Me too. LOL. Pinky, always good for a laugh! I need to get a life – too much time spent sitting in front of a computer bursting out laughing – and then trying to explain to my Mum what is funny!![][]
No you don’t have to pay it on the option, but you do need to declare any proceeds (ie sale price of option) in your tax return and pay income tax on it.
It is also a good way to delay the payment of stamp duty for off the plan purchases. I believe you get 12-15 months tho to pay the stamp duty (and you can delay that, but you pay ‘penalty’ interest of about 11% – on stamp duty value), but if you have not got an exchanged contract, the clock does not start ticking until you do. Short term solution though – you still have to pay stamp duty on settlement.
So it looks like the couple actualy made a loss cause the stamp duty and CGT is 5% of the sale price Isnt it?? (which is more than the profit they made)
Hi Glenn
The CGT is calculated based on selling price – purchase price (+ cost of renovations). It is then added to your taxable income. Depending on how long you have held it affects tax rates too.
Cheers
Mel
Ok. I’ve just looked at the example now![] The couple will be taxed on their profit of $11768, so at most they would lose $5589.80 of their hard earned profit to be left with only $6178.20.
I would say that the 11 ss is not unique to Aust. It is used purely as a filtering tool. If you have ever looked at anything Dolf de Roos does, he talks about looking at 100, getting interestd in 10, serious about 3, and maybe buying 1.
The 11 ss can help you cut out those 90 odd you’re not interested in. If somewhere like South Africa has higher costs, and therefore would need higher rents to be +ve cashflow, you might need to look at a higher yield.
Perhaps you would need to divide the rent by more than 2.
ie Rent/3 * 1000 = Purchase Price with yield of 15.6% etc. etc.
I have mentioned this in other posts, but will put it here again. You can rent out your original house for up to 6 years and then sell with no CGT. Or, you could move back in after the 6 years, and then out again etc. with no CGT.
However, you could not then claim your ‘new’ house as your PPOR, so there would be CGT on that.
You don’t actually have to make the decision as to which one is your PPOR until you do sell, which may be 5 years down track. At this point you would probably want to work out which has had the most growth, and choose that as your PPOR.
Amit, it’s your site!! No Paul, I think I’ll let Huey tell me if you’re a good catch first[][]
I still can’t get your website to work. I did with acnielsen one, but I can’t remember the address. Get the other one to work for me and I’ll think about it.[]
Absolutely. Or to start, you could read Trust Magic by Dale Gatherum-Goss, or some of the N.E. Renton books on Family Trusts, Wills & Estate Planning etc. etc.
Or you could go to see Dale Gatherum-Goss. His website has been posted a few times – I think it’s http://www.gatherumgoss.com
It is a good way of buying any property that you plan to onsell rather than settle on. You get to control it without owning it. It’s sort of like the yanks ‘and/or assigns’.
How it works is like this:
There is a standard contract of sale, but this is not signed, therefore not exchanged, and no stamp duty etc. Attached to this is the option contract. It’s actually a combination of two options in the one. A call option which gives you (or somebody you sell it to) the right to buy at x dollars at x time in the future. The Put option gives the seller the right to sell to you at x dollars at x time in the future.
You could both agree not to execute the contract, but I’ve found this is an unlikely scenario. Basically, it will have to be sold/purchased. The option contract should also set out when the ‘real’ contracts of sale need to be exchanged. Up until this point, you can sell the entire contract to somebody else, who will then sign the contract of sale, and pay the price you agreed with the seller. Your profit will come in the amount you are paid for the option – kind of like a finder’s fee.
It’s interesting that the person who ‘owns’ the house has the deed to it. I don’t think our banks will ever relinquinsh their hold on the title!! This would make this scenario impossible here in Aust.
Impossible? Nothing ever is, and I’m sure someone could work out some way to do it if they really wanted to.
Peter, that is my point. If I onsell the option to somebody else who then exchanges contracts and purchases the property, I am not exercising the option, and therefore will not pay stamp duty.
Kellyville, if you talk to your accountant re structuring, you could probably do something like set up a trust to buy the properties, and have the income directed to your wife as a beneficiary.
Simon, you can actually purchase another home to live in. You just have to decide which one you class as your PPOR and therefore CGT exempt. I’ve stated in another posting that you do not even have to make this decision until you sell, and you can work it out based on which option is best then!![]
As to your first question/initial post, I think there are many places where unrenovated houses are going at or above the price of renovated houses as there are so many people out there now thanks to all the TV shows. I think the answer is to keep looking until you find a property that is in need of renovation, and is priced lower than all the others. Also one that will show a equity gain after you have renovated.
Renovation costs will definitely come into consideration when calculating CGT. It is added to your cost base.
I’ve not seen the example on the site, but perhaps the couple did not sell?
A good indication of whether or not a property will be positiviely geared is to use the 11 Second Solution. Rent/2 * 1000.
For more in depth analysis, you need to look at borrowings/repayments, rates, maintenance, prop mgr fees etc. Add them all up, subtract from rent. If leftover is positive, you are positively geared, if not, you are negatively geared.
I just thought that I would let you all know – especially LuckyPhil for he told me how much he loves Fishy – that I got the grand total of 88520, and it told me that I had eaten all the fish in the pond, and destroyed the entire ecosystem.[]
Fish was too big to fit on the screen by the end.[}][] I think I’m cured now[:0)]. It’s been, what, 12 days since Pinky first posted the link.
Cheers
Mel
Viewing 20 posts - 2,161 through 2,180 (of 2,396 total)