When is it payable?
Who will be taxed?
How it works
You will declare capital gains as part of your nominal income tax return and you’ll be taxed at your marginal tax rate. A CGT event takes place when a disposal or deemed disposal of an asset takes place. As a general rule, an asset is acquired or disposed of whenever there is a change of ownership of the asset. The capital gain or loss is the difference between the base cost of the affected asset and the money received when selling it. The base cost includes: what you paid in order to acquire the asset, plus any other cost relating to the acquisition and disposal of that asset e.g. lawyers fees, stamp duty, agent’s commission, plus VAT, plus improvement costs, plus any other legal costs involved.
A primary, owner-occupied residence up to a maximum of R2 million as from 1 March 2012.
All private motor vehicles, and personal belongings and effects.
Retirement benefits, most first-hand policies such as long term insurance, endowments, and retirement annuities.
Small business assets, compensation for personal loss and winnings from gambling, games and competitions, provided that you are a natural person and the winnings are from within the SA.
Do I pay CGT on my Primary Residence?
No. As from 1 March 2012 primary residence is exempted from CGT up to the amount of R2 million (previously 1,5 million) provided the property does not exceed 2 hectares. CGT is payable only over and above R2 million gain.
What is a primary residence?
A structure including boat, caravan, or mobile home, which is used as a residence by a natural person.
A natural person or special Trust must own an interest in the residence.
The natural person with an interest in the residence, beneficiary of the Trust, or spouse must ordinarily reside in the home and must use it mainly for domestic purposes.
What Is Included In CGT?
How Do You Value Your Property In Respect Of CGT?
You can evaluate the base cost of your home by using one of two methods: the valuation method, or the time apportioned method. If you use the valuation method, you should work on the value of your property as at October 1, 2001. This involves getting a valuation for the property as at 1 October 2001.
What About Inheritance?
CGT is levied on all deceased estates and all donations. However, the transfer of assets that take place as a result of a divorce, and donation between spouses will not be subject to CGT. To compensate for the impact of Capital Gains Tax, estate duty and donation tax were reduced from 25% to 20% on the 1 October 2001.
As far as estate duty is concerned, assets to the amount of R3,5 million is exempt from estate duty.
What Records should You Keep? It is up to you to prove the base cost, so keeping accurate records is essential. If you haven’t kept records, you can obtain copies of the relevant documentation from your financial adviser, estate agent or attorney. These records should include all details in respect of acquiring and disposing of the asset, such as the date you acquired the asset, the price you paid for it, and any additional money you spent on improvements, the date on which you disposed of the asset. It is advisable to keep these records for at least 4 years after the transactions have taken place.
A final word of advice: remember you cannot claim a capital loss if it arises from your use of the asset; for example, you cannot get tax back if the value of your car depreciated as a result of general wear and tear.
Capital Or Revenue?
The law is somewhat complex, making it difficult to determine whether or not the receipts or accruals in question are of a capital (tax-free) or revenue (taxable) nature. Our courts have grappled with the intention of the taxpayer in circumstances such as those set out above, given that it is tricky to assess whether the gain is a once-off realization of a capital asset, or whether the taxpayer embarked on a grand scheme of profiteering. In other words, there’s always a fine line between the two.
Simplistically speaking, the answer is as follows: if the homeowner realizes his capital asset and only subdivides and sells off subdivided stands, he will be found to have realized his capital asset to his best advantage, which will not attract tax.
However, if he takes active, premeditated steps to develop the property, whether by way of the installation of core services, and/or building a show house, and/or marketing the property with a clear and explicit intention to make a profit, he is likely to be found to be dealing (or trading) in the land for profit, the proceeds of which will be subject to tax (at the rate of 40%, in the case of individuals). The Rubicon would have indeed been crossed, from which there is no return. The tax principle can be summarized as follows: once an asset is revenue in nature, it is always revenue in nature. The motives and activities of the taxpayer, perhaps in respect of a Phase 2 or Phase 3 subdivision, may be tainted forever more.
Homeowners are consequently advised to consider their motives carefully before subdividing large properties – they may inadvertently be redefining themselves as property developers, with all the adverse (and possibly unintended) tax consequences.
Company, Close Corporation and Trust
Companies, Close Corporations and Trusts will not be excluded from CGT. (certain exceptions – consult your attorney)
(Please note that this information is subject to change. Always consult a tax expert before making any decisions. Property.CoZa cannot be held liable for the accuracy of the above mentioned information.)