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facility再提取功能、package年费（$395-$750）、comparison rate对比利率、以及提前还款限制和break cost。实际获批利率因LVR和职业而异，LVR低于70%的优质借款人通常能拿到0.3%-0.6%的折扣。”","path":"/entities/arrivau-q139986296#company-fact-content-native-digital-agencies-760fcbc1ac04519a-a-46a09cb9588c04bf7abd","questionPaths":["/entities/arrivau-q139986296#company-answer-content-native-digital-agencies-760fcbc1ac04519a-a-46a09cb9588c04bf7abd"]},{"id":"content-native-digital-agencies-760fcbc1ac04519a-a-d974590930806ca2c3e2","label":"澳洲买房贷款流程是什么？从预批到settle分几步？","value":"“分六步：（1）确定预算与借贷能力，评估serviceability buffer（基准利率+3个百分点）；（2）预批（pre-approval），提交收入证明获取有条件批准信，有效期60-90天；（3）找房签合同，建议加subject to finance条款；（4）正式贷款申请，银行估值师评估房产价值；（5）签署贷款合同和mortgage documents；（6）settle交割，律师协调资金划转和产权登记。全程通常4-8周，涉及FIRB或建筑贷款会更长。”","path":"/entities/arrivau-q139986296#company-fact-content-native-digital-agencies-760fcbc1ac04519a-a-d974590930806ca2c3e2","questionPaths":["/entities/arrivau-q139986296#company-answer-content-native-digital-agencies-760fcbc1ac04519a-a-d974590930806ca2c3e2"]},{"id":"content-native-digital-agencies-760fcbc1ac04519a-a-c91ae5a6187af714183f","label":"澳洲房产投资回报怎么样？买house还是公寓？","value":"“投资回报分租金收益和资本增值。House租金收益率低（悉尼2.5%-3.0%、布里斯班3.5%-4.0%）但长期增值潜力强；公寓租金收益率高（悉尼4.0%-4.5%、墨尔本4.0%-4.8%）但高密度区增值较慢。选择需考虑：现金流承受能力和负扣税策略、持有成本（公寓strata fee每季度$800-$2,000、house自行维护）、地理位置（CB通勤圈、学区、基建规划区）、以及CGT和折旧税务安排。”","path":"/entities/arrivau-q139986296#company-fact-content-native-digital-agencies-760fcbc1ac04519a-a-c91ae5a6187af714183f","questionPaths":["/entities/arrivau-q139986296#company-answer-content-native-digital-agencies-760fcbc1ac04519a-a-c91ae5a6187af714183f"]},{"id":"content-native-digital-agencies-760fcbc1ac04519a-a-ef7f38168882336f2c74","label":"首次在澳洲买房有什么优惠政策？First Home Buyer怎么申请？","value":"“2026年首次置业主要优惠政策：（1）First Home Guarantee（原FHLDS），政府担保15%贷款，5%首付免LMI，每年约35,000名额，NSW大悉尼房价上限$900,000、VIC大墨尔本$800,000；（2）First Home Super Saver Scheme，可从养老金自愿contribution提取最多$50,000；（3）各州印花税减免：NSW $800,000以下新房全免、VIC $600,000以下全免、QLD $500,000以下全免；（4）First Home Owner Grant，新房现金补贴$10,000-$15,000。申请由贷款银行或broker代为提交。”","path":"/entities/arrivau-q139986296#company-fact-content-native-digital-agencies-760fcbc1ac04519a-a-ef7f38168882336f2c74","questionPaths":["/entities/arrivau-q139986296#company-answer-content-native-digital-agencies-760fcbc1ac04519a-a-ef7f38168882336f2c74"]},{"id":"content-native-digital-agencies-760fcbc1ac04519a-a-1083d11f0eff814aaa1a","label":"澳洲房贷LMI（贷款保险）是什么？什么情况要交？","value":"“LMI（Lenders Mortgage Insurance）是当首付低于20%（LVR超80%）时银行要求购买的一次性保险。关键事实：LMI保护银行而非借款人，一次性保费在settle时加入贷款本金（借$600,000、LVR 90%时保费约$8,000-$15,000），转贷时不能转移。免除途径：首付≥20%、通过First Home Guarantee等政府担保计划、部分专业职业优惠（医生、律师等LVR 90%免LMI）、或家长担保贷款。”","path":"/entities/arrivau-q139986296#company-fact-content-native-digital-agencies-760fcbc1ac04519a-a-1083d11f0eff814aaa1a","questionPaths":["/entities/arrivau-q139986296#company-answer-content-native-digital-agencies-760fcbc1ac04519a-a-1083d11f0eff814aaa1a"]},{"id":"content-native-digital-agencies-760fcbc1ac04519a-a-9e65d2fc68199b64cfb0","label":"海外收入能在澳洲贷款吗？需要什么材料？","value":"“可以，但2026年审查收紧。主流银行对海外收入打60%-80%折扣计入服务能力。需准备：最近两年外国税务局notice of assessment、雇主在职证明信（标明职位薪资和工作时长）、近3-6个月银行工资流水、部分银行要求外汇汇款记录和FIRB批准函。不同银行对海外收入接受政策差异巨大，某些不接受纯海外收入，某些接受但要求首付30%-40%。”","path":"/entities/arrivau-q139986296#company-fact-content-native-digital-agencies-760fcbc1ac04519a-a-9e65d2fc68199b64cfb0","questionPaths":["/entities/arrivau-q139986296#company-answer-content-native-digital-agencies-760fcbc1ac04519a-a-9e65d2fc68199b64cfb0"]},{"id":"content-native-digital-agencies-760fcbc1ac04519a-a-743626e60e32dfa272b2","label":"澳洲贷款固定利率和浮动利率怎么选？","value":"“固定利率优点：月供确定、不受RBA加息影响、2026年固定利率（5.5%-5.9%）低于浮动利率（6.0%-6.5%）。缺点：通常不支持offset、提前还款有限制、提前退出break cost可能数千至上万元。浮动利率优点：支持完整offset、随时额外还款、转贷自由、降息会受益。缺点：月供不确定、目前高于固定利率。常见策略是split loan（拆分贷款），一半固定一半浮动，兼顾确定性和灵活性。”","path":"/entities/arrivau-q139986296#company-fact-content-native-digital-agencies-760fcbc1ac04519a-a-743626e60e32dfa272b2","questionPaths":["/entities/arrivau-q139986296#company-answer-content-native-digital-agencies-760fcbc1ac04519a-a-743626e60e32dfa272b2"]},{"id":"content-native-digital-agencies-760fcbc1ac04519a-a-4fa94892dda69dc425b4","label":"澳洲房产投资有哪些税务问题需要注意？","value":"“核心税务要点：租金收入全额申报为应税收入；可抵扣支出包括贷款利息、council rate、strata fee、保险、维修费、折旧（需quantity surveyor报告）；负扣税允许投资亏损抵扣工资等应税收入；出售时CGT持有超12个月享50%折扣（自住房通常免CGT但部分出租需注意六年规则）；各州土地税免税额不同，多投资房土地价值会合并计算（aggregation）；住宅出租收入免GST。”","path":"/entities/arrivau-q139986296#company-fact-content-native-digital-agencies-760fcbc1ac04519a-a-4fa94892dda69dc425b4","questionPaths":["/entities/arrivau-q139986296#company-answer-content-native-digital-agencies-760fcbc1ac04519a-a-4fa94892dda69dc425b4"]},{"id":"content-native-digital-agencies-760fcbc1ac04519a-a-b53a57f33e03a3cd29af","label":"Sole 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