There are two ways to calculate land value-added tax , one is the step-by-step calculation method, and the other is the quick calculation deduction method. In reality, since step-by-step calculation methods are more complicated when calculating land value-added tax, enterprises generally use the quick deduction method to calculate land value-added tax. So, how is the land value-added tax calculated?
Land value-added tax is a behavioral tax paid based on the tax calculation basis of value-added obtained by transferring state-owned land use rights, above-ground buildings and their attachments. Land value-added tax implements the level four-level super-rate progressive tax rate.
Land VAT is calculated and levied by the taxpayer based on the value-added amount obtained by transferring real estate and the prescribed tax rate, that is, the value-added amount is multiplied by the applicable tax rate, and minus the deduction item multiplied by the quick calculation deduction number coefficient. The value-added amount is the balance after deducting the amount of the specified deduction of the item by the taxpayer. Among them, the calculation of land value-added tax value-added mainly involves the determination of taxable income and deduction items.
The calculation formula for land value-added tax is : Land value-added tax = value-added amount *Applicable tax rate - deducting the amount of the item * Quick calculation of the deduction coefficient. specific calculation method is:
1. When the value-added amount does not exceed 50% of the deducted project amount, the land value-added tax amount = value-added amount * 30%;
2. When the value-added amount exceeds 50% of the deducted project amount, and does not exceed 100%, the land value-added tax amount = value-added amount * 40% - deducted amount * 5%;
3. When the value-added amount exceeds 100% of the deducted project amount, and does not exceed 200%, the land value-added tax amount = value-added amount * 50% - deducted amount * 15%;
4. When the value-added amount exceeds 200% of the deducted project amount, the land value-added tax amount = value-added amount * 60% - deducted amount * 35%.
For example, a real estate development company transfers two commercial houses and obtains a total income of 25 million yuan. The total amount of land purchase, development cost, development expenses, related taxes and other deductions that should be deducted totaled 11 million yuan. Calculate the land value-added tax that the real estate development company should pay.
(1) Confirm the taxable income of 25 million yuan
(2) Confirm the deduction amount of 11 million yuan
(3) Calculate the value-added amount: 25 million yuan-11 million yuan = 14 million yuan
(4) Calculate the ratio of the value-added amount to the deduction amount: the ratio of the value-added amount to the deduction amount = 14 million yuan/11 million yuan = 127%
(5) Calculate the land value-added tax amount to be paid = 14 million yuan * 50% - 11 million yuan * 15% = 5.35 million yuan.
From this example, it can be seen that the calculation of land value-added tax is based on the taxable income first, then the deduction project amount, value-added amount, and the ratio of value-added amount to deduction project amount, and finally the taxable amount of land value-added tax is calculated. In addition, if the land value-added tax liquidation conditions are met, the land value-added tax liquidation should be carried out.
Taxable income of land value-added tax. According to the provisions of the tax law, the taxable income obtained by taxpayers from transferring real estate should include the entire price of the transfer of real estate and the related economic benefits. From the perspective of income, it includes monetary income, in-kind income and other income.
It should be emphasized that if real estate developers conceal or falsely report the real estate transaction price or transfer the real estate transaction price is lower than the real estate appraisal price and there is no legitimate reason, they shall be calculated and levied according to the real estate appraisal price.
Land VAT deduction items. We know that when real estate companies calculate the amount of land value-added tax, they do not directly tax the income obtained from transferring real estate, but tax the balance after deducting the specified amount of deductions. The deduction items approved by the tax law to be deducted from transfer income include the following items:
1 is the land price paid by the taxpayer to obtain the land use right.
Second, the actual development costs incurred by real estate, including land expropriation and demolition compensation, preliminary project fees, construction and installation project fees, infrastructure fees, public supporting facilities fees and development overhead , etc.
The third is real estate development expenses, including sales expenses, administrative expenses and financial expenses related to real estate development project .
Fourth, taxes related to the transfer of real estate, namely, city maintenance and construction tax, , stamp duty, and education surcharge paid when transferring real estate.
is other deductions.
6 is the assessed price of old houses and buildings.
In short, there are two ways to calculate land value-added tax, one is the step-by-step calculation method, and the other is the quick calculation deduction method. In reality, since step-by-step calculation methods are more complicated when calculating land value-added tax, enterprises generally use the quick deduction method to calculate land value-added tax. The calculation of land value-added tax mainly involves the determination of taxable income, deduction items and value-added amount.
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September 26, 2022
