Bộ trưởng Bộ Tài chính Hồ Đức Phớc ký Công văn số 438/BTC-VP ngày 12/1/2022 gửi Bộ Công an, Bộ Tư pháp, UBND các tỉnh, thành phố trực thuộc Trung ương về việc chống thất thu thuế trong hoạt động kinh doanh, chuyển nhượng bất động sản. Theo đó, Bộ Tài chính đề nghị ngành công an phối hợp các cục thuế để điều tra, xử lý việc trốn thuế trong kinh doanh, chuyển nhượng bất động sản.
Thông tin này tiếp tục là chủ đề nóng với thị trường BĐS. Trước đó, Bộ Tài chính liên tục có công văn yêu cầu Tổng cục thuế, UBND tỉnh thành tăng cường công tác phòng chống thất thu thuế trong chuyển nhượng BĐS.
Số thu thuế thu nhập cá nhân (TNCN) từ chuyển nhượng BĐS, nhận thừa kế và nhận quà tặng là BĐS mỗi năm đứng thứ 2 trong 10 nguồn thu thuế TNCN và chiếm trên 10% tổng số thu thuế TNCN. Thế nhưng, số thuế chỉ hơn 10.000 tỉ đồng mỗi năm từ các hoạt động này được đánh giá là chưa tương xứng so với giao dịch thực tế. Hiện tượng kê khai giá giao dịch BĐS thấp hơn so với thực tế nhằm giảm đi số thuế phải nộp khá phổ biến trong thời gian qua.
Chia sẻ trên báo chí, ThS Nguyễn Anh Vũ, Trường ĐH Ngân hàng Tp.HCM cho rằng, việc Bộ Tài chính ra văn bản để các bộ, ngành phối hợp chống thất thu thuế là rất hợp lý. Việc đánh thuế trên các giao dịch BĐS rõ ràng là quy định đã có nhưng lâu nay người dân hay né tránh, khai gian để trục lợi. Để thu đúng, thu đủ thì ngoài áp dụng xử lý nghiêm, xử phạt nặng, cần có phương pháp phù hợp để người đóng thuế phải chấp nhận. Thực tế, thuế 2% trên tài sản không phải quá nhiều.
Tâm lý người dân trong giao dịch BĐS là né thuế được thì né, thậm chí có sự bắt tay giữa người bán và người mua để né thuế. Nếu luật quy định và được giám sát chặt từ các phòng công chứng, cơ quan thuế địa phương và được truy xét liên tục từ các cơ quan liên quan thì họ sẽ thay đổi, thà đóng thuế chứ không dại đi tù.
Theo ông Lê Quốc Kiên, nhà tư vấn, nhà đầu tư kì cựu, thuế bất động sản thực ra không phải là luật mới, không phải là thuế bị tăng lên, chỉ là cơ quan thuế đang làm “đúng hơn” với luật đang có sẵn.
Việc áp thuế bất động sản có thể chia làm 2 nhóm chính. Nhóm bị ảnh hưởng ít: dự án Chung cư, khu đô thị hoặc dự án 1/500 do chủ đầu tư triển khai. Với nhóm này, theo ông Kiên do đã có giá bán do chủ đầu tư công bố rộng rãi trên truyền thông, và hợp đồng mua bán giữa chủ đầu tư (F0) với người mua (F1) cũng dựa trên giá này, nên khi giao dịch mua bán giữa người mua F1 với F2, giá áp thuế cũng khó có thể quá khác biệt so với giá trên hợp đồng mua bán – giá tham chiếu chênh lệch giá nhiều (nếu có) thường xảy ra khi những khách hàng đã mua thứ cấp (F2-F3) bán lại cho những người sau (F3-F4) với giá tăng nhiều so với giá gốc trên hợp đồng mua bán đầu tiên của CĐT.
Chẳng hạn, chủ đầu tư công bố giá 2 tỷ, F1 bán F2 2,5 tỷ thì khó có thể khai thuế dưới giá 1,5 tỷ. nhưng nếu từ F2 đến F4 tăng dần lên 3,8 tỷ thì lại có khoản dung sai từ 1,5 tỷ – 3,8 t.
Với đất nền và nhà phố, ông Kiên cho rằng, đây là nhóm bị ảnh hưởng nhiều. Do không có giá thực tế được công bố chính thức nên phân khúc này không có giá tham chiếu. Nhóm này đang được tham chiếu bởi giá của nhà nước (có độ trễ khá lớn so với thị trường) nên có độ chênh lệch tương đối lớn giữa giá đóng thuế với giá thực tế. Trong đó, đất nền có sự chênh lệch nhiều hơn nhà phố (vì giá trị xây dựng nhà được tính thuế sát hơn giá đất đơn thuần), và đất ở tỉnh có độ lệch nhiều hơn so với đất ở trung tâm các thành phố/ thị trấn.
“Tuy nhiên, dù là nhóm nào thì mức thuế nếu áp sát thực tế cũng chỉ tác động tới giá bán thêm khoảng 1% – 1,5% (tổng mức thuế 2 % thì hiện tại cũng đang đóng 0,5% – 1%), vì người bán sẽ cộng thêm vào giá bán. Và theo quan điểm của tôu, nếu chỉ vì 1%-1,5% này thì sẽ khó ảnh hưởng đến thị trường BĐS đang có mức độ tăng giá trung bình 20%-30%/năm trong khoảng từ 2016 đến nay”, ông Kiên nhấn mạnh.
Theo các chuyên gia, nếu khai báo gian dối trong các giao dịch BĐS để trốn thuế thì sẽ chịu nhiều rủi ro. Đó là khi có phát sinh tranh chấp, người bán sẽ bị mất tiền vì người mua chỉ trả đúng giá trị giao kết trên hợp đồng. Đặc biệt khi hợp đồng giao dịch bị nghi ngờ khai báo gian dối có thể bị cơ quan thuế xem xét và gửi qua cơ quan điều tra.
Chia sẻ trước đó, ông Huỳnh Phước Nghĩa, chuyên gia tư vấn cấp cao tại Công ty tư vấn GIBC cho hay, ở nước ngoài, bất kể giao dịch tài sản nào cũng bắt buộc phải được niêm yết, thông qua một đơn vị thứ ba, nên cơ quan quản lý thuế sẽ dễ dàng nắm được thông tin chính xác. Còn tại Việt Nam, cơ quan thuế có thể xác định được giá trị giao dịch giữa các doanh nghiệp hoặc giữa doanh nghiệp với cá nhân. Tuy nhiên, giao dịch giữa người dân với nhau thì khó vì sử dụng tiền mặt còn nhiều, dễ dẫn đến tình trạng bắt tay nhau kê khai với giá thấp để đóng thuế ít.
Theo đó, để có thể hạn chế dần tình trạng trốn thuế thông qua các giao dịch BĐS giữa cá nhân với nhau, cơ quan quản lý nhà nước phải đưa ra nhiều giải pháp đồng bộ. Đó là quy định các giao dịch BĐS đều phải thông qua sàn giao dịch hay qua một đơn vị thứ 3.
Đồng thời, có thể đưa ra quy định các giao dịch BĐS phải thực hiện chuyển khoản qua ngân hàng và kèm chứng từ này theo hồ sơ giao dịch. Quy định này cũng được xem như một trong những giải pháp dần dần tiến tới hạn chế các hoạt động giao dịch bằng tiền mặt trong nền kinh tế. Điều này cần yêu cầu hệ thống ngân hàng và cơ quan thuế, công chứng… có sự kết nối, liên thông trong trao đổi dữ liệu chặt chẽ.
“Khó có giải pháp nào đạt hiệu quả cao trong việc chống thất thu thuế, nhất là khi Việt Nam vẫn còn nhiều giao dịch tiền mặt giữa người dân với nhau. Do đó, chỉ có thể rà soát lại quy định, áp dụng nhiều chính sách đồng bộ theo hướng siết chặt việc thanh toán bằng tiền mặt, nhất là với các tài sản như BĐS có giá trị cao mới hạn chế được việc trốn thuế của các giao dịch này”, ông Nghĩa chia sẻ.
Còn theo ông Lê Quốc Kiên, thay vì chỉ áp giá đánh thuế trên giá bán như hiện tại thì nên liệt kê đầy đủ chi phí đầu vào của người bán. Về lâu dài đây là điều lý tưởng, đảm bảo được sự công bằng, minh bạch giữa nhà nước với người dân.
Tuy nhiên, theo ông Kiên, để đáp ứng được việc này cần một lộ trình dài hạn Để có giải pháp vừa đảm bảo được các chi phí này là minh bạch và chính xác, vừa không tốn nguồn lực của cơ quan thuế để xác minh. Với tình hình hiện tại, chỉ riêng giá mua bán thực tế thuế đã không đủ nguồn lực xác minh, nếu phát sinh thêm quá nhiều thứ phải xác minh khác thì tính khả thi để họ thực hiện càng thấp.Để thực hiện được giải pháp trên, trước mắt các chi phí đó từ từ cần có hóa đơn chứng từ đầy đủ (làm việc qua pháp nhân DN) và thanh toán qua ngân hàng.
Về việc xác định thuế của cơ quan nhà nước, theo nhà tư vấn này, trước đây giá mua bán áp thuế được quy định áp dụng theo giá thực tế nhưng không được dưới giá nhà nước. Cái khó là giá nhà nước thì có khung, nhưng giá thị trường thì không có. Do đó, cơ quan thuế mới chỉ thực hiện vế sau. Vì thế, cần có một khung giá để cơ quan thuế tiện áp dụng. Giải pháp đơn giản nhất là cập nhật khung giá nhà nước không lệch quá thị trường 20%.
“Trên thực tế, nếu không có sự đột biến về phát triển hạ tầng đô thị, thì BĐ tại các khu vực trung tâm thành phố tăng trung bình 20%/năm; các bất động sản ở vùng quen và tỉnh xa thì tăng trung bình 30-50%/năm. Nếu hàng năm nhà nước đều cập nhật lại khung giá nhưng vì sao giá của nhà nước tại trung tâm lại chỉ bằng 1/3 – 1/4 thị trường; ở tỉnh xa vùng ven thậm chí bằng 1/10 thị trường. Đây cũng là nguyên nhân giữa nhà nước và người dân đang có sự mâu thuẫn, mà chính mâu thuẫn này góp một phần vào việc người dân không khai giá bán thực tế. Đó là đóng thuế theo giá thị trường nhưng đền bù theo giá nhà nước”, ông Kiên chia sẻ.
Cũng theo một chuyên gia trong ngành, để hạn chế việc “né” thuế trong chuyển nhượng BĐS, cần giải quyết những bất cập về giá đất hiện nay. Hiện Nhà nước quản lý dựa trên khung giá đất, trong khi khung giá khác xa so với thị trường, thường là thấp hơn nhiều. Vì vậy, cơ quan quản lý cần ban hành khung giá nhà, đất tính thuế và điều chỉnh hằng năm sao cho phù hợp, sát giá thực tế chuyển nhượng trên thị trường. Bên cạnh đó, cần có sự quản lý đồng bộ của địa phương, các cơ quan thuế, tăng cường kiểm tra để phát hiện các trường hợp chuyển nhượng BĐS có dấu hiệu “bất minh”.
Cục Thuế khuyến nghị các tổ chức kinh tế, hộ gia đình, cá nhân khi phát sinh các giao dịch mua, bán, chuyển nhượng BĐS cần thực hiện các thủ tục cẩn thận, chính xác, đúng quy định, trung thực về việc kê khai giá trên hợp đồng cũng như khi kê khai các nghĩa vụ thuế phát sinh để bảo vệ chính quyền lợi của người mua và người bán BĐS. Trường hợp khi mua bán đã ghi sai giá trên hợp đồng mua bán mà chưa làm thủ tục đăng ký và cấp giấy chứng nhận mới thì cần đề nghị với cơ quan công chứng hủy công chứng cũ và lập công chứng mới.
Nguồn: http://nhipsongkinhte.toquoc.vn/siet-thue-chuyen-nhuong-bds-phan-khuc-bat-dong-san-nao-bi-anh-huong-nhieu-nhat-4202221295929508.htm
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