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Example: Unit 888: Price – 328,000 Description: 1bedroom+ 1bathroom + 1studyroom
1. Capital required if borrow 90% of the purchase price as a First Home Buyer:
1) 10% deposit : 32,800.00
2) Title registration fee: 504.50
3) Mortgage Registration fee: 120.50
4) Your solicitor fee: 1,200.00 (Appr.)
5) Your loan cost: 600.00
6) Other: 1,000.00 (Appr.)
Total: 36,225.00 (Appr.)
Less FHOG: 14,000.00
Capital required: 22,225.00 (If you buy furniture package, then need pay extra 5,500.00)
If you buy the property for investment, then you need pay extra 9,905 for transfer stamp duty. You do not have FHOG (First Home Owner Grant). Therefore, the required capital will be 36,225 + 9.905 = 43,130. If you do not want to put too much capital, then you can borrow 95%, then you can reduce the required capital from 43,130 to 26,730. When you borrow extra 5%, your interest on the extra 5% loan will be around 860 p.a (17/week).
2. Maintain Cost
90% loan: 295,200 + LMI: 2,898 = Total Loan amount: 298,098.00
If interest rate @ 5.24% p.a
Then
1) Interest expense: 15,621 p.a
2) Council Rate: 2,000 p.a
3) Body Corporate: 3,500 p.a (currently around 2,500 p.a)
Total Expense: 21,121 p.a (406/week)
Due to it is very close to UNI and Queen Street Mall, if you rent the study room (can be used as a single bedroom)out to student at 150/week, it will reduce your cost from 406/week to 256/week; if you rent the big bedroom out to a couple at 300-350/week, you stay at another room, then you can reduce the maintain cost to 106/week or 56/week.
After you living the unit for 12 months, you can transfer the unit into investment property. Then your maintain cost will be as below:
1) Interest expense: 15,621 p.a
2) Council Rate: 2,000 p.a
3) Body Corporate: 3,500 p.a (currently around 2,500 p.a)
4) Management fee: 3,000 p.a (no furniture)/ 3,500 p.a (with furniture)
5) Landlord insurance: 500 p.a
Total Expense: 24,621 p.a (474/week, no furniture) / 25,121 p.a (483/week, with furniture)
Current rental for the unit without furniture is 450/week and 520 -550/week with furniture, therefore
If you rent the unit out without furniture at 450/week, then your annual rental is 23,400 p.a
Total Expense: 24,621 p.a (474/week)
Less annual Rental: 23,400 p.a (450/week)
Shortfall: 1,221 p.a (24/week)
Plus depreciation: 8,000 (appr. Building + Furnitures)
Total Tax deduction: 9,221 p.a
If your personal income tax rate @ 30%, then your annual tax saving will be around 2,766 p.a (53/week), which means you make 1,508 p.a (53/week-24/week = 29/week) form the investment property after all the expenses.
If you rent the unit out with furniture package @ 530/week, then your annual rental will be 27,560 p.a
Total expense: 25,121 p.a
Total Annual Rental: 27,560 p.a
Surplus: 2,439 p.a (47/week)
Less depreciation: 8,000 (appr. Building + Furniture)
Total Tax deduction: 5,561 p.a
If your personal income tax rate @ 30%, then your annual tax saving will be around 1,668 p.a (32/week), which means you make 4,107 p.a (2,439 + 1,668 = 4,107) (79/week= 47/week + 32/week) after all the expenses. |
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