这个是坑吗？有个房子像新房，但是DA申请是扩建，看图纸加建超过60%

山里人2012

这个是坑吗？新洲宝琴山有个房子像新房，但是DA申请是扩建，看图纸加建范围超过60%（甚至80%，算上已有部分的承重墙结构改变的话），没有拆掉的那部分看上去内部承重墙改动很大。既然这样，为什么不推倒重盖呢? 房东是builder有建筑公司，这个房子是他自己盖的, 房东目前自住。去年8月上市，听中介讲没人出价，这次换了一个中介重新上市。这样大的改动和加建，难度应该比推倒盖新的大很多吧? 但是价值应该没有新房高吧，毕竟有旧的东西在里面，不是100%新建？但是为什么builder房东为什么这样做呢？好处是什么？是想绕过什么政策限制吗？买这样的房子会有坑吗？
（售房合同里有个OC，里面有DA号码，在政府的网址上可以查到DA，而且可以下载到图纸，看图纸能知道扩建部分和原有部分，查看realestate上的房型图能知道原有部分改动也非常大，内部结构完全改变。）

房龄3年，有OC，但是房东不提供inspection report，理由是还在保修期内。实在看不懂，而足迹藏龙卧虎，故来一问，请各路神仙赐教。

山里人2012

补充：此房月底拍卖，拍卖意味没有冷静期。原来老房子是一层，改建后是两层，二楼是全新的。

jiaxi1112

没什么坑不坑的，这种房子价格也比全新房便宜，自己找人做好inspection report就好了，如果老房子是个老砖房注意看一下沉降问题

xmax300

有风险

kklanlan

有可能要保留房子前部的设计，所以不能推到重建，heritage listed

johnlamhk888

你都問了那麼多問題
還找不到答案嗎

⋯⋯⋯新建的轉賣的話稅費不一樣⋯⋯

答完 句號

西出阳关无故人

别买了

山里人2012

不同人有不同的观点。算了，我就旁观吧。谢谢各位回复！

山里人2012

就是决定不买了的意思

山里人2012

问过AI，这种房子属于要交GST的那种，但是合同里GST的选项是NO。
1. The "Substantial Renovations" Rule
Under the GST Act 1999, "New Residential Premises" include properties that have been created through substantial renovations.

For a renovation to be "substantial," it must:

Affect the building as a whole.

Involve the removal or replacement of all or most of the structural or non-structural components (e.g., removing walls, adding a floor, replacing the roof and wiring).

Since you mentioned 80% of the house is new and a first floor was added, it almost certainly meets the ATO’s definition of "substantial renovations."

2. The 5-Year Rule
New residential premises (including those substantially renovated) remain "new" for GST purposes until they have been used solely for residential accommodation for a continuous period of at least 5 years since the completion of the work.

Your situation: The owner has lived there for 3 years.

The Risk: Because it has been less than 5 years, the property is still legally considered "New Residential Premises." Therefore, the sale is generally a taxable supply, not an input-taxed sale.

3. The Owner-Builder Factor
The ATO is particularly vigilant when the seller is a builder or has a construction company.

If the builder renovated the property as part of their "enterprise" (business), they are required to be registered for GST and charge GST on the sale.

If the seller claims it was a private hobby or just a "one-off" family home, the ATO may still argue it was a profit-making undertaking, especially given the owner's professional background.

4. Contract Discrepancy & Risks
The contract says the sale is Input Taxed (Section 40-65). This is the standard selection for "second-hand" residential property. However, if the renovations were "substantial," this selection is likely incorrect.

Risks for the Seller:
GST Liability: The ATO may demand 1/11th of the total sale price as GST. If the contract didn't specify that the price was "plus GST," the seller must pay this out of their own pocket.

Penalties: Interest and penalties for failing to report a taxable supply.

Risks for the Buyer:
GST Withholding: In Australia, buyers of "new residential property" must withhold the GST component (usually 1/11th of the price) and pay it directly to the ATO at settlement. If the buyer relies on the seller’s "No GST" declaration and the ATO later determines GST was due, it can create significant legal and administrative headaches, though the primary financial liability usually rests with the seller.