澳洲自住房转成投资房，再另买一个自住房，

在澳大利亚税务



自住房A目前已经PAY OFF 了， 我的想法是从自住房A里面拿出钱买另外的房子B自主， 然后房子A 变成投资房， 贷款可以负抵税。看过以前的贴， 从原理上来说， 这样的贷款不能负抵税， 请教各位高手， 怎么样操作才可以让这个贷款可以负抵税呢。
听有人说， 好像要先把PAYOFF 的房子提前一年贷款出钱， 过一年以后再买自住房， 这样就可负抵税。
或者还有什么其他的方法呢， 要是以前就知道上就好了， 就不会犯这样的错误， 把现在的自住房给付完了， 弄的现在不知道怎么往后面操作。。。
先谢谢大家了， 希望大家能集思广益， 一起讨论讨论， 谢谢

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你说得方法都行不通，唯一可以做的是卖掉a，买b自住，然后再买c出租

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Top up loan from property A, purchase property C, and stay in property B. This may be your second option but you need to speak to your loan broker first. Not many banks are willing to lend if your are geared too much :).

General opinion

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这样的话， 需要太多的资金才能弄得了3栋房子啊

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Or I can tell u a doggy way ..

1. set up a Bare Trust, you are the sole beneficiary or if the title is owned by couple, then the couples are the beneficiary.
2. Sell your property to the bare trust as no change in the beneficial interest. No stamp duty in VIC, not sure in other states. And no CGT as main residence.
3. The bare trust borrowing money to buy the property. Depends on your ability to borrow the money.
4. Use the proceeds from sales of property A to payoff the loan in Property B ( will be your main residence)
5. You can rent the property A and claim the tax deduction on interest. However, you cannot negatively gear the property A because loss will be quarantined in the trust
6.   This maybe a scheme and ATO may deny the interest deductions by applying part iv anti-avoidance  rule.

So ~~ that's why I call it doggy. But you can ask your accountant whether you can do this. :)

[ 本帖最后由 xinxin119 于 2011-1-31 22:33 编辑 ]

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Partially agree with 4# but I do not recommend you purchase it under the trust, unless there is any significant asset protection benefits.
The loss will be trapped in the trust which might result you pay more than $3000 tax per year, depending on the negative gearing.

If you are in Vic, you can just do spousal transfer of the property to your spouse without attracting the stamp duty.
However, if you are in NSW or QLD, you will be liable for stamp duty. It might be a significant amount.

The rest will be pretty much the same as what 4# just replied.

Good luck.

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How they claim interest deduction if the property A is purchased by spouse ... it is the main residence of the spouse as well ...plus you need to minimize the consequence of marriage breakdown. Your client can turn back to shoot you. Hmm.... think more about future possibility. :)

[ 本帖最后由 xinxin119 于 2011-2-1 13:24 编辑 ]

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哪位高人来翻译一下？？

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如果A房已经还完金就不可以拿出来Negative Gearing 了，即使是拿出来买第二栋。 （除非你第一栋是offset account). 唯一可行的方法是如果房子在你一个人名下，可以转户给你spouse,不用Stamp duty and no capital gain, 然后再带出来的钱就可以negative gear了。 但是要证明你和你Spouse为什么要这样做，不然会被ATO认为是for tax gain，最好还是找Account.
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