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[av_heading heading=’投资房可摊销费用’ tag=’h2′ link=’manually,http://’ link_target=” style=’blockquote modern-quote modern-centered’ size=’6vw’ subheading_active=’subheading_below’ subheading_size=’20’ margin=’0′ padding=’0′ icon_padding=’10’ color=’custom-color-heading’ custom_font=’#000000′ icon_color=” show_icon=” icon=” font=” icon_size=” custom_class=” id=” admin_preview_bg=’rgb(34, 34, 34)’ av-desktop-hide=” av-medium-hide=” av-small-hide=” av-mini-hide=” av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” av-medium-font-size-1=” av-small-font-size-1=” av-mini-font-size-1=”]
-有效合规的税务减免
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在澳大利亚购买投资房对于大多数人来说并不陌生,投资房既可以为您产生“睡后”收入,又可以为您减少税务支出。那么如何利用投资房进行有效的合理避税呢?
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我需要报税吗?

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不论您是否是澳大利亚的常住居民,您在澳大利亚投资房产赚取的租金是澳洲税法规定的应税收入,需要每年申报,并根据每年实际应税收入,缴付收入所得税。作为非澳大利亚居民,租金收入的起征点是每一块钱的租金收入,税收为租金收入的32.5%。通常您的澳大利亚注册税务代理会为您提供此项申报服务。

作为申报的第一步,您需要申请澳大利亚税号。之后在每个澳大利亚财政年度结束之后进行申报。
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什么是我的应税租金收入?

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和其它应税收入一样,您也能在房产投资方面享受不同的税收抵扣。

一般情况下,针对您在用于出租的房产所产生的费用,可以抵扣您的租金收入。

例如物业管理费,市政管理费,用于购买投资房的贷款利息以及其他获取租金收入产生的必要的相关杂费。

除此之外,房产折旧费用在很多情况下,可以使应税租金收入大额减少。

房产折旧报告本身的费用和您的会计师费用都是可以抵税的。

Rental property schedule
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怎样计算我的应税租金收入?

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当前财政年度应税租金收入,是以当前财年的总租金收入扣除在当前财政年度中为收取该租金收入所支付的可抵扣费用。

投资房产的租户广告费,物业管理费、房屋清洁费用、市政税、水费、投资房产的贷款利息、土地税、出租房屋相关文件的费用(准备材料的费用,租出房屋产生的注册费和印花税)、律师费(不包括购置房产的成本和借款成本)、清洁及害虫防治费、园艺费、房屋保险费、维修费、会计费和薄记费、房地产经纪人的费用和佣金,安全巡逻的费用、维修服务费等。(以上所有的费用需出示原始发票及付费收据。并且,这些费用必须是房东支付的,而不是由房客支付。

若该房产是属于半投资房,比如,房东只是将其中一间或者两间房出租,那么报税时需按照私人使用和投资使用的百分比计算抵税费用。
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房屋的建筑及装修成本可以摊销吗?

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购买用于出租的新房建筑和装修成本,可以申请折旧方面的费用摊销。

澳洲税法允许房地产投资者对一些指定的投资房购买成本申请折旧方面的费用摊销(包括投资房内部的装修和投资房建筑成本)。

折旧费用需要您请专业人士出一份税务折旧报告,这份报告的有效期是40年。
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如何计算折旧金额?

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您拥有的新投资房,可以从以下几方面摊销折旧费用:

  1. 装修及出租用家具及电器:
    • 固定式加热设备(空调,热水器系统,暖气,太阳能板)
    • 厨房相关用具(炉灶,抽油烟机或排气扇,洗碗机)
    • 洗衣间(洗衣机,烘干机)
    • 地面(地毯,木地板)
    • 窗户(百叶窗,窗帘)
    • 卫生间(排气扇,干燥机,水疗设备泵,通风设备)
    • 烟火控制设备(烟雾探测器,灭火器,消防水泵,电话)
    • 安防系统(中央监控摄像头,门禁刷卡系统,大门,车库 门马达等)
    • 其他外部设施 (可移动烧烤炉,健身房,游泳池及相关设 备,合成地面网球场,桑拿设备,可升降式立体停车设备
  2. 建筑成本,包括改建成本:
    • 建筑施工费用
    • 变更的成本,例如拆除或增加内墙
    • 房间的重大装修
    • 加围栏
    • 建筑扩展,例如添加车库或露台
    • 结构上的改进,例如增加凉亭,车棚,密封的车道,挡土墙或围栏。

您的基本工程总扣除额不能超过建筑成本。 直到施工完成,方可扣除。

您只能在该物业已出租或可供出租的那一年内要求扣除。

一般来说,新建成的投资房通常采用逐年递减折旧法,这样在购买的前几年的折旧金额相对较高,因此应税租金收入也相对较低。
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如何申请折旧费用抵税?

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澳洲税务局会需要您提供一份完整的税务折旧报告。如果购买的是全新的物业,您可以将购房合同交给一位澳洲税务局认可的专业人士来做一份折旧报告。通常您的澳大利亚注册税务代理会为您提供此项申报服务。
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免责声明:本文所涉及的事实信息仅供参考,信息不能用于购买投资相关产品及服务、金融产品或替代专业会计、税务、法律或其他专业咨询者提供的咨询意见。在作出决定或采取行动前,您应咨询海嘉会计师事务所专业金融或税务服务人士。尽管我们尽力保证信息来源可靠性以及编译的准确性,但海嘉会计师事务所不对任何信息出现差错或遗漏,以及因使用该信息而获得的结果承担法律责任。

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用我们的专业助您实现财务目标!
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