求助第一次购房人谈经验，教训等

raymondyu

不需要的！自己住的房子是RESIDENTIAL PURPOSE的卖掉是不需要交CAPITAL GAIN的税！其实投资的也不是要交50％的税！我想你50％的概念应该是政府会给你要打的税打50％的DISCOUNT。

chengwai

The following information is from what I know subject to the confirmation of tax accounts. any Brother in this forum is tax accountant that can confirm this?
In general, for example, when you sell your investment property and make a profit of $100,000, your taxable income for the year that you sold your property is increased by $100,000; however if you own this property for more than 12 months and it will be halved. But at the same time all expenses related to this investment property will be tax deductable. for example, the interest of the mortgage, all fixings, lawn mowings, etc. This is what we called the gearing benefit. Note if your property is owner occupied (your own home) you don't have to pay capital gain tax, but gearing benefit is not applicable.

呆呆

引用第22楼chengwai于2009-05-14 11:52发表的:
The following information is from what I know subject to the confirmation of tax accounts. any Brother in this forum is tax accountant that can confirm this?
In general, for example, when you sell your investment property and make a profit of $100,000, your taxable income for the year that you sold your property is increased by $100,000; however if you own this property for more than 12 months and it will be halved. But at the same time all expenses related to this investment property will be tax deductable. for example, the interest of the mortgage, all fixings, lawn mowings, etc. This is what we called the gearing benefit. Note if your property is owner occupied (your own home) you don't have to pay capital gain tax, but gearing benefit is not applicable.

弱弱的问一下，什么是“ capital gain tax”和“gearing benefit”

raymondyu

Capital Gain tax 就是如果你40W买了套房子来投资，那这40W就是CAPITAL，也就是你的资产。 跟着过了几年你的房子升值了，你卖了50W！那就是说你的资产升了，升了10W，这10W就是你的CAPITAL GAIN。而因为你赚了10W，政府就要打你的税罗！那这10W的税就是CAPITAL GAIN TAX了！
GEARING BENEFIT就是说比如你的投资房是40W，那你是贷款买的！40W一年的利息大概2W左右。那这两W就是可以退税的，就是GEARING BENEFIT啦！如果2W都退不完，那退不完的部分就可以在你打工的税里再退，那就是NEGATIVE GEARING。 如果还是退不完，还可以累积到下一年再退直到你卖房子！

chengwai

Thanks Raymondyu...I think need to go and learn chinese typing... [s:6]

gohn

引用第24楼raymondyu于2009-05-14 16:17发表的:
GEARING BENEFIT就是说比如你的投资房是40W，那你是贷款买的！40W一年的利息大概2W左右。那这两W就是可以退税的，就是GEARING BENEFIT啦！如果2W都退不完，那退不完的部分就可以在你打工的税里再退，那就是NEGATIVE GEARING。 如果还是退不完，还可以累积到下一年再退直到你卖房子！

个人住房贷款利息不可退税

还有，negative gearing的意思是指资产收益（比如房租）小于资产借贷成本（比如贷款利息）。不是退不退的完的问题

呆呆

引用第24楼raymondyu于2009-05-14 16:17发表的:
Capital Gain tax 就是如果你40W买了套房子来投资，那这40W就是CAPITAL，也就是你的资产。 跟着过了几年你的房子升值了，你卖了50W！那就是说你的资产升了，升了10W，这10W就是你的CAPITAL GAIN。而因为你赚了10W，政府就要打你的税罗！那这10W的税就是CAPITAL GAIN TAX了！
GEARING BENEFIT就是说比如你的投资房是40W，那你是贷款买的！40W一年的利息大概2W左右。那这两W就是可以退税的，就是GEARING BENEFIT啦！如果2W都退不完，那退不完的部分就可以在你打工的税里再退，那就是NEGATIVE GEARING。 如果还是退不完，还可以累积到下一年再退直到你卖房子！

谢谢，raymondyu，gohn,chengwei的回答， 讲的很详细，大家都是专。。。。。。。家啊！

一直都听到有人讨论，利用equity来投资房产。就是不断的利用equity来买房，然后找人来租。用别人的钱还morgage. 但是对于我们这种零起步的人来说，似乎不太可能。

btw,如果是自住房的话，自己要住多久才能借出去啊？

gohn

引用第27楼呆呆于2009-05-16 03:01发表的:


谢谢，raymondyu，gohn,chengwei的回答， 讲的很详细，大家都是专。。。。。。。家啊！

一直都听到有人讨论，利用equity来投资房产。就是不断的利用equity来买房，然后找人来租。用别人的钱还morgage. 但是对于我们这种零起步的人来说，似乎不太可能。
.......

对于申请了FHOG的第一买家而言，需要一年时间

关于讨论用EQUITY来滚雪球投资房产，理论上成立。实际操作问题会很多很多，需小心处理。而且银行现在批的也比较谨慎。当然了，稳定事业收入很高当然是没有问题啦。而且银行现在批的也比较谨慎。

呆呆

引用第28楼gohn于2009-05-16 12:35发表的:


对于申请了FHOG的第一买家而言，需要一年时间

关于讨论用EQUITY来滚雪球投资房产，理论上成立。实际操作问题会很多很多，需小心处理。而且银行现在批的也比较谨慎。当然了，稳定事业收入很高当然是没有问题啦。而且银行现在批的也比较谨慎。

那买投资房，需要付印花税吗？

呆呆

还有买投资房，可不可以用自己offset 账户里的钱向银行贷，offset 算不算equity的一部份？

对不起，好多问题哦~~~~

[s:5]

gohn

引用第29楼呆呆于2009-05-24 11:42发表的:


那买投资房，需要付印花税吗？

要付税的。非第一次购房者都要交税的

gohn

引用第30楼呆呆于2009-05-24 11:46发表的:
还有买投资房，可不可以用自己offset 账户里的钱向银行贷，offset 算不算equity的一部份？

对不起，好多问题哦~~~~

[s:5]

OFFSET里的钱，本来就是你自己的，当然可以了。不过相应的你的OFFSET的BENEFIT也就没有啦

观飞

btw,如果是自住房的话，自己要住多久才能借出去啊？

如果是申请了FHOG买的房产,要自己住满头6个月后才能转为投资房.
但是如果是自己住在里面, 出租部分房间出去的话, 没有时间要求,可以立即出租出去.
出租部分房间的收入也可以按比率抵消你的贷款利息和房屋费用.可以按照投资房产来算.只是要求按出租部分占房子的比率来计算支出.

观飞

还有一个补助是WA政府针对首次购房者买的房低于$400K的, 是$2000的Home Buyers Assistance Account.
因为申请这个是有时间限制的,有些华人朋友因为买房的时候不知道这个,从而错过了.
希望贴出来能帮到大家,符合条件的一定不要错过了.

http://www.reba.wa.gov.au/article.aspx?c=36&a=139

幸福的老灵魂

引用第22楼chengwai于2009-05-14 11:52发表的:
The following information is from what I know subject to the confirmation of tax accounts. any Brother in this forum is tax accountant that can confirm this?
In general, for example, when you sell your investment property and make a profit of $100,000, your taxable income for the year that you sold your property is increased by $100,000; however if you own this property for more than 12 months and it will be halved. But at the same time all expenses related to this investment property will be tax deductable. for example, the interest of the mortgage, all fixings, lawn mowings, etc. This is what we called the gearing benefit. Note if your property is owner occupied (your own home) you don't have to pay capital gain tax, but gearing benefit is not applicable.

楼上给的资料很详细，如果是贷款用来投资买房，那么你就可以享受gearing benefit， 其中包括所说的interests, fixings, lawn movings..... 但是capital gain tax 这时就apply

如果是自己的房子的话，住了12个月卖掉就没有capital gain tax了，因为你卖掉的房产不是用来投资，而是用来居住。

幸福的老灵魂

引用第24楼raymondyu于2009-05-14 16:17发表的:
Capital Gain tax 就是如果你40W买了套房子来投资，那这40W就是CAPITAL，也就是你的资产。 跟着过了几年你的房子升值了，你卖了50W！那就是说你的资产升了，升了10W，这10W就是你的CAPITAL GAIN。而因为你赚了10W，政府就要打你的税罗！那这10W的税就是CAPITAL GAIN TAX了！
GEARING BENEFIT就是说比如你的投资房是40W，那你是贷款买的！40W一年的利息大概2W左右。那这两W就是可以退税的，就是GEARING BENEFIT啦！如果2W都退不完，那退不完的部分就可以在你打工的税里再退，那就是NEGATIVE GEARING。 如果还是退不完，还可以累积到下一年再退直到你卖房子！

利用这个方法买房子，然后在租出去，房子滚房子。。。。。

chengwai

引用第33楼观飞于2009-05-25 10:56发表的:
btw,如果是自住房的话，自己要住多久才能借出去啊？

如果是申请了FHOG买的房产,要自己住满头6个月后才能转为投资房.
但是如果是自己住在里面, 出租部分房间出去的话, 没有时间要求,可以立即出租出去.
出租部分房间的收入也可以按比率抵消你的贷款利息和房屋费用.可以按照投资房产来算.只是要求按出租部分占房子的比率来计算支出.

I think you may better to confirm this with an accountant. if you lease out spare bedrooms of your house to students, by law, all rental income are taxable, but the expenses are not deductable. i.e. home loan interest rate, electricity, gas bills, etc.

ATO had a seminar last year and they confirmed with me that I can't get gearing benefit from my owner-occupied property, even a larger portion of the property is for leasing than for owner occupation.

gohn

引用第37楼chengwai于2009-05-26 17:19发表的:


I think you may better to confirm this with an accountant. if you lease out spare bedrooms of your house to students, by law, all rental income are taxable, but the expenses are not deductable. i.e. home loan interest rate, electricity, gas bills, etc.

ATO had a seminar last year and they confirmed with me that I can't get gearing benefit from my owner-occupied property, even a larger portion of the property is for leasing than for owner occupation.

直接打电话问税局也可以的，相信很多人没有自己的ACCOUNTANT

呆呆

引用第32楼gohn于2009-05-24 14:11发表的:


OFFSET里的钱，本来就是你自己的，当然可以了。不过相应的你的OFFSET的BENEFIT也就没有啦

那买了第一套房之后，可不可以用EQUITY贷款买bussiness (io.餐厅）那利息会是多少？

呆呆

谢谢各位的回答^__________^