墨尔本投资移民 投资澳洲房产有诀窍,手把手教你房产投资如何避税 环球通

澳洲房产市场火爆,悉尼、墨尔本遥遥领先,澳洲房价二季度持续走高,八大城市房价均呈现上升趋势。

在这种情况下,许多投资者、住房升级者、以及婴儿潮一代人,把自己的房产出售获利。然而你可能很快发现,增值税一交,你售房所获得的可观收入一下子失去了很多,真正剩下在你手里的远比你最初想像的少。

那么如何在出售房地产时如何尽可能少地交税呢?如果继续持有房产而不是售出,又该从哪些方面可以省税呢?澳洲房产投资最全避税方法大揭秘,尽在这里。

1.如果暂不出售,可以在利息,维护,折旧等等方面扣税
如果你已经有投资打算,那么可以考虑提前支付下一年度的银行利息从而立即获得税务减免,那么2014-2015财政年度即可获益。或者提前支付下一年的收入保险费用从而获得税务减免。

另外如果你有维修房屋的计划,那么建议在6月30日之前支付未来需要支出的费用。但是值得注意的是:首先要判断清楚,你的维修方案是否在可以抵消所要缴纳的税务范围内。

其他的房屋的折旧Depreciation、配套设置 equipment facility、需要维护和修理repair and maintenance的部分、管理费用(management fees)和租金损失 (loss of rent) 等都要可以用来做税务减免。

另外还可以使用债务回收策略,通过金融机构的对冲账户(offset account)来减少你的总年度应付利息。

如果你有投资澳洲房产暂时不出售,又想退休时拿养老金,那么请记得在你计划退休前五年就要把房产转移好,否则仍然要计入你退休时的资产(养老金就会少很多甚至拿不到)。但是切记在家人之间低于市值转让资产并不能减少增值税。

2.房产再融资 -【Refinance】
提前考虑再融资可能是一个避税的好机会。
在财政年结束前融资,收支情况将影响应纳税额。但是值得注意的是,如果你希望抵消投资抵押贷款的利息支付,那么最初用来购买项目的抵押贷款和再融资金额必须保持明确的联系。
一定要注意:再融资之前一定要检查自己的账户,确保自住房和投资房的贷款不在同一个抵押贷款之下,否则会导致严重的税务问题。
3.巧用资本损失 -【Capital Loss】
资本损失在任何一个财政年都可能发生,而且资本损失可以转移(carry over)给财政年。
如果你有资本收益 Capital Gain,那么资本损失不能抵消其他收入如业务交易收入, 但是资本损失可以用于抵消资本收益。
因此要及时查看你的房地产投资方式和投资组合形式并计算好资本损失和收益,这样可以判断是否值得做资本损失抵消资本收益,来减少亏损。

4.决定出售房产(资产),如何少付资本增值税 – 【Capital Gain Tax】
【自住与出租】
对于如何避免增值税的一个保持的最好的秘密是,先自住,然后租出去。换句话说,你可以住在你的房子里,然后把同一所房子租给别人住,在最长为六年的时间里仍然声称这是你的自住房,那么六年里面出售您的房产,不需要交付增值税。
另外,尽量自住在增值最大的澳洲房产中(如果你有几套澳洲房产的话),可以合理安排选择投资房用来自住一段时间。
【超过12个月的投资期】
如果不能避免交增值税,那就尽量少交。拥有的资产(包括股票)尽量超过一年后再出售,可享受到50%的增值折扣。在逐年计算和平均计算这两种计算增值税的方法中选择有利于你的一种。 (切记,计算资本收益的相关日期是合同日期,不是房屋的最终交房日期)
【充分利用低收入年】
尽量在你的年收入大幅下降的情况下(如退休、辞职、长病、工伤)再出售你的投资房。增值税与所得税是密切相关的,因此交增值税的时机就显得特别关键。如果你有一年特别低的收入,那么可以合计一下,在该税年结束之前将房产售出。
【推迟合同日期】
如果你迫切要在墨尔本房地产热的形势下获利,你或许应该等到明年冬季再卖房。更准确地说,等到7月1日。这将为你推迟交税整整一年。
【把获利存入养老金账户】
当你卖掉房子时,考虑把得来的钱的一部份、但不是全部的话,放到你的养老金账户上去。这如同把工资的一部份在税前存入养老金账户的做法一样。意味着你所需要交的税不会太多。
实行预交支出部分、负债或省税投资、或把收入转到你的退休金供款里,只少量支取,应付生活。这些都可以少付增值税。
【赚钱的和不赚钱的一起卖掉】
墨尔本的房地产市场很火爆,但并不是全国每个地方都如此。如果你卖这里的房会带来一笔可观的收入,那么考虑把别的地方收益不好的房产也一块卖掉吧。
【对另外一套房产预付】
投资者在售房获益的同时,也可以为其第二栋房产交抵押贷款费用,如果手上有钱的话,他们可以提前整整一个财政年度这样做。
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