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财务与税务
财务与税务 articles from PremiumRea.
62 articles
- 9 April 2026约 10 分钟阅读·Yan Zhu
用 SMSF 在维州买房?没人提醒过你的地税账单
在维州用 SMSF 买投资房,会带来一个关于地税的意外。信托附加税每年额外加 $1,500 到 $2,000。下面是盈亏平衡的算法。
- 3 April 2026约 10 分钟阅读·Yan Zhu
未满 40 岁?用 SMSF 买房大概率是个糟糕的主意
未满 40 岁?用 SMSF 买房大概率是错的。费用吃掉回报,限制毁掉策略。前期先用个人名下。
- 28 March 202612 min read·Yan Zhu
Zero Deposit Property Buying in Australia: The Guarantor Strategy That Actually Works.
You do not need $150,000 in savings to buy your first investment property. You need parents who own a home and a strategy that has been working in Australia for two decades.
- 22 March 202610 min read·Yan Zhu
Your Bank Is Charging You Too Much Interest. Here's How to Fix It in One Phone Call.
The longer you stay with your bank, the worse your interest rate gets. That is not cynicism. It is documented bank pricing strategy, and it costs the average Australian mortgage holder thousands of do
- 16 March 202611 min read·Yan Zhu
Victoria Just Made Off-the-Plan Stamp Duty Free. It's a Trap.
When a government starts giving things away for free, your first question should be: what are they trying to sell? Victoria's off-the-plan stamp duty exemption is not generosity. It is inventory clear
- 10 March 202610 min read·Yan Zhu
Labor Wants to Kill Negative Gearing. Here's Why It Won't Happen (Again).
Every election cycle, someone floats killing negative gearing. The media runs with it. Investors panic. And then nothing happens. There's a very specific historical reason for that — and it hasn't cha
- 4 March 2026约 10 分钟阅读·Yan Zhu
我算了每个州每个价位的地税。维州并不是那个坏人。
每个人都在吼维州地税。我用整整一个周末搭了一张覆盖八个州和领地的对比表。结果连我自己都有点意外 —— 我可是靠这个吃饭的。
- 26 February 2026约 10 分钟阅读·Yan Zhu
你的 super 不会帮你退休。但你的 super 买下一套房子,可能会。
澳洲人退休时的 super 中位数余额是 $292,000。这能产生每年 $20,000,不到 80 岁就会花光。有一种方式能让你用 super 去买房——带杠杆、降低 CGT,而且完全不占用你个人的借贷能力。
- 20 February 202610 min read·Yan Zhu
Victoria's "Land Tax Doubled"? I Spent 23 Hours Crunching the Numbers. Here's the Truth.
My clients were panicking. Videos everywhere saying Victoria's land tax just doubled. I sat down for 23 hours and calculated land tax across every Australian state at every price point from $100K to $
- 13 February 20269 min read·Yan Zhu
Finally: Someone Explains Offset Accounts Properly (Including the Part Banks Won't Tell You)
You've stuffed $50,000 into your offset account. Your monthly repayment is exactly the same as before. What gives? The answer reveals something about how P&I loans work that most borrowers never learn
- 5 February 202611 min read·Yan Zhu
If They Scrap Negative Gearing, the Rich Won't Notice. You Will.
The debate about scrapping negative gearing is framed as taxing the rich. The data tells a very different story about who actually claims it and who would actually suffer.
- 28 January 202610 min read·Yan Zhu
Offset vs Redraw: The Wrong Account Choice Costs You $9,165 Per Year
One account choice. $300,000. $9,165 per year in extra tax. Most people have no idea until they convert their home loan to an investment loan — and discover the deductions are gone.
- 20 January 2026约 11 分钟阅读·Yan Zhu
40 年数据说明一切:房价根本不在乎利率
我一直听有人说,等利率下来再买房。历史数据告诉你,这是你能犯的最昂贵的错误之一。我来给你看几张图。
- 12 January 202611 min read·Yan Zhu
Australia's Government Wants to Reform CGT. Here's Why the Maths Doesn't Add Up.
The CGT 50% discount costs the budget $247 billion over the next decade. 59% of that benefits the richest 1%. But every government that's tried to reform it has failed. Here's why.
- 4 January 2026约 12 分钟阅读·Yan Zhu
工党之前试过取消负扣税。结果反噬得相当难看。
每个人对 negative gearing(负扣税)都有自己的看法。但几乎没人记得上一次有政府真去取消它的时候发生了什么。我把数据翻了一遍,结论让两边都不太舒服。
- 27 December 202513 min read·Yan Zhu
If Australia Reforms CGT, Here's What Actually Happens to Property Prices
Everyone's talking about CGT reform. But almost nobody is modelling what happens next. I've run the numbers on both the Grattan and Pocock proposals — and the second-order effects are far more interes
- 19 December 202511 min read·Yan Zhu
CGT Reform Is Coming. These Are the Three Models on the Table.
The Grattan model cuts the CGT discount to 25%. The Pocock model exempts new builds. The ACOSS model restricts negative gearing. Which one passes — and what it means for your portfolio.
- 11 December 2025约 10 分钟阅读·Yan Zhu
三种再融资(refinance),三种完全不同的目标——你适合哪一种?
再融资(refinance)不是一个策略,是三个策略共用了一个名字。选错那一个,30 年下来利息可能翻倍。
- 3 December 202510 min read·Yan Zhu
Bridging Loans Explained: How to Buy Your Next Property Before Selling Your Current One
You have found the house. Perfect location, right price, layout that makes sense. There is one problem: your current property has not sold yet. The deposit money is locked in the equity of a house tha
- 25 November 202511 min read·Yan Zhu
You Flipped a House and Made $150K. The ATO Wants $58K of It.
Everyone sees the renovation profit. Almost nobody sees the tax bill coming. I dug through the ATO's own guidelines and found three traps that turn a $150K profit into a $58K headache. Plus the one st
- 18 November 202510 min read·Yan Zhu
Six Borrowing Power Hacks That Brokers Usually Charge For
I have been hunting for ways to stretch my borrowing capacity for months. Then a broker sat me down and walked through six adjustments that banks never advertise. One of them—cutting a credit card I t
- 10 November 2025约 13 分钟阅读·Yan Zhu
全世界都在掏退休金买房。只有一个国家做对了。
大家都在做同一件事。美国人想动 401(k)。澳洲人在动 super。新加坡人用 CPF。三个国家,三种针对同一个住房危机的做法。其中只有一个没让问题变得更糟。
- 2 November 2025约 14 分钟阅读·Yan Zhu
不用发票:大多数澳洲人从没申报过的那笔 $4,400 税务抵扣
ATO 允许你每年申报 $4,400 的工作相关车辆支出,一张发票都不用。不用里程本,不用油费记录,不用保养单。只要对工作里程做出一个合理估算。而大约 90% 的纳税人从来没申报过。
- 25 October 2025约 11 分钟阅读·Yan Zhu
朋友跑了一趟银行,一年省下 $15,000 的税。操作手册在这里
自住房贷的利息不能抵税,投资贷款的利息可以。债务再循环(debt recycling)把前者合法地转化为后者,可以重复操作,复利效应惊人——但大多数会计师从来不会主动跟你提。
- 17 October 202510 min read·Yan Zhu
Threw Away These 6 Documents After Buying? You'll Pay Thousands Extra in CGT.
Most people buy a property, grab the keys, pop champagne, and shove the paperwork in a drawer. Ten years later they sell and discover they're paying tens of thousands more in capital gains tax than th
- 9 October 202512 min read·Yan Zhu
Every Tax You'll Pay on a Victorian Investment Property (And the Ones You Won't)
Victoria has a reputation for taxing property investors harder than any other state. The reputation is partly earned and partly mythology. Let me separate the facts from the fear.
- 1 October 202511 min read·Yan Zhu
Three Tax Levers That Make or Break Your Property Portfolio
Most investors can explain negative gearing in one sentence. Very few can explain why their accountant structured their third property in a discretionary trust instead of their personal name. That gap
- 25 September 20259 min read·Yan Zhu
Selling Your Investment Property? Five Legal Ways to Shrink the Tax Bill
The ATO takes a big bite when you sell investment property. But there are five legitimate strategies to reduce that bite — and most investors only know about one of them.
- 23 September 202510 min read·Yan Zhu
Negative Gearing Has Three Levels. Most Investors Are Stuck on Level One.
Your accountant told you negative gearing saves tax. That's Level One. What they probably didn't mention is that the ATO wants some of it back when you sell. That's Level Two. Level Three is where the
- 18 September 202513 min read·Yan Zhu
Why Trusting ChatGPT to Buy Your House Could Cost You $200,000
ChatGPT gets each step right 95% of the time. Sounds brilliant. But buying a house isn't one step — it's ten. And 0.95 to the power of 10 equals 59.87%. That's worse than flipping a coin.
- 10 September 202511 min read·Yan Zhu
5 Steps You Must Take When Converting Your Home to an Investment Property (Or Pay Thousands Extra in Tax)
A client of ours skipped the market valuation before renting out her home. When she sold five years later, she paid capital gains tax on the full $200,000 of growth instead of just the $80,000 that oc
- 2 September 202511 min read·Joey Don
41% Annual Return on a Single House. Here's the Maths Behind Leveraged Property Investment.
A scammer wouldn't even pitch this number. Forty-one percent annual return on a residential property. But that's what one of our clients actually achieved, and I'll show you the exact arithmetic. Spoi
- 25 August 2025约 11 分钟阅读·Joey Don
我拿一个 $33 的 AI 工具,对比了我们整支买家中介团队。结果让人有点不舒服
我让 Google 的深度研究工具跑了一套真实在挂的房源,然后把结果和我们五个人两小时做出来的报告做对比。AI 用了十分钟——部分结论比我们做得还好。对你意味着什么,下面说清楚。
- 17 August 2025约 12 分钟阅读·Yan Zhu
我把投资房放在了自己名下。最后多交了六位数的税。
我还记得坐在会计师办公室,盯着一张让我胃都凉的税单。地是我自己找的,工程是我自己盯的,资产一路升值也是我亲手守出来的。然后 ATO 把将近一半拿走了。错的不是那套房,错的是产权证上的那个名字。
- 9 August 202511 min read·Joey Don
Property Should Make You Money Fast (Why Blind 'Buy and Hold' Is a Trap)
I'm not telling you to flip houses. I'm telling you to stop pretending that sitting on a negatively-geared asset for a decade is a strategy. It's not a strategy — it's a prayer with a mortgage attache
- 1 August 202514 min read·Joey Don
10 Money Truths Nobody in Australian Property Will Tell You
Put down every property podcast and guru prediction for five minutes. These are the 10 rules our team extracted from over 350 real transactions worth nine figures across Melbourne. Most of them will m
- 24 July 2025约 12 分钟阅读·Joey Don
她对房产一无所知,房子一年涨了 25%。
我们经验最少的客户以 $625,000 买下一套带结构问题的角地木板房。十二个月后,RPData 估到 $780,000。有时候懂得少,反而买得更好。
- 17 July 2025约 11 分钟阅读·Yan Zhu
一套 $800K 的房子做到周租 $1,200。我实地走了一遍。真实数字都在这里。
我买过 150 套以上的房产,但有一单——Narre Warren 这次改造——是我反复想起的那一单。因为它回答了我被问得最多的那个问题:你真的能在墨尔本花不到一百万买到一套房,让租金覆盖所有开销吗?能。可以。下面把具体怎么做拆给你看。
- 9 July 20259 min read·Joey Don
Melbourne Property Taxes and Legal Requirements: What Every Investor Must Know Before Settlement
Let me clear something up straight away. Melbourne's land tax is not the highest in Australia, regardless of which bracket you fall into. That narrative is pure media spin. Here is what the actual num
- 1 July 202510 min read·Joey Don
The One Interview Follow-Up That Guarantees You the Offer — and What It Teaches About Property Negotiation
I've interviewed over 500 people in my career. Exactly one person did the follow-up I'm about to describe. They got the job immediately. The same principle applies to every property negotiation I've e
- 18 June 2025约 11 分钟阅读·Yan Zhu
资产九位数,却吃不起一顿牛排:房产投资者的现金流陷阱
有些投资者名下的房产加起来价值几千万,面对一张餐厅账单还是会犹豫。资本增值又不能直接吃,那你要它做什么?这个问题的答案,应该彻底改变你搭建投资组合的方式。
- 17 June 2025约 11 分钟阅读·Yan Zhu
AI 如何改变澳洲房产搜索(以及它至今做不到的事)
AI 现在分析一个城区的速度,比任何买家中介都快。它可以在几秒内拉出犯罪数据、租金回报率、基建时间线和学校排名。但它还是没法走进一套房子、闻到那股潮味。下面是关于 AI 在澳洲房产里「哪里帮得上、哪里帮不上」的一次诚实评估。
- 2 June 2025约 10 分钟阅读·Yan Zhu
特朗普关税和澳洲房产:为什么我睡得着(你也可以)
每次特朗普发一条关税的推文,我的收件箱就被慌张的客户塞满——问房价是不是要崩。短答案:不会。长答案里有一点数学,大多数评论员懒得算。
- 1 June 2025约 11 分钟阅读·Joey Don
去年我拿到了 $300K 的被动收入,银行截图都在这里
我打开手机银行,开了录屏,往下滑了十二个月的租金到账记录,让数字自己说话。去年 $300,000 澳元的被动租金收入。没有花招,没有挑。下面是这个组合到底怎么运作,维护要花多少。
- 25 March 2025约 12 分钟阅读·Joey Don
准备买五套投资房?下面这个税务结构能帮你省下 $200K
大多数投资者前两套都按"个人名义"买,不太想结构的事。等他们买到第三套时,已经把自己锁进了一个在未来十年要花掉六位数的税务结构里。我把五套投资组合的七种持有结构都建了模型,下面是真正管用的那一套。
- 18 March 2025约 10 分钟阅读·Yan Zhu
$18,200 的免税额度十三年没动过。ATO 正在悄悄地把澳洲中产阶级绞成肉末
我来给你看一件应该让你生气的事。澳洲的免税额度——也就是你开始被课税之前可以赚到的金额——从 2012-13 财年起就一直是 $18,200。整整十三年。同一时段,澳洲央行自己的数据显示,一元澳币的购买力已经下跌了 37%。而几乎没人在谈这件事。
- 31 December 202410 min read·Yan Zhu
Five Months Ago They Called St Albans Garbage. The Data Just Proved Them Wrong.
Five months ago, a competitor publicly called my suburb recommendation garbage. 'Poor area, bad safety, won't grow,' they said. I said nothing. I waited for the data. The data is in now. And it's abso
- 5 November 2024约 11 分钟阅读·Yan Zhu
Doncaster,850 sqm,RGZ 分区。值不值得投?
又是一条私信,又是一个华人城区,又是一个熟悉的对话。Doncaster,850 平米,问题永远一样:这笔钱花得值不值?我把数据拉出来看了一遍,答案比大多数人希望听到的要复杂一些。
- 10 September 202412 min read·Yan Zhu
We Converted a House Into Three Self-Contained Units. The Rent Tripled.
The before photo shows a tired three-bedroom house renting for $400 a week. The after photo shows three self-contained units pulling $1,200 a week. The renovation cost $60,000. I want to walk you thro
- 16 July 202410 min read·Yan Zhu
One Free Website That Could Save You From Buying in a Bushfire Zone
Last summer changed how I look at properties in the hills. The fires did not reach metropolitan Melbourne, but they got close enough to remind everyone that bushfire risk is not theoretical. It is a d
- 21 May 202410 min read·Joey Don
One Formula Tells You If Your Mortgage Will Break You. Most People Get It Wrong.
The first step toward going broke in Australia is letting your mortgage payment exceed 30% of your household income. I don't care how much you earn. I don't care how good the property looks. If the ma
- 26 March 202411 min read·Yan Zhu
Melbourne Property in 2020: Where the Smart Money Is Moving While Everyone Else Panics
When rates drop, two things happen simultaneously. People with mortgages breathe easier. And people without mortgages suddenly realise they can afford to borrow more. The first reaction is relief. The
- 30 January 2024约 11 分钟阅读·Joey Don
关于房产投资,我的 Tesla 给我上的一课比任何教科书都深
我开一辆 Tesla。买它的时候,我以为这是一个理性的财务决定——运营成本低、不烧油、保养少。我没算到的是,一台 $65,000 的车变成一台 $42,000 的车的速度到底有多快。十八个月,就摆在我家车库里。
- 5 December 202312 min read·Yan Zhu
Buying Property Is Not About Luck. Here Is the System We Use to Select Every Asset.
I get uncomfortable when someone tells me they 'got lucky' with a property purchase. Luck implies randomness. Randomness implies a lack of system. And a lack of system, applied to a $600,000 decision,
- 7 November 2023约 12 分钟阅读·Yan Zhu
澳洲政府花了 800 亿建房,结果盖了零套。这对你的下一次买房意味着什么。
Housing Australia Future Fund 没有新建一套住宅。被当作成果汇报的那 340 套房产,全部是"收购",不是"建造"。参议院确认了这一点,ABC Media Watch 也独立核实过。而每年 12 万套的目标,仅一年下来就已经落后 27.5%。
- 12 September 202311 min read·Joey Don
Melbourne Property Taxes Explained: Stamp Duty, CGT, Land Tax, and the Myths That Cost You Money
Let me bust a myth right now: Melbourne land tax is not the most expensive in Australia. Not in any bracket. That is media noise. Here is what actually matters for your property tax position, explaine
- 18 July 2023约 11 分钟阅读·Joey Don
专门为澳洲 Z 世代量身定做的三个财务陷阱。我追着钱走了一遍。
套住千禧一代的财务陷阱是粗放的——房贷、车贷。针对 Z 世代的那一套要精细得多。它被打扮成自由,裹上网红美学,再用算法送到你眼前。我追着钱的流向走了一遍。
- 30 April 2023约 11 分钟阅读·Yan Zhu
一年买下 100 套正现金流房产,每一个数字都摊开给你看
大多数买家中介宣传时只挑最漂亮的两三单。我们把过去一年全部 100 笔交易的平均数据公开,包括那些表现不及预期的。平均购价不到 $730K,平均土地面积 651 平方米,平均租金回报率 6.28%。
- 2 September 202210 min read·Yan Zhu
Kilsyth, Wheelers Hill, or Kew East? A Rapid-Fire Suburb Breakdown for Every Budget.
Someone asked me about 'Kilsyth' and spelt it with four letters in the wrong position. The suburb is better than the spelling. Here is a rapid-fire breakdown of the suburbs people keep asking about —
- 5 January 202210 min read·Yan Zhu
90% of Property Advice Online Is Noise. Here's How I Filter the Signal.
My mum nags me about a dozen things every day. None of it is useful. But the moment she says 'dinner's ready,' I move. That's signal versus noise — and the same principle separates good property decis
- 10 May 2021约 11 分钟阅读·Yan Zhu
买房前，我是怎么给墨尔本城区打分的
大多数投资者挑城区的方式跟挑餐厅差不多——靠口碑、靠直觉，顶多 Google 一下。我选择建一套评分框架。有些结果会让你坐立不安。
- 12 September 202011 min read·Yan Zhu
He Earns $80K a Year and Bought 17 Properties in 12 Months. I Broke Down Exactly How.
A Hugo Boss sales assistant earning $80,000 a year just bought 17 properties in a single year. His total portfolio sits at 38 houses. Before you call it impossible, let me walk through the mechanics —