calculation formula of depreciation cost ( Genka shokyaku hi = 減価償却費 ) of real estate

😆 In this page, I will explain about depreciation cost ( Genka shokyaku hi = 減価償却費 ) of Japan’s property.
In order to success in real estate investment, you need to know about depreciation cost. And even if you purchase real estate for your residence, you need to know about depreciation cost.

Because, when you sell your property in the future, you need to submit tax filing.
In that case, you need to calculate depreciation cost.

And by making good use of this cost, you can reduce taxable income, even if you are a salaried employee or operating other kind of business. (  損益通算 = Son eki tsu san )

You cannot apply depreciation cost as for lot.
.
.
Because no matter how many years you use lot, the value of lot will not decrease.
.

Calculation formula of depreciation cost ( Straight line depreciation = Teigaku ho ) Purchase price of building  × 0.9 × depreciation rate ( Genka shokyaku ritsu )  × elapsed years ( Keika nensu )

 😈 Residence or second house
( durable years is 1.5 × durable years of commercial building )    
Statutory Durable years of  wooden house  : 33 years
depreciation rate in upper case   : 0.031

Statutory  Durable years of  Reinforced concrete : 70 years
depreciation rate in upper case : 0.015

In the case of calculation of durable years of Residence or second house, fraction of more than 6 months shall be assumed as 1 year, fraction of less  than 6 months shall be cut off.

Example
Nancy bought an apartment in  August 2014 and sold in December 2016, in calculation of elapsed years, its elapsed years is 2 years.

 😆 Commercial Building
( Including building for rental. If you purchase an apartment for investment and rent out and someone lives there for her residence, the apartment is  Commercial Building )
Statutory Durable years of  wooden house  :  22 years
depreciation rate in upper case : 0.046
Statutory Durable years of  Reinforced concrete :  47 years

depreciation rate in upper case : 0.022

 😮 Example of calculation of depreciation cost

Sales amount : 40 million yen
Break down : Lot : 12 million yen
B
uilding : 28 million yen
In the case of her Residence
Newly built apartment =  not used apartment

Purchased in March, 2010 and Sold in January 2014 = duration : 10 months and 3 years.

In calculation of depreciation cost, duration is 4 years. So, depreciation cost is as below.

Reinforced concrete building : 28 million yen  × 0.9 × 0.015 × 4 years = 1,510,000
yen
Wooden building : 28 million yen  × 0.9 × 0.031 × 4 years = 3,124,800 yen

😳 : I have mentioned above about Break down of sales amount, when you sign purchase contract, there is not such break down.

 Sales amount : 40 million yen

sales contract sample
But,you need to break down the sales amount into Lot and Building to calculate depreciation cost.

So, I will explain how to break down the sales amount.
At first you need receive certificate of valuation of property ( Hyoka shomei sho ).

certificate of valuation of property

certificate of valuation of property

The amount shown in this certificate does not coincide with your purchase price.

Assumed your purchase price is  40 million yen.
And in this certificate, the valuation of building is 10 million yen and the valuation of lot is 20 million yen.
In this case, sales amount of building is 40 million yen × 10 / ( 10 +20 ) = 13,333,333 yen.
( sales amount of lot is 26,666,666 yen. )

If you can add up larger amount as sales amount of building, it will better for you.
Because, when the sales amount of building is larger, the amount of depreciation cost is higher.
Then you can reduce taxable income.
But, if you add up larger amount as sales amount of building, tax agency will file claim against you.
So, you can add up only reasonable amount as purchase amount of building.

🙄  When there is description of consumption tax in sales contract, you need to take another calculation formula to break down.

When seller has to pay consumption tax ( Shohi zei ), there is description of consumption tax in sales contract.
If the seller is company or entrepreneur, there is possibility that she has to pay consumption tax.
In this case, the amount of consumption tax is shown in sales contract.

Example

 Sales amount : 40 million yen
( Including consumption tax of 800,000 yen )

Consumption tax is not levied on lot.
This 800,000 yen is consumption tax for building.
So, when you calculate backward, you can know the sales amount for building.
sales amount for building × 8  % ( tax rate of consumption tax as of 2015 ) = 800,000 yen
800,000 yen ÷ 0.08 = 10,000,000 yen
Then  sales amount for building is 10,000,000 yen.

Real estate investment Japan

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