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Posts by Robert Liu CPA RTA MPA

Find Your Suitable Business Structure

If we metaphorize a business to a building, structure to the business will be as important as foundation to the building. A suitable structure can provide tax effectiveness and assets protection to a business. Contemporarily, sole trade, company and trust are common structures used in business. Next, we will use a table to illustrate the difference between these structures. 

  Sole Trader Company Trust
Cost Cheap Expensive Expensive
Tax Individual rate with 8% discount and will be 16% (capped $1000) 27.5% and will be reduced to 25% Beneficiary tax rate
Assets protection None Limited liability Strong
Superannuation contribution Not compulsory Compulsory Compulsory
Income streaming No No Yes

As you can see, cost wise, sole trader is cheaper than company and trust to be set up and managed. As a sole trader, you can either use your own name or register a business name. Like other business entity, a sole trader can register ABN, GST, PAYG Withholding, etc. Because of the complexity of company and trust, in addition with government and document platform charges, the cost of company and trust’s setting up and management are comparatively higher.

In terms of the tax rate, sole trader used to be the same to individual tax rate. There is an 8% discount capped with $1000 however for the sole trader with less than $5 million business turnover from 1 July 2016 due to the government new legislation announcement. The discount rate will be gradually increased to 16% in about a decade time and the capped amount is so far is still the same. Company tax rate has been dropped from 30% to 27.5% since 1 July 2016 for business turnover under $10 million and the turnover threshold will be increased to $25 million from 1 July 2017. The company tax rate will be finally reduced to 25% for all business with less than $50 million turnover in about a decade time. Trust net income is usually taxed in the hands of beneficiary. Therefore, if beneficiary is an individual, individual tax rate will be applied; likewise, company tax rate will be applied to corporate beneficiary.

Sole trader business runs under the personal capacity; therefore, the business owner’s personal assets will be exposed to all creditors. Assets protection is vastly low in the sole trader business structure. Proprietary limited gives company comparatively higher assets protection to both shareholders and directors. However, director may be forced to be personal liable to company debt under the Corporate Act 2001. Since trust structure separate the legal ownership and beneficiary of trust assets, trust assets generally protected well from beneficiary’s personal bankruptcy. Nevertheless, care needs to be taken of when trust structure is set up and trust income is distributed.

Employer superannuation guarantee is not compulsory to sole trader him or herself but they are still liable for employee’s superannuation guarantee payment. Company and trust need to pay superannuation guarantee if they hire  employee and pay them over $450 a month. This includes director himself.

Compared to sole trader and company structure, one of trust structure’s advantage is that it can stream the prior-taxed income to beneficiaries at different proportion each year. Therefore, it can fully use the tax free threshold of each beneficiaries and their tax loss if any. This strategy is often used by a family trust and hence the family members can overall pay less tax.

Pitt Martin Accountants & Tax Advisers is located at Martin Place in Sydney CBD. We can be reached on +61 2 92213345 or connect@pittmartingroup.com.au.

Disclaimer: This article is not providing a formal advice and may not suit to all scenarios. Please make an appointment with us to discuss.

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投资房负扣税 vs 负现金流

我们经常听到”负扣税“这个词,它到底什么意思,在税务上有什么作用呢?简单的说就是当你的投资房的收入小于可减费用时,该投资房在税务上就会带来亏损,这部分亏损可以用来抵扣个人的其他收入,包括工资,从而达到降低个人所得税。

如下例1,个人收入8万年薪,拥有一套价值63万7千的公寓房,房租收入不抵可减费用而造成了$10,814的税务亏损,这个亏损可以用来降低其8万年薪,因此实际可征税收入就降低到了$69,186,从而个人所得税也降低了$ 3,730.83。这也是为什么往往我们可以看到投资房产的纳税人,年底时会有大笔的税可以从税局退回来。

那么也有些人会觉得既然投资房产都亏损了为什么还要投资房产,从而举棋不定该不该下手。没错,上面我们说了税务亏损,但是有一点要弄清楚的是税务亏损或负扣税不一定等于负现金流。我们来看看下面的例2,收入的现金流就是房租收入$32,024加上降低的个人所得税$3,730.83 (往往是可以通过个人退税退回来),支出的现金流是$27,180, 该套投资房带来的净收入正现金流是$8,574.83。我们注意到例1和例2在支出上主要的差别就是折旧($15,658)和负扣税($3,730.83)带来的额外退税,关键点就是在这里折旧是不需要支出任何现金的,却可以在负扣税的计算中当作可减费用,而负扣税的正现金流也很大程度是因为折旧所导致的。因此我们看出负扣税和负现金流不可以化为等号,相反,负扣税可以减少负现金流或增加正现金流。

例1,

Rental Property $637K in Sydney

 

Owner taxable income $80k

 
   

Rental income

32024

   

Gross rent

32024.00

   

Expenses

 

Depreciation

15658

Body corporate

3465

Council rate

1039

Interest

20033

Agent fees

1567

Water

701

Sundry

375

Total

42838

   

Total net rent

-10814.00

Savings on tax (34.5%)

3730.83

 

例2,

Rental Property $637K in Sydney

 

Owner taxable income $80k

 

Cash in

 

Rental income

32024

Savings on tax (34.5%)

3730.83

Total

35754.83

   

Cash out

 

Body corporate

3465

Council rate

1039

Interest

20033

Agent fees

1567

Water

701

Sundry

375

Total

27180

   

Positive cash flow

8574.83

Weekly positive cash flow

164.90

 

额外提一下,一般来说新房的负扣税额度比较大,原因是因为新房的前五年折旧额度比较大,房屋内的电器等设备在前五年会折旧得差不多。2017新联邦预算提议一条新法规,购买二手房的投资者不允许对房屋内已有的电器设备进行折旧。如果这一新法规在国会通过,将会导致不少投资物业的负扣税有所减少。

Pitt Martin会计师事务所坐落在悉尼市中心的马丁广场 (Sydney CBD Martin Place)。我们的电话是+61 2 92213345,邮箱地址是connect@pittmartingroup.com.au。

本文内容仅供参考,不构成对任何个人或团体的具体情况而形成建议。任何个人或团体应该在征求专业人士的意见后方可采取行动。由于税法的时效性,我们在发布时已致力于提供及时、准确的信息,但不能保证所称述的内容在今后任然可以适用。转发该文内容请注明出处。

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Profit Intentions in Property Transactions: Lessons from a Tax Dispute

Investment property tax return

Investment property tax return can be very tricky and complicated, especially new laws will be enacted according to the recent federal budget. No matter you are in Australia or an overseas investor, you will have to lodge the tax return by 31 October every year if you are having an investment property and earning rental income or capital gain in Australia.

Generally, you need to report all rental income including the bond or compensation made by tenant due to their damage to your property. Of course, you also can claim all eligible tax deductions, such as mortgage interest, borrowing expenses, advertisement, insurance, cleaning, land tax, council rate, strata levy, water, real estate agent management fee, travel expenses, capital allowance, capital work, repair and maintenance etc. Among them, travel expenses and second-hand property capital allowance will be wiped out after 1 July 2017. Also, some of the above expenses can be deducted in one year while others need to be deducted by spreading out for a few years. Some of the expenses even cannot be deducted at all, such as initial purchase cost.

Another type of income from investment property can be the capital proceed from the selling. This might trigger capital gain tax which needs to be put on your tax return as well. Generally speaking, capital gain tax is the tax charged on the gains by deducting the capital proceeds with the cost base and other related transaction cost. There might be adjustment of the depreciation depending on the year of the purchase of the investment property. Some investment property might even be exempted to capital gain tax whereby the six years rule applies. Given the rapid growth of Australia property price, capital gain tax of selling an investment property can be stunning. One of the strategy is selling the investment property in the year when you receive less other income and hold the investment property more than 12 months which will gives you 50% discount on the taxable capital gain.

In Pitt Martin, we specialised in investment property tax return and advise. We can prepare your tax return through email and telephone meeting, so you don’t have to be physically coming into our office considering you are overseas or busy with your daily work. All we need is your personal details, TFN, rental statement, interest and property depreciation schedule if any. Please be mindful that investment property tax return can lead to thousands dollars difference if you do not do it in a proper way. So please speak to us if you are not sure.

Pitt Martin Accountants & Tax Advisers is located at Martin Place in Sydney CBD. We can be reached on +61 2 92213345 or connect@pittmartingroup.com.au.

Disclaimer: This article is not providing a formal advice and may not suit to all scenarios. Please make an appointment with us to discuss.

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Income tax return and tax deduction

Along with the closing of financial year 2017, here comes the tax return time again. During the years, we have seen many clients made mistake with their tax return and led to either ATO penalty or hundreds and thousands dollars losing in tax payment which shouldn’t have happened if it had prepared by a qualified tax agent.

For most income tax returns, tax deduction is the critical part to reduce your tax liability. When completing your income tax return, you would probably have some expenses that are tax deductible. Australian Taxation office (ATO) sets three basic principles for a work-related deduction:

  1. You must have spent the money yourself and weren’t reimbursed
  2. It must be directly related to earning your income
  3. You must have a record to prove it

Under these principles, what are some common categories of tax deductions that you can claim? Today, we will give you some examples to have better understand of those tax deductions.

  1. Cost of travelling directly between two separate workplaces, or cost of travelling from your normal workplace to an alternative workplace while still on duty, and back to your normal workplace or directly home.

E.g. Alex works as a nurse in a child care centre on a full-time basis in Botany. After this job, he travels to Woolworth near his home to do the evening part time shift. Alex can claim tax deductions for travel expenses between the child care centre and Woolworth in her income tax return because they are two separate workplaces.

Notice: you can’t claim tax deduction for normal trips between home and work – this is considered private travel.

  1. Car expenses for using your own car in performing your employment duties (including a car you lease or hire). Generally, car expenses can be deducted either through logbook method or cents per kilometer method.

E.g. Colin works as a business analyst in a commercial bank in Sydney CBD. During his normal working hours, he was asked by his manager to pick up some documents from another branch in Parramatta. Colin decided to drive his car to complete this job. After collecting the documents, Colin drove back to his workplace in Sydney CBD. Colin can claim tax deductions for car expenses for trip between the CBD branch and Parramatta branch in his income tax return because he used his own car in the course of performing his job as an employee.

  1. Accommodation costs (and meal and incidental expenses, if applicable) if you need to do work away from home for a short period of time. However, there are different way to deal with this kind of tax deductible expenses. Please see details in following examples.

E.g.1. Jane works with a company in Brisbane, but is required to attend training at the company’s head office in Sydney one week every month. Jane stays at a hotel close to the head office in Sydney for the weeks she is required to be in Sydney for training. Jane receives a travel allowance from her employer to cover the costs of accommodation, meals and incidental expenses for the periods she is required to stay in Sydney. The travel allowance is not shown on her payment summary. Jane spends her travel allowance on accommodation, meals and incidental expenses when in Sydney for work. Jane chooses not to declare her travel allowance on her income tax return and does not claim her expenses. At the end of financial year when Jane needs to lodge her income tax return, she can choose not to declare her travel allowance as income and does not claim her expenses, or to declare her travel allowance as income and claim her expenses.

E.g.2. John works for a company in Melbourne, but is required to attend the Adelaide branch for one working week each fortnight. John purchases a two-bedroom apartment in Adelaide to stay in when he is there for work. During the time he is not there for work, the apartment is vacant. John receives a travel allowance from his employer to cover the costs of accommodation, meals and incidental expenses for the periods he is required to stay in Adelaide. The travel allowance is shown on his payment summary. The costs of financing, holding and maintaining the apartment in Adelaide for the year are not disproportionate to the cost of John obtaining suitable short-term commercial accommodation for the periods he is required to stay in Adelaide. John does not use the Adelaide apartment for private or domestic use during the year. John must include the travel allowance as income in his tax return because it is shown on his payment summary. John can claim a deduction for the costs of financing, holding and maintaining the Adelaide apartment for the year.

  1. The cost of buying and cleaning occupation-specific clothing, protective clothing and unique, distinctive uniforms.

E.g. Mark works as a tally clerk in a supermarket. He has two sets of uniform that have the supermarket’s logo permanently attached and the uniforms are not available to the public. Mark can claim tax deductions for the cost of purchasing and cleaning the uniforms in his income tax return.

  1. Gifts or donations to organisations that have the status of deductible gift recipients.

E.g. Terrence works as an interior designer. He makes $50 monthly donations to an environmental organization endorsed by ATO. Terrence doesn’t receive any material benefit or advantage from the environmental organization he makes donations to. Terrence can claim a tax deduction for his donations to this environmental organization. However, if he received an equivalent valued gift in return for the donation, that donation will not be deductible.

  1. Home expenses including a computer, phone or other electronic devices you are required to use for work purposes, as well as a deduction for running costs. Deduction on occupancy cost need to be careful, such as mortgage interests, strata rate, building depreciation, etc. The may trigger capital gain tax.

E.g. Denis works as a car dealer in Rockdale. He is required by his manager to organize an office contact number to keep touch with clients. Denis bought a new cell phone to set up the office contact number in JB Hi-Fi. During his business trips, he needs to make regular phone calls to his manager and clients. Denis can claim tax deductions for the cost of purchasing a new cellphone and making phone calls.

  1. Expenses incurred in earning interest, dividend or other investment income.

E.g. Eunice works as a financial adviser. She has a cash management account for investment purposes. She also has an investment property using borrowed money. Eunice can claim tax deductions for account-keeping fees and interest charged on money borrowed.

  1. Self-education expenses if your study is work-related or if you receive a taxable bonded scholarship. The first $250 is not deductible though.

E.g. Healey works as an assistant accountant. She decides to take a CPA course to obtain the CPA qualification. The CPA course has a sufficient connection to her current employment and maintains or improves the specific skills or knowledge she requires in her current employment, or result in, or is likely to result in, an increase in her income from her current employment. Healey can claim a tax deduction for the CPA course expenses.

  1. If you buy tools, equipment or other assets to help earn your income. Assets under $300 can be deducted in full in the purchased financial year otherwise it has to be depreciated over a period.

E.g. Jefferey works as a graphic designer for a real estate company. During the first month of his employment, Jefferey bought an Adobe Creative license to use graphic design software which would continue to a monthly payment of $40. Jefferey didn’t receive an allowance for this monthly payment. Jefferey also uses this graphic design software for private purposes. Jefferey needs to apportion the amount of tax deductions he claims.

  1. Other expenses that contribute to earning your income.

E.g. You can claim a tax deduction for accountancy fee if you let a registered tax agent to prepare and lodge your tax return and activity statements.

The above tax deductions can be applied differently from case by case. The examples are hypothetical examples and don’t represent any advice from us. Before you apply the examples to yourself, please speak to a registered tax agent.

Pitt Martin is registered tax agent and CPA practice. We specialised in individual tax return, business and all other tax returns. If you are not sure about whether you have eligible tax deductions in your tax return, please speak to one of our tax accountants.

Pitt Martin Accountants & Tax Advisers is located at Martin Place in Sydney CBD. We can be reached on +61 2 92213345 or connect@pittmartingroup.com.au.

Disclaimer: This article is not providing a formal advice and may not suit to all scenarios. Please make an appointment with us to discuss.

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COVID-19 下,出租房费用是否可以抵税

新州对海外人士印花税附加税和地税附加税将再次提高

近期,新州政府宣布将提高海外人士投资该州住宅物业的印花税附加税和地税附加税,新政预计将于2017年7月1号执行。政府计划多得的税收将用来补贴当地首次置业者。

具体的印花税附加税将翻一番由原先的4%增至8%,地税附加税由0.75%增至2%。让我们看看下面新政推出前后海外人士税率的差别:

 

当前税率

新政策

普通印花税*+ 附加税

≈5%+4%=9%

≈5%+8%=13%

Land Tax*+ Land Tax Surcharge

1.6%+0.75%=2.35%

1.6%+2%=3.6%

注:普通印花税约等于5%是因为在100万下有个梯度,平均下来大概5%。普通印花税在房产成交价超过300万时超过的部分将是7%,新政策下将高达15%。同样,普通地税在地价超过335万7千时超过部分是2%,新政策下将达到4%。

上面是新政策前后的差别,让我们来看看新政策出台后,当地居民与海外人士购买住宅物业印花税和第一年地税的差别。我们先假设投资的物业价值200万,土地价值100万,当地居民和海外人士购买时相关的印花税和印花税附加税和第一年的地税和地税附加税(假设54万9千的门槛已被其他房产使用)的比较

 

印花税

印花税附加税

地税(第一年)

地税附加税(第一年)

总共支付

当地居民

$95,490

0

$16,100

0

$111,590

海外人士

$95,490

$160,000

$16,100

$20,000

$291,590

差额

 

 

 

 

$180,000

上面的例子可以清晰的看出海外人士比当地居民购买时和第一年多支付了将近两倍,更何况地税及其附加税是需要每年支付的,这样的差距在短短几年后海外人士可能会支付多好几倍的费用。

这里需要注意的是,澳洲永居,新西兰公民,公司,和多数家庭信托也可能会成为海外人士,海外人士的定义请参考我们之前发布的文章‘附加地税’

Pitt Martin 在投资物业和地产开发相关的税务方面具有丰富的经验。如果您有任何不确定的地方,我们可以为您做详细的解答和规划,以免等房子成交时,一切为时已晚。

皮特马丁Pitt Martin会计师事务所坐落在悉尼市中心的马丁广场 (Sydney CBD Martin Place)。我们的电话是+61 2 92213345,邮箱地址是robert@pittmartingroup.com.au。

本文内容仅供参考,不构成对任何个人或团体的具体情况而形成建议。任何个人或团体应该在征求专业人士的意见后方可采取行动。由于税法的时效性,我们在发布时已致力于提供及时、准确的信息,但不能保证所称述的内容在今后任然可以适用。转发该文内容请注明出处。

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ATO's warning in Investment Loan Reporting

NSW will raise Surcharge Purchaser Duty and Land Tax Surcharge again to foreign persons

Recently, the NSW government has announced that the surcharge purchaser duty and land tax surcharge will be raised again to foreign person investing in residential real estate from 1 July 2017. The Surcharge Purchaser Duty will be doubled from 4% to 8% and the Land Tax Surcharge will be increased from 0.75% to 2%. NSW government also stated that the raised revenue will be used to help the first home buyer in Australia.

Firstly, let’s take a look at the difference of the stamp duty, surcharge purchaser duty, land tax and land tax surcharge prior and after the change.

Current rate Future rate
Stamp Duty*+ Surcharge Purchaser Duty ≈5%+4%=9% ≈5%+8%=13%
Land Tax*+ Land Tax Surcharge 1.6%+0.75%=2.35% 1.6%+2%=3.6%

* the stamp duty is about 5% when the transaction price is under 3million. However, when the transaction price is over 3 million, the premium duty rate will be 7% for the over portion. The overall stamp duty and surcharge purchaser duty will be as high as 15% for foreign person. Likewise, when the land value is over 3.357 million dollars, the rate will be 2% for the over portion. At this instance, the land tax and land tax surcharge rate will be 4% for foreign person.

The above shows the difference prior and after the change.  Now let’s see what’s the difference between the local ordinary resident and foreign person in terms of the stamp duty and land tax payment after the change.

Assume the residential real estate is 2 million dollars, the land value is 1 million dollars and not qualify for the land tax premium threshold.

Stamp Duty Surcharge Purchaser Duty Land Tax(first year) Land Tax Surcharge(first year) Payment
Ordinary resident $95,490 0 $16,100 0 $111,590
Foreign person $95,490 $160,000 $16,100 $20,000 $291,590
Discrepancy $180,000

As you can see, the stamp duty, surcharge purchaser duty, land tax and land tax surcharge payment will be almost tripled paid by foreign person compared to the local ordinary resident. The difference will be further increased along the future years’ land tax and land tax surcharge.

Here, we have to address that Australia permanent resident, New Zealand citizen, Australia setup companies, most family trust, etc can be treated as foreign person for the surcharge purpose. In terms of the definition of foreign person, please refer to our earlier article Land Tax Surcharge.

Pitt Martin is specialised in investment property related tax issues. If you are not sure about whether you are a foreign resident and whether your property is a residential real estate, please speak to one of our advisers.

Pitt Martin Accountants & Tax Advisers is located at Martin Place in Sydney CBD. We can be reached on +61 2 92213345 or connect@pittmartingroup.com.au.

Disclaimer: This article is not providing a formal advice and may not suit to all scenarios. Please make an appointment with us to discuss.

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澳洲疫情中推出救市刺激计划,中小生意如何从中受益

Federal Budget 2017 Tax Highlights

The Australian government has just announced 2017 Federal Budget tonight. At Pitt Martin, we closely keep update our knowledge with government tax legislation and economy changes. Here is some key points we think can be relevant to the tax payers and business owners.

Housing

  • Assisting first home buyers to build a deposit inside superannuation. Voluntary contributions of up to $15,000 per year and $30,000 in total will attract concessional tax treatment under the First Home Super Saver Scheme. This voluntary contribution can be salary sacrifice. The concessional tax rate will be 15% rather than personal marginal rate which is normally over 30%. The scheme commences on 1 July 2017, and contributions and deemed earnings, net of tax, can be withdrawn from 1 July 2018;

 

  • Allowing older Australians to contribute downsizing proceeds into superannuation. From 1 July 2018, individuals aged 65 and over will be able to make a non-concessional contribution of up to $300,000 in proceeds from the sale of a principal residence, held for at least 10 years, into their superannuation. These new contributions will be in addition to any other voluntary contributions that people are able to make under the existing contribution rules and concessional and non-concessional caps. That means potentially such an individual can make overall $625,000 contribution into their super fund in one year from 1 July 2018 by current law;

 

  • Capital gains tax (CGT) will be increased to 60% for investment in affordable housing. Allowing Managed Investment Trusts to be used to develop and own affordable housing, providing investors in affordable housing with greater income certainty by enabling direct deduction of welfare payments from tenants;

 

  • Strengthening the capital gains tax (CGT) rules to reduce the risk that foreign investors avoid paying CGT in Australia, including by no longer allowing foreign or temporary tax residents to claim the main residence CGT exemption, and by expanding the scope of the CGT withholding system for foreign residents;

 

  • Encouraging foreign owners of residential real estate to rent their properties out by applying a ‘ghost tax’ of at least $5,000 (reflecting the original application fee) to foreign owners who leave their properties unoccupied or not available for rent for 6 months or more each year.

 

 

  • Disallow deductions for travel expenses related to owning a residential investment property. Better target plant and equipment depreciation deductions to those expenses actually incurred by investors.

Business

  • More tax breaks and red tape reduction are on the cards this year, with the $20,000 instant asset tax write-off introduced in the 2016 budget being extended for another year until 2018, and opened up to businesses with an annual turnover of up to $10 million which is used to only up to $2 million.

 

  • From March next year, government introduce a levy on foreign workers on certain skilled visas will go towards a new Skilled Australians Fund.

Small business employer will have to pay $1200 per year for a foreign worker, along with a one-off $3000 payment. Larger businesses employer would pay $1800 a year per worker, along with a one-off payment of $5000.

 

  • The Government is stamping out hybrid tax abuse by multinational banks and insurance companies to prevent the exploitation of tax differences between countries. The Government is also toughening the Multinational Anti-Avoidance Law by extending it to corporate structures involving foreign partnerships and foreign trusts.

 

  • The Government is extending the taxable payments reporting system to contractors in the courier and cleaning industries and also banning technology that allows businesses to falsify sales records to avoid paying tax.

Medicare Levy

  • The Government will increase the Medicare levy from 2 per cent to 2.5 per cent of taxable income from July 1, 2019 to fund the National Disability Insurance Scheme. You’ll only be exempt if your income is below the threshold of $21,655 for singles, $36,541 for families and $34,244 for pensioners. Other tax rates that are linked to the top personal tax rate, such as the fringe benefits tax rate, will also be increased.

If you want to find out more details about how this budget affects you, please feel free to contact us.

Pitt Martin Accountants & Tax Advisers is located at Martin Place in Sydney CBD. We can be reached on +61 2 92213345 or connect@pittmartingroup.com.au.

Disclaimer: This article is not providing a formal advice and may not suit to all scenarios. Please make an appointment with us to discuss.

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自管养老金(SMSF)投资房产

自从2007年自管养老金允许贷款购买投资产品,用自管养老金购买投资房已经渐渐受到广大澳洲人民的欢迎。那么利用自管养老金投资房产优点在哪里呢?我们从税务和投资的角度来分析一下:

  1. 当你退休后,投资房出租产生的利润是不用交任何税的,在你卖掉该物业时增值部分也完全没有增值税哦
  2. 在你退休前,投资房出租产生的利润只需要交15%的税。 在你卖掉该物业时,如果你持有该物业超过12个月,增值税只有10%; 如果少于12个月,增值税就是15%。这些税率基本都低于个人名下持有的物业,大多数情况个人税率都在30%以上
  3. 利用你养老金的钱去投资房产不会影响到你现在个人储蓄的现金流
  4. 目前,市面上贷款最多可以贷到70%,所以30%的首付就足够啦
  5. 因为自管养老金是提供给你退休用的资金,其内部的资产一般受法律上的保护也是相当强的

当然,自管养老金投资房产也是有不足之处的,比如,贷款利息会略高于普通房贷,贷款比例也比普通房贷低,养老金内的资产和钱一般只有到退休后才可以拿出来。综合观之,优点还是很显著的。

那么自管养老金如何建立呢,一般会计师会帮助客户成立相关的养老金信托文件,开通养老金独立的银行账户,然后将他们现有的工作养老金 (eg. Australian Super, BT Super, etc) 转移到自管养老金中,这样自管养老金就建立好了,养老金的成员可以利用转移的资金进行投资了。

皮特马丁Pitt Martin会计师事务所提供自管养老金建立,税务和咨询等相关服务。我们坐落在悉尼市中心的马丁广场 (Sydney CBD Martin Place),电话联系Robert Liu +61 2 9221 3345,邮箱地址robert@pittmartingroup.com.au

本文内容仅供参考,不构成对任何个人或团体的具体情况而形成建议。任何个人或团体应该在征求专业人士的意见后方可采取行动。由于税法的时效性,我们在发布时已致力于提供及时、准确的信息,但不能保证所称述的内容在今后任然可以适用。转发该文内容请注明出处。

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自住房出租6年增值税豁免的税务问题

 

一般来说, 自住房出租不超过6年,以后在出售该物业时,增值税是可以得到豁免的。这个6年是可以整个6年不间断的租出去,也可以是分开几段时间租出去,只要租出去的几段时间加一起不超过6年即可。另外,当你每次搬回去住,把该物业再次当做自住房后,你又将会得到6年的增值税豁免的权利。

很多人由此想到,这样不是可以买很多套物业,每个都进去住一段时间,让它们成为自住房,然后出租不超过6年并出售而不用交任何的增值税嘛。这个想法只有在一个物业卖了以后再去购置下一个物业,即不可以同时拥有两套或两套以上物业的情况下才成立。但是很少有投资客会去这样做,因为他们手上一直都会有好几套。简单来说,如果你手上有多套物业,任何时候只有一套物业可以是你的自住房,其他的物业必须算作投资房。有一点值得提的是,选择哪一套物业作为你的自住房是允许在出售某物业时进行选择的。

那么如果你的自住房出租超过6年了是不是等于你要交所有这段出租时间所产生的增值税呢?答案是比你想象中的要好 – 你只需要交超过6年的那部分,比如自住房出租了10年,房价升值了100k, 这种情况下,你有60%的增值是不用交税的 (6年/10年*100%),只有40k升值的部分是需要交增值税的。

另外,如果自住房是你唯一一套物业,只要你不拿来出租,你可以无限制空下去,在出售时而不需要交任何的增值税。

Pitt Martin 会计师事务所具有丰富的处理投资房税务方面的经验,我们擅长投资物业相关的税务策划,包括利用公司,家庭信托,自管养老金等结构去购置投资物业。

皮特马丁Pitt Martin会计师事务所 坐落在悉尼市中心 (Sydney CBD),请联系我们的中文合伙人Robert Liu,电话是+61 2 92213345,邮箱地址是 robert@pittmartingroup.com.au。

本文内容仅供参考,不构成对任何个人或团体的具体情况而形成建议。任何个人或团体应该在征求专业人士的意见后方可采取行动。由于税法的时效性,我们在发布时已致力于提供及时、准确的信息,但不能保证所称述的内容在今后任然可以适用。转发该文内容请注明出处。

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小生意应尽早选择专业会计师

 

我们见到很多小生意业主刚开始创业时都是埋头苦干,把所有精力几乎都放在了发展生意上,而忽略了自己的账目和税务的事情,有些小生意甚至会忘记报税的事情直到收到税局的罚单,或者是在年底时才开始寻找会计,急着做账,急着报税。但是,很多时候会计会发现小生意的结构从一开始就不合理或者账目记录完全乱糟糟,因此这些小生意将失去 最好的省税结构,而且会计需要花费大量的时间去帮助他们整理账目,他们也会付出不必要的会计费用。所以,我们建议小生意应该在生意还没有开始之前就需要联系专业的会计师帮忙规划,这样,生意的税务和账目才会在健康的轨道上发展,到了年底报税时省时又省力。

那么,悉尼有这么多会计,小生意业主们该如何选择会计呢?首先,一定要找有税务代理执照(Registered Tax Agent)的会计,在澳洲没有税务代理执照是不可以帮客人做退税收费用的。其次,尽量找是CPA或CA认证的会计,CPA和CA是澳洲两个最大且最权威的会计认证机构,加入这两个机构的门槛高,对学历和工作经验都有要求,而且他们不定期都会对其会员会计进行审计,以确保他们的服务具有专业水准和规范化,同时对会员自我知识的进修也有学时的要求。以上是一个会计师事务所的硬性条件,最后就要看软件条件了,那就是从业会计的经验和服务质量。这些往往在第一次交谈中便可以发现。

Pitt Martin会计师事务所是具有澳洲税务代理执照,CPA认证,会计从业经验超过十年的会计师事务所。Pitt Martin 秉承顾客至上,崇尚专业,童叟无欺的执业精神。

皮特马丁Pitt Martin会计师事务所 坐落在悉尼市中心 (Sydney CBD),请联系我们的中文合伙人Robert Liu,电话是+61 2 92213345,邮箱地址是 robert@pittmartingroup.com.au。

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