& shy; Many commercial real estate developers thought this was a huge opportunity when the full-scale business reform was just started. However, the reporter learned on the 23rd that due to various reasons, the promotion of commercial real estate has not appeared since the official landing of the real estate industry in May.
& shy; Rong office sales did not enter the summer in May”
& shy; “I expected the sales in May to go up, at least there will be bright spots, but now I am still too optimistic. Both the enterprise’s cognition and our own propaganda are insufficient.” On the 23rd, the head of the sales business of a high-end office building in Fuzhou said that the expected change of business to increase the sales of office buildings did not “appear naturally”. Compared with the rapid decline of residential inventory in Fuzhou, office buildings are still in a situation of large stock, sales obstruction and fierce competition for the same type of products. According to incomplete statistics, the current supply of office buildings in Fuzhou is 500,000 square meters, but the turnover is only 150,500 square meters. The situation of insufficient purchasing power in the market is very obvious.
& shy; Because of this, after the news of the change of camp to increase in March came out, because the new real estate purchased by the enterprise can be tax-deductible, fuzhou Commercial real estate developers once hoped that the full value of real estate deduction of operating income would bring good benefits to commercial real estate. “According to the regulations of changing the business tax to increase the value-added tax on new real estate, the enterprise can deduct the value-added tax in 2 years, the deduction ratio in the first year is 60%, and the deduction ratio in the second year is 40%. Therefore, there is hope to drive the investment of enterprises, and the purchase of office buildings can be used for personal use, asset preservation and tax reduction.” Many developers very much hope that enterprises can invest in office buildings.
& shy; A developer said that under local circumstances, large-area first-hand office buildings are usually purchased by enterprises for their own use. Take the purchase of an office building with a total amount of about 20 million yuan as an example, the deed tax is 600,000 yuan. If the enterprise purchases a new office building after May 1, the 600,000 yuan can be deducted in the first year and the second year after tax payment, 360,000 yuan will be deducted in the first year and 240,000 yuan will be deducted in the second year. Therefore, they believe that the change of business Camp to increase the sales of office buildings can be expected.
& shy; However, the reality is not so beautiful. “Recently, we monitored several index office buildings in Fuzhou and found that the trading volume after May was not much different from the average volume before May.” On the 23rd, the person in charge of Fuzhou branch, a large national real estate marketing enterprise, said that the promotion of commercial real estate has not appeared since the official implementation of the real estate industry in May.
& shy; Deduction less than expected
& shy; Affect the purchase enthusiasm
& shy; Then, why did office sales not rise? According to industry insiders, due to the short landing time of camp-to-increase in the real estate industry, investors are still not clear about the operation of tax deduction, which is one of the reasons why the benefits have not been effective for the time being. In addition, the industry’s expectation of deducting the operating income from the full value of real estate has failed. Therefore, only the input tax of real estate can be deducted, which makes many investors “fear” the transfer tax of commercial real estate, it still cannot be deducted from the output tax, which also affects the investment enthusiasm of enterprises.
& shy; The reporter learned that according to the provisions of the announcement issued by the State Administration of Taxation (Announcement No. 15, 2016 of the State Administration of Taxation), the real estate obtained by the general taxpayer of value-added tax after May 1, 2016 and calculated according to the fixed assets in the accounting system, as well as the real estate construction in progress after May 1, 2016, the input tax amount shall be deducted from the output tax amount in 2 years according to the relevant provisions of these measures. The deduction ratio in the first year is 60%, and the deduction ratio in the second year is 40%. It can be seen that two points should be paid attention to when enterprises purchase new real estate:(1) the real estate tax deduction must be real estate obtained after May 1, 2016;(2) tax deduction is only based on the input tax generated by purchasing real estate to offset the output tax generated by business activities, not the full value of real estate to offset the operating income. Judging from the taxes and fees generated by the newly purchased real estate of enterprises, only 3% deed tax is generated in this process, and the tax deduction effect is not obvious.
& shy; In addition, the problem of high taxes and fees on commercial real estate transfer is still “unsolved” at present. Insiders told reporters that the main taxes of commercial real estate include land value-added tax, personal tax (1.5% personal tax is required for individual sale, and company owners do not need to levy this tax) and business tax (now changed to value-added tax). Buyers need to pay 3% deed tax. However, according to the explanation of the State Administration of Taxation, two value-added taxes (land value-added tax and value-added value-added tax) arising from the transfer of commercial real estate have not been merged at present, the taxes and fees of dozens of points generated in the process of transferring commercial real estate are basically the taxes payable by the owner, while the change of business tax to increase is good for commercial real estate only because it can be deducted when newly purchased, the taxes and fees incurred at the time of sale have not been adjusted.
& shy; However, industry insiders also said that the policy is still good in the long run. Although the market-heat has not been improved quickly, enterprises in need will definitely choose the opportunity to enter in the end. (Reporter Jianghai)