person(s) who is also eligible for the First Home Bonus (see below) must choose either the concession from duty (in writing to the SRO) or the First Home Bonus. They cannot receive both

To ensure that eligible pensioners and first home buyers benefit from the PPR concession, the formulae to calculate these respective concessions have also been amended.

First Home Bonus extension

Amendments to the First Home Bonus include:The $3000 First Home Bonus is to be extended until 30 June 2009 for established homes; and

The First Home Bonus increases to $5000 for new residential premises. The term ‘new residential premises’ has the same meaning as that in the GST provisions. This is to apply for eligible transactions made on or after 1 January 2007 until 30 June 2009.  



http://www.sro.vic.gov.au/sro/SR ... dabilityAct2006.htm

patricb

原帖由 小白兔 于 2007-3-8 22:57 发表
市区里上班族多啊,租个上班的不就行了.可能我想的太乐观了.退一步讲,即便租不出去,是不是我们的税就有很大优惠啊,我们两个一年要交一万多的税呢.挺说是交的税和投资的LOSS来抵的.

租赁的损失是可以抵税，也就是所谓的negative gearing，lz可以研究一下相关帖子。
但是简单来说，按照你的说法，每月付贷款1000元，收租600元，也就是损失400元，每年损失4800元，按照平均的30％的税率，你只是可以退回不到1500元税而已。

villa

原帖由 patricb 于 2007-3-9 08:17 发表

租赁的损失是可以抵税，也就是所谓的negative gearing，lz可以研究一下相关帖子。
但是简单来说，按照你的说法，每月付贷款1000元，收租600元，也就是损失400元，每年损失4800元，按照平均的30％的税率，你只是可以退回不到1500元税而已。.

嗯，即使可以negative gearing负扣税，自己还是要贴补“大头”啊，所以需要有一定的现金流保证。

这种方法对于高收入人士应该有利一些，比如上面这个例子里，如果你每年收入在$15万以上，适用所得税率是45％，那么，可以退回2160元的税款。

alias-unknown

原帖由 patricb 于 2007-3-9 08:17 发表

租赁的损失是可以抵税，也就是所谓的negative gearing，lz可以研究一下相关帖子。
但是简单来说，按照你的说法，每月付贷款1000元，收租600元，也就是损失400元，每年损失4800元，按照平均的30％的税率，你只是 ...

我不懂这个，但是听人讲因为是投资，100%可以拿回。就是说可以拿回4800。是我听错了？

单衣纵酒

人为刀俎，你为白兔。
仔细看下这个，呵呵

http://www.news.com.au/business/story/0,23636,21340171-31037,00.html

villa

原帖由 单衣纵酒 于 2007-3-9 08:54 发表
人为刀俎，你为白兔。
仔细看下这个，呵呵


http://www.news.com.au/business/story/0,23636,21340171-31037,00.html

我替单衣TX转过来这篇。


又见“seminar”，又见“apartment”，呵呵~~~




$18m fraud case in court today


March 07, 2007 12:06pm


A COMMITTAL hearing began in Melbourne today for property spruiker Henry Kaye, who is accused of defrauding St George Bank of almost $18 million.

Mr Kaye is charged with obtaining financial advantage by deception after an investigation by the Australian Securities and Investment Commission (ASIC).

ASIC alleged Mr Kaye fraudulently used deposit bonds to convince St George to lend him almost $18 million to buy off-the-plan apartments in the Oasis complex, in the Melbourne suburb of St Kilda.

Mr Kaye allegedly bought around 200 apartments, intending to on-sell them for a profit to clients at his seminars in Melbourne and Sydney.

He then used the seminars to teach low income earners how to become property investors.

Mr Kaye's committal hearing in Melbourne Magistrates Court, before Magistrate Maurice Gurvich, is continuing.

qqyang

在这里一定要学会自己google相关法规的原文，听人家说都不可信100%的。

单衣纵酒

重点不是他的被控罪名，是后面两句。

Mr Kaye allegedly bought around 200 apartments, intending to on-sell them for a profit to clients at his seminars in Melbourne and Sydney.

He then used the seminars to teach low income earners how to become property investors.

villa

原帖由 villa 于 2007-3-9 09:02 发表

我替单衣TX转过来这篇。

又见“seminar”，又见“apartment”，呵呵~~~


$18m fraud case in court today


March 07, 2007 12:06pm


A COMMITTAL hearing began in Melbourne today f ...

参促间我稍稍翻译一下：


墨尔本一位名叫的Henry  Kayd 的“侃爷”近日以诈欺手段骗取St George银行近$1800万元被控上法庭。

经澳洲证券投资委员会(ASIC)的调查，Henry  Kayd诈取St George银行$1800万元用于购买墨尔本St Kilda 200个公寓（apartments）楼花， 在他举办的墨尔本和悉尼房产投资研讨会（seminars）上推销，特别是“teach”低收入人士如何成为成功的房地产投资者。






:si75

alias-unknown

谢谢各位，但是怎样理解这句话（红色）：

Negative gearing
A rental property is negatively geared if it is purchased with the assistance of borrowed funds and the net rental income, after deducting other expenses, is less than the interest on the borrowings.

The overall taxation result of a negatively geared property is that a net rental loss arises. In this case, you may be able to claim a deduction for the full amount of rental expenses against your rental and other income – such as salary, wages or business income – when you complete your tax return for the relevant income year. Where the other income is not sufficient to absorb the loss it is carried forward to the next tax year.

qunlbao

原帖由 alias-unknown 于 2007-3-9 09:16 发表
谢谢各位，但是怎样理解这句话（红色）：

Negative gearing
A rental property is negatively geared if it is purchased with the assistance of borrowed funds and the net rental income, after deductin ...

You need to be aware that 'deduct from your income' is not
equal to 'return the same amount of tax' .
eg.
you are earning $100,000 per year.

income after tax67,950   tax due on income30,550
your rental is $500 per month,bank interest is $800,
the loss is -$300 , times 12 months , -$3,600 per year.

finally your income before tax will be $100,000 -$3,600 = $9,6400

income after tax66,096  tax due on income28,858
your gain is 67,950  - $66,096  = $1,854
compare to the total loss : -$3,600
actual lost is : -$1,746

hope this helps.

qunlbao

原帖由 alias-unknown 于 2007-3-9 09:16 发表
谢谢各位，但是怎样理解这句话（红色）：

Negative gearing
A rental property is negatively geared if it is purchased with the assistance of borrowed funds and the net rental income, after deductin ...

You need to be aware that 'deduct from your income' is not
equal to 'return the same amount of tax' .
eg.
you are earning $100,000 per year.

income after tax67,950   tax due on income30,550
your rental is $500 per month,bank interest is $800,
the loss is -$300 , times 12 months , -$3,600 per year.

finally your income before tax will be $100,000 -$3,600 = $9,6400

income after tax66,096  tax due on income28,858
your gain is 67,950  - $66,096  = $1,854
compare to the total loss : -$3,600
actual lost is : -$1,746

hope this helps.

qunlbao

BTW,it's a very good post,although I have different opinions on some points.

edina

原帖由 alias-unknown 于 2007-3-9 09:16 发表
谢谢各位，但是怎样理解这句话（红色）：

Negative gearing
A rental property is negatively geared if it is purchased with the assistance of borrowed funds and the net rental income, after deductin ...

Tax deduction and tax credit is a different concept in terms of it's "dollar value" where tax credits is worth more.

For example, if you have a net loss on your investment property of $4000 in a financial year, your salary is $50,000, then you can apply $4000 loss against your income of the year, in this instance $50000-$4000=$46000 is your taxable income. It means $4000*31.5(including medicare levy)=$1260 is your actual claims in relation to the net loss of the property, not $4000.

Loss on a negatively geared property can only be cliamed as deductions never credits.

Put it simply, deduction is net off against income and tax credit is reducing your tax liability/or increasing tax refund.

alias-unknown

原帖由 edina 于 2007-3-9 10:04 发表


Tax deduction and tax credit is a different concept in terms of it's "dollar value" where tax credits is worth more.

For example, if you have a net loss on your investment property ...

谢谢！十分感谢（尽管只能给你加三分）

[ 本帖最后由 alias-unknown 于 2007-3-9 12:09 编辑 ]

alias-unknown

原帖由 qunlbao 于 2007-3-9 09:45 发表



You need to be aware that 'deduct from your income' is not
equal to 'return the same amount of tax' .
eg.
you are earning $100,000 per year.

income after tax67,950   tax due on incom ...

感谢+

edina

谢谢加分!

紫水晶

前些时候也想买投资房，后来经过计算，房子如果是低速2%增长的活，买投资房从理论上是亏本的。

taoyuan

原帖由 yangtown 于 2007-3-9 12:59 发表
前些时候也想买投资房，后来经过计算，房子如果是低速2%增长的活，买投资房从理论上是亏本的。

可是房贷是租房者替付的，从这点来看，还是+。即便是房产不增值，等将来卖房子的时候，除了首付和negative gearing的消费，还是赚钱了。不对么？

sydneysider

原帖由 taoyuan 于 2007-3-9 13:31 发表

可是房贷是租房者替付的，从这点来看，还是+。即便是房产不增值，等将来卖房子的时候，除了首付和negative gearing的消费，还是赚钱了。不对么？

房产不增值,你亏硬了.买40万,卖40万,期间年年损失几千,如何兼钱!

西边雨

原帖由 taoyuan 于 2007-3-9 13:31 发表

可是房贷是租房者替付的，从这点来看，还是+。即便是房产不增值，等将来卖房子的时候，除了首付和negative gearing的消费，还是赚钱了。不对么？

不赚~~因为使用negative gearing的话，房租不可能cover利息~~并没有帮你还贷款，只是减轻了还利息的压力

叉烧包

原帖由 villa 于 2007-3-9 01:22 发表


维州有印花税减免的：


下列concession cards持有者可以获得印花税减免：


    * Pensioner Concession Card (Centrelink)

    * Health Care Card (Centrelink)

    * Pensioner Concession C ...

请教Villa版主，买房后马上就要付所有的税款的，包括印花税什么的，应该都是在settle的时候都要结清的吧？那么如果在settle前还没有这些卡，但是settle之后一两个月里因为把孩子带了来申请到了Health care card，那付掉的印花税还有没有机会退回来呢？

taoyuan

原帖由 sydneysider 于 2007-3-9 13:50 发表

房产不增值,你亏硬了.买40万,卖40万,期间年年损失几千,如何兼钱!

全款买，全款卖还叫negative gearing?
40万的房子，你买的时候支付首付5%=2万元，贷款38万，30年7.35%。negative gearing,每月还款（利息）2327元-房租1500元，亏800元。30年一共亏800*12*30=288000元。即便假设没有一点税务上的优惠，30年后卖房的时候，40万-2-288000=92000元。更何况还有税务优惠，每年1000多，30年也是3万多。（粗略计算）

西边雨

原帖由 taoyuan 于 2007-3-9 14:00 发表

全款买，全款卖还叫negative gearing?
40万的房子，你买的时候支付首付5%=2万元，贷款38万，30年7.35%。negative gearing,每月还款（利息）2327元-房租1500元，亏800元。30年一共亏800*12*30=288000元。即便假 ...

估计他说买的时候房价40万，卖得时候也是40万