房子出租6年内卖了，没有CGT。那非常赚啊。不停这样操作，不是就稳稳的赚到手软吗？

c4pe

maxinfang 发表于 2023-11-29 15:50
买房 都买不到合心意的 不是买菜 可以随便挑 除非 你跟朋友商量 买他的房子
否则受限于自己的时间周期 错 ...

知道有这个重叠优惠，就建议先买新房，再卖旧房，充分发挥重叠优惠的作用。哪怕重叠期超过6个月了，比如有10个月。这重叠期10个月里的6个月还是免税的。

Li Jing signed a contract to buy a townhouse in March. She took possession when settlement occurred in April.

In late March, Li Jing's employer sent her overseas on an assignment for 4 months. She moved into the townhouse when she returned in late July.

Li Jing's overseas assignment was unforeseen at the time she bought the townhouse. She moved in as soon as practicable after settlement of the contract. Therefore, she can treat the townhouse as her main residence from the date she acquired it.

If Li Jing treats the townhouse as her main residence for this period, she cannot treat any other property as her main residence (except for a limited time if she is moving house).

End of example
Moving to another main residence
If you acquire a new home before you dispose of your old one, you can treat both as your main residence for up to 6 months.

You can do this if all of the following are true:

you lived in your old home as your main residence for a continuous period of at least 3 months in the 12 months before you disposed of it
you did not use your old home to produce income (such as rent) in any part of that 12 months when it was not your main residence
the new property becomes your main residence.
Example: full exemption for both homes

Jill and Norman bought their new home under a contract that settled in January and they moved in immediately.

They sold their old home under a contract that settled in April.

Both the old and new homes are treated as their main residence for the period January to April, even though they did not live in the old home during that period.

End of example
Exceeding the 6-month limit
If it takes longer than 6 months to dispose of your old home, the main residence exemption applies to both homes only for the last 6 months before you dispose of your old home.

For the period before this, when you owned both homes, you can choose which home to treat as your main residence. The other will be subject to CGT for that period.

Example: partial main residence exemption for one home

Jeneen and John bought their old home under a contract that settled on 1 January 1999 and moved in immediately. It was their main residence until they bought another home, under a contract that settled on 1 January 2022.

They retained their old home after moving into the new one. They did not use the old home to produce income.

They sold the old home under a contract that settled on 1 October 2022. Jeneen and John owned this home for a total of 8,675 days.

Both homes are treated as their main residence for the period 1 April 2022 to 1 October 2022, the last 6 months that Jeneen and John owned their old home. One of the homes will not get the main residence exemption for 90 days from 1 January 2022 to 31 March 2022.

Jeneen and John have 2 options:

They can claim the main residence exemption for their new home from the time they first move in. The capital gain on their old home is then partially assessable for CGT. The assessable proportion is 90 ÷ 8,675, which is the number of days the old home was not their main residence divided by the total days they owned the old home.
They can treat their old home as their main residence for the period 1 January 2022 to 31 March 2022, even though they have moved out. This means it is fully exempt. If they later sell their new home, it will be assessable for CGT for the 90-day period.

Forbne

c4pe 发表于 2023-11-29 16:25
不要挑战规则。但要读懂规则。

六年法则也是考虑到购房者买房后，再去异地工作房子出租了，然后此套有6年的机会可以当做自住房卖了，但是一旦购房者有2套以上房子，无论你怎么利用六年法则，总归是自住在时间上的分配问题，自住给了这套，那另一套就没有了，税局才不怕你怎么玩六年法则呢。

c4pe

Forbne 发表于 2023-11-29 16:29
六年法则也是考虑到购房者买房后，再去异地工作房子出租了，然后此套有6年的机会可以当做自住房卖了，但 ...

知道规则后才能制定策略。


比如知道有这个6个月重叠优惠后，策略是先买新房，再卖旧房，充分发挥重叠优惠的作用。哪怕重叠期超过6个月了，比如有10个月。这重叠期10个月里的6个月还是免税的。

Forbne

c4pe 发表于 2023-11-29 16:33
知道规则后才能制定策略。

半年的overlay随便你怎么用啦，小便宜哪里都有，就像你总不能阻止别人街上收集瓶子卖钱嘛

c4pe

Forbne 发表于 2023-11-29 16:36
半年的overlay随便你怎么用啦，小便宜哪里都有，就像你总不能阻止别人街上收集瓶子卖钱嘛 ...

多半年免CGT，你知道值多少钱吗？我随便找了个例子，一算就有3万多。三万多加到个税头上。

爬山虎

Forbne 发表于 2023-11-29 16:36
半年的overlay随便你怎么用啦，小便宜哪里都有，就像你总不能阻止别人街上收集瓶子卖钱嘛 ...

感觉楼主是第二个PMP6，
请不要试图阻止他们钻政策漏掉的快乐。

Forbne

c4pe 发表于 2023-11-29 16:47
多半年免CGT，你知道值多少钱吗？

不觉得是很多的钱

potter.leon

不懂帮顶，楼主记得回来更新就行了

爬山虎

c4pe 发表于 2023-11-29 16:29
知道有这个重叠优惠，就建议先买新房，再卖旧房，充分发挥重叠优惠的作用。哪怕重叠期超过6个月了，比如 ...

炒房也不是不可以，
提醒楼主关注
1，你可以每六个月倒腾一次，进出都覆盖到
2，每次房产都升值，
3，升值的总额大于印花税，中介费，银行利息以及各种帐单的总和。
4，你愿意过一阵子搬一次家。
5，若干年后不被ATO判断为盈利性炒房，明年开始，短期翻新旧房出手是明确的征税对象。

房子被称为不动产是原因的。

c4pe

爬山虎 发表于 2023-11-29 16:55
炒房也不是不可以，
提醒楼主关注
1，你可以每六个月倒腾一次，进出都覆盖到

都要关注。但这个重叠策略是稳赚。你说的关注房价涨跌，还是别太操心了，预判不来。

c4pe

Forbne 发表于 2023-11-29 16:36
半年的overlay随便你怎么用啦，小便宜哪里都有，就像你总不能阻止别人街上收集瓶子卖钱嘛 ...

如果个人税率高，要多交1万5的个人所得税。比捡瓶子轻松多了吧

c4pe

爬山虎 发表于 2023-11-29 16:55
炒房也不是不可以，
提醒楼主关注
1，你可以每六个月倒腾一次，进出都覆盖到

5，若干年后不被ATO判断为盈利性炒房，明年开始，短期翻新旧房出手是明确的征税对象。

这个倒是头次听说。原来投资房还必须不是盈利性炒房。也就是说，投资房的目的不能是为了盈利，也就是投资房的目的不能是赚钱。

爬山虎

c4pe 发表于 2023-11-29 17:04
5，若干年后不被ATO判断为盈利性炒房，明年开始，短期翻新旧房出手是明确的征税对象。

这个倒是头次听说 ...

https://www.afr.com/wealth/perso ... pers%E2%80%9D%20who,Appeals%20Tribunal%20decision%2C%20lawyers%20say.

爬山虎

Property renovators could be taxed up to 47pc under new rules

dnr

我就是像楼主这样左脚踩右脚一直爬了30米高。

Mushroomm

dnr 发表于 2023-11-29 17:19
我就是像楼主这样左脚踩右脚一直爬了30米高。

这样走六年，能上天。

Forbne

c4pe 发表于 2023-11-29 17:02
如果个人税率高，要多交1万5的个人所得税。比捡瓶子轻松多了吧

才1万多，你卖房中介不要钱? 印花税不要钱? 广告不要钱? 空置不要钱? ……半年半年折腾，佩服佩服

Forbne

dnr 发表于 2023-11-29 17:19
我就是像楼主这样左脚踩右脚一直爬了30米高。

哈哈，才30米，不是应该直上九重天吗

Forbne

爬山虎 发表于 2023-11-29 16:48
感觉楼主是第二个PMP6，
请不要试图阻止他们钻政策漏掉的快乐。

哈，我不阻止，我回复他们也快乐的

dnr

Forbne 发表于 2023-11-29 17:38
哈哈，才30米，不是应该直上九重天吗

30米醒来不会摔死。。。

c4pe

Forbne 发表于 2023-11-29 17:35
才1万多，你卖房中介不要钱? 印花税不要钱? 广告不要钱? 空置不要钱? ……半年半年折腾，佩服佩服 ...

“你卖房中介不要钱? 印花税不要钱? 广告不要钱? 空置不要钱? ……半年半年折腾”

上面这些和我说的利用6月重叠规则避税有关系吗？按你意思好像是，不按策略来，先卖旧房，再买新房，就不用交中介费，印花税了。

关于是否一定要空置才能利用6月规则，我没太看懂。

maxinfang

c4pe 发表于 2023-11-29 16:29
知道有这个重叠优惠，就建议先买新房，再卖旧房，充分发挥重叠优惠的作用。哪怕重叠期超过6个月了，比如 ...

嗯 我懂你的意思 但是半年 hold 的时间 更多的是看你 是否逾期房价在半年后 会涨 如果预期是跌 那其实无所谓的 所以只能说可遇不可求 要是遇到合适得买家 和价格 也没必要 long settle 你房子空着不是也是浪费？你短租 出了什么事情 延误交割 不是更烦 你还要补保险？应收款 早拿到手也好呀 利息也那么高 而且有租客在 那会影响价格的 如果airbnb 你家具怎么解决 这些问题 其实都需要考虑的  租的卖房家具公司不可能让你 用的 只能看！

Forbne

c4pe 发表于 2023-11-29 17:41
“你卖房中介不要钱? 印花税不要钱? 广告不要钱? 空置不要钱? ……半年半年折腾”

上面这些和我说的利用 ...

具体见39楼，你用一两次半年overlay没问题的，频繁用就是39楼啦

Hillwang

六个月房子能涨多少，算算印花税，中介费。万一不涨反跌呢

c4pe

Forbne 发表于 2023-11-29 17:45
具体见39楼，你用一两次半年overlay没问题的，频繁用就是39楼啦

是

c4pe

Hillwang 发表于 2023-11-29 17:49
六个月房子能涨多少，算算印花税，中介费。万一不涨反跌呢

印花税，中介费跟我说的利用6月规则没关系。这些费用你怎么都要交，还不如晚一点交。

你一直说旧房房价万一跌了呢？那我只能回：万一涨了呢？这种不知道无法预测的东西，不要去想。做一点你能控制的比较有实际意义。

bumpkins

c4pe 发表于 2023-11-29 14:37
就是感觉太爽了，马上就要这样操作一波。房价翻了一倍多，却不用交一分钱CGT，真的太开心了 ...

楼主没有说是卖了 house 还是apt, unit 这是个大问题。

c4pe

maxinfang 发表于 2023-11-29 17:43
嗯 我懂你的意思 但是半年 hold 的时间 更多的是看你 是否逾期房价在半年后 会涨 如果预期是跌 那其实无 ...

绝对不要短租。就正常一年一年的合同最好。频繁换租客对房子不好。工作量太大。

不用设想现在卖比晚6个月卖价格好。这个推算不来。

c4pe

bumpkins 发表于 2023-11-29 18:14
楼主没有说是卖了 house 还是apt, unit 这是个大问题。

为什么这是个大问题？