已经还完的自住房refinance转投资房怎么操作可以negative gearing 分分伺候

sujiea

自住房，已经还完。想转投资房。原来在两个人名下。

现在想换房子，请问可以refinance并negative gearing么？

谢谢

sujiea

另外可能转到一个人名下吗？

stevenhu

不能
ATO不管你用那个房子做的抵押，他们只关心，你用贷的钱去干什么，然后再来决定你的interest是不是能deductible

你的case，你准备用贷的款买新房，搬入新房，不好意思，你的贷款时private purpose，不是deductible

如果你还住在老房子里面，把新房子租出，新房可以做negative gearing

hlux737

谢谢

hy841

就是说自住转投资不是不行而是不划算？

飞儿

所以另买新的投资划算。。

或者不要还完贷款，只放offset.....

老佳美

1,自住转投资,无解
2,卖了,买新的自住,再买投资房
3,买新的投资自已住进去,原自住房现金出租.

[ 本帖最后由 老佳美 于 2012-4-8 19:30 编辑 ]

明洁

学习

steven_sa

原帖由 老佳美 于 2012-4-8 19:27 发表
1,自住转投资,无解
2,卖了,买新的自住,再买投资房
3,买新的投资自已住进去,原自住房现金出租.

第三条:自己住投资房,那你的相关通信地址还用老的?

linshu

you can refinance for investment purpose first , for example  buy some stocks. then you buy your new house , without the using your refianced money , and then after your settlement and move into your new house. then you sell all your shares , and put the money into your offet account of your new house

linshu

No I am not account , my tax account tell me this way , my loan manager also confirms that as long as you didn't use the refinanced money for your purchase of the residence house . but use it for investment , it is ok .  after you settle your new house , then you take out the investment .it is a seprate transaction

ialienam

ya it's interesting, sounds possible.

BUT I guess it's a bit difficult in reality still.

1. To buy the new house, but without the use of your new refinanced funds - it means the person would have a lot of spare cash.
Generally speaking, people do refinance as they need the extra funds to purchase the next residence. If something happens to the market, your money may stuck there for a while.

2. Capital Gain Tax - well...if you buy the shares (or whatever investments), if you make money with the investment, then you would have to pay CGT (still good, because you make money!).
If you make a loss, say you invest $100k, then drop to $80k..
Plus brokerage etc, because share market moves all the time, it's almost impossible to buy the shares and sell for the same price.

------------
Anyway my main concern is your primary/initial purpose was for purchasing the shares, now if you sell your shares and put it back to offset account.
As it's a separate transaction and your shares investment no longer exist, then how can you still claim full tax deduction on something that you no longer have (I mean legally of course if ATO audits)?

maybe you can...I don't know, I am not a tax agent, but I am interested to know the tax treatment.

So anyone? clarification?

sujiea

谢谢楼上，还有人提点下马

stevenhu

你的interest是每年charge你，你的investment只发生那么一次，所以说最后你的钱还是拿去买房了，在你的tax return里面你把interest放在tax return的那个地方，可能第一年可以deductible，但是以后还是拿钱买新房，ATO没那傻

stevenhu

你说的很对

stockcomments.c

把房卖给陈大文，陈大文再把房卖回给你。

搞95%贷款，INT ONLY。

sujiea

原帖由 stockcomments.c 于 2012-4-21 09:41 发表
把房卖给陈大文，陈大文再把房卖回给你。

搞95%贷款，INT ONLY。

呵呵，交两份stamp duty。我还是省省吧。

xiaoaokk

都还完了还啥refinance？都还完了不就是不欠银行钱了么？是不是你还差一点尾巴没有付清？转投资房没有什么特别的手续
你要提供证明这个房子你是租出去的有租客 有租金收入 这样可以把你的房子的账面的折旧费用算入负扣税 租金利息差就没什么可以扣的了 因为你也没有什么利息付出 不过有个方法就是你买下一套房子的时候可以把两个房子并入一个贷款的package这样自住房的就尽量多放钱 那个出租的投资房就100％贷款咯 这样能拿到最大税务减免

个人意见哈 拍砖请手下留情

[ 本帖最后由 xiaoaokk 于 2012-4-30 10:42 编辑 ]