请问一个投资房贷款的问题。

wxm611

几年前买了个50万的自住房，首付10万，贷了40万，现在OFF SET里又攒了10万，但是从来没有往HOME LOAN里还过钱。现在想买个40万的投资房。
朋友给了两种贷款建议：
1。两套贷款做到一起，第二套房子100%贷款，最大化利息抵税。我不喜欢这个，不太想做到同一个银行。
2。两个贷款分开，从自住房的OFF SET里取出8万交投资房的首付，那我的投资房贷款只有32万了，利息就不是最大化了。而且自住房多了8万贷款，还不能抵税。
我更喜欢把两个贷款分开，做到不一样的银行。请问前辈们：我怎么做才可以把放在投资房首付的8万的利息也抵税了呢？
也不知道我说清楚没有，我在线等指教。谢谢了

wxm611

刚才听说可以把OFF SET里的钱还到自住房的贷款里，然后再向银行申请取出来，拿去付投资房的首付，这样就可以把这8万的利息也抵税了？
求证实，还有什么更好的方法吗？
谢谢了先。。。

patricb

Most of people don't mind having both loan accounts with the same bank. But if you really want to, ask you bank to split your home loan into two accounts, say $320k for one & $80k for another, so you use the $80k combined with another $320k from another bank, and both of them are investment loans for the new property.
Anyway, best to ask your bank & your accoutant first:)

newaussie

原帖由 wxm611 于 2012-5-11 09:58 发表
几年前买了个50万的自住房，首付10万，贷了40万，现在OFF SET里又攒了10万，但是从来没有往HOME LOAN里还过钱。现在想买个40万的投资房。
朋友给了两种贷款建议：
1。两套贷款做到一起，第二套房子100%贷款，最大化利息抵税。我不 ...

First of all, you need to find out if your current home value is increased or not?

If so, say your home value increased from $500k to $600k, then your extra equity access is $600k-$500k=$100k*80%=$80k

The best solution to colletral those existing home + new purchase property to maximize the investment property loan amount. However, as you mentioned that you do not prefer to stay with one bank.

If you want to borrow from two individual bank, then I would suggest you set up extra seperate line of equity from your current bank. say  $80k loan amount.

Then you borrow 80% of your new purchase price say purchase price $500k*80%=$400k new investment loan.

Your total loan amount for this new investment property purchase is  $400k (new bank)+$80k(current bank)=$480k. This is the ideal solution.

Laura12345

为什么不用同一个银行呢?少交管理费,利息也能优惠点.

newaussie

原帖由 wxm611 于 2012-5-11 10:35 发表
刚才听说可以把OFF SET里的钱还到自住房的贷款里，然后再向银行申请取出来，拿去付投资房的首付，这样就可以把这8万的利息也抵税了？
求证实，还有什么更好的方法吗？
谢谢了先。。。

刚才听说可以把OFF SET里的钱还到自住房的贷款里，然后再向银行申请取出来，拿去付投资房的首付，这样就可以把这8万的利息也抵税了？
求证实，还有什么更好的方法吗？

Yes or no.  

Yes, as long as you can prove this behaviour is not for tax avoidance and you can also easily seperate the personal & investment amount for this mixed purpose loan.  It will cost you more money because your accountant will have headache to seperate the appropriate portion of the mixed loan when you lodge your tax return.

No, even though you can seperate the mixed purpose of the loan, as long as the ATO believe that your initiation is for tax avoidance then it's illegal.

天行健

your aim should be reducing the amount owed on your PPR first, coz you can't get any tax benefit from the 400K that you will be oweing if you take that 100K out...

wxm611

谢谢。各位的回复！