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 大陸人置業台灣10項問答
來源: 華夏經緯網 2011-10-19 10:12:08  
 
  以國內房地產調控與限購等政策措施為背景,海外置業近年日漸升溫,這其中,購置海外度假寓所、資產保值增值、投資移民、子女海外求學等種種需求構成了海外買房現象。最近以來,赴臺置業在海外置業潮中漸漸突起,並有加速追趕北美、歐洲、澳洲、香港、新加坡等傳統主流目的地之勢。這既有兩岸關係改善、兩岸經濟交流加深的深層背景,也得益於台灣房產市場對大陸居民購房政策的改善,以及台灣房產在大陸的推廣和市場開拓。
為了回答眾多置業者的種種疑問,我們特地採訪多位台灣法律、房產專家,整理成本期《置業台灣10項問答》。

 
1. 大陸居民去台灣購房置業現狀怎樣?法律基本規定和限制有哪些?
目前兩岸處於漸進式開放過程,大陸居民赴臺購房的法律規定在逐漸放鬆,赴臺購房逐漸升溫。
2002年8月起,台灣當局最初開放大陸居民到台灣買賣房產,但因限制太多,實際赴臺購房寥寥無幾;2009年6月,臺當局修訂《大陸地區人民在台灣取得設定或轉移不動產物權許可辦法》,進一步放寬大陸居民在臺購置房產的限制。隨著2010年兩岸簽署《海峽兩岸經濟合作框架協議》(ECFA)和赴臺“自由行”在多城市施行,大陸居民赴臺購房加速升溫,實際成交加速增長。
按台灣相關現行法令,台灣不動產享有永久產權,這點和大陸有很大差別。允許大陸居民購買台灣不動產,但購買人身份有所限制,不得為黨政軍要員。意向在臺購房的大陸居民,先提供身份驗證,經過台灣相關行政部門審核後辦理過戶登記。大陸居民在臺購房自登記完畢起3年內不得出售。此外,大陸居民亦可貸款購房,最高可貸款 50%;大陸居民在臺購房後,入境次數將不受限制,可在臺1年最長停留4個月。
 
2. 購置台灣房產可否貸款,首付比例多少,貸款條件、利率怎樣,如何辦理?
根據台灣現有政策,對大陸居民可按例銀行按揭,按揭成數最高度為50%,貸款期限最長30年。具體放貸條件依照客戶自身的情況而定,看個人信用和個人資產情況,銀行針對個人單獨制定按揭計劃,每個人的貸款利率都不同,大概在2% 左右,提供的資料越齊全,享受的優惠越多,同時放貸利率越低。
按揭貸款需要提供擔保。大陸的收入證明和資產證明在台灣不認,只能以台灣的產權物作為抵押,收入證明和資產證明是個輔助的條件。
 
3. 買台灣房產的交易稅費有哪些,怎麼辦理?房產稅、公共維修基金如何收取?
因購買新房和二手房屋有所區別。
購買時應繳契稅、印花稅及登記費用,契稅為當年房屋評定現值的6%(包含土地公告現值及房屋評定現值);
第一次登記房產時交易稅費約為購房總價百分之一以下,由台灣地政士統一辦理,于交房前由建設公司統一收款,多退少補。印花稅、登記費、文書、代辦、簽約等費用,金額都較小。
取得房產後每年應繳納房屋稅和地價稅,房屋稅為房屋現值的1.2%,地價稅按土地公告地價的1%到5.5%徵收。
二手房屋買房時應繳納契稅和印花稅等其他費用,契稅為當年房屋評定現值的6%。購買的稅費約為銷售價格的1%,每年持有的稅費為銷售價格的0.5%。
台灣購房不需要像大陸在交房時按一定比例交公共維修基金,但每個月需要交新台幣10到15元/平米/月的管理費,用於社區內公共設施的管理及維護費用。
 
4. 可否以大陸公司名義購買台灣房產?
大陸公司如果在台灣有分公司,才可以以公司名義購買,且購買的理由是用於給員工提供住宿使用。如果大陸公司在台灣有公司,辦理按揭的手續會很簡單,且最高能做7成按揭;
以公司名義購買需要提供的材料包括法人身份證件、公司營業執照、1年的納稅證明等等。
外資公司購房不受限制.
 
5. 產權證上是否可以登記為多人共同產權,最多可以寫幾個人?是不是寫入產權證的大陸居民每人都有每年4個月的居留權?
按照目前的台灣法令,房屋買賣簽合同不限人數;但辦理產權證的時候只能寫一個人,不能做分割比例;產權登記人的家人可以自由行、參團、商務簽等方式去台灣。
相關法令及政策也一直在逐漸調整和放寬過程中,入臺的方式將逐漸放寬。
辦理產權證過程中,若因程式原因無法及時辦理完成時,還可由信託公司代持房產,仍有一緩衝期,可在此期間持續補件辦理。
 
6. 購買台灣房產後,如果想出租,租金情況如何,出租佣金和繳稅如何辦理?
以台北為例,參考租金為:a精裝修、生活用具齊全、但無酒店式服務,則租金約為人民幣30-35元/平米/月;b精裝修且有酒店式服務(包括定期打掃、生活用具齊全、商務服務等),則租金在上述基礎上增加15%;c普通裝修(無生活用品替換)且無酒店式公寓服務,租金約為人民幣20-25元/平米/月;上述租金均不含物業管理費。每年平均的租金回報率在3.5%左右.
佣金方面,按台灣的行業慣例,如純代租,則代理公司一年收取一個月租金作為代理佣金;半年半個月,不足半年按照比例收取。或按月收取“代理房東服務費”,標準為每月房租的約10%。
出租房屋原則上均需報稅。若承租方同意不報稅,則以現金方式匯入業主指定賬戶中,不需申報。
現行規定大陸人士買房需以自用為目的。
 
7. 大陸居民購買台灣房產後是否可享受台灣“健保”制度或其他醫療保障,如何辦理?
在台灣購房可以便捷地享受到台灣高水準的醫療服務,符合一定條件者還可加入“健保”。
大陸居民在台灣地區領有居留證明文件,應自在臺居留滿四個月之日起參加全民健康保險,但合法的受雇者可自受雇日起參加全民健康保險。大陸居民參加全民健康保險應持有“台灣地區入出境許可證”或者“台灣地區居留證”。
台灣所稱“健保制度”是一互助醫療制度,類似于大陸社會基本醫療保險(社保)。“健保”需按月繳交健保費,政府分擔一部分費用。意在讓一般人都可以享受一般水準的醫療服務。
目前許多人仍選擇自費方式以獲得更高水準的醫療品質及藥品。常見的是,許多在臺置業的海外華人並不參與台灣的健保制度,但因在臺有居所,便於每年來臺做健康檢查,或自費享受高品質醫療。大陸居民購買台灣房產亦可來臺享受高品質醫療,或以醫療服務作為對長輩過壽或節慶的禮物。目前許多台灣人亦傾向自費享受高品質醫療服務,如癌症醫療等。
 
8. 購房人子女是否可以享受台灣中小學基礎教育,在臺就讀高校是否有便利條件?台灣中小學教育環境怎樣?
大陸居民出具一年“在臺居留證”便可申請台灣公立中小學基礎教育。
在臺高校各具特色,台灣擁有良好的中小學教育環境,英文學科各校都有,部分學校會特別著重語文能力。
 
9. 台北高端住宅市場基本情況怎樣,是否可以舉幾個例子介紹知名項目及價格情況?
台北房地產市場發展起步較早,市場比大陸更為成熟,目前很少見大體量開發的新樓盤,通常項目規模較小,但台灣房產產品水準很高,無論建築、設計、園林、用材、文化元素融入等等方面,都整體領先大陸房產較多。
2014年統計大陸人士來台購買房地產高雄市58件為冠軍,其中台灣樂居地產網申辦通過的案件就超過半數。受惠高雄市海洋都市環境優美氣候四季溫暖宜居,房價較台灣北部地區性價比更高,市區內有地鐵交通便利,有機場、港口,越來越多大陸人士特別指明購買高雄市房產。
 
10. 這幾年台灣房產市場基本情況怎樣,該怎麼看台灣房產的投資價值?
總體來說,台灣的房價處於相對較低或者說較為合理的水準。從房價收入比來看,低於香港和北京,略高於新加坡,處於可接受的合理範圍之內,投資者可以進行投資。
從台灣各縣市來看,由於房源稀缺,台北房價及上漲速度遠高於其他縣市,銷售速度快,未來升值空間巨大。
近幾年市場行情看,03-08年,台灣房地產價格處於平緩,08年ECFA的簽訂,08-09年台灣房價增長12%,09-10年台灣房價增長10%。正處於房價的上升通道。
台灣不動產法律制度和大陸有所差別,房產享有永久產權,無所謂“70年使用權”的期限。
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