投资房可以自住吗？

rainroad09

不了解澳洲的政策，想问各位在房地产界玩儿得飞起的大能一下小白问题：
我和老公有自住房一套，为了孩子读好一点的小学想买第二套，但是按澳洲的规定好像每人只能买一套自住房，再买就只能算投资房？那么如果按投资房买下第二套，是否可以settle后直接自住？是否会因为房子是按投资房买的不是自住房而被学区内的学校拒收？如果自住第二套房（投资房）把之前买的自住房拿来出租是否可以？今后卖房的时候第一套自住房是否会因为出租过而有什么什么增值税之类的各种税？今后卖房时第二套房（投资房）是否会因为自住过而避免什么税？
多谢多谢

MsPinkPiglet

我和老公有自住房一套，为了孩子读好一点的小学想买第二套，但是按澳洲的规定好像每人只能买一套自住房，再买就只能算投资房？
算投资房

那么如果按投资房买下第二套，是否可以settle后直接自住？
可以

是否会因为房子是按投资房买的不是自住房而被学区内的学校拒收？
不会

如果自住第二套房（投资房）把之前买的自住房拿来出租是否可以？
可以


今后卖房的时候第一套自住房是否会因为出租过而有什么什么增值税之类的各种税？今后卖房时第二套房（投资房）是否会因为自住过而避免什么税？  
find yourself a good accountant.

大江东去

投资房和自住房是可以转换的

peterbroker

对于夫妻来说，自住房有且只能有一套，随便你哪一套都可以申报。投资房出售当然得交税，自住房就不用。

大江东去

你实际就是买新自住房

原来的自住房转投资房

大江东去

这种操作是没问题的，只不过会亏了一点负扣税

41202

同问
投资房改成自住后多久可以不用交cgt？

owner

自住改投资时，对自住房做一个估价报告。出售时按照售价和估价报告的差价交CGT，持有超过一年可以享受50%

MsPinkPiglet

41202 发表于 2018-2-14 17:46
同问
投资房改成自住后多久可以不用交cgt？

https://www.ato.gov.au/General/C ... our-main-residence/
there's 2 parts involved in tax related questions in investment properties to own residence or vise versa.  to be able to calculate what's best for you, you will need to consult your tax agent or accountant, each individual's circumstances are different.
There are also gearing involved as well.  if the rental property is negative geared during purchase, and the owner occupied house has a smaller loan, then the differences in gearing, will need to be taken into consideration.  again, consult an accountant, what's the best plan for you.

MsPinkPiglet

owner 发表于 2018-2-15 08:59
自住改投资时，对自住房做一个估价报告。出售时按照售价和估价报告的差价交CGT，持有超过一年可以享受50% ...

that's not correct. it's actually ratio based.  (sales price - buy price - all expenses, capital involvement etc) * year as rental property / total year's of holding.  and CGT concession will apply of using as a rental property over a year.

zn7726

MsPinkPiglet 发表于 2018-2-15 09:02
that's not correct. it's actually ratio based.  (sales price - buy price - all expenses, capital i ...

我问过会计师, 也是告诉我
1. 可以用估价作为增值计算的依据. 比如你最高点卖出, 做估价. 半年后房价急跌, 实际上卖房时是亏损的.
2. 如果没有这个估价报告, 就只能按照时间比例来

MsPinkPiglet

zn7726 发表于 2018-2-15 09:34
我问过会计师, 也是告诉我
1. 可以用估价作为增值计算的依据. 比如你最高点卖出, 做估价. 半年后房价急跌 ...

check the website.  and tell that accountant to go back to school.

https://www.ato.gov.au/General/C ... n---main-residence/

Calculating a partial exemption – main residence

If your home is only partially exempt under the main residence rules, you calculate the taxable part of the capital gain as follows:

'Total capital gain from the CGT event' multiplied by ('number of days in your ownership period when the dwelling was not your main residence' divided by 'total number of days in your ownership period')

You can use the Capital gains tax property exemption tool to calculate the percentage of your property that's exempt from CGT.

MsPinkPiglet

zn7726 发表于 2018-2-15 09:34
我问过会计师, 也是告诉我
1. 可以用估价作为增值计算的依据. 比如你最高点卖出, 做估价. 半年后房价急跌 ...

Australian tax is self assessed, so basically you can claim whatever you want to claim, but it's subject to audit, which means, if you are up for an audit, it's up to the tax office how they will calculate the tax liability not your accountant.

owner

MsPinkPiglet 发表于 2018-2-15 09:44
Australian tax is self assessed, so basically you can claim whatever you want to claim, but it's s ...

我曾经跟我会计师提到这个问题。

他的回答是，找licensed估价师评估并且做一份完整的估价报告。
如果税局audit，必须要用solid的证据来推翻第三方报告。

MsPinkPiglet

owner 发表于 2018-2-15 10:10
我曾经跟我会计师提到这个问题。

他的回答是，找licensed估价师评估并且做一份完整的估价报告。

i've already listed information from the ATO website.  you can choose to believe or not to believe.

crane15

你的房子你做主

owner

MsPinkPiglet 发表于 2018-2-15 10:31
i've already listed information from the ATO website.  you can choose to believe or not to believe ...

你也同样可以选择相信你自己。

MsPinkPiglet

owner 发表于 2018-2-15 10:47
你也同样可以选择相信你自己。

你自己make the rules? 选择相信你自己is 选择相信你自己 can interpret the rules not making your own rules.

MsPinkPiglet

owner 发表于 2018-2-15 10:47
你也同样可以选择相信你自己。

and your accountant can't make the rules as well.

owner

MsPinkPiglet 发表于 2018-2-15 10:54
你自己make the rules? 选择相信你自己is 选择相信你自己 can interpret the rules not making your own  ...

别激动别激动。
我花了很多钱给会计嘛，选择相信她罢了。她不是没什么经验刚毕业的菜鸟，个人公司业务都是她在帮我料理。

信息除了讲究真实还要讲究完备不是吗？

MsPinkPiglet

owner 发表于 2018-2-15 10:57
别激动别激动。
我花了很多钱给会计嘛，选择相信她罢了。她不是没什么经验刚毕业的菜鸟，个人公司业务都 ...

but she was wrong to start with... not if the information is complete or not, but how to calculate, wrong informtion, it's never mentioned that you can you valuation... but lot of accountants say that, I'm not sure if they pocket some profits, or who's valuating the properties.  although, they are needed, if there's depreciation schedule to be done.

MsPinkPiglet

bello 发表于 2018-2-15 11:05
Rule归rule, 会计师也会失误或者打擦边球，反正都是自报，不被查出来就没事，查出来就补缴。很多事说穿了都 ...

会计师more likely打擦边球, but they don't have any responsibilities.. just say.
we are talking about the correct way of calculations here, not how someone deals with things,  I've only quoted what should be the correct calcuation, and have already mentioned, it's up to the individuals what ever they want to put in their assessment, and subject to audit.  which is, the normal life.

MsPinkPiglet

bello 发表于 2018-2-15 11:23
同意，现实是很多人未必不知道规则，但总想擦擦边，大不了再补缴了，太多人喜欢耍这种小聪明了。 ...

there are a lot you can do 擦擦边, including the 6 year rule.

kr2000

借帖问一下
如果在osr那里报了是自住转投资并且交了land tax，之后卖的时候还能当自住房卖吗（当然，这段时间的实际自住房将会按投资房计算CGT）?

dongyuange

学习。虽然没有第二套房

MsPinkPiglet

bello 发表于 2018-2-15 11:36
是的，6年已经变成月经贴了

yuyan0730

国内的解决方案是离婚