Additional Costs and Fees when Buying and Selling Property

Further to my last column when I introduced you to investing in Canada, I’m now going to take you through what costs there are in purchasing real estate in Canada. These costs are in addition to the purchase price. 

The following represents many of the additional costs and fees incorporated when buying property. Canadian Acquisition Partners will be able to let you know which are applicable in each Province of Canada.

Taxes

Non-residents of Canada pay tax on income received from sources in Canada. The type of tax paid, and the requirement to file income tax returns, depends on the type of income received.

Property Transfer (or Purchase) Tax / Land Transfer Fees are calculated between 0.5-2% of the property’s total value (not applicable in Alberta, rural Nova Scotia or Saskatchewan). They are generally 1% of the first $200,000 of the value and 2% of the remainder.

Property Transfer Tax (PTT) is exempt for individuals buying their first home as long as they meet certain criteria, namely that they are a Canadian citizen or Permanent Resident and have never owned a home anywhere in the world; that they have lived in the province for at least one year prior to purchase; that they have filed two Canadian tax returns within the last six years; and that they must occupy the property as their principal residence for the first year of ownership. There are also proportional exemptions to PTT for first-time home buyers which vary by region based on the fair market value of the property.

As of December 2007, the Ontario Provincial Land Transfer Tax exemption for first time buyers (up to $2,000) now applies to resale as well as newly constructed homes. Similarly, from February 2008, Toronto (and this may spread to other provincial cities) has its own Land Transfer Tax which allows first time home buyers of both new and resale homes to qualify for a rebate.

If the property is vacant land, the house must be constructed within one year of closing and the buyer must live in the house for the balance of the year.

There are other criteria needed as well to qualify for the PTT exemption, so it is best to consult a lawyer or notary.

Clearance Certificate The typical fees associated with preparing and filing a clearance certificate, paid by the seller, range from $300-$1000, depending on the complexity of the transaction.

Capital Gains Tax is not applicable on your principal residence.

Goods and Services Tax (GST) of 5% is only payable on newly constructed homes and is often included in the quoted sales price. New home buyers of residences costing $350,000 or less can apply for a partial rebate of the 5% GST applicable on the purchase price as long as the home is going to be the purchaser’s primary place of residence. The rebate is up to 36% of the GST to a maximum rebate of $6,300.

For new homes priced between $350,000 and $450,000 before GST, the GST rebate reduces proportionately. New homes priced $450,000 before GST or higher do not receive a rebate. There is no GST on resale housing unless the home has been substantially renovated, and then the tax is applied as if it were a new home.

As of April 1, 2013, British Columbia (BC) replaced the 12% HST with the GST at the rate of 5% and a provincial sales tax. Transitional rules, including the BC transition tax, apply to certain transactions for housing that straddle that date. The BC transition tax rebate is available in certain situations where the transition tax applies.

GST questions are best answered at source ie: the Revenue Canada website, or by an accountant who is familiar with real estate revenue taxation.

Provincial Sales Tax (PST) in BC is 7% and again, is normally included in the quoted sale price.

Harmonized Sales Tax (HST) is 12% – a combination of GST and PST – and is used in Ontario, and the Atlantic provinces of New Brunswick, Newfoundland and Labrador, and Nova Scotia. On July 1, 2010, Ontario introduced a federally administered (HST) that applies to most purchases and transactions. The HST applies to newly constructed homes, but does not apply to resale homes. Buyers of new homes will receive a rebate of up to $24,000 regardless of the price of the new home.

Property Tax is an annual fee levied within local communities, which means there are many different rates within each province. The difference between Property Tax and Property Transfer Tax is that PTT is a one-time provincial tax which comes into effect upon transfer of property and Property Tax is paid annually to the local taxation authorities. It is determined by applying the value of the property as assessed by the provincial assessment authority to the current tax rates as stated by the local tax authority. The amount can differ each year but generally Property Tax falls between 0.5-2.5% of the home’s market value.

Summary

Neither the local, provincial or federal governments have fee adjustments for foreign nationals.  The fees paid for the transfer of property, the annual property taxes, etc are all based on the same formula and are applied uniformly to all property owners.  With regards to income taxes, there may be different rates of tax applied depending on the country of residence of the foreigner and whether or not there is a tax treaty between that country and Canada.

(简体中文) 多伦多商业地产指南,门槛没有想象中的那么高!(下)| 加拿大

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很多朋友和客户问到多伦多商业地产的投资价值和买卖要点, Daisy黄岚想分享一下这方面的经验和心得:

  1. 什么是商业地产
  2. 各类商业地产投资的风险和收益
  3. 投资商业地产的优点
  4. 投资加拿大商业地产正逢其时
  5. 多伦多地区商业地产行情
  6. 商业和民用地产投资的不同
  7. 商业地产的投资回报率
  8. 投资人士主要聚焦的商业物业
  9. 在售商业(物业)机会举例

篇幅所限,9大部分将分上丶下两期文章发布。上期看过要点1—4,今天我们来研究馀下的5个要点,结尾还会加载多伦多商业地产干货问答。

5、大多伦多地区商业地产行情

大多伦多地区商业地产出租行情
大多伦多地区商业地产出租行情
Daisy007
大多伦多地区商业地产出售行情

6、商业和民用地产投资的不同

商业和民用地产投资的不同
商业和民用地产投资的不同

申请商业贷款和住宅贷款的主要区别?

审核商业贷款需要看你过去几年的经营数据和成绩是否理想,物业的位置和租客情况。

如果有大银行大公司的租客,确保每月租金收入是比较稳定的,这样的拿到贷款的几率就会比较高。在住宅类的贷款领域,作为借款人的投资者是主要关注点,个人的财务状况是主要关注点。在商业贷款领域,投资者买的商业物业是主要关注点。

7、商业地产的投资回报率

商业地产的投资回报率
商业地产的投资回报率

 

商业地产的投资回报率是指每年运营的税前的净利润和资产转手成交价值间的比值。在北美常用输出净回报的计算方法确定。是根据投资者实际能拿到的收入来计算的。

公式:租金净回报率=一年的租金收入/买家买入的价格*100%

例如一个咖啡店卖了100万美元,如果年租金收入为5万美元,那么租金的净回报率就是5万/100万*100%等于5%。

这个回报率的算法就是把投资周期按照每年来计算。投资人持有的物业基金每年从物业实际产生的收益来算的。目前加拿大商业地产市场各类商业资产投资回报率处于3%~15%。

这个比率区间历来是被认为比较合理的区间。地域不同,行业不同,环境管理也决定着回报率的高低。影响投资回报率的差异中,地域因素是最主要的,地区地段越发达和热闹,地价就会越高,回报率就会越低。

就大多地区来说,多伦多市中心的回报率相对来说比较低,一般是3%~4%。中心城区回报率一般是5%~6%。外围层地区达到6%~8%,更偏远的地方高达8%~10%以上。决定购买一个商业地产,它的投资回报率影响投资决策的重要因素,也是商业资产定价的最重要的参考依据。

比如,在投资回报率5%的地区,如果税前的净利润是每年40万加币,物业上市的价格就会在200万左右。稍微偏远的地区,回报率可能达到10%的地方,如果税前净利润同样为每年40万加币,这一项资产上市的价格可能只有400万左右。

7、为什么和中国的投资回报率有差距,没有中国投资回报率高?

在很长一段时间里,接到不少客户咨询加拿大商业地产的投资回报率如何计算,为什么没有中国投资回报率高。商业资产的转手,它都涉及比较大的投资额,投资收益的核算是至关重要的。

对于很多中国投资者来说,中国的商业资产投资回报率要比多伦多高,有的可以达到20%~30%。但是客观的理解,加拿大和中国的基本条件是不同的,风险值和社会环境不同,所以回报率也是不同的。

中国的商业资产是没有土地产权的,发展规划没有长期的打算,随意性较强。反观加拿大,它拥有的是永久性产权。个人产权不可侵犯是加拿大立法的根本条件之一。

加拿大商业资产的投资回报最大的特点就是长期的稳定性。由于永久产权的存在,只要维护保养得当,资产的保值和增值是没有问题的。加拿大的地产收益很高,年均收益率大概达到16.7%左右,同时加拿大有比较坚实的经济和银行体系,以及比较高质量的教育和医保体系。

中国的房产受制于产权期限,加拿大房产拥有永久产权。加拿大是一个非常可靠的长期投资地,温哥华和多伦多都是进行长期投资的首选城市之一。

8、投资人士主要聚焦的商业物业

投资人士主要聚焦的商业物业
投资人士主要聚焦的商业物业

目前市场上投资人士主要聚集的商业物业包括:小型的出租公寓楼、市区或临郊区的店面小型、办公楼、土地投资、购物广场、加油站、小型的地产开发和酒庄等。

作为好的商业投资人来说,不仅仅是房东,也应该对当地的相关行业有一些了解。很多商业物业要求购买人具有相关的商业经验,这样才能了解各商业物业的投资特点,估值要素,投资战略和策略等。

比如投资商铺,投资商铺之前要研究好几大方面问题。

一周边消费是否具有持续支撑力,周围消费率是决定投资回报率最关键的因素。

第二要看商铺是否有正确的目标市场定位。

第三要看商业布局能否将商场人流有效交织,推动商铺经营。第四要看实质的回报率和未来物业管理水平。

物业管理水平会决定未来价格。任何投资都是有风险的,商业地产的投资风险性也是显而易见的,遵循风险越大回报越高的规律。你如果不能在投资前做好各项可行性的研究,就把风险架在了自己的脖子上。

9、在售的一些商业地产物业的类型举例

  • 土地开发包括生地熟地
  • 有牌照的冷冻食品加工厂(189万9加币)
  • 超大占地办公楼(顶级租客,资质较好1500万加币)
  • 两个酒庄(运营种植产酒具备专业管理团队和公司,根据规模不同几百万到几千万不等)
  • 经济型酒店(132间客房)

Daisy011

投资便利店需要注意哪些因素?

  • 便利店商圈有理想的消费顾客。商圈半径差不多500米范围内,至少有3000个商圈的人口,可能到你便利店来。
  • 符合便利店要求的店址。理想的店铺位置是最紧缺的资源。
  • 能采购到合适的商品。便利店的本质是便利的满足人们对临时性商品的需要。
  • 真正的便利。切实做到时间的便利,地点的便利,购买的便利。
  • 连锁化发展和开发店铺网络的附加价值。附加价值是以遍及社区为基础的。
  • 坚持三年不盈利。便利店不是暴利行业,不是立刻盈利的行业,一个便利店的连锁体系至少要坚持三年以上不盈利,才能长久发展。风险和机遇各占50%。

所以说在进行商业投资之前投资者要进行认真的商业评估再进行决策。

十、多伦多商业地产干货问答

问:多伦多投资商业地产收益率如何?

答:多伦多市中心的回报率相对来说比较低,一般是3%~4%。中心城区回报率一般是5%~6%。外围层地区达到6%~8%,更偏远的地方高达8%~10%以上。

问:如何购买?

答:购买流程和本地差不多,贷款主要看商业的数据和你个人经验。

问:多伦多投资商铺大概需要多少预算?

答:商铺是风险游轮。如果加盟酒店几十万到几百万都是可能的,甚至几千万的大型商铺。

问:投资房产哪种房产类型更具投资价值?

答:风险和收益成正比。风险和收益最低的是公寓物业,最高的是空地。每个人能承受的风险程度是不同的,根据个人个性化定制,具体问题具体分析。

问:投资商业地产全是永久产权吗?

答:是的,加拿大全都是永久产权。

问:如果本人不在多伦多,交个中介管理费大概是多少?

答:不是中介管理费,如果是公寓物业是交给管理公司的管理费,根据管理公司水平,商业类型大小不同也都是不同的。商业地产很难描述一般行业的标准,非常个性化。

问:投资商业地产是否可以贷款?有什么条件?

答:个案分析。看购买生意的过去数据好不好,投资回报率,个人经验和财务状况。

问:贷款首付比例是多少?

答:一般来说,正常物业类型30%~50%是可以做到的。

延伸阅读:多伦多商业地产指南,门槛没有想象中的那么高!(上)

声明:居外【名家专栏】已获得黄岚Daisy授权,可转载丶编辑【黄岚地产榜】系列文章。

 

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(简体中文) 加拿大三类购房贷款大解析 看看哪款适合你

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