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realestate

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JhYu

有无考虑council open space contributions, 这个也是不小的一笔税。

witnessant

Sorry, no chinese text input so must respond in English.
1. Not entirely correct. You may not have to pay any tax in the short term, i.e. when you sell two and keep one. But unless you plan on keeping a townhouse for the life of the company, company tax will still be payable when you eventually sell it. The longer you wait usually means the more tax is payable (provided property market doesn't crash). P.s. company tax rate is now 28.5% and will eventually be lowered to 25% in a few years' time.  There is no capital gains tax discount when the property is held by a company.
2. You are right about the stamp duty and the CGT discount being eligible for the individual purchaser. But there are a couple of other things to consider:
a. the company will still need to pay GST on the sale.
b. it may seem like the trade-off is not very appealing currently because the savings in company tax is not massive and there's the added cost of stamp duty (assuming company sells it to you or your spouse). But if the individual waits 5-10 years to sell, the property will have appreciated and savings on CGT may be considerable.
3. Family trust is not very costly to set up and/or maintain. Income can be distributed to all immediate kins, e.g. children, in-laws, cousins, etc... provided that they are Australian residents of course. So may still be worthwhile to have one.

Other things to consider apart from open space contribution levied by the local council:
- Telstra phone pit ($3-5K)
- Electricity supply pit (varies from under $1K to $4K depending on your site)
- Sub-division costs (Land titles Office fees)
- real estate agent commission
- conveyancer/lawyer fees

realestate

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zzfgg123

short term就是公司了，30%交了以后据说可以分几年领工资利用阶梯差吐出来一部分。。。。

帅得不象样子

设family trust 上小学孩子可以分多少不交税?没有minor limit了?多少岁以上可以按工作的免税额分配了?

Woolwich7

Family trust 按人头分, 楼主可以私信我交流，我们已经在悉尼做开发

Tdon5

GST,CGT, Income Tax, stamp duty都需要通盘考虑，楼住用公司名早期买的地，如果想转成trust 结构，怎么转，会不会有CGT和Stamp duty的问题，建议还是找靠谱的会计咨询一下吧，没那么贵的

witnessant

帅得不象样子 发表于 2017-5-2 10:26
设family trust 上小学孩子可以分多少不交税?没有minor limit了?多少岁以上可以按工作的免税额分配了?  ...

There is a limit (in terms of tax free threshold) on how much $ can be distributed to minors. I think it's under $900. So unless you have lots of minors, it won't add up to much. Conversely, you'll have to wait until the minor is 18 to take full advantage of the marginal tax rates (including tax free threshold).

witnessant

zzfgg123 发表于 2017-5-2 01:42
short term就是公司了，30%交了以后据说可以分几年领工资利用阶梯差吐出来一部分。。。。 ...

Correct. But unless you have the patience or sufficient cash flow in the mean time, it may take several years (longer if you go for the tax free threshold amount) to draw that money out of the company in the form of wages. E.g. company profit is $200K, the current tax free threshold is approx. $18K. So it'll take more than 10 years. Perfectly ok if you are willing to wait.
Alternatively, you could pay out a larger amount, say up to $37K, you'd still have to pay tax at that marginal rate, although your company gets some tax credit in return. You'll need to speak with a qualified accountant to work this out properly.

witnessant

realestate 发表于 2017-5-1 20:22
so what do you think is the best way to save tax provided I want to sell in the short term?

To be honest, there isn't much more that you can do to minimise tax (for the company) if you want to sell all 3 dwellings in the short term. There's no way to manipulate the company's GST and income tax liabilities, unless all 3 units are sold to friends/family members where you can under-report the sale price, which is, let's face it, a bit dodgy.
It's a double edged sword, the more profit you make, the more tax you pay. If you pay very little tax, it probably means you didn't make much money.

Aus

thanks for sharing

猪胖胖

帅得不象样子 发表于 2017-5-2 10:26
设family trust 上小学孩子可以分多少不交税?没有minor limit了?多少岁以上可以按工作的免税额分配了?  ...

印象里小孩还是有那个几百块的limit的，成年之前没有分流利润的优势，最好是有老年父母

一天世界晴~

1. 有人告诉我卖2套，留1套。这样公司就等于没挣钱，就不需要交公司税。这个对吗？

我认为不对，所有的cost都是三套房子的，你很难把所有cost都做到那2套出售的房子上，当然一定程度的倾斜是可以的。

2. 或者卖2套，剩下的1套低于市场价卖给自己人。那人最好是无房的。然后私下出租一年，就变成自住房了，到时候再卖，增值的部分就没有税了。但是唯一的问题是，不可能低于市场价太多。比如如果价值100万的TOWNHOUSE 最多 卖个自己人80万。低于市场20万。省了30% X 20万 = 6万的公司税，但是80万的 STAMP DUTY 也5万了。似乎这个方案不是那么合理？

是这么回事

3. 楼主就夫妻二人，成立FAMILY TRUST 不划算。没有低收入的人可以分配利润。
现在做trust也不合适 转title也是钱

company模式开发通常是走短期做好就卖的，该交的税交掉 你才有机会去做下一个项目，如果是造3套很容易赚60万的项目 那你直接带着permit卖也能赚不少了，也可以把钱抽出来做下一个项目的安排

witnessant

Tdon5 发表于 2017-5-2 13:53
GST,CGT, Income Tax, stamp duty都需要通盘考虑，楼住用公司名早期买的地，如果想转成trust 结构，怎么转 ...

Any transfers (in Victoria) that are not between spouses (married or de facto) will attract stamp duty. CGT discount does not apply to company held property but can apply to trust held property (if the trustee uses it as primary residence). The transfer itself is straightforward (you can do it yourself if you are the trustee, provided you are comfortable with various clerical duties), whether it's worth while or not depends on your long term plans.

帅得不象样子

猪胖胖 发表于 2017-5-3 11:51
印象里小孩还是有那个几百块的limit的，成年之前没有分流利润的优势，最好是有老年父母 ...

猪胖同学,你还在啊!前两天那个小学的帖子也不来一下

猪胖胖

帅得不象样子 发表于 2017-5-3 21:56
猪胖同学,你还在啊!前两天那个小学的帖子也不来一下

唉，说说就吵起来了，没劲
在这儿支持你吧

ville

用公司买房/地，比个人形式有什么好处？
请扫盲

hilohi

Woolwich7 发表于 2017-5-2 13:39
Family trust 按人头分, 楼主可以私信我交流，我们已经在悉尼做开发

Can I add your wechat pls