O.P.
Hi everyone
I recently bought another PPOR and wish to turn my old PPOR into an investment property.
The old PPOR is paid off but there is a $130,000 redraw available. 我想重新刷新这笔钱，然后将其放入我的新PPOR上的偏移账户中，这将重新激活旧PPOR上的每月还款。 I'd like to then rent the house out and cover those monthly repayments.
Can you please tell me whether I claim deductions on the interest accumulating on that $130,000?
Thank you
W.White
评论
No.
Only if it was an offset account. ATO考虑了您已支付给房屋的最大值。
no。 The only way would be to use the 130k on the old PPOR for improvements and then you can claim the interest, depreciation etc.
评论
If you'd had the $130k in an offset instead of paying it against the loan you may had something to work with (depending on the other variables at play), but no it doesn't sound like you've got a机会。
正如其他人所说的，不。 ATO着眼于贷款的目的，不在乎它的位置。 显然，使用$ 130K针对您的PPOR，无论贷款实际上是否位于您的租金中。 我最近有类似的情况，除了我的旧房子（变成租金）上有一笔贷款。 I topped up this loan to use as a deposit for the new PPOR but I can't claim any of this "top up" as deductable, only the original amount of the loan. Means I have to apportion the interest and only claim a % of it.
评论
Heisenberg writes...
The old PPOR is paid off
The key to understanding the legislation is to figure out how much would be required to borrow if you were to refinance and 'buy' the property.您已经还清了这笔钱，欠款为$ 0，您可以以此金额将其从银行“购买”。 Therefore that is the amount you may be able to claim against.
In an offset situation you have not paid it off and still owe the bank the current value of the mortgage (e.g. 130k). To buy it off the bank to use as an IP, you would need to pay that 130k and hence that is used as the amount you may claim against if you were to borrow for IP purposes.
评论
Probably better to sell it, pay off debt for new home and buy another investment property mortgaged to the hilt with interest only repayment using home as security so they approve the 100% loan.
You wont ever be able to claim any of your interest for the currently paid off house.
评论
dot product writes...
As you have paid it off, the amount owing is $0 and you are able to 'buy' it off the bank for that amount.因此，这就是您可能可以要求的金额。
错误。 如果他在租用的房屋外，他将借钱用于任何用途，您就不能要求狗屎。 You can refinance it all you want but using that money to fund his PPOR is non claimable.
评论
plucka99 writes...
Wrong.
So it's wrong to say he can claim $0 like everyone else in the thread?
评论
What i would do is buy the new PPOR.然后，您将$ 130K的价格移至新贷款。然后将旧的PPOR/投资再融资回到其全部股本价值，并将所有这些钱移至您的PPOR贷款中。 What this means is:
-Your PPOR has a very small loan against it as all your money is there, and you will pay it off quicker and
-You are making large interest payments on the investment – which are all tax deductable
评论
wallywatt writes...
-You are making large interest payments on the investment – which are all tax可扣除
错误，这是不可扣除的。 You are using the loaned money against your PPOR which as explained is NOT deductible, regardless if the loan is against the rental.
评论
dot product writes...
So it's wrong to say he can claim $0 like everyone else in the thread?
My bad, I read your comment wrong. correct $0 is claimable.
评论
wallywatt writes...
What i would do is...
Did you not read all the other replies saying this is not allowed by the ATO?
评论
O.P.
jmuz writes...
Probably better to sell it, pay off debt for new home and buy another investment property mortgaged to the hilt with interest only repayment using home as security so they approve the 100% loan.
You wont ever be able to claim any of your interest for the currently paid off house.
Thanks everyone for your information, it's much appreciated. ^^^这听起来像是进行的最佳方法。
Wallywatt写信...
- 您正在对投资支付大量利息 - 所有这些都是可扣除税
nope，您不能索取在您的住所时还清的任何东西。这种兴趣不再符合资格。
您必须出售和购买新鲜财产的一种愚蠢的愚蠢，而您自己在自己生活中永远不会偿还。 But thats just one of the rules in the complicated rats nest of a tax system.
评论
plucka99 writes...
You are using the loaned money against your PPOR which as explained is NOT deductible,
would not the loan be against the investment, so the investment is completely independent of the PPOR?
How about this for another （假设）示例。 我都有PPOR和投资，都有贷款。由于房地产市场/翻新/其他，投资获得了3万美元的股权。我对这项投资进行了再融资，并将这笔30K投入了房屋贷款。这是允许的吗？
wallywatt写道...
由于房地产市场/翻新/任何东西，投资获得了3万美元的股权。我对这项投资进行了再融资，并将这笔30K投入了房屋贷款。 Is that allowed?
The extra $30k debt you added to the investment property loan cannot have its interest claimed.
Your accountant would have to calculate its percentage and reduce your claim.
评论
Heisenberg writes...
This sounds like the best way to proceed.
I'm in exactly the same position.我们居住的房屋上的大贷款。投资财产几乎没有贷款。投资物业照顾自己的钱，所以现在所有的额外钱都被投入到我们居住的房屋中，以尽快降低这笔贷款。
我们可以出售投资并购买另一笔贷款，但这意味着要向投资物业支付CGT。我们会很领先，但是只要不需要就可以支付CGT。我们可能最终要做的是使用当前物业购买另一家以最大收入的财产，因此总体上您的投资是负面的。
您需要自己做款项，以查看您可以和负担不起的东西。另外，您可以与会计师或投资顾问进行交谈。
wallywatt写信...
不会对投资的贷款不反对投资，因此该投资完全独立于Ppor？
在另一个（假设）示例中如何处理这一点。 我都有PPOR和投资，都有贷款。由于房地产市场/翻新/其他，投资获得了3万美元的股权。我对这项投资进行了再融资，并将这笔30K投入了房屋贷款。这是允许的吗？
否 - 正如其他人所说的那样重要的是如何使用这笔钱，而不是如何获得或确保其确保的东西。例如，您可以借给您的PPOR来资助IP并索取利息（仅以您借用购买IP的金额）。
考虑一下 - 如果它纯粹是基于资产，那将是一个巨大的洛尔特。想象 - 想要新的汽车/船/假期吗？没问题 - 对您的IP进行了重新划分，并根据您对实际上是“汽车/船/假日”贷款所支付的利息享受税收减免。因此，不，借入的收入资产必须使用借入利息的资格。
wallywatt写信...
贷款不会违反投资，因此投资完全是ppor？这是您使用重要的钱的方式。
对于另一个（假设）示例，这是怎么回事。 我都有PPOR和投资，都有贷款。由于房地产市场/翻新/其他，投资获得了3万美元的股权。我对这项投资进行了再融资，并将这笔30K投入了房屋贷款。这是允许的吗？
确定您可以做到这一点，但是您刚刚损失了3万美元的可扣除贷款利息，同样请参见上述。
澳洲中文论坛热点
- 新西兰总理：出世在新西兰的新纳粹Thomas Sewell是“挺蹩脚的人”，但那是澳洲的问题
- 新西兰总理拉克森称新纳粹Thomas Sewell是坏人，但是没对要求把他从澳大利亚遣返到诞生国去的呼吁置评。
- 撞穿学校栅栏害死十一岁男孩的司机不必坐牢
- 一位女司机撞穿学校栅栏、害死了11岁男孩，被罚2000元罚金、撤消驾照，不必坐牢。Jack Davey 的父母去了