Simplified Tax Calculation Method for Prefabricated Housing

The simplified tax calculation method for prefabricated housing primarily involves value-added tax (VAT), with specific rules as follows:

I. Rules for General Taxpayers

1. Prefabricated houses acquired or self-built before April 30, 2016: General taxpayers may choose the simplified tax calculation method. The taxable sales amount is calculated as the 'total consideration and extraneous charges minus the original purchase price of the real estate or the valuation at the time of acquisition or self-construction,' with a 5% tax rate applied to calculate VAT. For example, if a company self-built a prefabricated house in 2015 and sells it for 2 million yuan now, with an original construction cost of 1.2 million yuan, the taxable sales amount is 800,000 yuan (2 million - 1.2 million), and the VAT is 40,000 yuan (800,000 × 5%).
2. Prefabricated houses acquired or self-built after May 1, 2016: If the simplified tax calculation method is not chosen, the general tax calculation method applies, with the total consideration and extraneous charges as the taxable sales amount and a 9% tax rate. For example, if a company purchases a prefabricated house in 2020 and sells it for 3 million yuan now, the VAT is 270,000 yuan (3 million × 9%).
3. Restrictions on changing tax calculation methods: Once a general taxpayer chooses the simplified tax calculation method, they cannot switch to the general tax calculation method for 36 months. Careful assessment of tax burden differences is required before making a choice.

II. Rules for Small-Scale Taxpayers When selling prefabricated houses, regardless of the acquisition time, small-scale taxpayers calculate the taxable sales amount as the 'total consideration and extraneous charges minus the original purchase price of the real estate or the valuation at the time of acquisition or self-construction,' with a 5% tax rate applied. For example, if an individual business owner purchases a prefabricated house in 2018 and sells it for 1.5 million yuan now, with an original purchase price of 900,000 yuan, the taxable sales amount is 600,000 yuan (1.5 million - 900,000), and the VAT is 30,000 yuan (600,000 × 5%).

III. Invoice Issuance Requirements

1. Filling specifications: The 'name of goods or taxable labor, services' column on the invoice must include the name of the real estate and the house property certificate number (if no certificate is available, this may be omitted). The 'unit' column should indicate the area unit (e.g., square meters), and the remarks column must specify the detailed address of the real estate.
2. Compliance: Failure to fill out the invoice as required may result in the inability to deduct input tax or tax risks. Strict adherence to invoice management regulations is necessary.

IV. Key Considerations

• Time node: April 30, 2016, is the critical time point for distinguishing between simplified and general tax calculation methods.
• Sales amount calculation: Under the simplified tax calculation method, the original value must be deducted, while under the general tax calculation method, the full amount is taxed, resulting in significant tax burden differences.
• Policy basis: Mainly refer to the 'Notice of the Ministry of Finance and the State Administration of Taxation on Comprehensively Rolling Out the Pilot Program of Replacing Business Tax with Value-Added Tax' (Caishui [2016] No. 36) and related supplementary regulations.

It is recommended that taxpayers comprehensively evaluate and choose the optimal tax calculation method based on their qualifications, the acquisition time of the house, and their tax burden capacity before operation.