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Tax Law - GST and the margin scheme - An Introduction

Date: February 22, 2012

Authors: Jonathan Lim B.A., LL.B. (Hons)

Where a taxable supply is of real property, the GST system permits the purchaser and seller to agree to use the so-called “margin scheme”. This is a more efficient and less time consuming method of calculating the GST on the sale.

Who is eligible to agree to the margin scheme?

GST is often not payable on sales of real property. For example, sales of non-new residential premises are input taxed; and sales of real property as part of a going concern are GST free.

The margin scheme is only available to supplies of real property that are taxable supplies; for example, the sale of newly constructed residential premises as part of an enterprise.

The margin scheme is available to taxable supplies of real property which are made by:

  • selling a freehold interest in land;

  • selling a strata unit; or
  • granting or selling a long-term lease.

Some situations where the margin scheme may be preferable include developers selling new residential units, or project builders selling house and land packages.

How does the margin scheme work?

The margin scheme works, in brief, by calculating GST upon the “margin” for the supply, rather than upon the consideration. The margin of the supply is the difference between the consideration for the acquisition and the consideration for the supply.

In some cases the GST payable under the margin scheme can be lower than would otherwise be payable. At any rate, it will normally result in less complex administration.

The margin calculation does not take into account any costs incurred in works upon the land after acquisition. Instead, the taxpayer is expected to claim input tax credits for construction-related acquisitions.

Note that the above account of how the margin scheme works is necessarily highly simplified for brevity.

Example: Construction and sale of residential premises

The following example is based upon an ATO Ruling.

X is a property developer. In 2010 he purchases a block of vacant land located in Willoughby NSW for $180,000. X has the intention of constructing a house on the land and then selling it, as part of his enterprise. X is registered for GST.

During construction X incurs $100,000 in costs.

In 2012, X completes the house. He then sells the house and land package in January 2012, for $400,000.

In this case, X can choose to apply the margin scheme, since his sale of the house and land package is a taxable supply of real property. The margin for the supply is $400,000 - $180,000 = $220,000.

Note that X’s $100,000 cost of constructing the house is not included as part of the consideration for the acquisition of the land. Instead, the ATO will expect X to claim input tax credits for any creditable acquisitions of goods or services making up this $100,000.

Conclusion

If you have concerns about the margin scheme, call LAC Lawyers and we can provide advice and assistance.

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