VAT reform in China翻译_中华人民共和国翻译
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VAT reform in China: impact on construction and real estate
中国增值税改革：对建筑和房地产的影响
摘要:
The article discues the impact to the construction and real estate industries of the reform of value-added tax(VAT)in China.According to statistics from “The China Tax Yearbook 2011,” the construction and real estate sectors collectively contributed 51% of total busine tax(BT)revenue in the country.There are proposals to shift the taxation of such industries from BT to VAT.A VAT of 11% is being proposed for construction services, as compared to the existing BT of 3%.It is said that the government will face challenges in creating VAT for the real estate industry..本文讨论了影响到增值税改革建设和房地产行业（增值税）在中国。根据《中国税务年鉴2011统计，“建筑和房地产部门的集体贡献的总营业税51%（BT）在该国的收入。有移位等行业的税收从Bt增值税的建议。11%的增值税，而提出的建设服务，相比现有的3% BT。据说政府将面临创造增值税对房地产行业的挑战。
正文:
Lachlan Wolfers and Curtis Ng of KPMG explain what impact the Chinese VAT pilot will have on the construction and real estate sectors once it is extended to them.With the first stage of the VAT pilot programme for the modern services and transportation sectors now implemented in many of the major commercial centres acro China, attention is now turning to those industries which are yet to transition from busine tax(BT)to VAT.拉克兰沃尔弗斯和来自毕马威会计事务所的柯蒂斯Ng解释一旦展开中国增值税试点，将对建筑业和房地产行业有什么影响。
与增值税的试点计划的第一阶段为现代服务业和交通运输部门现在实施的许多主要的商业中心在中国，人们的注意力开始转向那些行业，但从营业税（BT）到增值税转型。
There are few industries which evoke唤起 as widespread analysis and scrutiny审查监督 of taxation policies as the construction and real estate sector;especially in China where the property market has been on a rapid growth trajectory in recent years.China's new leaders have publicly stated their desire to expand the VAT reforms to new industries in 2013;it is widely expected that the construction and real estate sector will be among the next sectors to transition, poibly as soon as the second half of 2013.An announcement from the government is eagerly anticipated.有几个行业，唤起广泛的分析及税收政策的审查和房地产部门的建设；特别是在中国房地产市场在最近几年一直在快速增长的轨道上。中国的新领导人都曾公开表示希望扩大增值税的改革，新的行业2013；人们普遍预计，建筑和房地产部门将要室转换的下一个行业，最快可能在2013下半年。从政府公告看，很是期待。
The significance of this sector to the government is self-evident, with statistics published in The China Tax Yearbook 2011 showing that BT revenue collected from construction and real estate combined represents approximately 51% of total BT revenue in China.This article takes an advance look at many of the iues that the industry, tax authorities and advisers will need to consider in relation to the conversion of the construction and real estate sector to VAT in China, based on the existing BT system and international experience.本部门的政府的意义是不言而喻的，发表在中国税务年鉴2011表明Bt收入从建筑和房地产结合收集的代表约51%的总的BT在中国的收入统计。
本文以在许多行业的问题，先看，税务机关和顾问需要对建筑和房地产行业的增值税在中国的转换考虑，基于现有的电信系统和国际经验。
Making VAT fit 使增值税适用
In many other countries with a VAT, the treatment of construction and real estate transactions presents difficult challenges.The values of transactions in this sector are often very high;and there is usually a multiplicity of different taxes already applicable to such transactions, so the introduction of VAT needs to fit into the existing tax regime.The effect of taxation policies on property values evokes enormous interest amongst the general population, and whether to tax paive increases in land values as part of the value added is often contentious.在许多其他国家的增值税，建筑和房地产交易的处理提出了严峻的挑战。在这一领域的交易价值往往很高；通常有一组不同的税已经适用于这样的交易，所以增值税的推出需要适应现有的税收制度。税收政策对房地产价值的影响引起了极大的兴趣在一般人群中，是否要缴税的被动增加土地价值的一部分增值往往是有争议的。
The position in China is no different.Indeed, there has been some debate in recent years about the need to embark着手on a broader reform of property-related taxes, given the breadth宽度of different taxes which apply to the real estate sector.Whether that happens as part of the VAT reform project, remains to be seen.在中国的地位是不同的。事实上，近年来有一些争论，是否需要进行更广泛的财产税的改革，给予适用于房地产领域的不同税收更多的广度。不论发生的增值税改革计划的一部分，仍有待观察。
The Chinese government officially announced in Circular Caishui [2011] 110 that construction services would be subject to VAT at the rate of 11%, however no announcement has been made regarding the intended treatment of real estate transactions and how they will fit into the existing VAT system.中国政府正式宣布在圆形的财税【2011】110，建设行业将按11%的税率征收增值税，但是一直没有公布有关房地产交易预期的处理，以及它们将如何适应现有的增值税制度。
Construction services 建设行业
The proposed提议的 11% VAT rate has caused some anxiety焦虑 among construction companies given that it is a significant change on the existing 3% BT rate which it would replace.However, there are two critical 关键factors which must be considered.Firstly, if a contractor 承包商provides its services to a property developer开发商 who is registered as a general VAT taxpayer(those with annual sales of RMB 5 million($800,000)or more)then the property developer would ordinarily be eligible to有资格 claim申请 an input VAT credit抵扣进项税额.In other words, if the VAT is ultimately 最终creditable可信的, there should be no real adverse有害的 consequences后果 for either party任何一方(cash flow iues aside).However, if the construction service is provided to a private homeowner(for example, basic renovations or decoration services), then the higher VAT rate would have real consequences.所提出的11%的增值税税率已引起一些建筑公司的焦虑，这是一个显着的变化，它将取代现有的3% BT税率。然而，有两个关键因素是必须考虑的。首先，如果承包商提供服务的房地产开发商是注册的增值税一般纳税人（年销售额5百万RMB（80万美元）或更多），则房地产开发商通常会有资格申请抵扣进项税额。换句话说，如果增值税最终是可信的，应该不会对任何一方造成真正的不良后果（现金流问题除外）。然而，如果建设服务是提供给私人房主（例如，基础装修或装修服务），那么高的增值税税率会有真正的后果。
Secondly, the expected trade-off交易，权衡 of a higher VAT rate should be the ability for construction companies to claim input VAT credits for any materials and other equipment they use in providing their services.In other words, while the output tax rate may increase from 3%(under BT)to 11%(under VAT), materials and other equipment used in the course of 在…过程中a construction project should qualify for 17% input VAT credits.This credit [会]记入贷方has not previously 以前been available 有效的under the BT regime.其次，一个更高的增值税税率预期的权衡应为施工企业索赔的进项税额抵扣任何材料和其他设备的使用为他们提供服务的能力。换句话说，当输出税率可能增加3%（BT）到11%（下增值税），用于建设项目的课程教材和其他设备应符合17%的增值税进项税额抵免。本信用证已不是以前的BT制度下被使用。
Real estate services 房地产服务
The treatment of real estate transactions under VAT regimes used internationally is far from uniform, which makes predictions about what will take place in China very difficult.The Chinese government is yet to announce either the VAT rate which will apply to the real estate sector, or the types of transactions upon which it will apply.房地产交易增值税制度在处理国际并不是统一的，这使得关于什么将发生在中国很难预测。中国政府还宣布，要么增值税税率将适用于房地产行业，或交易类型时，它将。
As a general proposition, in many EU countries sales of residential property住宅物业 are exempt 免征from VAT, meaning that inputs into housing production are generally taxed.By contrast, the VAT systems in Canada, Australia and New Zealand apply VAT to the first sale of new residential property, but then effectively exempt subsequent后续的 sales and leasing出租 of residential property on the basis that by taxing the first sale, the net present value of future payments has already been taxed.作为一个一般性的命题，在许多欧洲国家的住宅物业在销售时是免征增值税的，这意味着投入建造房屋的是一般征税。相比之下，加拿大，澳大利亚和新西兰的增值税制度，它们是在新住宅物业首次出售时收纳增值税的，有效地免除后续销售和住宅物业租赁时的纳税，将来支付的净现值已经征税了。
While the Ministry of Finance(MoF)and the State Administration of Taxation(SAT)in China have taken account of international VAT principles in designing the VAT pilot programme, whether they do so for real estate transactions is uncertain, because of China's distinctive 特别的 property system.而中国的财政部和国家税务总局在设计增值税试点方案时考虑上了国际的增值税原则，他们这样做的目的对于房地产交易来说无法确定，这是因为中国独特的产权制度。
China's legal system of property ownership functions differently from other countries, and as a result it is taxed in a unique way.In China all land is owned by the state which grants授予 land use rights for fixed terms 固定期限ranging between 40 years and 70 years.Such land use rights may be transferred, leased or mortgaged抵押.Also unlike many other countries, the existing BT system for real estate transactions is not limited to taxpayers who are entrepreneurs carrying on economic activities--the range of taxpayers paying BT in China is broader.中国在产权拥有方面的法律制度不同于其他国家，所以它的征税也是一种独特的方式。在中国所有的土地是由国家拥有授予土地使用权期限为40年和70年。这样的土地使用权可以转让，出租或抵押。也不像其他许多国家，现有的房地产交易管理系统不限制纳税人进行经济活动——即纳税人在中国支付BT的范围更广泛。
Historically, China has collected substantial大量 amounts of BT on real estate sales and rental 租赁activities.The MoF and the SAT face challenges in designing a VAT system for the real estate sector that is both internationally competitive and raises a similar amount of tax revenue as before.The new system will no doubt contain some uniquely Chinese characteristics given these specific attributes属性 of the Chinese legal and tax systems.从历史上看，中国已经收集了大量的Bt对房地产销售和租赁活动。财政部和国税总局面临设计一个在房地产行业不仅具有国际竞争力且能和以前一样能筹集相似税收额的增值税制度。新系统将毫无疑问包含一些独特中国特色赋予了中国的法律和税务系统的特定属性。
Predicting change 预测变化
China imposes征收 BT on both sales and leases of new and second-hand properties.Therefore any policies which result in either the sale or letting出租of real estate, whether new or second-hand, being exempt from VAT would potentially 可能represent扮演 an erosion腐蚀 of the tax base.This may stimulate 刺激demand and prices which the government is currently seeking to contain遏制.中国将对销售和租赁新或二手的物业征收BT。因此，任何政策都将导致出售或出租无论新旧的房地产的这一行为，免征，增值税很可能扮演侵蚀税基这一角色。这可能会刺激需求和价格，政府目前正在试图遏制。
While very little information has been released detailing how VAT might be applied to the construction and real estate sectors, below is a summary of the poible ways in which the government may treat construction and real estate under VAT.虽然很少的信息已经公布了增值税可能被应用于房地产行业的建设，下面是在政府对建设和房地产增值税的可能途径综述。
The inter-relationship相互关系，干扰 between the construction and real estate sector is fundamental to determining the impact of the VAT reforms, in that the former is a key input to the latter.In transitioning to VAT, policy makers will need to consider the appropriatene 恰当of the current threshold for general VAT taxpayer status, particularly if VAT is to apply to resale of residential property.For example, if the RMB 5 million threshold is to continue to apply, then only some private home owners selling their properties would be taxed as general VAT taxpayers, particularly those in first tier cities.Furthermore, the BT system taxes residential property resale on a net margin basis, which would need to somehow be incorporated into the new VAT system to avoid overtaxing.建设行业和房地产行业之间的关系是确定增值税改革将产生什么影响的基础，在于前者是后者的一个关键输入。
在过渡到增值税，政策制定者将需要考虑增值税对于一般纳税人的电流阈值的适当性，特别是增值税是否将适用于住宅物业的转售。例如，如果5百万作为门槛才能申请，那么只有一些私营业主在出售他们的房子是才会被作为一般纳税人进行纳税，特别是那些在一线城市。此外，BT系统是在净利润基础上对住宅物业转售税进行征税的，这就需要以某种方式被纳入新的增值税制度，以避免重复征税。
Transitional rules regarding the treatment for developers of existing or partially competed developments will also need to be introduced.One poible solution is for projects which have already commenced 开始when the sector transitions to VAT to remain 保持subject to BT until sold.Another solution is for the value added after the commencement of VAT to be subject to VAT, while the value added before that time remains subject to BT--similar to the margin scheme introduced in Australia when transitioning to GST.对于现已完成或未完成的开发项目，都需要引入过渡规则来进行处理。一个可能的解决方案是项目已经开始的仍按BT来征税，直至售出。另一个解决方案是对于价值增加，在增值税方案出台后的按增值税经行征收，在之前的则按营业税征收——类似于澳大利亚过渡时的方案。
Tax planning 纳税计划
The transition from BT to VAT for the construction and real estate sector may occur quickly if the speed of the previous先前的 reforms is any indication指示，表明.The VAT pilot programme was implemented执行 in Shanghai and Beijing after only four to six weeks' notice.如果历次改革的速度是任何指示迅速发生BT增值税转型为建筑和房地产部门可能。增值税的试点计划实施在上海和北京只需四至六周的通知后。
Construction and real estate businees with operations in China will need to anticipate 预料aspects样子 of the reforms given the long-term nature 长期性of their projects, and the need to carefully budget 预算for the impact of VAT.For example, by conducting a financial impact aement.建筑和房地产企业在中国的业务需要到给予自己项目的长期性的改革方面，以及需要对增值税的影响仔细预算。例如，进行财务评价。
The potential risks for the construction industry are heightened by the fact that construction contracts typically span one or more years.Construction companies will need to ensure they put in place appropriate contractual provisions now to safeguard them against any adverse VAT impact, given the uncertainty of grandfathering relief being provided.通过施工合同一般跨度一年或一年以上的高度是建筑业的潜在风险。建筑公司需要确保他们采取适当的合同条款来保护它们免受任何增值税的不利影响，祖父救济设置的不确定性。
Many businees in the construction sector, as well as developers, have used busine structures which were designed in a BT environment.Restructuring is likely to be commonplace普片的 so as to maintain tax efficiency once VAT commences.在建筑行业的许多企业，以及开发，使用在一个BT环境设计的业务结构。重组可能普遍以保持增值税税收效率一旦开始。
Other planning likely to occur in the lead up to the introduction of VAT is for commercial property sale and lease transactions to be deferred, given the replacement of BT with VAT is most beneficial for B2B taxpayers.Other facets to consider will be the suitability of existing lease incentive arrangements and whether they will still be effective from a VAT planning perspective.其他计划可能在导致了增值税的推出是商业物业的销售和租赁交易被推迟了，BT的置换是最有利的商对商增值税纳税人。考虑其他方面将现有租赁的激励安排适宜性以及他们是否仍然是有效的从增值税筹划的角度。
Based on international experience, it will be interesting to see how the authorities choose to delineate between commercial and residential properties, and potentially also between new and second-hand properties.Case law in other countries has highlighted this as a vexed iue for both regulators and the courts alike.国际经验的基础上，将看到当局选择划定的商业及住宅物业之间有趣的，潜在的新的和二手的性能之间的关系。在其他国家，判例法突出了这一棘手问题的监管机构和法院一样。
The MoF is taking a close look at the construction and real estate sectors, giving further impetus to the view that transition to VAT is likely to take place sometime during 2013.The impact on China's construction and real estate sector will be awaited with keen interest given the scale of growth and development in this sector over recent years.Lachlan Wolfers believes VAT will be extended to construction and real estate this year
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财政部正在和房地产行业建设的密切关注，从而进一步推动认为，过渡到增值税是可能发生在2013。在中国的建筑和房地产行业的影响将等待了浓厚的兴趣，近年来在这一领域的增长和发展规模。
Lachlan Wolfers认为增值税将扩展到建设，今年房地产
By Lachlan Wolfers and Curtis Ng
