投资房，贷或不贷，长期加分！！！

henda

请教各位相关人士。

想买一投资房，如果以现在贷款利率 6.00% 来衡量，每月租金回报已大于银行利率 + 开销，还有必要贷款购买吗？

如果以现金购买，在税务方面有什么该注意的？ 反之，如果还是贷款买，税务方面有何好处？

鱼羊鲜

贷款 可以多买几套

LENNY_DONG

negative gearing as much as you can since it is investment property

失心人

正是因为租金回报大于贷款开销才应该选择贷款啊

另外从银行贷款出来的钱相当于交个年费买一大笔流动资金 有好的投资项目的时候可以及时出手嘛

henda

STS-TAX 发表于 2012-11-22 11:06
negative gearing as much as you can since it is investment property

can you assist me in more detail, what benefit should we be seeing with negative gear?

I was told that with or without investment loan, we can still claim tax back on the following:

(1) fixture and fittings depreciation
(2) 2.5% building cost depreciation
(3) expenses of the property, i.e. body corp, maintenance fees etc.

but with investment loan on negative gear scenario, we can also claim:
(1) interest paid on investment loan - out of pocket

but with investment loan on positive gear scenario:
(1) nothing to claim

is that true?

henda

VincentLoan 发表于 2012-11-22 11:10
正是因为租金回报大于贷款开销才应该选择贷款啊

另外从银行贷款出来的钱相当于交个年费买一大笔流动资金  ...

那这贷款应该是 interest only 还是选 interest + principle？

LENNY_DONG

henda 发表于 2012-11-22 10:11
can you assist me in more detail, what benefit should we be seeing with negative gear?

I was told ...

YES

IF YOUR MAIN RESIDENCE IS NO DEBT

THEN SET UP INVESTMENT LOAN WITH OFFSET ACCOUNT,

THEN PUT MONEY IN TO OFFSET IF YOU HAVE SPARE MONEY

THEN KEEP LOOKING NEXT ONE, SO ON

banzhiyan

请问lz，哪里有这么好的投资房？谢谢。

henda

STS-TAX 发表于 2012-11-22 11:47
YES

IF YOUR MAIN RESIDENCE IS NO DEBT

my owner occupy residence still has debt.

i was thinking to redraw and buy investment property.

so in this scenario i should get an investment loan as much as possible for the investment property, and redraw as little as possible from my owner occupied home loan to come up with a deposit.

is this correct?

henda

banzhiyan 发表于 2012-11-22 11:50
请问lz，哪里有这么好的投资房？谢谢。

melbourne 很多 apartment 啊。。。 房价那么烂，租金却一直网上升，心想有些钱还不如试一试当 landlord 的感觉。

capital growth 是很难的，可是如果有positive cash flow 填补买菜钱还是不错的。

LENNY_DONG

henda 发表于 2012-11-22 10:55
my owner occupy residence still has debt.

i was thinking to redraw and buy investment property.

yes

henda

STS-TAX 发表于 2012-11-22 12:38
yes

what happened if this new lender request me to bring over my primary residence home loan to them, and use it as a security to secure 100% loan for my new investment property, is this a good suggestion?

what tax implication we may have?

i am reluctant to do this because my owern occupy home loan is 5.27% with no on-going fees, the new investment loan is 6% with annual fees. but can't work out what is the benefit for bank to do so, and what i will be dealing with.

flyspirit

能贷尽量贷，、

liuliang1958

lz的问题看似简单，其实还是很有内涵的。
lz想直接redraw出30万（比如）买下这个投资房，利息只有5.27%而不要付6%和其他费用。
问题是30万的利息是否可以抵税？答案应该是可以，但是这样做在accounting上会变得麻烦，accountant绝对不会这么建议，ATO也是不喜欢的。

hsqhugh

flyspirit 发表于 2012-11-22 10:06
能贷尽量贷，、

同意
前提是
１.看涨，充分利用财务杠杆
２.不影响生活

bmw10262007

banzhiyan 发表于 2012-11-22 11:50
请问lz，哪里有这么好的投资房？谢谢。

tw

herbalist

"每月租金回报已大于银行利率 + 开销"
请问，这里的利率是指interest only还是包括还本？如果包括还本，那么首付多少以及贷款年限？这很重要。

flyspirit

hsqhugh 发表于 2012-11-22 13:21
同意
前提是
１.看涨，充分利用财务杠杆

一针见血

失心人

henda 发表于 2012-11-22 10:13
那这贷款应该是 interest only 还是选 interest + principle？

有对冲账户的话 interest only是比较好的选择 因为钱放到对冲账户 起到的效果跟还本金是一样的 还款数额也会少一些

henda

终究还是找了个 accountant 问一问 。。。

lucyliu8472

贷款啊，现金买的话，不卖房子，钱就是死钱。
贷款后，所有钱都放对冲帐号里，一样不产生利息。
楼主担心就是产生利息吧

ToughBubble

refinance 时, 原来的 fix rate 可以换成其他的 package 吗？

steven_sa

ToughBubble 发表于 2013-1-8 20:34
refinance 时, 原来的 fix rate 可以换成其他的 package 吗？

没到期换不了，否则可能交违约金。

失心人

ToughBubble 发表于 2013-1-8 19:34
refinance 时, 原来的 fix rate 可以换成其他的 package 吗？

fixed rate没到期的话 任何操作都会有罚金（卖房，pay off，转贷，换产品）
这就是fixed rate的代价之一啦