关于unit turst报税的问题

hgaox

一个unit trust做房产开发，卖off plan。

在某一报税年度（就叫做A报税年度）签订卖房合同，可能下一个报税年度（叫做B报税年度）才可以正式settle，那房产的销售收入算在哪一个报税年度？A还是B？

谢谢。

LENNY_DONG

给错建议，丢人了

yanghao1023

LENNY_DONG 发表于 2014-2-26 18:05
签订合同就算销售成功，和SETTLE时间无关了

所以一定要注意CASH FLOW

For margin scheme purpose the date is the settlement date. I think it applies to the income recognition as well. The entity is trading entity so the date is different to the CGT date (contract date). Please let me know if I am wrong.

hgaox

yanghao1023 发表于 2014-2-26 18:11
For margin scheme purpose the date is the settlement date. I think it applies to the income recogn ...

我糊涂了，

LENNY_DONG

hgaox 发表于 2014-2-26 19:20
我糊涂了，

今天脑子有点昏，楼上对的

另外

你和PURCHASEER在交接前需要写AGREEMENT，说清楚是MARGIN SCHEME

不然会被征收全额的GST

GST & the Margin Scheme
The margin scheme is an alternative method of calculating the GST payable on sales of real property. It allows sellers of real property to pay GST equal to one-eleventh of the 'margin' rather than one-eleventh of the total sale price.
Depending on when, and from whom, one buys the property, the margin is generally the difference between the sale price and:
-The amount the seller paid for the property, or
A valuation of property at a given date
Who can use the Margin Scheme?
Entities may be able to use the margin scheme when making taxable supplies of real property where they are:
-Selling a freehold interest in land
-Selling a stratum unit, or
-Supplying a long-term lease
However, suppliers will not be able to use the margin scheme if they are selling real property that they:
-Acquired through a taxable sale on which the margin scheme was not used;
-Inherited from a person who would not have been able to use the margin scheme;
-Acquired from a member of the same GST group who would not have been able to use the margin scheme, or
-As a participant in a GST joint venture, acquired from the joint venture operator who would not have been able to use the margin scheme.
Purchasers that acquire property under the margin scheme are not entitled to claim input tax credits for the GST they pay in the purchase price.
Written agreements to use the Margin Scheme
For sales of real property made under contracts entered into on or after 29 June 2005, suppliers and purchasers of real property must agree in writing to use the margin scheme by the time the property is supplied (usually at settlement).
For real property sold under rights or options granted before 29 June 2005, suppliers are not required to make an agreement in writing with the purchaser to use the margin scheme. Suppliers must make a choice to use the margin scheme before supplying the property and have records to show the date of that election.
Property Valuations
Suppliers of real property under the margin scheme may be required to have their properties valued using an approved valuation method to work out the margin on the supply.

hgaox

LENNY_DONG 发表于 2014-2-26 20:06
今天脑子有点昏，楼上对的

另外

如果有时间可以具体解释一下吗？谢谢

yanghao1023

LENNY_DONG 发表于 2014-2-26 18:05
给错建议，丢人了

呵呵，你的专业知识还是挺全面的，忙的时候难免有一点小疏忽，不必在意。

yanghao1023

hgaox 发表于 2014-2-26 21:15
如果有时间可以具体解释一下吗？谢谢

Margin Scheme简单来说就是（Sales Proceeds - Land Cost)/11计算GST payable。像房产开发这种事楼主最好和自己的会计师坐下来好好谈一下，既然你已经建了Unit Trust，相信你的会计师应该已经给了你相应的建议吧。

hgaox

谢谢，诸位。v

JohnnySu

hgaox 发表于 2014-2-26 20:15
如果有时间可以具体解释一下吗？谢谢

简单来说 如果你买的地是没有GST的（也就是说你不能退地的 GST）
那么在你卖房要计算GST的时候, 土地那部分你就不用缴GST. 这就是Margin Scheme

但要使用Margin Scheme 前提是你买地时没有退过GST. 这个你要仔细看清合同，如果你买的是空地， 很多时候是带GST的。

hgaox

JohnnySu 发表于 2014-2-27 09:02
简单来说 如果你买的地是没有GST的（也就是说你不能退地的 GST）
那么在你卖房要计算GST的时候, 土地那 ...

销售的房子，直到settle的那一天才算income，记入settle的那一报税年度？

我可以这样理解对吗？

谢谢

LENNY_DONG

hgaox 发表于 2014-2-27 09:49
销售的房子，直到settle的那一天才算income，记入settle的那一报税年度？

我可以这样理解对吗？

yes.

just make sure contract indicate margin scheme

and agreement between developer and purchaser, make sure purchase know the property is under margin scheme

lqyhannah

在没有settle之前，都算成为holding stock， 所以settle才算是income，有些人签了合约，但是不settle，一般deposit也不退回，这笔钱也是到时候算成income。

ozchn

学习了