不動產價格不斷飆漲，高房價已成為一般大眾不可承受之重。不動產價格可能因總體環境、貨幣、土地與稅制政策影響所致。政府亦會透過經濟與金融層面管制、稅務制度調整與土地政策推行等層面，進行不動產價格之調控措施。
高資產個人於不動產資源配置上，應針對不同時空背景，採取不同之規劃模式與安排。以往高資產個人租稅規劃，較著重於單一時點之租稅規劃，並未通盤考慮政府相關政策影響。故本研究首先分析景氣循環波動對不動產市場之影響，針對我國歷次不動產景氣波動之原因進行說明，並彙整政府採取之相對應不動產調控措施，以及歸納可能影響不動產價格波動之因素。另佐以高資產個人以及家族企業個案實例，進行推估假設與試算進行說明分析。以透過本文分析彙總，提供高資產個人與社會大眾於進行資產配置時之安排與規劃參考。
我國歷次不動產景氣概況變動，主要仍受經濟成長、國民所得增加、通貨膨脹、優惠金融環境與土地及稅制調整影響。政府不動產調控政策，主要著重於金融政策（貨幣供給、利率調整及信用管制）、稅制政策（奢侈稅之推動、實價登錄、房地合一）與土地政策（使用管制、都市健全計畫）。
個案中高資產個人進行資產規劃之目的，係將其所持有之大量不動產傳承予女兒。於資產移轉方式選擇上，可藉由出售移轉、贈與移轉及遺產繼承達成目的，其稅負負擔與效益影響各有不同。經個案試算，若資產移轉子女，子女不另行出售不動產，資產移轉應以出售移轉為最佳選擇；若子女預計再行出售所受贈之不動產，於景氣衰退階段下，仍以出售移轉為較佳方案。若從父母替子女創造資金證明觀點，不動產標的物型態亦會造成決策影響，短時間之資金證明創造伴隨著鉅額之稅負負擔，此為高資產個人資產移轉前需深思考量之處。
本文另一個案公司係屬家族企業，主要透過公司持有不動產之模式，大幅降低個人稅負負擔，進而經營與控制家族企業，並透過層層交叉持股與股權比例設計配置，達到「家族不分家」之理念。本文分析該個案公司於公司經營策略之調整、長輩逝世前遺產規劃、並對所採用之家族傳承與財產規劃方式進行規劃說明。
隨著不動產稅制制度漸趨完善，對高資產個人而言，若其所持有不動產主係早期購置持有，現階段應無出售不動產之理由，但資產移轉將成為其未來無法避免之問題與挑戰。政府不動產調控政策之制定雖能達到一定之防杜成效，然仍無法達成平均社會財富之目的與效果，且隨我國經濟發展漸趨穩定，政府所扮演之角色更為重要，可預見之未來，人口問題亦將嚴重影響不動產市場，高資產個人除財富移轉外，亦應思考下一代於資產使用與配置效率之問題；政府亦應及早制定相關政策與規劃，以因應未來結構性變化所衍生之問題。 / The real estate prices have gone through the roof in the past few years. In an attempt to curb the house price, the government released many policies such as credit policy, tax policy, land policy and financial policy.
The real estate markets are mainly affected by economic growth, national income, inflation, financial environment and the adjustment of the policy. The government’s control policy mainly focused on monetary policy, tax policy and land policy over past few years. Faced with the changes in the circumstances, the highly wealthy individual should adapt their tax planning strategies to the government’s various new policies.
Therefore, this study address three topics - the impact on house market of the business cycle, the development of the Taiwan real estate market and the regulation of government policy. Besides, the study covers tax saving plans by conducting studies.
Real estate can be transferred through various ways, such as selling, inheritance, gift and trust. Different way of transfer can bring a lot of differences on tax cost. In this study, take the high personal assets Mr. T case for example, Mr. T planning to transfer his large number of properties to his daughter. If his daughter wouldn’t expect to sell the real estate, selling to his daughter by Mr. T would be the best way in terms of overall tax costs. Further, even when her daughter wants to sell the proprieties, selling remains a better choice in time of business recession. From financial perspective, the types of object will have an impact on decision-making.
The other case in this study addresses a family-owned business in Taiwan managing their family proprieties by corporation. By corporatization of family properties, the family can reduce their individual tax burden to a minimum cost and make family relationship united. Besides, this study also analyzes the family business strategy, the inheritance planning before the death of the elders, and the tax planning for the family inheritance project.
With the government’s real estate tax policies putting in place, the transfer way of the real estate for the high asset individual becomes their primary concern. The government’s policy to curb real estate prices has achieved some results as expected; however, it still beyond the reach of equal distribution of wealth. The role of the government becomes more important in the foreseeable future. Accompanied by the population aging problem, the wealth transfer and the efficient utilization of asset have became a major public issue for the high asset individuals. The government should dot all the i’s and crossed all the t’s.
| Identifer | oai:union.ndltd.org:CHENGCHI/G0104353114 |
| Creators | 許智淵, Sheu, Chih Yuan |
| Publisher | 國立政治大學 |
| Source Sets | National Chengchi University Libraries |
| Language | 中文 |
| Detected Language | English |
| Type | text |
| Rights | Copyright © nccu library on behalf of the copyright holders |
Page generated in 0.0063 seconds