以family trust的形式买房好吗，我们是小两口和老两口，要买个房子，不知道是否可以把四个人都放在房子的account name里面，这样房子是否能享受到老年的打折，如老两口有senior card，各种水电煤的费用可以打折；小两口还可以负扣税。这两个能同时享受吗？
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可以放四个人 但是..你又自助又投资我有点看不懂....
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你是要买自住还是投资房？
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老年的打折卡是用在自住房
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负扣税是用在投资房
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先搞清楚trust 是怎么操作的，再去想 省钱。 自住的话。 直接写在自然人名下最合算。
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老年卡投资不管用吗？
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什么是自然人？
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同问，自然人怎么定义？
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一般来讲, family trust买房就是投资房, 要交地税, 不能负扣税, 不知道你的出发点是什么...
如果是保护财产倒可以考虑.
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为什么投资房不能负扣税
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成立和维护一个family trust也需要不少钱，一般人都是用family trust买投资房的吧，收益可以分给家人，减少交税。也有作为财产保护的，比如老公的工作是高收入高风险的，像医生、律师，如果在工作上发生纠纷，不会影响family trust名下的财产。
这些都是我听说的，说错的地方请轻拍
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房子不是你的...
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最好还是找个靠谱的会计师吧。
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land tax如果高的话不划算 最后CGT可能也很高
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I think the original poster has confused quite a few concepts and do not fully understand/appreciate the primary purpose of a family trust. I'll try to answer the different components of the question separately.
以family trust的形式买房好吗，我们是小两口和老两口，要买个房子，不知道是否可以把四个人都放在房子的account name里面
When you say 'account name'. Are you referring to a bank account or names that go on the title deed?
If it's the former, every single co-owner will need to be included in the mortgage, unless you are able to buy the house outright without any loan. But judging by the mention of 'negative gearing', it suggests you want to claim the interest expense. So you probably will have a loan.
As for the title deed, you can have as many names as you want. But again, think about what you are trying to achieve. Some of the unintended consequences are:
1. not all 4 of you may meet the eligibility criteria for first home owners grant. Please double check with the State Revenue Office, but the last time I looked into this matter, the transaction MUST be the FIRST purchase for all co-owners to be eligible. If one of you has purchased another property in the past, the others can not claim the grant.
2. if any of the co-owners purchases another property, they will not be eligible for first home owners grant, because they have already purchased a house.
，这样房子是否能享受到老年的打折，如老两口有senior card，各种水电煤的费用可以打折；
The senior's discount will only apply if they are the account holder on the utility bill.
小两口还可以负扣税。这两个能同时享受吗？
If all 4 of you are living in the house, then you cannot receive negative gearing because it's not an investment property. If only your parents live in it and their names are on the title, you still can't claim it as an investment property because they are co-owners. Basically, principal place of residence cannot be an investment property.
Finally, you can purchase/hold a property in the name of a family trust, but you still need a trustee (i.e. natural person) to do the holding, but that part is easy, you just appoint someone, can be you or your spouse or even one of your parents in theory. However, there is no CGT discount when you eventually sell. You may still be exempt from land tax provided it's your principle place of residence.
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楼主你想的太多了。。。。
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如果放在trust里面，法律上的产权拥有者是trustee，可以你们家人，也可以是一个公司。
如果做投资房，你们四个住在里面的人，给这个trust交房租，房租算trust的收入。这里注意，房租需要按市场价格来算， 最好找个有资格的人做估价。
trust需要单独报税，如果收入不抵支出，税务损失累计到下一年，不能分配给你们家人，这里回答你的问题，除非你这个trust还有其他收入，是不能负扣税的。
卖房的时候trust有50% discount, 然后分配给受益人，但如果受益人不符合CGT discount的条件， 比如公司，这时需要gross up.
如果真想把房子放到trust里面，同时又想负扣税怎么办呢？ 用这个trust的名义买一些蓝筹股，每年吃分红，分红把投资房的损失抵消，分红的30% franking credit 就可以分配给受益人，这些franking credit 个人报税后可以返还回来。这里注意，这个trust一定要做family trust election, 否则拿不到franking credit.
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最好不要， 除了要交地税，CGT, 贷款的利息也比私人名字高
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LS好专业，是会计？
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