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Viewing 11 posts - 1 through 11 (of 11 total)
  • Profile photo of andrew_dcandrew_dc
    Participant
    @andrew_dc
    Join Date: 2006
    Post Count: 7

    Hi all,

    I am just about to puchase an IP. I am the sole income earner in the family – my wife looks after the children.

    If I purchase the IP in my name then I get the “benefits” of negatively gearing the property against my income but when I sell the property I will be paying capital gains tax at the highest marginal rate.

    Alternatively if I purchase the property in my wifes name we will benfit from a capital gains perspective (assuming a successful sale in the future) but will not be able to write off the loss (rent v’s interest on loan) against her income.

    What I am thinking of doing is purchasing the property in both our names (allocating 99% of the property to me and 1% to my wife).

    MY QUESTION IS can I do this and before selling the property in the future change the ownership of the IP (to 99% my wife and 1% me) thus getting the best of both worlds…

    I would appreciate the advice of any experts out there – as you can probably tell from this question I am new to the investment game.

    Best Regards,

    Andrew

    Profile photo of TerrywTerryw
    Participant
    @terryw
    Join Date: 2001
    Post Count: 16,213

    Hi Andrew

    I am no expert, but would expect if you did this you would be paying stamp duty on 99% of the value of the property when you switch it over again.

    A far better option may be to look at a Hybrid Discretionary Trust to own the property. This will enable you to claim the negative gearing benefits and for your wife to get the capital gains if selling – and the flexibility to change this around and/or distribute to other family members/companies on lower incomes.

    Better talk to a good accountant about setting one up.

    Terryw
    Discover Home Loans
    Parramatta
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    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
    http://www.Structuring.com.au
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    Lawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au

    Profile photo of trajiktrajik
    Member
    @trajik
    Join Date: 2005
    Post Count: 102

    Andrew,

    The hybrid trust structure is ideal for your situation, gives you the flexibility to gain maximum tax advantage of negative gearing now, and minimum tax liability of capital gains later.

    Expect between $800 & $1,500 for the trust plus up to $1,500 for a corporate trustee.

    [email protected]
    http://www.myobmechanic.com

    Profile photo of L.A AussieL.A Aussie
    Member
    @l.a-aussie
    Join Date: 2006
    Post Count: 1,488
    Originally posted by andrew_dc:

    Hi all,

    I am just about to puchase an IP. I am the sole income earner in the family – my wife looks after the children.

    If I purchase the IP in my name then I get the “benefits” of negatively gearing the property against my income but when I sell the property I will be paying capital gains tax at the highest marginal rate.

    Alternatively if I purchase the property in my wifes name we will benfit from a capital gains perspective (assuming a successful sale in the future) but will not be able to write off the loss (rent v’s interest on loan) against her income.

    What I am thinking of doing is purchasing the property in both our names (allocating 99% of the property to me and 1% to my wife).

    MY QUESTION IS can I do this and before selling the property in the future change the ownership of the IP (to 99% my wife and 1% me) thus getting the best of both worlds…

    I would appreciate the advice of any experts out there – as you can probably tell from this question I am new to the investment game.

    Best Regards,

    Andrew

    My question is: why sell it at all? why not keep it forever and use the increasing equity to fund other income producing assets?

    Cheers,
    Marc.
    [email protected]

    Profile photo of TerrywTerryw
    Participant
    @terryw
    Join Date: 2001
    Post Count: 16,213

    Marc, I agree, but you never know how things will change in the future, so best to prepare just in case.

    Terryw
    Discover Home Loans
    Parramatta
    [email protected]
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    Just send me a blank email, with “subscribe” in subject line.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
    http://www.Structuring.com.au
    Email Me

    Lawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au

    Profile photo of celesteceleste
    Participant
    @celeste
    Join Date: 2005
    Post Count: 169

    Hi all

    Terryw – why do you always recommend a hybrid trust rather than a discretionery trust ?

    They are cheaper approx $600.00 and simpler.

    Celeste

    Profile photo of ctaingctaing
    Participant
    @ctaing
    Join Date: 2006
    Post Count: 111

    Hi Celeste, Terry was right in that an ordinary discetionery trust is ineffective to allow negative gearing, assuming the individual has the finance arranged in his/her name (not the trust).

    Other HDT benefits are

    * the ability for other “lower income bracket” unit holder to buy back the units later for CGT reason,

    * and of course, asset protection.

    Hope it helps.

    CT

    Profile photo of TerrywTerryw
    Participant
    @terryw
    Join Date: 2001
    Post Count: 16,213

    Hi

    I think hybrids are better for 2 reasons.
    1) allows negative gearing
    2) refinancing principle.

    But hybrids are less effective in the area of asset protection. This is because the units are property. If the unit holder is sued, these units could be at risk. However, a well drafted deed will allow the trustee to bypass distributing income to the unit holder. But it can complicate things.

    I am not an accountant, but think, the refinancing principle allows the trust to borrow to buy back the units, and this may enable deductible debt to be converted into deductible. So even if you are not negative gearing a hybrid may still be useful.

    Terryw
    Discover Home Loans
    Parramatta
    [email protected]
    Sign up to my mailing list.
    Just send me a blank email, with “subscribe” in subject line.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
    http://www.Structuring.com.au
    Email Me

    Lawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au

    Profile photo of celesteceleste
    Participant
    @celeste
    Join Date: 2005
    Post Count: 169

    Hi all

    Sorry I keep forgetting about the neg gearing aspect of a discretionery trust.[blush2]

    I will go back to sleep now.

    Celeste

    Profile photo of RORO
    Member
    @ro
    Join Date: 2006
    Post Count: 2

    Hello

    Im not really familar with Hybrid Trusts, so hoping someone may be able to let me know if it will work for the below:

    Example:

    1. I purchase a property (say to renovate and sell)

    2. Set up a Hybrid Trust with myself and a company as beneficiaries

    Can I negatively gear the debt whilst holding the property against my PAYG income, and then when I sell distribute the CG to the company as it will the pay less tax??

    If I end up holding the property for longer then 12 months, would the trust get the 50% CGT exemption??

    Cheers

    Reece

    Profile photo of TerrywTerryw
    Participant
    @terryw
    Join Date: 2001
    Post Count: 16,213

    I beleive that would work, ie you can negative gear against your personal income and distribute the capital gain to any beneficiary including a company, but remember the companies do not get the 50% discount on CGT.

    Terryw
    Discover Home Loans
    Parramatta
    [email protected]
    Sign up to my mailing list.
    Just send me a blank email, with “subscribe” in subject line.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
    http://www.Structuring.com.au
    Email Me

    Lawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au

Viewing 11 posts - 1 through 11 (of 11 total)

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