1. The value-added tax for old projects mainly includes business tax paid on advance payment for houses, prepayment of VAT on pre-sold houses and VAT on sales.

(1) Handling of advance payment.

If it is collected before the specified time, the business tax should be calculated and paid according to the regulations. If an invoice needs to be issued, in principle, a general VAT invoice will be issued before the end of December 2016. If the invoice cannot be issued before the end of the year due to lack of conditions, Yes, you should communicate with the tax authorities in a timely manner. Divide the advance payment by 1 plus a 5% levy rate to convert the tax-exclusive income, and then multiply it by a 3% advance levy rate to calculate the advance tax. If a VAT invoice is issued for the advance payment of the house before the sale, according to the attachment of the "Announcement of the State Administration of Taxation on Several Collection and Management Issues in the Pilot Program of Replacing Business Tax with VAT" (2016 No. 53), you can choose "non-taxable items where no sales have occurred" "The business tax has been declared and paid but the invoice has not been issued but the invoice has been issued" to issue an invoice.

If it is collected after the stipulated time, the value-added tax should be calculated and paid according to the regulations. The advance payment is divided by 1 plus a 5% levy rate to convert the tax-exclusive income, and then multiplied by the 3% pre-collection rate to calculate the prepayment tax. The tax will be paid in advance to the competent state taxation authority during the tax declaration period of the month following the advance payment. If you issue a value-added tax invoice for the advance payment of a house, according to the attachment of the "Announcement of the State Administration of Taxation on Several Collection and Management Issues in the Pilot Program of Replacing Business Tax with VAT" (No. 53, 2016), you can choose one of the "non-taxable items where no sales have occurred" Issuance of invoices for "advance payment for sales of self-developed real estate projects"

(2) Prepayment of value-added tax for pre-sale housing

If the same real estate is collected in advance, there is an advance payment before the specified time. If a part of the house payment is collected in the future, the payment of business tax before the stipulations will be handled according to the VAT regulations. If a VAT invoice is issued for the advance payment of the house before the sale, according to the "State Administration of Taxation's Several Pilot Programs for Replacing Business Tax with VAT." "Announcement on Collection and Administration Issues" (2016 No. 53) Attachment, you can choose "non-taxable items that have not been sold" to issue ordinary value-added tax invoices. Of course, you must separately "sales of advance receipts from self-developed real estate projects" and "declared Pay the business tax and issue the invoice if the invoice is not issued.

(3) Value-added tax on the sales of developed products

If the old project chooses the simplified tax calculation method, once the developed products are sold, they should be calculated according to the When calculating the value-added tax payable by sales volume and collection rate, the sales of development products are very important, because sales are the standard for confirming the time when tax obligations occur. The so-called sales of development products refer to the act of selling real estate by the real estate company, and the real estate company delivers the sale. The day of sale of a property to a buyer is regarded as the time when the taxable act occurs. To put it bluntly, the delivery of the property means the completion of the sale. The specific delivery time is mostly based on the delivery time stipulated in the "Commercial House Sales Contract". If the actual delivery time is earlier than the time stipulated in the contract, the actual delivery time shall prevail. If the tax invoice is issued first, including a special VAT invoice or an ordinary invoice, the tax liability will occur when the invoice is issued.

After the developed product is sold, the value-added tax payable should be calculated. The tax payable for the current period is calculated based on the current tax-exclusive sales and a collection rate of 5%. After deducting the prepaid tax, the tax should be reported to the competent national tax authority. The prepaid tax that has been deducted can be carried forward to the next period and continued to be deducted according to the calculation formula:

VAT payable = tax-exclusive sales * 5% - prepaid tax ex-tax sales. Amount = tax-included sales/(1+5%)

General taxpayers of real estate who sell development products can go to the tax authorities to receive value-added tax invoices, including ordinary invoices and special invoices, for tax obligations incurred when After the specified time, a general invoice or a special invoice will be issued by oneself. If the tax liability occurs before the specified time, the item "Declared and paid business tax but not issued a back-invoice" is selected as mentioned above. If the same buyer of the same property pays it in installments. If the payment results in tax liability both before and after the specified time, invoices should be issued separately after the sales are completed. It is absolutely not allowed to include the pre-sale income that has paid business tax into the tax collection when issuing taxable sales invoices during the sales process. included in the invoice, otherwise you will be taxed twice.

2. Calculation method of value-added tax:

1. Direct tax calculation method

Amount of value-added tax payable = value-added amount × value-added tax rate

Value-added amount = wages + interest + rent + profit + other value-added items - full value of goods sales - legal deduction item purchase amount of goods

2. Indirect tax calculation method

(1) Purchase tax deduction method

Deduction tax amount = amount of purchase deduction items in the current period The amount of tax collected and paid by the trustee

(2) Actual consumption tax deduction method

The amount of tax deducted = the amount of actual consumption deduction items in the current period × the deduction tax rate + the amount collected by the trustee Amount of tax paid