Calculation method of land value-added tax
There are four common situations:
1. New house sales for housing enterprises
2. New house sales for other enterprises (non-housing enterprises)
3. Sales of existing houses
4. Sell land only
[Procedure for calculating land value-added tax in stock]
1. The amount of transfer income excluding tax =?
2. Total deduction items =?
3. Calculate the value-added amount =?
The amount of transfer income excluding tax - the specified amount of deduction
4. Calculate the value-added rate =?
Value-added rate = value-added amount/deducted amount of item
5. Check the applicable tax rate: Level 4 super rate progressive tax rate table
6. Land value-added tax amount
= value-added amount × applicable tax rate - deducted amount of item × quick calculation deduction coefficient
[Special analysis]
1. The amount of transfer income excluding tax =?
(1) Simple tax calculation: tax-inclusive income/(1+5%)
(2) General tax calculation: (tax-inclusive income-land price)/(1+9%)
2. Deduction items
(1) Evaluation method
1. The amount paid for obtaining land use rights
If the land price is not paid or the payment certificate cannot be provided, deduction is not allowed.
2. Evaluation price = real estate repurchase and construction price × new degree discount rate
real estate repurchase and construction price: refers to the necessary expenditure and due profits of the valuation object that assumes that a new situation is regained at the valuation point, or the necessary expenditure and due profits of the valuation object that is redeveloped in a new situation.
3. Taxes related to transfer Urban construction tax, education surcharge, local education surcharge, stamp duty
4. Evaluation fee
2. Deduction items
(II) Invoice method
(II) Invoice method
1. If the appraisal price cannot be obtained, but the home purchase invoice can be provided, the deduction can be calculated based on the amount contained in the invoice from the purchase year to the transfer year as the land price and appraisal price.
Deduction amount = invoice price × (1 + 5% × years)
[Tip 1] Invoice price: the amount contained in the business tax invoice; the total amount of the general invoice price tax; the special invoice for VAT does not include the amount of VAT plus the input tax that is not allowed to be deducted.
[Tip 2] From the date of the purchase invoice for the house purchase to the date of issuance of the house sale invoice, one year will be counted for every 12 months; if it exceeds one year, less than 12 months but more than 6 months, it can be regarded as one year.
2. Taxes related to transfer
Urban construction tax, education surcharge, local education surcharge, stamp duty, deed tax
[Tip] Any deed tax paid when purchasing a house, which can provide a deed tax payment certificate, will be deducted as "tax related to the transfer of real estate", but will not be used as an additional 5% base.
2. Deduction items
(III) Approval method
For old houses and buildings that have neither evaluated prices nor provided house purchase invoices, the tax authorities may implement the approved collection.
[Example] A machinery factory in A is a general value-added taxpayer. In March 2020, the original factory was sold due to the relocation of the enterprise. The relevant information is as follows:
(1) The factory was purchased in March 2004. The original price of fixed assets recorded in the factory in the accounting book was 16 million yuan and the book value was 3.2 million yuan. During the relocation process, the invoice for purchase of the factory was lost. The tax payment certificate provided by the factory for the year to pay the deed tax, which recorded the tax amount of the deed tax was 15.6 million yuan and the deed tax was 468,000 yuan.
(2) Transfer the factory to obtain tax-inclusive income of 31 million yuan. The machinery factory chooses a simple tax calculation method.
(3) When transferring the factory, the evaluation agency assessed the replacement cost price of RMB 38 million, and the factory is 40% new.
(Related information: stamp duty and local education surcharge are not considered.)
Requirements: According to the above information, please answer the following questions:
(1) The machinery factory should pay value-added tax for transferring the factory
This project is for deed tax paid on and before April 30, 2016, the taxable amount of value-added tax
=[All transaction price (including value-added tax)-deed tax amount (including business tax)] ÷ (1+5%) × 5%.
= (3100-1560) ÷ (1 + 5%) × 5% = 733,300 yuan.
(2) The tax on the transfer process that is allowed to be deducted when calculating land value-added tax by the machinery factory is
=73.33×(7% + 3%)=733 (10,000 yuan).
(3) The amount of the land value-added tax deduction project is
rated price = replacement cost price × Chengxindu discount rate
= 3800 × 40% = 1520 (million yuan)
approved deduction project amount = 1520 + 7.33 = 1527.33 (million yuan)
(4) Land value-added tax should be paid for transfer of the factory
0 value-added amount = 3100-73.33-1527.33 = 1499.34 (million yuan)
0 000 000 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 0 00 0 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Value-added rate = 1499.34/1527.33×100%=98.17%
Applicable tax rate is 40%, the quick deduction coefficient is 5%
Pay land value-added tax
=1499.34×40%-1527.33×5%=523.37 (10,000)
[Example] In March 2022, a company sold a self-used office building and could not obtain the appraisal price. The purchase price contained in the purchase invoice provided by the company was 12 million yuan, and the purchase date was January 1, 2012. The taxes and fees related to the purchase and transfer process that are allowed to be deducted are 800,000 yuan. The company allows deduction of the project amount (．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．．�
『Analysis』
If a taxpayer transfers an old house and building and can provide a purchase invoice, the deduction can be calculated based on the amount contained in the invoice and an additional 5% per year from the purchase year to the transfer year.
When calculating land value-added tax, the company allows deduction of project amount
= 1200×(1+10×5%) + 80
= 18.8 million (million yuan)
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