3rd October 2017 - 5 min read
There was once a person who confused RPGT with the LGBT community (actual true story); so we feel compelled to say that these two are not connected in any way. According to Real Property Gains Tax Act 1976, RPGT is actually a form of
Capital Gains Tax levied by the Inland Revenue (LHDN) on chargeable gains derived from the disposal of real property – in this case your land or building.
Capital Gains Tax: A tax levied on profit from the sale of property or of an investment.
Chargeable/capital gains: The profit you make for selling a property at a higher price.
To explain it in simpler terms, RPGT is basically the tax collected from the sale of your land or property. Hang on, why do you have to pay tax when the property is no longer yours?! RPGT is imposed with the intention to curb property speculations or as they are fondly known – property ‘flippers’ (because they buy and ‘flip’ property at a higher price. This drives property prices sky high artificially and prevents real buyers from getting a home at the regular rate). It was suspended temporarily in 2008 – 2009 (to spur investments), but reintroduced in 2010. Ever since then, the RPGT has been increasing each year.
As the internet doge would say, “
Wow, many jargons, much puzzling”. To put it simply, if you bought a property at RM100,000 and sold it for RM400,000 – you will be taxed on your RM300,000 profit. But wait! Just like most taxes, the calculations are not that straightforward.
RPGT is calculated based on your
net chargeable gains; here, RM300,000 is only your gross chargeable gains. To arrive at your net chargeable gains, you can subtract a few expenses such as legal fees, real estate fees (sales commission), administrative fees, and expenditure incurred to maintain / upgrade the property (including interior design works – like all of your IKEA furniture).
Gross Chargeable gains = Acquisition price – Disposal price
Net chargeable gains = Gross chargeable gains (ie. your profit) – Individual exemption waiver (RM10,000 or 10% of the chargeable gains)
Tax payable = RPGT Rate (based on X years of property ownership) x Net chargeable gains
1) RPGT Rates for Individuals
RPGT for Individuals | 2014 Budget | 2013 Budget | 2012 Budget | Disposals on Jan-10 to Dec-11 | Disposals on Apr-07 to Dec-09 | Disposals on Oct-95 to Mar-07 |
Disposal in 1st year | 30% | 15% | 10% | 5% | 0% | 30% |
Disposal in 2nd year | 30% | 15% | 10% | 5% | 0% | 30% |
Disposal in 3rd year | 30% | 10% | 5% | 5% | 0% | 20% |
Disposal in 4th year | 20% | 10% | 5% | 5% | 0% | 15% |
Disposal in 5th year | 15% | 10% | 5% | 5% | 0% | 5% |
Disposal in 6th year and beyond | 0% | 0% | 0% | 0% | 0% | 0% |
2) RPGT Rates for Companies
RPGT for Companies | Budget 2014 | Budget 2013 |
Disposal in 1st year | 30% | 15% |
Disposal in 2nd year | 30% | 15% |
Disposal in 3rd year | 30% | 10% |
Disposal in 4th year | 20% | 10% |
Disposal in 5th year | 15% | 10% |
Disposal in 6th year and beyond | 5% | 0% |
3) RPGT Rates for Non-Citizens and Non-Permanent Residents
RPGT for Non-PRs | Budget 2014 | Budget 2013 |
Disposal in 1st year | 30% | 15% |
Disposal in 2nd year | 30% | 15% |
Disposal in 3rd year | 30% | 10% |
Disposal in 4th year | 30% | 10% |
Disposal in 5th year | 30% | 10% |
Disposal in 6th year and beyond | 5% | 0% |
After the Budget 2014 announcement, RPGT has been increased substantially to 30% for properties sold within 3 years or less (previously, it was 15% for 2 years and below and 10% for 3 years and below), 20% for properties disposed within 4 years of purchase and 15% for 5 years (previously it was 10% for both 4 and 5 years). Fortunately, 0% RPGT rate for properties older than 5 years was kept as it is.
Additionally, Foreigners can only buy properties with a minimum value or RM1M RPGT at 30% for first 5 years and 5% thereafter.
Generally, the dates which are used to determine the RPGT tax rates are dependent on the date when the property was acquired, and you can find your property “disposal date” on the respective Sale and Purchase Agreements. The same applies for properties under construction i.e. the purchase date is determined as the date on the Sale and Purchase Agreement, when you agreed to buy the property and not the property completion date. So take note!
RPGT Calculation Example:
Diana (Malaysian citizen), purchased a house in 2012 for RM415,000. She sold it in 2014 for RM560,000. Let’s assume that Diana spent RM30,000 in legal fees, agent fees, administrative fees, and maintenance works;
Chargeable gains = RM560,000 – RM415,000 = RM 145,000
Net chargeable gain to be taxed
= (RM145,000 – RM30,000) – 10% individual exemption
= RM115,000 – RM11,500
= RM103,500
Diana sold the property within two years of purchasing it, so the tax imposed on RPGT is 30%.
Tax payable = 30% x RM103,500 = RM31,050.00
Put on your dancing shoes, because there are a
few exemptions allowed for RPGT:
For those who want to avoid paying RPGT (0%), the most ideal way is to sell your property after five years of ownership. What will become of RPGT for Budget 2015? Head back to this article on October 15th for the update!
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