【香港人買澳洲樓】怕踩入澳洲買樓陷阱？投資前了解澳洲樓投資注意事項！
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不少香港人買澳洲樓，主要因為當地樓市發展成熟，樓價亦普遍比香港低。不過，如果對澳洲市場不熟悉，而又怕踩入澳洲買樓陷阱，宜先了解當地對外國人買樓的法規。立即細閱下文，了解澳洲樓投資注意事項！
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1. 在澳洲買樓的限制
如果是非澳洲永久居民或公民，可以購買的澳洲物業種類受到限制。例如，外國人只能買入全新的一手物業，而不能購買二手物業。但是，外國人在澳洲購買一手物業的數量則沒有限制。另外，外國人必須在購買閒置土地後4年之內完成房屋興建。
如果持有一年或以上的澳洲臨時居留簽證，包括學生簽證及工作簽證，便可以以自住為目的買入當地的二手物業。值得留意的是，每個持有臨時居留簽證的外國人只能購買一個二手物業。不過，這類買家必須在簽證到期或離境前3個月內出售二手物業。
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2. 須一筆過支付與買樓相關的費用
在澳洲買樓，除了準備首期外，還需要預留一筆金錢來支付其他與買樓相關的費用。以下是主要費用：
無論是非澳洲永久居民或公民，還是持澳洲簽證的人士，在買澳洲樓前都必須在外國投資審查委員會（Foreign Investment Review Board）的網站提出買樓申請，並繳付指定金額的費用。申請費一般按照物業價格計算，例如$100萬澳元以下物業的申請費為$6,350澳元*。
與本地買家一樣，海外買家也需要繳交印花稅（stamp duty），而稅率因州份而異，由3.5%至5.5%不等。例如，在昆士蘭買入$100萬澳元的物業，便需要支付$38,025澳元的印花稅*。除了一般印花稅外，海外買家還需要支付額外的印花稅（additional duty for foreign purchasers），而稅率同樣因州份而異，新南威爾士州及維多利亞州均為8%，其他州則為7%。
另外，如果計劃買入澳洲樓，就必須預留一筆律師費。律師會負責處理與買樓有關的法律事務，例如向海外買家解釋買賣合約的內容，相關費用由$1,000至$4,000澳元不等。
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3. 聘請專業按揭顧問處理澳洲的按揭申請
澳洲銀行一般會根據海外買家的年齡、收入及工作證明等條件而審批按揭申請。正常情況下，海外買家可申請的按揭成數達到6至8成，而利率為6.5%至8%。但是，當地銀行的按揭申請程序繁複，而且對外國人的審核條件較嚴苛。如果海外買家不熟悉銀行規定或漏交某些指定證明文件，銀行或會拒絕按揭申請。
如有興趣於澳洲置業，宜聘請專業按揭顧問處理按揭申請，昌美擁有超過22年豐富澳洲房地產經驗，幫助多名客戶成功處理按揭申請，以及租務管理、按揭服務、移民升學等專業服務，是可信賴的一站式澳洲物業投資顧問公司。
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4. 出租澳洲樓時涉及多項常規支出
不少海外買家在買入澳洲樓後，便打算將物業出租。以下是出租澳洲樓時涉及的常規支出：
大多數買入澳洲樓用作投資的外國人並不經常身處在澳洲境內，所以會交由當地的租務管理公司向租戶收取租金，以及繳付差餉及管理費等。租務管理公司一般收取租金的6%作為租務管理費（rental property management fees）。
除了租務管理費外，海外業主必須按季度支付物業的水費及排污費（water and sewerage charges）。相關費用主要用作維修排污管道，一般由$600澳元起。
此外，海外業主必須繳交市政費（council rates），主要用作社區管理及垃圾處理。與水費及排污費一樣，業主需要按每季度支付。
如果海外業主買入的澳洲樓設有的會所設施越多，例如游泳池及健身房等，業主需要支付的大廈管理費（property management fees）就越高。
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5. 出租澳洲樓時須支付收入所得稅
外國人在澳洲出租物業，除了涉及多項常規支出外，還需要繳交收入所得稅（tax on rental income）。所以，業主需要將收入扣除收入所得稅，才是實際收入。一般來說，年租低於$9萬澳元的稅率為32.5%，而年租超過$9萬澳元則為37%至45%。另外，業主可以就物業出租期間支付的費用申請扣稅，其中包括租務管理費，以及基本維修工程的費用等。
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如果有興趣在澳洲買樓自住或用作收租用途，歡迎聯絡我們，由具有經驗豐富的物業投資專家為你介紹緊貼澳洲物業市場的第一手資訊。
*稅項及利率只供參考，詳情請向有關部門或銀行查詢
Many Hong Kong people are buying properties in Australia primarily because the local property market is well-developed and prices are generally lower than in Hong Kong. However, if you’re unfamiliar with the Australian market and are afraid of falling into traps when buying property in Australia, it’s important to read on and understand the regulations for foreigners buying property and be aware of the considerations for investing in Australian real estate.
- Restrictions on buying property in Australia
Foreigners who are not Australian permanent residents (citizens) or holders of permanent residency (PR) visas have restrictions on the types of Australian properties they can purchase. For example, foreigners can only buy brand new properties and cannot purchase second-hand properties. However, there are no restrictions on the number of brand new properties foreigners can purchase in Australia. Additionally, foreigners must complete the construction of the house within 4 years of purchasing vacant land.
If you hold a temporary residency visa (such as a student visa or work visa) in Australia for one year or more, you can purchase second-hand properties in Australia for personal use. It’s worth noting that each foreigner holding a temporary residency visa can only purchase one second-hand property. However, these buyers must sell the second-hand property within 3 months before the visa expires or they leave the country.
- Lump sum payment for related costs when buying property
When buying property in Australia, in addition to preparing the down payment, you need to set aside a sum of money to cover other costs related to the purchase. Here are the main expenses:
Whether you are an Australian permanent resident, citizen, or visa holder, you must submit a property purchase application on the website of the Foreign Investment Review Board (FIRB) before buying property in Australia and pay the specified fee. The application fee is generally calculated based on the property price, for example, the application fee for properties under AUD 1 million is AUD 6,350*.
Like local buyers, overseas buyers are also required to pay stamp duty, the rate of which varies by state, ranging from 3.5% to 5.5%. For example, if you purchase a property in Queensland for AUD 1 million, you would need to pay stamp duty of AUD 38,025*. In addition to the general stamp duty, foreign buyers are also subject to additional stamp duty, which also varies by state, at 8% in New South Wales and Victoria, and 7% in other states.
Furthermore, if you plan to purchase property in Australia, you must budget for legal fees. Lawyers will handle legal matters related to the property purchase, such as explaining the contents of the sale and purchase agreement to overseas buyers. The fees can range from AUD 1,000 to AUD 4,000.
- Hire a professional mortgage consultant to handle mortgage applications in Australia
Australian banks generally approve mortgage applications from overseas buyers based on criteria such as age, income, and employment proof. Normally, overseas buyers can apply for mortgages up to 60% to 80% of the property value, with interest rates ranging from 6.5% to 8%. However, the mortgage application process with local banks is complex, and the requirements for foreign individuals are stricter. If overseas buyers are unfamiliar with the bank’s regulations or fail to submit certain specified documents, the bank may reject the mortgage application.
If you are interested in buying property in Australia, it is advisable to hire a professional mortgage consultant to handle the mortgage application. Chang Mei, with over 22 years of experience in Australian real estate, can help you successfully process mortgage applications and provide professional services such as rental management, mortgage services, immigration, and education for overseas buyers. They are a trusted one-stop Australian property investment advisory company.
- Various routine expenses when renting out Australian property
Many overseas buyers intend to rent out their Australian properties after purchasing them. Here are the routine expenses involved in renting out Australian property:
Since most foreign investors who purchase Australian property for investment purposes do not reside in Australia regularly, they usually engage local property management companies to collect rent from tenants and pay levies and management fees. Property management companies typically charge 6% of the rent as rental property management fees.
In addition to rental property management fees, overseas owners must pay water and sewerage charges quarterly. These charges are mainly used for maintaining sewerage pipes and typically amount to around AUD 600.
Furthermore, overseas owners are required to pay council rates, which are used for community management and waste disposal. Similar to water and sewerage charges, owners need to pay council rates quarterly.
If the Australian property purchased by overseas owners has additional facilities such as a swimming pool or gym, they will need to pay corresponding property management fees.
- Paying income tax when renting out Australian property
Foreigners who rent out properties in Australia need to pay income tax on rental income, in addition to various routine expenses. Therefore, owners need to deduct income tax from the rental income to calculate the actual income. Generally, the tax rate is 32.5% for annual rent below AUD 90,000and 37% for annual rent above AUD 90,000.
It’s important to note that tax regulations may change over time, so it’s advisable to consult with a tax professional or seek updated information from the Australian Taxation Office (ATO) to ensure compliance with current tax requirements.
In summary, buying property in Australia as a foreigner involves certain restrictions and considerations. It’s essential to understand the regulations, costs, and obligations associated with property purchase, rental management, and tax implications. Consulting with professionals such as real estate agents, lawyers, mortgage consultants, and tax advisors can help navigate the process and ensure a smooth and successful investment in Australian real estate.
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