贷款购买投资房?教你如何玩转“负扣税”
澳洲是世界上极少数实行负扣税(Negative gearing tax return)的国家,有些人认为它是房价一路走高的推手,有些人则认为它的存在是为了鼓励投资者买房以便促进经济。
那么如果想要购买投资房,一定要了解负扣税。今天小编就带您聊聊什么是负扣税以及在实际情况中如何操作负扣税。
什么是负扣税
负扣税并不是一种税,而是一种对于投资房产的税务补贴制度。从理论上来说,我们可以这么理解负扣税政策——您购买的一套物业就是您的一个小生意,作为生意,自然有收入和支出。
收入自然就是该房屋的租金。而支出则包括房屋折旧、银行还贷、物业费、市政费、水税、房屋保险费等所有因为该房屋而产生的开支。
用收入减去支出,你的投资房可能会出现一个纸面上的“亏损”。但这种“亏损”往往并非真正的亏损,因为房产折旧被视为“支出”,但房价增值不会被视为“收入”。
这个“亏损”的额度可以从你工资收入的应纳税额度中直接减去,在一定程度上减少应税收入,也就获得税务上的优惠。
案例解读
举个例子,投资房贷款申请者的税前工资是$70,000/年,那么税后收入就是$56,463/年。在没有投资房使用负扣税之前,申请者需要交纳$13,537的税。
但如果申请者投资一套60万的投资房,租金收入$500/周,那么投资房的收益如下图显示
根据现行的负扣税计算办法,这套投资房带来了约$10,35的亏损。那么,这$10,350将从申请者财年底的应缴税收入中扣除 —— 也就是说,个人所得税将按照$70,000-$10,350=$59,650的工资水平来计算。
这样,应缴税额就从$13,537变为了$9,861,ATO将从申请者已缴的税款中退还这部分差额。所以,不算租金带来的现金流或房产的增值,仅税务优惠这一部分,小王每年就能得到$3,676的退税。
如何合理使用负扣税
不难发现,负扣税对于房产投资者极为有利,尤其是对于主要依靠工资收入的高薪阶层来说,房产投资所带来的负扣税,更是“合法避税”的“神器”。
在房产投资中,新房所带来的折旧(depreciation),往往是和负扣税联合使用的最佳组合。
房屋所带来的折旧也被税务局视为“支出”,但实际上这种“亏损”并不会让你自掏腰包。但折旧金额加上其他支出,会给你的投资房账面上带来一笔非常显著的“亏损”,从而大大降低你的应税收入,最终达到减税的目的。
唯品小贴士
作为澳洲房产投资者,能够通过负扣税制度来在进行投资的同时达到减税的目的,这无疑是澳洲房产投资得天独厚的优势之一。
在购买澳洲房产,无论是自住房还是投资房的时候,一定要充分了解澳洲当地相关政策,避免违反政策的同时也能极大的利用好政策的优势。
贷款买房,利用杠杆增加负扣税的优势,再利用负扣税合理避税,才是明智人之选。
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