In the process of production and operation of enterprises, external financing is inevitable. Before financing, financial institutions need to evaluate the company's financial assets. In this way, asset evaluation appears. So, if the asset evaluation increases in value, how should the company's finances be calculated and taxed? Today, Finance and Taxation Master will tell you about it. Let’s talk about asset valuation.

A real estate company has a piece of 100 acres of commercial land under its name. In 2012, the land was transferred at a price of 800,000 yuan/acre. Due to the current instability of the real estate market, it has been idle and undeveloped. Due to the need for capital turnover, the company mortgaged the land to the bank for financing. Before mortgaging the land, the company conducted an asset appraisal of the land, and the estimated market value was 2 million yuan/mu.

The financial staff conducted accounting treatment for the increased value of the asset assessment:

(1) Accounting treatment when transferring land use rights

Debit: intangible Assets of 80 million yuan

Debit: bank deposits of 80 million yuan

(2) Accounting treatment when evaluating value-added

Debit: intangible assets of 120 million yuan

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Loan: Capital reserve 120 million yuan

It should be noted that before the land use rights obtained by the real estate company are developed, the land should be used according to the land transfer fee paid. The land use rights are recognized as intangible assets, and during development, the book value of the land use rights is included in the cost of real estate development at once.

1. Value-Added Tax

According to the relevant provisions of Caishui (2016) No. 36, the simplified tax calculation method can be selected for the transfer of real estate acquired before May 1, 2016, and 5 applicable % VAT rate.

However, in this case, the company only assessed the market value of the land use rights in its name and did not transfer the use rights to any external parties. The land use rights were not transferred.

Therefore, the company’s “land use rights assessment added value” does not need to pay value-added tax.

2. Land value-added tax

Is "land use assessment value-added" equivalent to "land value-added", and do we need to pay land value-added tax?

As the name suggests, many companies think that "land appreciation" does not mean they have to pay land value-added tax. Who knows that this tax is a property and behavior tax, and whether you pay or not depends on whether you transfer it. Land value-added tax is not required to be paid on the assessed value increase of self-owned land. Land value-added tax will only be paid if the value-added value occurs upon transfer.

3. Corporate income tax

In accounting, for assets that are assessed to have increased value, on the one hand, the corresponding asset value is increased, and on the other hand, the enterprise's capital reserve is increased, that is to say, In accounting terms, the value-added part of the assessment is not recognized as the enterprise's income. According to the requirements of cost accounting, enterprises can accrue depreciation and amortization expenses for the value-added part of the asset assessment.

In terms of tax law, various assets of an enterprise, including fixed assets, biological assets, intangible assets, long-term deferred expenses, investment assets, inventories, etc., are taxed based on historical cost.

The so-called historical cost refers to the actual expenditure incurred by the enterprise when acquiring the asset.

If the assets appreciate or depreciate during the period when the enterprise holds each asset, the tax basis of the assets shall not be adjusted unless the financial and taxation authorities of the State Council stipulate that profits and losses can be recognized.

Therefore, in terms of tax law treatment, the increase in asset valuation does not require accounting treatment. Since the land use rights of Jiacheng Company have not been transferred, there is no need to pay corporate income tax.

4. Stamp Duty

According to the relevant regulations on stamp duty, the account books recording funds will be deducted at a rate of 0.5 per thousand of the total amount of paid-in capital and capital reserves, and other account books will be taxed at a rate of 5 yuan per piece. /piece.

In this way, if the enterprise's assets have increased in value and accounting processing has been carried out, then according to the relevant regulations on stamp duty, stamp duty should be paid on the increased part.

Have you now figured out the issue of "asset appraisal appreciation" of enterprises and how to pay taxes?

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