一个投资房扣税的问题

bctransit

一个房子重新valuate后增值了5万，把这5万split成一个单独的 loan account, 然后用这个account去支付投资房的利息和费用，请问这个5万的account所产生的利息可以用来扣税嘛? (投资房的利息和费用用来扣已经用来扣税了)

[ 本帖最后由 bctransit 于 2012-5-23 16:14 编辑 ]

JohnnySu

In theory they are all income producing related but I dont see the point of doing this structure.

mantou

不能。

bctransit

想知道为什么不可以，因为这个account的钱是用在投资房上面的阿

mingsh22

你并没有用这5万块钱来投资其他东西，而只是SERVE你的还款。这是消费，并不是投资。和你用这5万块钱买车子是一样的性质。所以不能退税。

bctransit

原帖由 mingsh22 于 2012-5-23 16:14 发表
你并没有用这5万块钱来投资其他东西，而只是SERVE你的还款。这是消费，并不是投资。和你用这5万块钱买车子是一样的性质。所以不能退税。

照这么说，付投资房的费用, e.g. council fee, water fee,etc 也没有投资其他东西,难道也算是消费?

bctransit

我问这个问题是因为有人说可以，有人说不行，我自己觉得两边好像都有说得通的地方，不解

kr2000

你的费用已经退过税了。council fee, water fee这些可以退税
你这个意思就是说投资房的费用产生的利息也可以退税？我觉得不行

michael.jyu

Double accounting.

薛教练

学习中。。。。。

Benji

原帖由 mingsh22 于 2012-5-23 16:14 发表
你并没有用这5万块钱来投资其他东西，而只是SERVE你的还款。这是消费，并不是投资。和你用这5万块钱买车子是一样的性质。所以不能退税。

请问：如果把这5万放入投资房的off－set a/c，这样就可以退税了吧？
但是这样的操作真看不到目的何在。。。

bctransit

UPDATE 一下，我现在基本确定是可以扣税的，如果大家有什么疑问的不妨询问一下你的accoutant or tax agent, 如果他们坚持说不可以的，请再告知一下，谢谢了 (不好意思我不是accountant,没有资格解析为什么可以，note: 我指的是这5万所产生的利息可以扣税)

patricb

Interest on interest, my accountant says no after the new rulling.

lee2267

一个房子(A :residencial) 重新valuate后增值了5万..----Refinance.....
把这5万split成一个单独的 loan account, 然后用这个account去支付投资房(B: investment )的利息和费用(principal)..这个5万的account所产生的利息可以用来扣税嘛?--no

but 5万的account to pay off 投资房 original loan amount (say 400k).. then net loan amount 350k...
in that situation.. 5万的account所产生的利息可以用来扣税嘛--yes..
The reason doing this way is that 投资房 interest rate say 7% in 3 year fix.. 5万的account interest rate current 5.8% variable.
the purpose of doing that is to reduce your acutal interest..

ASK your accountant agin.. if the accountant insist he/she is right....sign document with him/her. if ato audit.. he/she must take responsiblity...

[ 本帖最后由 lee2267 于 2012-5-25 13:27 编辑 ]

patricb

原帖由 lee2267 于 2012-5-25 12:22 发表
一个房子(A :residencial) 重新valuate后增值了5万..----Refinance.....
but 5万的account to pay off 投资房 original loan amount (say 400k).. then net loan amount 395k...

Should be $350k not $395k, otherwise will be confused.
Do agree with your last comment

bt123123

原帖由 patricb 于 2012-5-25 12:16 发表
Interest on interest, my accountant says no after the new rulling.

what's the ruling #?

michael.jyu

Double accounting - interst on interest.
Yes, ask your accountant to state the idea 'interest on interest' and  sign on paper works clearly Then, you can even get personal loans/credit cards, any financial tools-you name it, to get the maximum negative gearing. At the end of day, when ATO queries, dump your accountant. It is not going to work!

lee2267

原帖由 bt123123 于 2012-5-25 13:12 发表

what's the ruling #?

just start in April 2012..published in all newspapers.

bctransit

原帖由 lee2267 于 2012-5-25 13:41 发表

just start in April 2012..published in all newspapers.

that means this case becomes invalid since Apr 2012?

bctransit

原帖由 lee2267 于 2012-5-25 13:41 发表

just start in April 2012..published in all newspapers.

this one?

10.
In relation to this type of scheme it might reasonably be expected that if the scheme had not been entered into or carried out, the taxpayer(s) would have met the interest payments on the investment loan out of their own cash flow rather than use the line of credit. Thus, the taxpayer(s) would not have incurred any interest, or would have incurred less interest, on the line of credit. Consequently, the taxpayer(s) would not have been entitled to any deductions in respect of any such interest or would have been entitled to a smaller deduction. Accordingly, the relevant tax benefit obtained by the taxpayer(s) in connection with the scheme under paragraph 177C(1)(b) is (or includes) either:
•
the whole amount of the allowable deduction for interest incurred on the line of credit; or
•
the difference between the otherwise allowable deduction for interest incurred on the line of credit and the amount of interest incurred on the line of credit that would have been an allowable deduction if the scheme had not been entered into or carried out.

rebeccamy222

mark