关于投资房负扣税问题

枫之追忆

假如我银行账户有100万， 买100万的自住房，20万首付，80万贷款，把我银行账户里剩余的80万存在对冲账户里， 贷款利息等于0。现在又想买80万的投资房，直接从原有对冲账户里拿钱来买，等于又有了利息，请问这次产生的利息可以抵投资房的税吗

枫之追忆

大江东去

不可以

枫之追忆

dragonballz

得refinance，用自住房作抵押贷款买，这笔贷款的利息就可以了

李十三

不可以

李十三

但是如果你把自住房還大部分，然後申請全額貸款買投資房。可能可以

cyvs

自住房市值有130万吗？
如果有的话，和现在的银行贷款买投资房，自住房和投资房为抵押，应该可以贷款八十万和印花税（如果你还款能力过关）
或者自房开个新借贷户口，二十万加印花税，剩下的六十四万你可以找任何银行借。

如果市值没有那么多，那必须先减少自住房的贷款。你找broker问问他们会给你建议怎样操作的了。

留着自住房的对冲户口的好处是如果以后你想把现在的自住房转投资，另买自住房，可以把对冲户口的八十万拿出来买新房子，贷款利息可以扣税。

枫之追忆

大江东去 发表于 2015-8-17 22:33
不可以

刚问ATO 说可以呢 只要能把这两部分产生的interest分开清楚

cyvs

枫之追忆 发表于 2015-8-19 11:12
刚问ATO 说可以呢 只要能把这两部分产生的interest分开清楚

Ask them to write you a personal ruling.  You might have talked to someone that has no idea what he/she is talking about (lots of them on the ATO phone line), or you didn't express your question correctly.

If you want to do it. Then transfer all your money in the offset account (800K) to your home loan.  So your home loan balance is now 0.  Then redraw the 800K from the home loan to buy new property.  Then the interest on that loan (from the date you redraw) will become tax deductible.   Remember, you have to transfer all  your money from the offset to your  home loan first, then redraw.  You CANNOT just draw from the offset account to pay for your investment property.

The disadvantage here is you loss your flexibility in case you want to buy another house as your principal place of resident and want to change current home to become investment property.

Southbridge

Offset里面拿出来的钱是你的资产，直接拿去买投资房恐怕行不通。如果LZ去申请ruling，还望之后能回这个帖子说下，造福后人。

jd07

道理上可以 但是你把钱花在投资房身上 怎么利益最大化? 虽然投资房利率高, 但是利息可以退税

oznewstarter

cyvs 发表于 2015-8-19 13:00
Ask them to write you a personal ruling.  You might have talked to someone that has no idea what h ...

什么意思怎么看不懂?楼主不就是说把自主房的offset里的钱拿去买投资房?需要的时候提出来本来就是offset的目的所在不是吗

oznewstarter

我看好多足友不都是拿对冲存钱 存够多就去买投资房?难道这一直就是错误的。。。

cyvs

oznewstarter 发表于 2015-8-19 15:50
什么意思怎么看不懂?楼主不就是说把自主房的offset里的钱拿去买投资房?需要的时候提出来本来就是offset的 ...

The money in the offset account is your cash (like money in a deposit account/transaction account).  The bank will not pay you interest on it.  But instead the bank will use the money in this account to "offset" your loan amount they calculate interest on our home loan.  If you withdraw money from the offset account to buy investment property, it is like you use your own cash to buy the investment property.   The original loan is still for the house you live in, so you can't claim deduction for interest.

You have to remember why the bank comes out with the offset account concept to start with.  It is so that you can withdraw the cash in the offset account to buy another house to live in in the future, while converting the current resident to become an investment property. And the interest on the loan will become tax deductible after the transaction.

cyvs

oznewstarter 发表于 2015-8-19 15:52
我看好多足友不都是拿对冲存钱 存够多就去买投资房?难道这一直就是错误的。。。 ...

You don't understand the concept of offset account....

oznewstarter

cyvs 发表于 2015-8-19 16:38
The money in the offset account is your cash (like money in a deposit account/transaction account) ...

你的意思是，如果从投资房的贷款对冲里拿钱去买自住房之后多产生的利息可以deductible
从自住房的贷款对冲里拿钱去买投资房之后多产生的利息不能deductible?

好糊涂啊。。。

cyvs

oznewstarter 发表于 2015-8-19 16:52
你的意思是，如果从投资房的贷款对冲里拿钱去买自住房之后多产生的利息可以deductible
从自住房的贷款对 ...

I don't know how to explain any further.  Try one more time.

When you establish a loan with offset facility, you have two accounts set up.   One is the loan account itself (which is what you borrow and get charge interest expense), and another one is the offset account (which you can put your extra fund into to "offset" the loan balance so interest charge on the loan account will be lower).

Offset account is not loan account, it is like a saving/transaction account.  The effect of it is to help to reduce the interest charge on the loan account that is linked to the offset account.  When we talk about whether interest is tax deductible, we talk about the interest charge on the loan account.  Remember offset account doesn't earn interest or get charge interest.  Whether interest charge on loan account is tax deductible depends on the purpose of the loan.  In the beginning, when you first buy the house to live in and establish the loan, the money from the loan account is used to buy the house that you live in.  House to live in is not investment so you can't claim deduction for interest charge.

Now the money that you put in the offset account is not a repayment to loan account.  Yes money in there will help to reduce the interest charged on the loan account, but it is not a repayment.  You still owe the same amount in the loan account.   If you take the money out from the offset account to buy investment property, this has not change the loan at all (remember you draw from offset, not loan).  The loan is still for buying the house you live in.  So the interest on the loan is still not tax deductible.   

You say you withdraw the money from the offset account to buy investment property??  Yes.  But offset account is not loan account.  You get your cash from the offset account, which won't get charge interest anyway.

大江东去

枫之追忆 发表于 2015-8-19 11:12
刚问ATO 说可以呢 只要能把这两部分产生的interest分开清楚

在悉尼练好英语口语和听力很重要

大江东去

oznewstarter 发表于 2015-8-19 15:52
我看好多足友不都是拿对冲存钱 存够多就去买投资房?难道这一直就是错误的。。。 ...

或者是你看错了，或者是别人做错了

oznewstarter

cyvs 发表于 2015-8-19 17:44
I don't know how to explain any further.  Try one more time.

When you establish a loan with offse ...

感谢这么详细的解释 最后3分都给你了!

Jessicajj

cyvs 发表于 2015-8-19 17:44
I don't know how to explain any further.  Try one more time.

When you establish a loan with offse ...

我明白你说的，也就是要把offset里多的钱先都转到loan account里去，比如说你一开始买房时找银行借贷60万，之后你从offset里把多余的10万资金打进loan account里，这样银行就只会charge你50万的利息。 好处是，那十万块钱还是可以随时找银行“cash out”的 （那50万不可以）。十万块钱重新从贷款账户拿出来所产生的利息可以tax deductable，当你做新买的投资房退税的时候。楼主讲的很清楚了。赞一个。

cyvs

Jessicajj 发表于 2015-8-22 12:01
我明白你说的，也就是要把offset里多的钱先都转到loan account里去，比如说你一开始买房时找银行借贷60万 ...

如果有其他方法的话，其实是不建议这样做的。
记得从此以后贷款户口里产生的利息你只能拿1/6来扣税，不是一直拿十万来计算利息。

Jessicajj

cyvs 发表于 2015-8-22 13:18
如果有其他方法足的话，其实是不建议这样做的。
记得从此以后贷款户口里产生的利息你只能拿1/6来扣税，不 ...

你的意思是不值得做的是吧

lubber

zhangwei7461

按照lz的说话， lz 只是把自住房offset 里面的钱拿出来买投资房， 但是lz offset里面里面拿出来后， 意味着自住房就得付利息。 但是这个付的是自住房的利息 和你的投资房没有1毛关系。

cyvs

Jessicajj 发表于 2015-8-22 13:23
你的意思是不值得做的是吧

如果没有其他方法，还是值得做的，十万4%利息一年有四千。所以我对楼主说如果真要这样，一定要把offset里的钱先转到loan account , 再redraw 出来。

cyvs

zhangwei7461 发表于 2015-8-22 13:47
按照lz的说话， lz 只是把自住房offset 里面的钱拿出来买投资房， 但是lz offset里面里面拿出来后， 意味着 ...

对，就是这个意思。

JohnnySu

把offset里的80万先还到贷款帐号，再redraw出來，利息就可以抵税。