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[1，那么什么是Redraw 功能呢？
• Redraw 功能容许客户将银行计算的归还金额以外的额外的资金，再次从银行有条件限制的借出来。例如，按贷款合同要求，你必需每月归还银行1000元，而你归还了2000元，在年终的时候，你更额外多付了2万元。那么，总计你多归还的金额为：1000X12=12000, 再加上20000，一共是32000元。
也就是，redraw 功能容许你把额外归还的32000元再向银行借出来。]
I think you can only redraw the extra money that you put in (on top of the loan repayment amount on your monthly repayment). In this case, you can only redraw 20,000.
[3, 税务问题
• 在投资房中，利息成本可以用于抵扣客户的投资房租金收入，无论redraw 还是offset, 税局都是计算实际利息成本，所以，你的多余资金放在home loan和放在offset帐户中，利息都会减少，效果是一样的，所以，如果从减少税收的角度看，使用offset帐号是没有帮助的。反而redraw才会令利息成本上升，从而导致taxable income减低。]
I don't agree with that. The main purpose the bank introduce offset account concept is to tackle the issue of whether interest on redraw amount is tax deductable, and it is really only to deal with tax issue arise from money taken out from loan account. In ATO point of view, the main point is how you use the money being taken out (money you redraw).
The general consent about repayment a loan quickly is to put every cent that you have into the loan account to reduce the interest charge on the loan. In the day before offset accounts, the bank will encourage you to put all your salary and any extra income into your home loan. For every day the extra amount stay in your loan account, you save on the interest. That's all fine if it is your home loan because the interest is not deductable anyway. This practice creates a tax issue in two situations (could be more that I don't know about).
1. If you want to switch your home to become an investment property, how much of the interest on the loan is still deductable. The rule is that any amount that you put in is considered as repayments, and any amount you redraw needs to check for how they are used for. For tax purpose your home loan could have been completely paid off already. What is left there are really result of you redraw for all other purpose (buying a car, pay for childcare fees, pay for credit cards).
2. If it was an investment property, then any redraw amount needs to be tracked differently as well. The reason for offset accounts for investment loan is that you can still use your extra cash flow to offset your interest expense and hence save you money. At the same time you still have the money for your own purpose. Think of it, the extra money in your normal saving account gives you 0% interest most of the time. And you are payment more than 5% on your loan. So why not make use of offset to reduce your interest expense? Even you put your extra money into a high interest rate saving accounts, most of them won't match the interest charge on your loan anyway.
Just my two cents. Sorry that it is a bit too hard for me to type in Chinese characters.
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我的揾工经验 (2006-3-30) StKilda 
车拿到了，ford XR6 BA，初步油耗统计！ (2006-2-25) ufo 
楼主:SydPeterLiu
发表于 2012-10-8 17:30
