买房应该是租掉更合算

parkv

提这个话题和坛子上的老同志讨论:
根据这里的TAX LAW,应该是买个房子租出去,自己再租了住更合算.
投资房可以帮助退税
而且可以买APARTMENT出租,现在MEL明显租房市场更强劲
这样一来,投资少,而且出租所得一般一定能COVER租房所得,这样对新来的经济上压力最小,且也能逐步换房
我们确实无法抵挡"一步到位"的诱惑,但是压力可能太大了点
来这里有份好心情也许是最重要的
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欢迎众位指正
很喜欢这里的气氛

周末愉快!

黑山老妖

Some people actually do this.

Personally I think it is bad for cashflow. However I have not done any number crunching and just based on my gut feeling of situation in sydney. Maybe the accounting friends can put some numbers through to give us some insight.

休

原帖由 parkv 于 2006-11-12 20:12 发表
投资少,而且出租所得一般一定能COVER租房所得
.

这样的房上那找?

黑山老妖

not in sydney. IF ANYONE can find a cash flow positive investment property in Sydney I would like to know too...

parkv

The assumption is that the property is let,which shall cover the monthly repayment of home loan. However, the gain on tax return could be tempting. Also part of the agent fee, advisements fee, etc also are tax returnable.
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Not to say, if you rent to a friend and live in..., which i donot recommend and we shall  not discuss here :)
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I know several Mel local are doing this.

parkv

原帖由 黑山老妖 于 2006-11-12 20:20 发表
not in sydney. IF ANYONE can find a cash flow positive investment property in Sydney I would like to know too...

Have you counted tax return in?
Pretty easy to get one in Melbourne, eg: south bank, port melbourne or docklands

休

原帖由 parkv 于 2006-11-12 20:28 发表


Have you counted tax return in?
Pretty easy to get one in Melbourne, eg: south bank, port melbourne or docklands

猫本的筒子出来证实一下

休

TAX RETURN 有多大好处,首先你要先报收入才能计算.

astina

对APT没研究,HOUSE肯定不行

parkv

原帖由 休 于 2006-11-12 20:34 发表
TAX RETURN 有多大好处,首先你要先报收入才能计算.

为公司打工,不报也得报
对自己有BUSINESS的情况应该不同.
综上,以下是买房出祖的一些先提条件:
1.公司打工,收入透明.
2.租出收入至少能COVER租入的支出
3.买入投资可控制,例如,在300k以内
4.首次买房可以马上出租(这点需要有经验的大侠确认,听说有相应规定-不过如果真有这个规定,也可能间接证明了这样做确实有利可图)
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希望大家指正

休

我的意思是你的最高税率在什么位置,若果在30%,没多大好处.

parkv

不管税率多少,总是退回来了,节省了税

parkv

不知是否如此

黑山老妖

I don't think tax return is counted as CASH flow. You can't pay all your bills after the tax return, once a year.
Also in Sydney the rental return is around 3.5% and the interest rate is 7% say. How is tax return going to save your ass here? Even if you get 100% of tax returned it wouldn't be enough to cover expenses.

[ 本帖最后由 黑山老妖 于 2006-11-12 20:55 编辑 ]

休

原帖由 parkv 于 2006-11-12 20:48 发表
不管税率多少,总是退回来了,节省了税

谁告诉你的?房产推销的吧!

parkv

原帖由 黑山老妖 于 2006-11-12 20:53 发表
I don't think tax return is counted as CASH flow. You can't pay all your bills after the tax return, once a year.
Also in Sydney the rental return is around 3.5% and the interest rate is 7% say. H ...

Aparently, cash flow is not the key for considerations here. There is no case if your monthly income cannot cover your expenses. You can always do your calculations beforehand, and if you cannot cover your expense, there is no case here at all.
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The major consideration here for this arrangement is this arrangement will make you richer every year end and give you less burden. Simple calculation below (other expenses/incomes remain the same for both scenarios, therefore ignore:)

1. Buy and live in:

Expense: monthly home loan + income tax
Income: 0

2. Buy and let out:

Expense: monthly home loan + income tax
Income: rental income (ideally>monthly home loan) + yearly tax return

Comparing the two, scenario 2 makes you richer even if rental income equals to home loan repayment every month.

cn_yy

在澳洲做这样的房产投资能得到正的现金流应该为零。利润只能来自于资产的增值

astina

原帖由 parkv 于 2006-11-12 21:05 发表


Aparently, cash flow is not the key for considerations here. There is no case if your monthly income cannot cover your expenses. You can always do your calculations beforehand, and if you canno ...

scenario2的房租呢? 还有各项杂费支出呢? 管理费啊landtax啊councilrate啊maintenance啊....

parkv

但这应该和租出房子的收入至少相抵,是先提条件之一
其他scenario2的支出(管理费等),在1里也有,所以省略

parkv

原帖由 cn_yy 于 2006-11-12 21:07 发表
在澳洲做这样的房产投资能得到正的现金流应该为零。利润只能来自于资产的增值

资产的增值就是tax return了
如果租出收入大于租入支出,那就更多

astina

管理费广告费LAND TAX在scenario1里可没有

出租房的房租又要COVER利息,又要COVER房主另外租房的房租支出,呵呵

黑山老妖

原帖由 parkv 于 2006-11-12 21:15 发表
但这应该和租出房子的收入至少相抵,是先提条件之一
其他scenario2的支出(管理费等),在1里也有,所以省略

let me say this, not in sydney.

astina

原帖由 parkv 于 2006-11-12 21:17 发表


资产的增值就是tax return了
如果租出收入大于租入支出,那就更多

晕死

黑山老妖

obviously haven't done his homework...

[ 本帖最后由 黑山老妖 于 2006-11-12 21:37 编辑 ]

astina

原帖由 黑山老妖 于 2006-11-12 21:18 发表


let me say this, not in sydney.

not in Melbourne either, I reckon.

休

原帖由 astina 于 2006-11-12 21:19 发表


晕死

什么叫不懂装懂,这就是了:si127

parkv

原帖由 休 于 2006-11-12 21:22 发表

什么叫不懂装懂,这就是了:si127

没装懂,本来拿出来请教
随便扣帽子可不好
没事实的评论也没什么意义,还是继续讨论:

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继续请教:

1.出租房子的代理费可以冲税
2.为什么refund税不算资产增值
3.出租收入COVER租房支出就可以,home loan的利息两种scenario都有,2里可以退税

stoval

你算了半天, 没有把你另外租房的费用计算进去.买的房租出去,你住哪里?

parkv

原帖由 stoval 于 2006-11-12 22:16 发表
你算了半天, 没有把你另外租房的费用计算进去.买的房租出去,你住哪里?

但这应该和租出房子的收入至少相抵,是先提条件之一
其他scenario2的支出(管理费等),在1里也有,所以省略

bulaohu

看过一本关于房产投资的书里说，回报要比利息率高3个百分点左右的房产才是positive cashflow. 照目前的房贷利息率来看，需要10%。就是说，30万的房子要租570-600左右才行。这样的房产实在难找。我在Darwin见到过几个很小的1br unit的回报率勉强达到了，但立刻就被人抢购了。要么就得看准一个有前途的小镇，在那里买房子出租。那里的一些房产也能达到这个界线。但这样做也非常危险，澳洲的小镇没有几个有美好前景的，而且租客来源不稳定，一旦空置就可能空置很久。。。