房产开发五年之后卖不交税对吗？今天听说私人名下开发不卖可能也会预交GST

zhong5487

比如2020年一月买了个房子，私人名下，然后2022年分割后盖好了4-6套，然后出租，直到2025年一月再卖出，是不是就算过了明线，不交税了，出租几年交个人所得税就好了？
我咨询了会计，是那么告诉我的，感觉那也太简单了，捂得住的，这么操作也是挺好的，挺简单的，我一直觉得开发后拿到新的几套房子ccc后需要再开始五年明线计算呢



今天听人说他一个朋友也是私人名下开发后没有卖，直接收到ird要预收gst的钱，以后卖了后多退少补，把盖出来的房子先给个预估价，按预估价交gst,你可以反驳，打官司就是，横竖都是交钱，到底有没靠谱会计，收费可以，没问题，有没有真的懂的会计啊，政府认定你是开发行为，怎么操作都是要割你一大刀的感觉。。。

Elddies

明线很快就不是五年啦，现在能钻孔子的机会越来越少了

V7

不对，只要是开发都要交税。

V7

什么烂会计！

zhong5487

Elddies 发表于 2021-2-22 13:12
明线很快就不是五年啦，现在能钻孔子的机会越来越少了

就算的话，那以前买的应该还是五年吧，一刀切那种，怪不得很多人盖出来捂着出租，捂个2-3年卖就免税

人左之由

我对这个的理解就是，只要你的intend是开发赚钱，而你做的也是建房，最后出售。还是需要交税的。

除非你捂手里一直收租，不卖出。

zhong5487

V7 发表于 2021-2-22 13:15
不对，只要是开发都要交税。

怎么个交法呢？请问你自己操作过吗？我问的那家会计规模还挺大，年纪也不小，就是说五年之后不交税呢，我也挺惊讶，那么容易

人左之由

感觉只要你只要有分割跟建房这个事情在的话，你的intention就是development。

bungyjumping999

Pay for professional accountant advice, ask them to put it in writing, even it costs $600-800

This advice is important as if you get tax, it will cost a lot.

In IRD website, it actually said if it involves substantial development and changes to the original land, 2 lots subdiivision is consider small, 3-5 is consider substantial (big).

IRD also said if you buy a property and develop it within 10 years, it is considered as developer.
If you have the stamina (have money and time), you need to hold for more than 10 years.


All these, should ask the right accountant to write a paid opinion and you can keep it for future use, no point in asking for unpaid opinion.

V7

zhong5487 发表于 2021-2-22 13:18
怎么个交法呢？请问你自己操作过吗？我问的那家会计规模还挺大，年纪也不小，就是说五年之后不交税呢，我 ...

骗了再说嘛，你现在就会觉得，他好牛啊。 5年后他只要说一句，哎呀，5年啦税法早就改了，哪有漏洞啊，你想什么呢。

你是交税还是不交税？！
不要抱有幻想。

Lease

这个会计的回答应该不对，你分割再盖4-6套之后， title都变了， 不可能以原来房子的 title作为起始点来算明线测试的开始， 应该用新的title注册之日作为明线测试的开始之日， 即到2027年再卖， 就无需交税了.

V7

zhong5487 发表于 2021-2-22 13:18
怎么个交法呢？请问你自己操作过吗？我问的那家会计规模还挺大，年纪也不小，就是说五年之后不交税呢，我 ...

肯定交税的啊，近五年内不想交税的现在都捂在手上呢。我看到时税务局怎么收拾他们的。

zhong5487

Lease 发表于 2021-2-22 13:31
这个会计的回答应该不对，你分割再盖4-6套之后， title都变了， 不可能以原来房子的 title作为起始点来算明 ...

我就是这个意思，所以觉得太简单了，怎么会按之前的original title算明线呢

Lease

zhong5487 发表于 2021-2-22 13:33
我就是这个意思，所以觉得太简单了，怎么会按之前的original title算明线呢

这个会计明显是在敷衍你. 这根本完全是两个不同的房子了，怎么可能用original title算明线呢？

bungyjumping999

This is from IRD website. - but, accountant cautioned, it might not fall under brightline test, but might fall under the acquiring land for development and profit tax. So, best to keep it until the "intention" to make a profit is gone through the passage of time.



"Essentially, under s CB 6A(2), when a person sells a section of land that they have
subdivided, the bright-line period that applies is the bright-line period that would have
applied to the undivided land. Therefore, the bright-line period for the subdivided
section does not begin when that subdivided section is registered; rather it begins when
the transfer of the undivided land to the seller was registered. The fact that separate
computer registers (previously certificates of title) are created for the subdivided
sections is irrelevant to the bright-line period. "

Lease

bungyjumping999 发表于 2021-2-22 13:44
This is from IRD website. - but, accountant cautioned, it might not fall under brightline test, but  ...

Oh, new knowledge learnt.

bungyjumping999

Lease 发表于 2021-2-22 13:52
Oh, new knowledge learnt.

A general guideline will be 10 years to dispel "intention" to make a profit and is a genuine investor.

hj_win_1

你的会计很牛逼，先把你骗过来，赚你5年会计费1万，然后5年后再赚你IRD review的钱1万，搞不好，人家想的更长远，再赚你一笔audit的钱2万。。。你一分二，卖老房，不交税，卖新房，hold一下，然后跟IRD argue一下，也能让你不交税。你一分5，还想不交税，想多了。。。

hj_win_1

Lease 发表于 2021-2-22 12:31
这个会计的回答应该不对，你分割再盖4-6套之后， title都变了， 不可能以原来房子的 title作为起始点来算明 ...

不可能不交税的，1分5，光intention这一点就解释不过去。。。妥妥的被IRD定义为developer。1分2还能糊弄过去，1分3就很难去argue了。。。

zhong5487

hj_win_1 发表于 2021-2-22 14:00
你的会计很牛逼，先把你骗过来，赚你5年会计费1万，然后5年后再赚你IRD review的钱1万，搞不好，人家想的更 ...

这个税是卖了才交吗？不卖的话就不用交。。交租金个人所得税就可以了？

还是回国吧

我喜欢你的会计，请楼主PM我会计的联系方式，谢谢

hj_win_1

最终的结果就是你个人被IRD定义位developer，然后你每次买房卖房都要交税。。。想拿掉developer这个高帽，会计再收你5000。。。完美。。。会计钱包鼓了

hj_win_1

V7 发表于 2021-2-22 12:16
什么烂会计！

明显是好会计，很有远见的会计，一个客户可以赚他几万。。。

bungyjumping999

Some people built and do not sell (and based on how many time do you develop)

and do not claim GST rebate on the development.
DO NOT call yourself a "developer", reply to emails and correspondents insisting "you are not selling, just renting out as a long term investor" and retaining those evident in the course of construction.

Those are evident the IRD will look at.

If it is a one-time thing, IRD might bypass you and will not invite you for coffee. Time is your friend, the longer you keep it, the safer it becomes.

Remember to ask a "big accounting firm" to write a paid opinion on the possibility of being tax after you decide to sell, if they give you green light, sell. If you get tax, you can sue them.

Quad

你一分5，还想不交税，想多了。。。

花心大萝卜

确实是不用的 朋友就是那么操作的。

Lease

bungyjumping999 发表于 2021-2-22 14:14
Some people built and do not sell (and based on how many time do you develop)

and do not claim GST  ...

Not easy to sue them. They always put disclaimer on their opinion.

bungyjumping999

Lease 发表于 2021-2-22 14:31
Not easy to sue them. They always put disclaimer on their opinion.

yes, true.

I think if they give you a green light, they are pretty sure on their opinion.

hj_win_1

zhong5487 发表于 2021-2-22 13:04
这个税是卖了才交吗？不卖的话就不用交。。交租金个人所得税就可以了？ ...

不建议个人名下分割建房，注册个公司吧。。。

angelee123

这样的会计，不杀留着过年？