As more and more Chinese investors now favor to Australian Real Estate and business investment opportunities, the changes of each Australian Financial Budget has become important information to them. With the release of latest 2015 Australian budget, Azure Group takes this opportunity and summarized a couple of key budget changes from the past three years that might have impact on foreign investors decision.
1) Individual income tax rate for non-resident is increasing progressively from financial year 2012 to 2014.
|
Taxable Income |
Tax Rate (2011 —2012) |
Tax Rate (2012 —2014) |
Tax Rate (2014 —2015) |
|
0 – $37,000 |
29c for each $1 |
32.5c for each $1 |
32.5c for each $1 |
|
$37,001 – $80,000 |
$10,730 plus 30c for each $1 over $37,000 |
||
|
$80,001 – $180,000 |
$23,630 plus 37c for each $1 over $80,000 |
$26,000 plus 37c for each $1 over $80,000 |
$26,000 plus 37c for each $1 over $80,000 |
|
$180,001 and over |
$60,630 plus 45c for each $1 over $180,000 |
$63,000 plus 45c for each $1 over $180,000 |
$63,000 plus 47c for each $1 over $180,000 |
Source: ATO website.
As shown from the above table, the tax rate for non-residents as increased from 29% to 32.5% for first two tax brackets. Due to severe budget deficit issues, the government also lifted the top marginal rate from 45% to 47% from 2014/2015 financial year.
2) The 50% CGT discount will no longer be available for non- resident after 7 May 2012
In the past, both Australian and non-Australian residents enjoy a 50% discount on the capital gains tax if they held their properties for more than 12 months.
Unfortunately for non-residents, starting from 7 May 2012, the 50% CGT discount will no longer be available. However, when you sell your properties, you can choose to apportion the entire capital gains over the period of possession.
3) The 2013/14 Federal Budget extends the definition of Taxable Australian Property
In Australia, foreign investors will only be subject to Australian Capital Gains Tax when they obtain proceeds from disposal of “Taxable Australian Property - TAP”. As a result, the definition of TAP is very important to foreign investors.
Since 2012/2013 financial year, there are multiple government proposals of broadening the definition of TAP. In the 2013/2014 budget, the government confirmed moving forward TAP not only includes real property situated in Australia, it also extends to a lease of Australian land and mining, quarrying or prospecting rights where the materials are situated in Australia. We see it is likely for the government to further expand this definition in the future budget review.
4) Proposed 10% CGT withholding tax on foreign residents
It is proposed that a non final withholding tax (effective from 1 July 2016 ) will be imposed on the disposal of taxable Australian property by a foreign resident, excluding residential property transactions with a value under$2.5m. In accordance with the regime, the purchaser will be required to withhold and remit to the ATO 10% of the proceeds from the sale.
As the new CGT withholding tax is not a final tax, non resident investors are required to file Australian Income Tax Return Assessment to claim refund of excessive withholding tax paid or make further payment to ensure all Australian tax obligation are met on time and in full.
随着越来越多的中国投资者青睐于澳大利亚的地产及实业投资，澳大利亚联邦政府每年公布的财政预算（Federal Budget）也成为广大中国投资者关心的话题。趁着最新的财政预算刚刚公布，艾祖尔集团借此机会为大家分析一下近三年以来澳洲财政预算对海外投资者的影响。
（一）海外投资者的所得税税率一直是走高的趋势
近几年来，个人所得税税率一路攀高，从2011-2012年最低税率29%及最高税率45%到2013-2014年最低税率32.5%及最高税率45%，这次的财政预算又推出临时预算修复征税把个税最高税率从2014年7月1日起到2017月6月30日止推高到47%
|
Taxable Income |
Tax Rate (2011 —2012) |
Tax Rate (2012 —2014) |
Tax Rate (2014 —2015) |
|
0 – $37,000 |
29c for each $1 |
32.5c for each $1 |
32.5c for each $1 |
|
$37,001 – $80,000 |
$10,730 plus 30c for each $1 over $37,000 |
||
|
$80,001 – $180,000 |
$23,630 plus 37c for each $1 over $80,000 |
$26,000 plus 37c for each $1 over $80,000 |
$26,000 plus 37c for each $1 over $80,000 |
|
$180,001 and over |
$60,630 plus 45c for each $1 over $180,000 |
$63,000 plus 45c for each $1 over $180,000 |
$63,000 plus 47c for each $1 over $180,000 |
Source: ATO website
（二） 取消50% 资本利得税的扣除福利 （2012-2013 预算）
无论你是否是澳大利亚纳税居民，当你在处置澳大利亚资产时，都会涉及到澳洲的资本利得税。（对房产来说，除非这套房产是你在澳洲唯一居住的住宅，可以享受唯一住宅免税政策。）在2012年5月7日之前，当你在处置资产时，如果是资本利得，居民纳税人和非居民纳税人都可以享受50% 的资本利得扣除福利，前提是必须拥有该房产超过12个自然月。然而，从2012年5月7日之后，非居民纳税人不再享受这一50%的扣除福利。不过，在计算资本利得时可以按照这一时点进行拆分计算。
（三）扩展对澳大利亚应税资产（Taxable Australian Property）的定义 （2013-2014 预算）
作为一名海外投资者，只有在处置澳大利亚的应税资产时才会涉及到资本利得税。根据当地税法和最新的澳洲联邦预算，澳大利亚应税资产的定义如下：
1）澳大利亚应税房地产
澳大利亚的应税房地产不仅包括坐落在澳大利亚的房地产，还包括在澳大利亚租借的土地和矿产，矿产是指开采矿或拥有探矿权去开采坐落在澳大利亚的矿产。
2）间接拥有澳大利亚房地产
海外投资者间接拥有澳大利亚房地产是指澳大利亚房地产被一些实体介入并间接拥有，而海外投资者是这个实体的利益成员之一且需通过2个测试。
l 非投资组合利益测试
如果一个控股实体或它的关联实体在另一个业务实体里的总直接参与利益等于或大于10%时，非投足组合利益测试通过。利益测试发生时间为资产处置日，或者是通过12个月测试期限， 测试起始日不早于资产处置日前的24个月，结束日不晚于资产处置日。
l 主要资产测试
海外投资者作为一个控股实体在另一个业务实体中的成员利益，该业务实体中超过 50%的资产价值属于澳大利亚房地产。且该资产被认作为具有商业性质同时具有经济价值。在处置资产时，在拥有该资产的实体中占有成员利益的买家愿意购买。
3）在澳大利亚的业务实体所用到的资产
澳大利亚应税资产还包括外国人通过在澳大利亚建立一个业务实体投入的资产，这些资产可以随时用作业务运营。当处置这些资产时，从你购买资产日到处置资产这段时间内，可以根据该资产被用作业务经营情况成比例的计算资本利得或者损失。
4）一个权利或选择权可以拥有以上1-3项涉及资本利得税资产
（四）实行10%的非最终预提税以防止海外投资者躲逃资本利得税 （2013-2014 预算）
新法案确定从2016年7月1日起，海外投资者在处置澳大利亚应税资产时（不包括居民资产交易价值低于250万澳币的资产），将对其征收10%的非最终预提税。买方有义务从买价中预扣10%的非最终预提税缴纳到澳大利亚税务局。预提税的目的是为了确保海外投资者难以躲逃资本利得税。由于预提税不是最终的税额，海外投资者仍然需要做年度纳税申报包括应税资本利得及其他收入，如果实际的税负少于预提税，可以申请退税.
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