关于capital gain tax的问题

susan

这几天看了下地产投资版的帖子。现在有个请问，大家说的capital gain tax是50％吗？
怎么计算的啊？

比如，我买了一个房子花了40万，改建后卖出50万，那么收多少CGT？

菜鸟轻拍啊。

Artcore

Capital gain discount is 50% for Individuals, Partnership and Trusts, provided if you held the asset for more than 12 months.

Then it will be taxed at your marginal tax rate.

Tax rates 2007-08 for indivuduals
Taxable income | Tax on this income
$1 – $6,000 |  Nil

$6,001 – $30,000 | 15c for each $1 over $6,000

$30,001 – $75,000 | $3,600 plus 30c for each $1 over $30,000

$75,001 – $150,000 | $17,100 plus 40c for each $1 over $75,000

$150,001 and over | $47,100 plus 45c for each $1 over $150,000

If you don't have any other income, then 500k-400k=100K Capital gain @50%, taxable income = 50K, tax on 50k used table above = 3600+0.30x20,000=$9,600 (Tax) plus 1.5% medicare levy = $750.
TOTAL TAX ON NET CAPITAL GAIN OF 50K = $10,350. (Assume you don't have other income other than capital gain).
If you don't have private health insurance, there maybe 1% medicare levy surchage applicable on your taxable income of $50K.

If you have PAYG salary income say 50K, then combined taxable income (with net capital gain of $50K) is $100K.

Then the tax = 17,100+0.4x 25,000=$27,100, plus 1.5% medicare levy = $1,500
TOTAL TAX = $28,600, tax on salary income of 50K=$10,350, this means tax on the net capital gain = $18,250.
Again, if you don't have private health insurance, there maybe 1% medicare levy surchage applicable on your taxable income of $100k

If you held your capital asset for less than one year, then no CGT discount is applicable, the whole capital gain  of $100K will be assessable.

BTW, renovation costs can be used as part of capital cost to reduce capital gain, for example, if it cost you $25K, then gross capital gain will be $500K-$400K-$25K=$75K.

[ 本帖最后由 Artcore 于 2008-6-2 01:22 编辑 ]

susan

我明白了，原来我的理解有错误。
我本以为是买卖房屋政府收的手续费之类的东西。其实就是计算在annual Taxable income 里的。
谢谢楼上的，我想歪了。

susan

另外能有哪位好心人能列出买卖房屋所需要的各种相关费用的list吗？

比如印花税，律师费，中介费之类的？！

黑山老妖

The costs I can think of for buying and selling properties are:

Cost of buying:
- stamp duty on property (depending on price and state)
- conveyancing fee
- building/pest inspection (optional but recommended unless it's land value)
- strata check (if strata plan building)
- initial deposit (normally 0.25% of the buying price)
- final deposit (normally 10% of the buying price)
- loan related
  - stamp duty on mortgage if buying with loan (also depending on state)
  - valuation fee (if applicable )
  - any other loan related fees
- on settlement day:
  - another 10% deposit if loan is borrowing 80% of the value of property
- may have some fix up to do on the building.
- renovation/rebuild/expansion?
- relocation fee (if moving in to live there)

Sell cost:
- agent fees (if selling through agent) including advertising fee
- relocation cost (if living in there yourselves)
- CGT if investment property with capital gain
- if the property has mortgage on it:
  - title transfer fee
  - loan discharge fee
  - if loan is repaid earlier than contract stipulates then early breakage fee may also apply
  - any other bank related fees.

This list is not exhaustive, please help me to complete it if you can think of more.

iamamouse

如果是你自己自主房，就免税了

老石

Mr. Artcore is so nice and have such a detailed explanation!

susan

原帖由 黑山老妖 于 2008-6-2 08:50 发表
The costs I can think of for buying and selling properties are:

Cost of buying:
- stamp duty on property (depending on price and state)
- conveyancing fee
- building/pest inspection (optional bu ...

谢谢先，有些费用还不是很明白。等遇到具体情况的时候再问问清楚。
一般来讲，是不是会计会帮你算清楚这些费用的预算？

icetea2007

CGT if investment property with capital gain
-------------------------------------------------------------
感谢老妖的解释，想问一下，如果是自己原来的自住房，现在买了新房子，打算把旧房子卖掉，还要付CGT么？

黑山老妖

原帖由 susan 于 3/6/2008 00:37 发表

谢谢先，有些费用还不是很明白。等遇到具体情况的时候再问问清楚。
一般来讲，是不是会计会帮你算清楚这些费用的预算？

如果这个会计对投资房比较有经验应该可以给你大概的估算一下的。

飞儿

原帖由 黑山老妖 于 2008-6-2 08:50 发表
The costs I can think of for buying and selling properties are:

Cost of buying:
- stamp duty on property (depending on price and state)
- conveyancing fee
- building/pest inspection (optional bu ...

Sell cost:
- agent fees (if selling through agent) including advertising fee
- relocation cost (if living in there yourselves)
- CGT if investment property with capital gain
- if the property has mortgage on it:
  - title transfer fee
  - loan discharge fee
  - if loan is repaid earlier than contract stipulates then early breakage fee may also apply
  - any other bank related fees.

- advertising fee, some agents don't charge this, some do, like McGrath
- property plan drafting fee,some agents don't charge this, some do, like McGrath
....

....

[ 本帖最后由 飞儿 于 2008-6-3 15:58 编辑 ]

黑山老妖

原帖由 icetea2007 于 3/6/2008 15:34 发表
CGT if investment property with capital gain
-------------------------------------------------------------
感谢老妖的解释，想问一下，如果是自己原来的自住房，现在买了新房子，打算把旧房子卖掉，还要付C ...

If you sell your old home within 6months of buying the new one then no CGT is applicable unless you rent the old one out.

黑山老妖

原帖由 飞儿 于 3/6/2008 15:55 发表
- advertising fee, some agents don't charge this, some do, like McGrath
- property plan drafting fee,some agents don't charge this, some do, like McGrath
....
....

Yes, a lot of optional costs... A lot depends on which agent etc etc...

icetea2007

If you sell your old home within 6months of buying the new one then no CGT is applicable unless you rent the old one out.
--------------------------------------------------------
Thanks! What would happen if the old one is on market more than six months (likeI  put the old one on market right after I bought the new one, but havn't been able to sell it out within six months), would CGT be applicable in that case?

黑山老妖

原帖由 icetea2007 于 3/6/2008 16:22 发表
If you sell your old home within 6months of buying the new one then no CGT is applicable unless you rent the old one out.
--------------------------------------------------------
Thanks! What would  ...

ask accountant.

leo727

澳洲的税法给与居民个人的自主房很大的税务优惠，简单讲，只要你的自住房从买到倒卖出去这段时间从来未出租产生过收入，你就可以享受全免cgt,即使你买了第二套房，仍然可以treat第一套房子为你的自住房，当然有些问题要注意

icetea2007

谢谢楼上两位的解答。

icetea2007

http://www.moneymanager.com.au/a ... /1210765099560.html

Q. My sister and her husband have recently moved interstate for two to three years. Whilst there, they are renting out their home. Will they have to pay capital gains tax on their property if they sell it within the next two or three years, or when they return from interstate?

A. Provided you do not claim any other property as your residence you can be absent from your home for up to six years without losing its CGT exempt status.

在moneymanager.com 看到关于免CGT的解答，不是很明白，要怎么理解“absent from ”呢？是不是不管是否曾出租？只要没有把另一处房产claim作自住房，这处之前的自住房只要不出租超过六年卖掉，都可以免CGT？

icetea2007

这个解释得更详细一些，看来只要住满前几个月，再搬出去，出租或其他原因，只要在六年内搬回来，再出售，就可以免CGT？这样理解对么？有了解的朋友请解释一下。

Q.If I buy a property, rent it out for one year whilst renting somewhere else, then move in and live in the house for 10 years, will I have to pay CGT - proportionally for the one year period - when I sell the property?

A. Yes you will - but a better option may be to move into the house for a few months at the start and then move out and rent it. You can be absent for up to six years without the house losing its CGT free status, so it's only a matter of moving back during that period and the entire property would be CGT free. Of course if you do the sums on 11 years of ownership, with just one year as a rental, you may find that the CGT is minimal in any event.

[ 本帖最后由 icetea2007 于 2008-6-4 16:57 编辑 ]

icetea2007

这个跟上面的说法有矛盾，这里变成了六个月，晕！

Q. I bought my first home last May using the first home owners grant, and moved in for minimum six months as required and have rented it since. I am now renting again in my preferred suburb. If I sell the home in the next two to three years am I liable for CGT?

A.  You can be absent from your residence for up to six months without losing the CGT exemption provided you do not claim any other property as your principal residence in that period. It would seem it would be free of CGT when you sell.

http://www.moneymanager.com.au/a ... /1208743194173.html

[ 本帖最后由 icetea2007 于 2008-6-4 16:56 编辑 ]

Artcore

Q. I bought my first home last May using the first home owners grant, and moved in for minimum six months as required and have rented it since. I am now renting again in my preferred suburb. If I sell the home in the next two to three years am I liable for CGT?

A.  You can be absent from your residence for up to six months without losing the CGT exemption provided you do not claim any other property as your principal residence in that period. It would seem it would be free of CGT when you sell.

Typo, should be six years. Yes, you can rent up to 6 years and still get CGT exemption, provided this was your principal place of residence.

Artcore

If a taxpayer owns his/her home and claims  that home as his/her main residence for CGT purposes, the taxpayer  has a number of planning opportunities available to minimise any  capital gain or loss on disposal of the property.  

A taxpayer may:  

• change residences and claim the CGT exemption for both  houses for up to 6 months; and  
• continue to treat a house as his/her main residence, despite  not living in the property, and derive assessable income from the  property for 6-year periods while maintaining the CGT exemption.  
• If the taxpayer's principal residence is a pre-CGT asset and  the taxpayer wishes to invest in another property, then if the  taxpayer uses the post-CGT property as the principal residence,  capital gains on both would be exempt because one would be a  pre-CGT asset and the other exempt under the principal residence  exemption.
  

   

Exceptions, problems and  qualifications  
Take the following into account.  

• The main residence exemption from CGT only applies to  individuals.  
  
• The CGT exemption can only be maintained for both houses for  the 6-month period if a taxpayer's existing main residence was  his/her main residence for at least 3 of the last 12 months and the  existing main residence was not used to produce assessable income  at any time when, in the last 12 months, the residence was not the  taxpayer's main residence.  
  
• If a taxpayer chooses to treat a dwelling as his/her main  residence for the 6-year absence period, he/she cannot have another  main residence during that time.  
  
• The 6-year absence period does not need to be continuous.  
  
• The taxpayer may have more than one 6-year absence period from  his/her main residence.
  

icetea2007

感谢Artcore的解释。

还有一点不明白，比方说某人原先有一房产作自住房，现在购入第二套房产后，从第一处房产搬出来，住进第二处房产。如果他没有把第二处房产申报为main residence,那第一套房产可以免CGT的情况出租六年；如果不用第一处房产来产生收益，第一处房产一直保留免CGT的状态。如果他把第二处房产申报作 main residence，那第一处房产只能在六个月之内免CGT。是这样理解么？

icetea2007

在税局网站找到了答案，跟大家分享一下：

If you acquire a new home before you dispose of your old one, both dwellings are treated as your main residence for up to six months if:

*   the old dwelling was your main residence for a continuous period of at least three   months in the 12 months before you disposed of it
  
  *   you did not use it to produce assessable income in any part of that 12 months when it was not your main residence, and
  
  *   the new dwelling becomes your main residence.

If you dispose of the old dwelling within six months of acquiring the new one, both dwellings are exempt for the whole period between when you acquire the new one and dispose of the old one.

If you disposed of your old home before 1 July 1998, both homes are exempt for a maximum of three months.

If it takes longer than six months to dispose of your old home, both homes are exempt only for the last six months before you dispose of the old one. You obtain only a part exemption when a capital gains tax (CGT) event happens in relation to your old home.

icetea2007

所以，我的理解是，就算第一处房产没有用来出租产生受益，如果没有在六个月之内卖掉，超过六个月的部分，要按比例分摊CGT。
前提是，如果他将第二出房产申报为main residence.

[ 本帖最后由 icetea2007 于 2008-6-4 18:35 编辑 ]

trebbiano

原帖由 黑山老妖 于 2008-6-2 08:50 发表
The costs I can think of for buying and selling properties are:
Cost of buying:
- stamp duty on property (depending on price and state)
- conveyancing fee
- building/pest inspection (optional bu ...

谢谢黑山老妖，借宝地问一下。
根据黑山老妖的清单，如果在悉尼买自住房（不是第一次买房），是UNIT/APARTMENT，房价75万，首付13万。
1. 除了这13万，最后还要付多少钱？（假设律师费1000刀）
2. 如果没有更多的余钱了（可能是连印花税一起贷款），最后实际要贷多少钱呢？
3. 按现行利率30年连本带息还，每个月要还多少呢？

谢谢各位的指教。

trebbiano

DING

icetea2007

感谢老妖的加分。

icetea2007

原帖由 trebbiano 于 2008-6-5 08:19 发表

谢谢黑山老妖，借宝地问一下。
根据黑山老妖的清单，如果在悉尼买自住房（不是第一次买房），是UNIT/APARTMENT，房价75万，首付13万。
1. 除了这13万，最后还要付多少钱？（假设律师费1000刀）
2. 如果没有更多 ...

75万买unit？真有钱啊！

如果不是新房，你要买strata report，这个律师会帮你推荐.

印花税估计不能贷款吧，你要把将近三万的印花税从首付里扣掉，这样，你有10万的首付，贷款65万。对于投资房，还有个stamp duty on loan duty，你贷款65万，估计要付2.5K，不过听说7月1号之后作settle，这笔费用可以不用交。

另外，你的首付不到15%，好像还要交insurance，大概一两千吧（这个不太确定）。

你的repayment可以用下面的计算器算一下，如果是利息加本金，一个fornight大概要付2.4K（利息以9%为例，三十年付清）。

stamp duty 的计算器：
http://www.moneymanager.com.au/h ... uty-calculator.html

repayment 的计算器：
http://www.moneymanager.com.au/h ... nts-calculator.html

除了考虑偿付能力，你还要看看银行会否借65万给你，要再sign contract 之前做好pre-approval哦。另外，这么贵的unit，strata 估计不便宜，你还要把这个也考虑进你每个月的支出。

还有其他什么费用，大家补充吧。

icetea2007

你是自住的话，就不用考虑stamp duty on loan了。