Complete Property Market Updates of Singapore

February 28, 2008

Taxing times - your Budget wish list

Filed under: About Singapore, Community Voices, Singapore Economy, Tax Matters — Propertymarketupdates @ 6:52 pm

What initiatives would you like to see included in this year’s Budget announcement to help businesses and the economy generally?

Danny Teoh Managing Partner KPMG

WHILE there are sufficient drivers in the domestic economy to keep Singapore in growth over the next two to three years, Singapore must not take its eye off the competition it faces from other lower-cost economies in Asia. The government has already taken steps to address this competition with tax incentives for pioneering industries and products in Singapore.

However, in order to stay ahead of the competition, Singapore should do more to retain the intellectual property and value streams arising from these activities through additional exemptions and tax deductions designed to reward? value creation?. These incentives should be targeted at foreign and home-grown industries alike.

Tax cuts Phillip Overmyer Executive Director Singapore International Chamber of Commerce

FOR several years now, the Singapore International Chamber of Commerce (SICC) has been representing our members through the submission of recommendations to the government, on issues related to tax and other budget policies. In November 2007, we submitted our recommendations to the government and we hope they will be addressed in the Budget statement this year. Amongst the list of recommendations are these items:

Incentives for corporate participation in eco-friendly initiatives.

Promotion of Singapore as Asia’s telecommunications hub through the provision of concessionary tax rates.

Exemption of tax on foreign income whereby it will help signify and enhance the competitiveness of Singapore’s territorial income tax system.

Abolition of estate duty in Singapore.

The SICC has also been urging the government to amend tax laws to encourage companies to develop private pension savings plans for their employees that will enable both employers and employees to jointly participate in tax preferred schemes. This will provide a simple process for employers to implement retirement plans that make it easy for employees to develop a life-long plan for retirement savings above and beyond their CPF savings.

Fong Loo Fern Managing Director CYC The Custom Shop Pte Ltd

COMPANIES big or small, but especially smaller ones like us, would appreciate a further cut in corporate tax and more incentives - anything that will help us cut operating costs. We can then use some of the savings to reward our staff with pay increases to help them manage rising inflation. Without sounding too greedy, it would be appreciated if Budget 2008 can also include the provision for another cut in corporate tax should businesses be dragged down by the downward spiral of the US economy.

A cut in personal taxes will be much welcomed by everyone. This will help many of us to deal with the rising cost of living as well as fuel spending to keep the economy humming. On a less selfish note, I wish that the government will use the budget surplus to do more in helping the poor and the underprivileged in Singapore.

Sam Yap SG PhD (Entrepreneurship), USA Group Executive Chairman Cherie Hearts Group Int’l Pte Ltd

A ONE to two percentage point reduction in corporate tax will definitely be a great hongbao for businesses, given the rising cost of operations, driven by property inflation and skyrocketing fuel prices. This will give a boost to our economy by making it more attractive to potential investors and retaining those which have already set foot here.

In addition, an economic slowdown gives companies more reason to focus on training and development of staff to prepare us to ride the waves when the economy booms again. Government help in supporting such training in the form of increased subsidies will be a boost.

Personally, I’d like more to be done to support the childcare industry, which plays a pivotal role in supporting Singapore’s pro-childbirth policy. Assistance could be in the form of more subsidies, both for childcare centres and parents.

Mohamed Ismail CEO PropNex Realty Pte Ltd

MY wish list for the Year of the Rat is a reasonable hongbao from the Inland Revenue Authority to all tax payers in Singapore - to enjoy a waiver for the first $50,000 chargeable income, amounting to $1,750 for the year of assessment 2008. This proposed measure is in consideration of the government’s healthy collection in revenue last year, as a result of the various increases in GST, property taxes, ERP charges, stamp duties, development changes and so on.

Also I would like to propose for the personal income tax to be reduced to a maximum cap of 18 per cent, down from its existing 20 per cent. This move will certainly help many people to cope with the increase in inflation and higher cost of living.

Also with the increasing cost of private property , many younger couples are sandwiched between not being able to afford a private property and being disqualified from applying for a direct HDB home due to their household income exceeding $8,000. My wish would be for HDB to raise the household income bracket of new home buyers for HDB flats to $10,000 to help the younger generation.

Bernard Lim Chief Executive Officer Design Studio Furniture Manufacturer Ltd

FIRSTLY, we hope to see a further decline in the corporate tax rate over time. When implemented together with industry-specific measures, it will go towards enhancing Singapore’s economic competitiveness.

Secondly, our investments in computerised, automated equipment and facilities have greatly improved our production efficiency. We are confident we will be in a better position to harness automation investments with more tax incentives from the relevant authorities.

Lastly, we hope to differentiate ourselves by focusing on delivering training to our staff both local and foreigners in terms of design, project management or innovation. This will keep them attuned to market trends as well as the technologies that we employed. As such, a greater variety of employee-training incentives will be greatly welcomed.

Tan Kok Leong Principal TKL Consulting

SINGAPORE probably should strive to have the best corporate tax rate in Asia, in absolute terms, where companies would choose to operate. The lead in corporate rate may enhance its ever increasing role as a global city and to help her to compete more effectively for investment internationally. This is necessary because of lack of hinterland.

Chaly Mah CEO Deloitte Asia Pacific

CORPORATE tax has been reduced from 20 per cent to 18 per cent and partial exemption has been increased from $100,000 to $300,000. Corporate tax at 18 per cent is quite competitive. However, to assist SMEs, consideration should be given to increase partial exemption from $300,000 to $500,000.

For personal taxes, the maximum personal tax rate should be reduced to 18 per cent. This will make Singapore more competitive in our efforts to attract talents, against Hong Kong which has a much lower top marginal personal tax rate of 15 per cent. In addition, reducing the top personal tax rate to 18 per cent should reduce the incentive to arbitrage the difference between the corporate tax rate (currently 18 per cent) and the top marginal personal tax rate.

The government could also consider increasing the current tax exemption of the first $20,000 chargeable income for resident individuals to $50,000. This will help mid-income individuals who are only eligible for limited government assistance and at the same time have to face the increase in cost of living. As 2007 has generally been a good year for Singapore, a one-off tax rebate for Year of Assessment 2008 would be a welcome bonus for all individual taxpayers.

Another area which the government could consider is to scrap estate duty - this will remove one impediment to the further development of Singapore as a wealth management hub. In order to ease the shortage of foreign workers in the construction industry, the foreign workers ratio and foreign workers levy structure should be reviewed.

In addition, the further relaxation of rules on the hiring of foreign workers from non-traditional sources for the hospitality industry will help solve the labour shortage in this sector, especially in view of the anticipated increase in demand from the opening of the integrated resorts.

Tackling inflation

Wee Piew CEO HG Metal Manufacturing Ltd

I THINK top on every business’ and Singaporeans’ wish list for the coming Budget is to see specific measures to help mitigate the rising rate of inflation. With good fiscal revenue from a good 2007, the government would be in a strong position to be more generous this year in terms of hand-outs, especially to the lower income people. Besides rebates for conservancy charges, the government should give some form of cash bonuses to the lower income and senior citizens to help defray higher cost of living.

For the broader Singapore economy, I think consumption might be affected as Singaporeans and businesses tighten their spending in face of higher prices. While the government is unlikely to further reduce corporate tax rates, they can be more generous in the forms of various capital allowances and deductions for tax purposes.

I would also like to see a reduction in personal income tax rates. While the top rate should be reduced to 18 per cent to align itself with the corporate rate, income tax rates should also be reduced for lower income brackets. This will help boost disposable income and help mitigate the impact of lower consumer spending as a result of higher inflation.

Matthew Chan Managing Director SCHOTT Singapore Pte Ltd

I WOULD like to see the following initiatives to be included in this year’s Budget announcement to help businesses and the economy in general.

One-off inflation tax-concession package to help corporates to buffer/manage the cost escalation due to the record high inflation in 2007 and 2008.

Taxation on benefits in kind to be further relaxed to encourage creative staff retention programme to attract and retain staff in the tight labour market. For example, grant administrative concession or remove taxation on benefit in kind such as staff retreat and other similar staff activities.

SME corporate tax regime should be attractive enough to attract both local and foreign SMEs to set up their base here and to build up the ecosystem in order to support the high-end and niche businesses in Singapore.

Charles Reed CEO interTouch

SMALL businesses and start-ups will benefit most from financial incentives. Setting aside capital in the Budget to encourage such companies to grow and flourish will help boost the economy.

Financial perks, however, are only a short-term solution. For companies to achieve their profit and growth objectives in the long run, they must implement strategic measures to overcome any possible economic challenge. I would like to see three areas of focus:

1) Programmes and support to organisations that provide relevant training and mentoring to entrepreneurs.

2) Clear and transparent position on future tax and regulatory frameworks.

3) Another pressing issue that businesses face is soaring property prices and office rental. Putting a cap on the percentage increase of these prices or building more affordable space for companies can also be considered in the Budget.

Liu Chunlin Managing Director K&C Protective Technologies Pte Ltd

WHEN it comes to Budget time, people usually look towards the usual tax cuts. But we would like to go beyond that. After all, tax cuts on the one hand can be negated by increased government fees elsewhere. What we would like to see are initiatives which have longer-lasting effects and should be what the government can and should do but which individual companies are too small, too isolated or are not coordinated to do.

Governments should work at the macro level, to provide the economic coordination and pool Singaporean companies’ strengths to help thrust them onto the global economic stage. The government is already doing that, but we would like to see more.

First, the recent inflation and turbulence certainly prompted companies to look to the government to provide greater certainty and coordination. For example, the overheated construction sector and the government’s response by deferring government projects so as not to aggravate it is praiseworthy.

Another example is the current transport woes which do not facilitate business as these add up to additional time and cost to companies. It’s good the government is already looking urgently into this. Also there is the concern of healthcare cost as this enters into the equation of a company HR function. Overall, one cannot help but wonder why during the recession of recent years, more investment in infrastructure was not done, to pump prime the economy then to avoid the problems now. We suffered when we had lean years and we suffer now when the economy is overheated.

Secondly the global push. We would certainly like to see more business opportunities percolate to private sector companies through the government’s efforts on the international stage.

Business costs

Dhirendra Shantilal Senior Vice-President, Asia-Pacific Kelly Services

FOR Singapore to remain competitive in the region, we need to manage our rising business costs. One of the factors for consideration is to reduce the corporate tax rate further.

New job opportunities have increased last year, but filling these roles requires talent that can match the requirements for these new roles. We need to see government-aided programmes extend to professional and technical training fields to allow professionals to pick up skills which are transferable across industries.

Kees Stoute Managing Director EFG Bank

WHEN I visit a restaurant and I am informed that there is no table left, I usually don’t blame the owner for being too successful. I praise myself for making the right choice - judging from the crowd this restaurant must be good! - and at the same time I am annoyed with myself for not having made a reservation. For me it’s the same with Singapore. True, trains and buses are full, property prices and rents have increased, roads are more congested than ever, etc. Why? Because Singapore has been and still is extremely successful. The government immediately takes action: more land available for project development, impressive improvement of transport infrastructure, those who fall behind receive support, etc. With a forward-looking government like this, Singapore will continue to be successful.

Having said that, it would obviously be welcome for companies to receive some kind of relief for the increasing costs of doing business. For example, office rent has gone up significantly due to a scarcity in office space. In that sense it could be argued that companies indirectly pay a price for Singapore’s success. Wouldn’t it be encouraging if those companies who even in these days of increasing costs show a clear commitment to staying and growing in Singapore - eg companies that commit themselves in 2008 to at least a 25 per cent increase in office space for the years to come - that these companies be given an incentive in the form of a special tax rebate?

Back to the restaurant analogy: for regular guests there is always a seat and most of the time they enjoy interesting discounts. It’s that special treatment and attention that in the long term makes these guests so loyal.

Lim Soon Hock Managing Director PLAN-B ICAG Pte Ltd

I WOULD like to see draconian measures which will help contain costs, if not reduce them, before it gets out of control. Businesses today are hit on two fronts: falling revenues due to exchange losses as a result of the depreciating US dollar, and increased operating costs as a result of inflation, increase in oil prices, transportation charges, utilities bills, to name a few.

While we are now in a state of calm due to the momentum that was carried over from a good 2007, the storm will come inevitably, triggered by the financial fallout and the recession in the US. It may be prudent to take radical steps now to review CPF contributions, provide rent relief for industrial space, and maybe for once, return GST to the previous level of 5 per cent. Some of these can be prescriptive measures which we can implement straight away when the situation warrants it.

To prime the economy against a looming worldwide recession, I would like to suggest our government bring forward or fast track many of the large infrastructure projects which have been announced, for example the two new MRT lines, the Sports Hub and the proposed new waterfront town in Woodlands.

Goh Chong Theng General Manager Singapore Branch Rabobank International

FROM a commercial standpoint, rising business costs are a foremost concern, since corporations are ultimately concerned with profitability. At present, these same issues happen to be the most complex as well, because we are currently seeing a potentially? perfect storm? of challenges that could undermine profitability.

What has brewed this perfect storm? Commodities (such as oil, metals and agricultural produce) have appreciated in price in recent months, largely due to the mismatch between the global supply and demand for these materials. The labour market is still fairly tight, which brings two consequences - high staff turnover and upward pressure on employee remuneration packages. Rental costs for residential and commercial properties (for expatriate staff and office premises, respectively) are also climbing and exacerbate the problem.

These are the main reasons why inflation is a growing concern even though the Singapore dollar has appreciated against the greenback in recent months. And if we lose cost competitiveness, multinational corporations and high net worth individuals - whom we want to attract - might relocate to Hong Kong or other Asean countries. Therefore, Singapore could do with a business-friendly Budget that cushions companies from rising costs via lower corporate taxes or other incentives.

Separately, if companies do not absorb the increased costs (and most won’t), then rising business costs will eventually lead to rising living costs. We see this phenomenon manifested in transport costs (especially petrol prices and taxi fares), food prices (like Chinese New Year delicacies), utility bills (such as electricity rates) and other forms.

According to recent media reports, supermarkets are seeing rising demand for their housebrand products. This suggests that the man in the street is increasingly cost-conscious. Thus, perhaps the Budget should also be designed to help Singaporeans (particularly the needy and underprivileged) pay for basic necessities such as transportation, food, utilities, healthcare and education.

Additionally, we need to address the needs of the hitherto-neglected middle-class Singaporeans. Most taxpayers in this group have income levels that are neither low enough to qualify for various aid schemes, nor high enough to comfortably bear the brunt of rising prices. With the spectre of inflation looming over everyone’s heads, it is perhaps high time to look at the needs of this large group of long-suffering Singaporeans.

Workforce issues

Collis Loh Country General Manager AT&T Business, Singapore

OVER the past years, Singapore has managed to successfully maintain, and in certain areas also expand its competitiveness in the global marketplace. As the world’s largest communications company, AT&T’s objective is to provide its customers around the globe with state-of-the-art IT and communication services.

At the beginning of the 21st century, Singapore made a bold strategic decision to quickly liberalise its telecommunications market, and this policy has fostered investment and competition. For Singapore to fully realise its world-class status as a global IT hub in the future, the Budget announcement should specifically focus on the supply of sufficient and qualified talent. This will help the general business environment to support economic growth.

Therefore, we support the government’s efforts to further invest in human capital development. Widespread skill enhancement is critical to improve innovation and to ensure the supply of a work-ready job force, especially to high-tech companies like AT&T. This should include worker training and upgrade, but we also feel that an additional university, as publicly discussed, may be beneficial in developing a highly skilled workforce to meet future requirements in our industry.

Eng Hong Lim CEO Avi-Tech Electronics (S) Pte Ltd

WITH respect to personal income tax, the government could give a one-off tax rebate of not less than 10 per cent, which will be eventually ploughed back into the economy through consumer spending. It is unlikely that more corporate tax cuts would be forthcoming. Nevertheless, Singapore needs to remain competitive and to continue to be able to attract investments.

The schemes for attracting foreign investment should be re-looked to see how they can be further improved. Incentives for local companies to venture abroad in order to remain competitive is another area that needs attention. The tight labour market is adding to business costs. One way of alleviating shortage of skilled labour is to keep our workforce working for longer and harnessing the skills and capabilities of older workers.

Continuing education and training for older workers should be factored into the Budget. There could be schemes introduced for smaller start-ups to help with high rental costs even as URA continues to make available transitional offices to provide intermediate term supply. Electricity charges should be adjusted, despite the hike in crude prices, as they form a significant component of both personal and business costs.

David Miller President of Asia-Pacific & Senior Vice-President Lenovo

IN today’s environment of global economic uncertainty, the processes, standards and technologies we use in our businesses will start to change even more in the coming years. To keep up with this change, Singapore’s workforce must develop specialised knowledge and skills to adapt with these changes which will allow them to become even more productive and versatile. The success of Singapore’s businesses and economy depends on it.

Developing employees through education is even more important to economic growth than investing in physical capital. Providing ongoing education and training for staff is an excellent way to increase productivity, flexibility, and solidify employee loyalty. A nation of highly skilled and creative workers will also attract high value multinational employers to Singapore, creating a virtuous cycle.

With this in mind, I’d like to see the Singapore government set aside an additional budget to partner with business and industry organisations to promote and deliver learning at work. With flexible and nimble staff, we will be able to adapt better to market changes and ensure Singapore maintains its leadership position as a regional business hub.

Others

Teng Yeow Heng Michael Managing Director TR Formac Pte Ltd

1. Manufacturing/Construction

YOUNG people are not attracted to studying engineering and technical disciplines, as they are drawn to financial, banking and commercial studies which are deemed to offer better paying jobs. This is shown in the declining top student intakes in our polytechnics and universities for engineering diploma and degree programmes. This trend is detrimental to the manufacturing/construction sector in Singapore as we continue to find it difficult to recruit good local engineers and technicians. Conversely, India and China still draw their best students to study engineering and technical subjects.

Our government should offer more scholarships to attract students to study engineering and also promote engineering as a career to be pursued.

2. Small and medium-sized enterprises (SMEs)

I believe that the greatest challenge for our local SMEs is first changing the mindsets of the top management and then to manage change during this difficult economic time. Some funding from the government in this area of training and mentoring will be useful.

3. Export of Singapore management talent

Singapore is becoming a major exporter of management talents, which can become another major source of national income. Singapore management executives are in demand in the region as we have the reputation of understanding the Eastern and Western culture, coupled with our strong proficiency in English and the regional languages.

Unfortunately, many of these executives do not return to Singapore even if they want to, as their children are unable to fit into the mainstream education system in Singapore. The government can help make it easier for these executives’ families by setting up more overseas Singapore-style international schools. Also, online studies through the Internet can be offered if Singapore international schools are not available.

4. Loss of Singapore talent

In our quest to bring in overseas talents we are also losing many of our Singaporean talents overseas. Our citizens need to be accorded more privileges as currently the permanent and overseas residents enjoy almost the same privileges. I know there are many overseas scholars who left us 10 years later after being sponsored by our government to study in Singapore universities. Ultimately it is the Singapore citizens who have truly established their roots here with their families who are less likely to leave Singapore in the event of a crisis.

However, today, many countries value and want to attract the Singaporean talents as they are in demand globally. If these Singaporeans are not well taken care of at home, the attraction is to migrate to another country which will take better care of them and recognise their talents. It is a classic example of in trying to chase after someone better, we often lose what is most valuable to us.

5. Hiring of older workers

In the US and European Union, corporations are valuing more and more the role played by their older employees. After the dotcom crash in the early 2000s, hiring of older workers is in vogue as years of experience and maturity that come with age become more important. Corporations have found their older employees to be less rash and more measured in their actions - particularly valuable during these days of strict corporate governance and risk management. Thus today in corporations we are seeing more grey haired executives dominating the board of directors and senior management.

The government needs to hire more older workers in administrative and managerial positions to set an example to the private sector, instead of retiring them after a certain age. It is encouraging to see that the government is giving financial incentives to companies for hiring older workers.

6. Education

Private education organisations (PEOs) need some help from the government. It is great to note that the government is promoting Singapore as an education hub and PEOs are recognised as an important component. The government should consider issuing university licences to some of the well-run and reputable PEOs. In the US and Japan, many private universities command a premium over the publicly-funded ones. In addition, PEOs have the flexibility to bring the Singapore style of education all over the world and run many more specialist programmes.

Bryan Low Vice-President, Sales and Marketing for South Asia AMD

THE Singapore government has done a tremendous job last year, from investing more in R&D to enhancing IT connectivity infrastructure. Corporate tax was low in 2007 and we hope this pro-business policy will continue into 2008-09.

For 2008-09, the Singapore government would have a stronger focus to encourage and lead the adoption of green technology for consumers and enterprises. The green issue has gained dominance on the international arena, from the Bali talks to the recent Davos conference, not without valid reasons. Sustainable growth and growth with a long-term vision is key to the prosperity of, not only Singapore, but the whole region and even the world.

We hope to see the government engaging more actively with the private sectors in open dialogue to facilitate greater exchange of ideas. This goes beyond just having feedback sessions or ?suggestion boxes?, but actually increasing engagement by bringing in private sector professionals in developing various policies and plans, even review some of the practices that involve the private sector. I am confident that the private sector can contribute and enhance the already sound environment policies that are in place.

Deborah Ho CEO DBS Asset Management

THIS year’s Budget announcement comes at a juncture where concerns of a US recession and the highest inflation in Singapore in two decades are on the radar of most market watchers. While Singapore is a small open economy, I believe that it will pull through these challenges as it enjoys sound economic fundamentals, along with the rest of the region.

To strengthen Singapore’s role as the region’s premier wealth management centre, a favourable tax structure for investors is needed. Wealthy individuals from around the globe will come into contact with Singapore through a series of events like Formula One and the integrated resorts. With a favourable tax structure they will be enticed to invest via the local asset managers. A review of the estate duty at this juncture could be timely.

Secondly, the cost of doing business in Singapore has risen sharply. Budget incentives to help defray business costs or training incentives to boost productivity will help to combat these cost pressures.

Lars Ronning President, Asia-Pacific (excluding China and Japan) TANDBERG

SINGAPORE can benefit from broad-based tax incentives: tax cuts for businesses foster entrepreneurship and innovation conducive to economic growth. This gives enterprises reason to inject more investment into the local economy. Tax breaks also guide economic activity in favourable ways such as increasing the attractiveness of employing people over capital.

The government also needs to roll out initiatives in order to continually manage employment. For the economy to be given the push it needs over the next year, the unemployment rate needs to be kept low.

Poh Mui Hoon CEO NETS

AFTER a strong period of economic growth, the outlook has been clouded with a possible recession in the US accompanied with a weakening of consumer confidence. A slowdown in the US economy, which is one of Singapore’s larger trading partners, will help moderate growth domestically.

The Budget should take a measured stance in terms of being able to use fiscal policy more readily, should the economic slowdown be more dramatic than anticipated.

Flexibility in using taxation tools and government spending to balance growth will help the economy stay its course whilst still keeping it competitive. As Singapore’s leading electronic payments service provider, Nets will also play its part by offering competitive payment solutions so as to simplify payment, thereby making it convenient for consumers to manage their expenses and to balance their personal budgets.

VR Srivatsan Vice-President, South Asia Business Objects

IT is imperative that there is continued and sustained development of Singapore’s economy, as it helps fuel business confidence and growth, and ensures a steady influx of foreign investments. As a business leader, I would like to see further commitment to investments in key infrastructure resources that support economic growth, and initiatives that provide more conducive business operating environments for multinational corporations as well as SMEs.

The growth prospects for Singapore still exist; government leaders have said that they are confident of positive economic growth in 2008. Although a few industries have cautioned slow to moderate growth, the overall outlook for many industries such as the technology sector is still very optimistic and the initiatives announced should support growth in those sectors.

Dora Hoan Group CEO Best World International Ltd

SINGAPORE occupies an enviable place in the top half of the world’s wealthiest nations. However, keeping it there and striking a balance within the island city state is a tightrope act for everyone.

We have a robust economy which has been growing at an average of 7.6 per cent a year since 2004. Business has grown and remains relatively strong, with salary scales among the most competitive and unemployment at its lowest levels in 10 years. But along with all this, the cost of living has skyrocketed. Persistent inflation is the issue and even with the strides we have made, we are all the poorer for it.

As tough times loom ahead, I am hopeful that the 2008 Budget will prioritise measures to stimulate enterprise and investment, which is the bedrock of sustained economic progress. Despite the expected rough sailing this year, we can reduce the rates at which taxes for business are imposed, and then give targeted rebates or credits.

I also wish for funding support geared towards the enhancement of branding management and IP protection and valuation, as these intangibles are powerful driving forces in today’s global market. As business profitability depends on the public’s purchasing power, we are all for definitive measures to help Singaporeans cope with inflation and the higher cost of living.

Alongside, there has to be more value for money in quality, accessible healthcare and education. Not to be neglected are fiscal incentives for environmental protection particularly to fight global warming.

Source : Business Times - 11 Feb 2008

Must I charge GST for work on residential building project?

Filed under: Property Q & A, Tax Matters — Propertymarketupdates @ 4:57 pm

Q I RUN a GST-registered construction firm. I have some questions on the GST treatments for the various types of supplies in the construction industry.

Do I have to charge goods and services tax (GST) on my construction services for a residential property project?

A Yes, you have to charge GST at the prevailing tax rate on all construction services performed in Singapore, regardless of whether the services are for residential or non-residential properties.

However, construction services supplied in connection with land or improvements situated outside Singapore can be zero-rated.

I was awarded a sub-contract to provide both tile and flooring works for a project. However, my main contractor provided the tiles required for the flooring works. Hence, I will charge my main contractor GST on the net amount payable after deducting the value of the tiles. Is this correct?

You are to issue a tax invoice with GST charged to your main contractor for the gross value of your sub-contract work.

The supply of tiles from your main contractor is a separate supply to you, for which the main contractor should issue you a tax invoice for the value of the tiles if he is GST-registered. You may then claim input tax on the GST charged by the main contractor.

Illustration:

The contract sum of sub-contract works for supplying and laying tiles is $15,000. The main contractor supplies tiles of $8,000 in value to the sub-contractor. The sub-contractor bills main contractor for $7,000 (that is, $15,000 less $8,000). Both are GST-registered.

The sub-contractor is to charge GST on $15,000, although he may deduct the value of the tiles in his billing to the main contractor. If the value of sub-contract works is $15,000, GST of 7 per cent comes to $1,050. The amount including GST is $16,050.

Deducting the value of the tiles of $8,000, the net amount payable is $8,050. The sub-contractor’s output tax is $1,050 and the main-contractor’s output tax is $560. The sub-contractor can claim this $560 as his input tax.

For more details, please refer to the new e-Tax guide on GST And The Construction Industry available on Iras’ website www.iras.gov.sg

For SME-related enquiries, please visit EnterpriseOne at www.business.gov.sg or e-mail enterpriseone@spring.gov.sg

Source : Straits Times - 6 Feb 2008

Inflation this year could go past 5%, says PM Lee

Filed under: About Singapore, Singapore Economy, Tax Matters — Propertymarketupdates @ 1:03 pm

Govt will have something to distribute in Budget, but realism needed

Prime Minister Lee Hsien Loong cautioned yesterday that inflation in the first half of the year could be high.
 
Speaking at the Chinese New Year Celebrations at Teck Ghee Community Centre, Mr Lee said: ‘Last year, inflation was about 2 per cent. This year, it could be 5 per cent, maybe even more. Especially in the first half (of the year), it is going to be high.’

Earlier government estimates last November had put inflation at between 4 and 5 per cent for the whole of the first quarter of 2008.

Speaking to an audience of local residents and grassroots leaders, Mr Lee said what was happening was a global phenomenon produced by increased demand, disease, adverse weather and even the diversion of crops towards fuel production.

But he added that unlike some neighbouring countries, the government would not move to control food prices. Nor would it subsidise ‘essentials’.

Touching on next week’s Budget, he said that while the government would have something to distribute, especially to the poor and the elderly, there is a need to be realistic. ‘We cannot just distribute money and make the problem go away,’ he said.

Instead, Mr Lee recommended practical measures, including diversifying the nation’s food sources and buying generic house brands which are cheaper and offer ‘better value’.

He added: ‘Most importantly, we need to grow the economy so that incomes will go up. Last year, we had a good year, so wages, bonuses went up. And NTUC did a survey and found that last year, the bonuses which workers were getting were the highest bonuses in any year since 1990 - which means nearly in 20 years, we have not had such good bonuses.’

For its part, the government will help lower-income families through the Workfare Income Supplement scheme. To date, Mr Lee said $150 million had been paid out in Workfare to 290,000 low-income workers for the month of January alone.

The PM also revealed that the Ministry of Community Development, Youth and Sports (MCYS) is reviewing the Public Assistance Scheme.

The next few years are, however, expected to be challenging. Mr Lee said that Singapore would need to stay competitive and grow. ‘Then, whether it is the Year of the Rat (2008), or the Ox (2009) or Tiger (2010), we will have the resources to deal with the challenges that come our way.’

Giving an idea of how high inflation could rise, Citigroup economist Chua Hak Bin said that ‘it would not be out of the question to see inflation hit 7 per cent in February or March’.

He explained that earlier estimates did not take into account the spell of bad weather in China that will certainly put a strain on food prices imported here.

Dr Chua was, however, optimistic that the upcoming Budget will be a ‘pro-people Budget’ as opposed to the ‘pro-business Budget’ of last year.

Apart from rebates, he also expects to see the restoration of CPF cuts. Noting that the middle class is also feeling the pinch, Dr Chua also expects to see income tax cut by a percentage point this year, and perhaps followed by another cut next year.

Source : Business Times - 4 Feb 2008

December 31, 2007

Legal issues every homebuyer should know

Filed under: Financing, Legal Ground, Tax Matters — Propertymarketupdates @ 11:41 pm

Don’t just leave it to your lawyers and agents. Let’s go through six legal aspects of buying property. Tan Hui Yee

Figuring out your options

THE option to purchase is the right to buy a property at a specified price within a specified period of time.

To secure this, the buyer must pay an option or booking fee to the property’s developer. This usually amounts to 5 to 10 per cent of the purchase price for private homes.If a buyer is granted an option to purchase, the developer has to deliver to the buyer or his lawyer the sale and purchase agreement and title deed within 14 days. The option is valid for three weeks from the date of delivery of these documents.

To exercise the option, the buyer must sign the sale and purchase agreement, and pay the balance of the down payment.

The usual down payment for private homes - comprising the option fee and option exercise fee - is 20 per cent of the purchase price.

If the buyer does not exercise his option, he loses 25 per cent of his option fee.

The developer can sell the property to another party after he refunds to the first buyer 75 per cent of the option fee.

Those buying resale Housing Board flats will use a standard option to purchase form issued by the HDB.

The buyer in this case gets 14 days to consider his purchase after paying the seller a non-refundable option fee of up to $1,000.

This fee is forfeited if the buyer decides not to go ahead with the purchase.

If he does decide to go ahead with the purchase, he signs the same form and pays another fee to the seller to exercise the option. This option exercise fee, together with the option fee, cannot exceed $5,000.

If the buyer abandons the purchase after exercising his option, the owner of the flat can claim damages against him.

Lawyers’ role

LAWYERS play a key role in the home buying process, and they come into the picture once the buyer decides on a property.

A conveyancing lawyer is responsible for doing all the relevant searches on the title deed to a property, to ensure that the seller does not owe any debt to the Government.

Such debts could range from unpaid property tax to money that is owed to the Government over road improvement works nearby, said the head of conveyancing at Lawhub, Ms Winnie Tan.

The lawyer also needs to check to see if there is a road reserve on the property, which would allow part of the property to be acquired by the Government in the future for roads to be built.

This is important as it may affect the value of the property, which may in turn reduce the loan amount you can get to finance it.

If a buyer is taking out a bank loan, the lawyer has to ensure that the relevant documents are ready.

Usually, said Ms Tan, a lawyer is hired after the buyer puts down an option fee or booking fee for the property.

She suggests that buyers could look for a lawyer even before that stage, if they want to avoid forfeiting the option fee should the property turn out to have problems and they have to let the option lapse.

The lawyer’s role ends when the title deed is handed over to the buyer.

For uncompleted properties, this could take up to three years. Resale transactions, however, are usually completed within three or four months.

Ms Tan estimates that the legal fees for a typical home costing not more than $1 million, and paid for with Central Provident Fund savings and bank loans, will range from $2,500 to $3,000.

This does not include the $800 to $1,000 usually charged for searches on the property and other associated costs.

Fees and taxes

THERE are various charges you need to take note of when buying property: property tax, stamp duty and agents’ commissions.

Commission structures are not fixed under the law, though there are market norms for the different segments such as private homes and resale Housing Board flats.

Buyers of private homes typically do not pay anything to agents, as the agents collect a 2 per cent commission from the sellers.

Buyers of resale HDB flats, however, are charged a 1 per cent commission if they hire the agent. Most sellers’ agents also charge buyers a 1 per cent fee if they are not represented by a broker.

This practice has been called into question by the Consumers Association of Singapore because of a possible conflict of interests.

Many agents for sellers, however, refuse to show a flat to independent buyers unless a fee is promised. They argue that an independent buyer would have a higher chance of tripping up in a transaction if he did not have the help of a broker.

Buyers also need to take note of the stamp duty. This is a tax on commercial and legal documents that record and give effect to certain transactions. The duty is payable even if the transaction is aborted.

The stamp duty for the purchase of property is calculated at 1 per cent of the first $180,000 of the purchase price or market value of the unit, whichever is higher.

The rate goes up to 2 per cent for the next $180,000, and 3 per cent for the remainder if the value exceeds $360,000.

Finally, the buyer has to remember the property tax payable for his new home. This is calculated based on the annual value of his home, which is the estimated annual rent it can fetch if it is let out.

This amount, which excludes the rent for furniture and fittings, is determined by analysing rents for comparable buildings and other data, so it changes with market trends.

The property tax on owner-occupied homes is charged at 4 per cent of the annual value. This concession is applicable to only one property at any one time.

If the property is not owner-occupied, the tax rate is 10 per cent of the property’s annual value.

This year’s Budget included a one-off property tax rebate of up to$100 per year for 2008 as well as 2009. The rebates apply to owner-occupied residential properties.

If you are not Singaporean…

FOREIGNERS can buy condominiums and private apartments in buildings that have six or more storeys, but face restrictions in buying landed homes.

To buy landed property, they need to submit an application to the Government.

They will get the go-ahead only if they are deemed to have made a significant economic contribution to Singapore.

Those buying plots of land in Sentosa Cove, however, were recently allowed to submit a shorter application form and granted fast-track approval.

For public housing, only foreigners who are permanent residents (PRs) may apply for a new flat directly from the Housing Board (HDB) but they have to do this with their Singaporean spouse, child or parent.

PRs are free to buy resale HDB flats on the open market.

Those who choose to buy an HDB flat need to be aware of the Board’s ethnic integration policy. This limits the proportion of each ethnic group represented within a block and precinct, to encourage various groups to interact with each other on a daily basis.

If the limit has been reached for a particular area, the owner can sell his flat only to someone of the same ethnic group as him.

Meanwhile, executive condominiums are available to foreigners after 10 years.

These developments usually have the same facilities as condominiums, such as swimming pools and gymnasiums. PRs may buy a new executive condominium with their Singaporean spouse, child or parent.

Insuring your home adequately

BUYING a home is a major purchase for many people.

To make sure that things don’t go wrong after your major purchase, you may want to insure your home.

Apart from the standard fire policy that covers losses caused by fire, lightning and explosion, you can also take a home insurance policy that covers destruction to a building, home contents and any renovations carried out.

If your property is mortgaged, the mortgagee will require you to have a fire insurance policy on the outstanding loan amount.

When taking out home insurance, make sure that the sum insured is adequate.

The sum should reflect the total cost of rebuilding or reinstating your insured property to its original state, plus professional fees and the cost for removal of debris, says the General Insurance Association of Singapore.

Market value is normally not used as the sum insured.

To estimate replacement cost, you need to know your property’s gross floor area.

As a rough guide, the replacement cost of a medium-quality condominium could fall between $137 per sq ft (psf) and $182 psf, while that for landed cluster housing could range between $152 psf and $182 psf.

You should note that the total claim amount is limited to the total cost of the property or reinstatement.

Valuation matters

A PROPERTY’S valuation determines how much a buyer can borrow to pay for it.

Banks can grant a loan of up to 90 per cent of a home’s purchase price, or valuation, whichever is lower.

This means that if the price of a property exceeds its valuation, the buyer has to come up with cash to cover the shortfall.

A buyer can get an indicative valuation for a property before committing to the purchase. This does not involve a detailed inspection.

The bank’s offer is subject to the formal valuation confirming the indicative valuation. This figure is usually derived from the bank’s own panel of private valuers.

When valuing a property, these professionals consider the current value of comparable projects in the area. Other factors taken into account include the property’s location, size, layout, age and condition, as well as its orientation.

Valuers usually take about two to three weeks to complete the assessment.

Mr Eugene Tham, a director of property consultancy Chesterton International, estimates it would cost about $400 to $500 to value a home worth about $1 million.

For resale Housing Board flats, buyers need only to submit a request for a valuation report, which would cost about $200 for three-room or larger flats. The HDB will then randomly assign a private valuer to assess the property.

About two years ago, it was common for buyers and sellers to inflate the price of the flat so the buyer could get a bigger housing loan than he would otherwise be allowed. Such illegal “cashback” arrangements were supported by inflated valuations from the colluding valuers.

The Government, however, clamped down on this practice in 2005, by requiring flat purchases involving withdrawal of Central Provident Fund savings to be supported by valuations carried out through the HDB system.

Such cashback arrangements largely fizzled out after the curbs. Those caught can be fined $5,000 and jailed for six months for giving false information to the HDB.

Source : Sunday Times - 18 Nov 2007

December 20, 2007

Tax climate in Singapore ranked third best in region for expats

Filed under: Expat Community, Tax Matters — Propertymarketupdates @ 11:07 am

FOR expatriates considering a posting to Asia, the personal tax climate in Singapore is third best in the region, behind Hong Kong and Taiwan. And unlike elsewhere, it makes little difference here whether the taxpayer is single or married, with or without kids.

According to Mercer’s survey of 32 ‘expatriate hotspots’, the United Arab Emirates, Russia and Hong Kong are among the world’s ‘most benign’ personal tax environments, while Belgium, Denmark and Hungary are the most onerous.

The findings also show that in general, married employees are better off than single employees tax-wise, and married employees with two children fare the best.

But the difference in tax liability is not too great in a few countries, including Singapore, while employees in China and India pay the same tax regardless of marital status.

Says Guo Xin, deputy regional head of Mercer, Asia: ‘Within Asia, Hong Kong and Taiwan have the most gentle tax systems regardless of marital status. The toughest personal tax regimes can be found in India and Australia, with Indians paying more tax than Australians if they are married with two children.’

And through its Central Provident Fund scheme, Singapore has one of the highest social security contributions - second only to Japan - at 11.4 per cent. Social security payments in Hong Kong, for instance, amount to barely 2 per cent.

‘If you exclude the mandatory CPF contributions, Singapore’s tax rate for middle managers would be 5 per cent, making it the lowest rate in Asia,’ Wong Su-Yen, managing director of Mercer Asean notes.

Except for Russia, European countries fill the bottom rungs of the rankings.

Apart from taxation, other key considerations for expatriate allowances are housing, private schooling and local cost of living adjustments - all of which can add up to the high cost of a global expatriate work force. 

Source : Business Times - 4 Dec 2007

November 20, 2007

Separate deals, but court rules it’s en bloc deal

Filed under: Collective Sale, Legal Ground, Tax Matters — Propertymarketupdates @ 4:32 pm

En bloc sale or 53 separate contracts entered into by individual owners of the apartments to sell? That was the $286,000 question that emerged in the High Court in what can be described as a test case for property developers to get savings on stamp duty.

United Overseas Land subsidiary UOL Development Novena (UOLD) claimed that its purchase of 53 properties at Minbu Road for $61 million was not an en bloc sale but 53 separate contracts which it entered into with the individual owners.

At stake was $286,200 in stamp duty savings if it was found to have bought the 53 properties separately.

This is because under the Stamp Duties Act, stamp duty is charged at one per cent on the first $180,000 of purchase price, two per cent on the next $180,000 and three per cent on the balance of the purchase price that exceeds $360,000.

The way this works out is that stamp duty can be calculated simply by taking three per cent of the purchase price minus $5,400 - that being the sum of one per cent on $180,000 and two per cent on the next $180,000.

So if there was only one contract arising from an en bloc sale, the $5,400 could only be subtracted once.

But if there were 53 contracts, then $5,400 can be subtracted 53 times, resulting in savings of $286,200 for the property developer.

However, the High Court ruled last month that UOLD bought the 53 properties in an en bloc sale.

The court said that the owners of the Minbu properties intended to sell their properties on the basis of an en bloc sale.

The invitation to tender issued by the owners said that they ‘collectively’ invite offers to buy their property on an ‘en bloc’ basis.

The court also found that there is no evidence that UOLD’s offer to buy the Minbu properties for $61 million was made on the basis that separate contracts were to be entered for each property.

And even though the owners sent 53 separate letters of acceptances to UOLD according to the developer’s request, the court found that the owners did not ‘give any thought’ to converting the en bloc sale to 53 separate contracts.

Justice Tan Lee Meng said that the case raises an interesting question as to how stamp duty is assessed on properties bought through en bloc sales.

However, he found that the plan for 53 separate contracts was mooted ‘for the sole purpose of lessening the stamp duty payable on the en bloc sale’.

BT understands from UOLD’s lawyers that the developer has not filed an appeal yet. It has until tomorrow to do so.

UOLD was represented by Tan Kay Kheng and Teo Lay Khoon from WongPartnership.

Source : Business Times - 14 Nov 2007

IRAS to raise annual values of HDB flats

Filed under: HBD Reviews, Regulators, Tax Matters — Propertymarketupdates @ 4:16 pm

THE Inland Revenue Authority of Singapore (IRAS) is raising annual values (AVs) for all Housing & Development Board (HDB) flat types for the first time in about four years, to reflect the ’significant increase in their market rental values’.

From Jan 1, 2008, the average AVs will go up between 18 and 25 per cent, with the biggest hike for three-room flats.

IRAS’ spokeswoman noted that IRAS regularly reviews AVs of properties in Singapore to reflect their prevailing rental values.

‘In the case of HDB flats, however, AVs had not been increased since 2004 as they had been supportable by actual rental evidence. The AVs of most private residential properties have already been re-assessed to reflect the current market rental levels during the year,’ she added.

In a joint statement with the Ministry of Finance, IRAS yesterday said it will be revising upwards the AVs of most properties, including HDB flats.

Generally, HDB flats in more centralised and popular areas like Bishan, Bukit Merah and Marine Parade would have higher AV increases, compared with other areas, the statement added.

The property tax rate in Singapore is set at 10 per cent of a property’s AV, although owner-occupied residential properties enjoy a concessionary 4 per cent tax rate.

Island-wide, the average AV hike in percentage terms for the various HDB flat types are: 20 per cent for one-room and two-room flats, 25 per cent for three-room flats, 18 per cent for four-room flats, 20 per cent for five-room flats, and 18 per cent for executive flats.

However, the increase in AVs for owner-occupied HDB flats does not translate to a proportionate increase in property tax actually payable, due to the property tax rebates granted by the Government, including those announced as part of the GST Offset Package in Budget 2007.

As a result, 90 per cent of all HDB flat owners will not pay more property tax in 2008 even after the AVs of their flats go up.

For four-room, five-room and executive flat owners, about 15 per cent will pay a higher property tax but the increase will be less than $40, or about $3 a month.

All HDB flat owners will receive their valuation notices and property tax bills by Jan 1.

‘IRAS encourages HDB flat owners to join the Giro scheme as it allows them to enjoy up to 12 interest-free monthly instalments,’ the joint statement said.

Source : Business Times - 13 Nov 2007

October 31, 2007

No double payment of GST by condo owners

Filed under: Community Voices, Regulators, Tax Matters — Propertymarketupdates @ 4:53 pm

I REFER to the letters, ‘Why GST on condo sinking fund?’ (ST, Oct 11 and ‘GST on management, sinking funds inequitable’ (ST, Oct 11).

The Goods and Services Tax (GST) is chargeable on supply of goods and services, i.e., anything done for a consideration.

GST-registered persons have to charge and account for GST at the earliest happening of one of three events, viz., when the service is provided, or when the payment is received or when the tax invoice is issued.

Take, for example, the payment to a GST-registered person for a year’s pest-control services, to be undertaken once a quarter and with extermination services to be performed upon discovery of significant pest problems. GST is charged and payable on the entire payment even though the pest-control service is not to be done immediately and no extermination service may eventually be undertaken.

A management corporation (MC) is a body corporate set up to provide the services of controlling and maintaining the common property and for which it levies a contribution. The services are non-specific and performed continually.

The MC decides on how best to perform the services, be it through regular inspection and maintenance, ad hoc repairs of carparks, lifts and club facilities, etc, one-time major repairs, or extension of facilities such as the building of covered shelters.

The MC collects fees for the whole range of non-specific services. GST has to be charged on the fees collected, regardless of when and how it chooses to perform its services.

There is no double payment of GST by the owners arising from the MC engaging a contractor to perform repair works.The latter is a separate transaction between the MC and the contractor. The GST-registered contractor charges the MC for his services, including GST. The MC disburses the payments for those services, including GST, from its funds, and then claims the GST incurred from the Inland Revenue Authority of Singapore (Iras) as its input tax.

For more information on GST on MC’s contribution, please refer to the Iras website.

Yvonne Yim Seon Young (Ms) Principal Corporate Communications Officer Inland Revenue Authority of Singapore

Source : Straits Times - 27 Oct 2007

Singapore hotel tax hike won’t apply to service flats

Filed under: Hotel, Regulators, Tax Matters — Propertymarketupdates @ 4:43 pm

Singapore’s hike in property tax on hotels next year will not apply to service residences, the Inland Revenue Authority of Singapore (IRAS) said yesterday.

Service residences, many of which provide food and cleaning services, have emerged as an alternative to hotels in recent years for business travellers on longer stays.

Singapore-listed Ascott Group, the largest service residence operator in Europe and Asia, has about 600 units for rent in Singapore.

The annual value of a hotel next year will be calculated based on 20 per cent of gross room receipts in the preceding year, and at 25 per cent in 2009, up from the current 15 per cent, according to the IRAS. Hotel owners have to pay 10 per cent of the annual value to IRAS as property tax. — Reuters

Source : Business Times - 25 Oct 2007

Heftier property tax bills for hotels from 2008

Filed under: Hotel, Tax Matters — Propertymarketupdates @ 4:30 pm

The property tax bills for many hotels here will go up by at least 33 per cent starting next year as the taxman tweaks his calculations.

The rate for hotels remains at 10 per cent of annual value (AV). But the formula to calculate the AV itself is set to undergo a change.

Starting next year, the AV for the rooms component of all hotels will be calculated as 20 per cent of their previous year’s gross room receipts. And from 2009, this rate will be raised further to 25 per cent of the preceding year’s takings.

Effectively, it means that most major hotels will shell out more, said industry watchers. Currently, the AV for gazetted hotels that have not been leased out by their owners - apparently the majority of big hotels in town fall in this category - is 15 per cent of the previous year’s gross room receipts. When this rate is raised to 20 per cent next year, it straightaway means that the AV for rooms alone will work out to a third more than it is now. There will be a further jump in 2009.

That’s not all. From next year, estimated market rent will form the basis for determining the AV for a hotel’s food & beverage (F&B) areas. Currently, the AV is calculated as 5 per cent of the preceding year’s gross F&B receipts. Other lettable areas in a hotel will continue to be assessed based on estimated current market rent.

The new formula for determining AV will apply uniformly to all licensed hotels, whether they are gazetted or not and let out or not, a spokeswoman for the Inland Revenue Authority of Singapore (IRAS) told BT. Currently, the AV for some categories of hotels is based on the estimated current market rent for rooms, F&B areas and other lettable areas.

So from next year the rooms component of property tax for gazetted hotels that are not leased out will increase by 33 per cent, assuming the same gross receipts, said the IRAS spokeswoman. But some hotels in the other category may see a slight drop in property tax.

‘However, the actual impact on each hotel’s property tax bill may vary depending on its gross receipts,’ she added.

Industry players said that the increase in AV for F&B areas could be even steeper. This will especially be the case for five-star properties with substantial ballroom and function-room facilities.

‘This is because the ballrooms will now be assessed for property tax, regardless of whether they are occupied or not,’ explains the CFO of a major hotel in the Orchard Road belt, who forecasts a 200 per cent increase in AV for the F&B areas of his hotel under the new formula.

Or as DTZ Debenham Tie Leung executive director (consultancy and statutory valuation) Ng Poh Chue puts it: ‘The market-rent approach does not give consideration to low-occupancy periods for ballrooms and function rooms.’

The CFO of the major Orchard Road hotel estimates that on the whole (rooms, F&B and other areas), the AV for his hotel will go up by nearly 60 per cent from next year and by more than 90 per cent from 2009 - other things remaining the same.

Some market watchers say that the hikes will eat into hotel owners’ bottom lines at a time when operating costs including labour have also been on the rise.

The Singapore Hotel Association said it is currently gathering feedback from its members.

IRAS’s spokeswoman said that both the Ministry of Trade and Industry and the Singapore Tourism Board were consulted and their feedback was taken into account, including phasing in the change over a two-year period instead of an immediate change.

She pointed out that the current formula to compute AV of hotels was introduced in 1986. ‘The 15 per cent on room receipts and 5 per cent on F&B receipts were found to be a close proxy to the standard valuation method, that is, estimated current market rent. This is the method of determining AV for other classes of property, such as residential, commercial and industrial.

‘However, given the passage of over 20 years, an update in the formula for computing hotels’ AV is needed to ensure it reflects an AV that does not vary too widely from one that is based on standard valuation method, as analysed from rentals paid for hotels that have been let,’ she explained.

As for changing the method of assessing AV for F&B areas to estimated market rent instead of a percentage of F&B receipts, IRAS said: ‘Restaurants and food outlets are widely tenanted today. So the AVs of such properties are easily determined from comparable market rents.’

However, Jones Lang LaSalle Hotels (Asia) EVP Chee Hok Yean had a different take. ‘The change will likely introduce more room for dispute due to the fact that most hotel F&B outlets are not leased to third parties, so there may not be (enough) precedent rentals. F&B outlets in hotels don’t enjoy the same traffic flow as restaurants in malls, hence there must be a distinction when comparing current market rents in these two types of properties,’ Ms Chee reasons.

Another issue is that not all hotel F&B space such as banquet halls and meeting rooms will be used on a daily basis and the authorities will have to allow for vacancy for these unoccupied periods. ‘That will create more admin work for the hotels when making submissions to IRAS,’ she added.

IRAS collected $37.3 million property tax on hotels for the year ended Dec 31, 2006, up from $33.4 million in the preceding year.

Source : Business Times - 23 October 2007

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