BIR Ruling No. 052-15

February 24, 2015 BIR RULING NO. 052-15 E.O. 226; RR 16-2011; Secs. 57 (B); 106 (A) (1) (a); 196 NIRC; BIR Ruling No. 334-11 Vista Residences, Inc. Upper Ground Floor, Worldwide Corporate Center EDSA cor. Shaw Blvd. Mandaluyong City Attention: Atty. Cecilia A. Ramilo Tax Department Head Gentlemen : This refers to your letter dated January 11, 2013 stating that Vista Residences, Inc. ( Vista Residences for brevity) with Tax Identification No. 227-762-835-000 is a domestic corporation duly registered with the Securities and Exchange Commission (SEC) under Company Reg. No. CS200340920. It is registered with the Board of Investments (BOI) as a New Developer of Low-Cost Mass Housing Project (Camella Condo Homes-Taft) on a Non-Pioneer status under Certificate of Registration No. 2013-009 dated January 10, 2013. Vista Residences has been granted Income Tax Holiday (ITH) by the BOI for a period of three (3) years from January 2013 or actual start of commercial operations/selling, whichever is earlier but in no case earlier than the date of registration. Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project is registered with Housing and Land Use Regulatory Board (HLURB) under Certificate of Registration No. 24038 and holds HLURB License to Sell No. 26133; and that under the Specific Terms and Conditions of its BOI Registration, the ITH of Vista Residences shall cover only nine hundred fifty four (954) units of low-cost mass housing for Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project based on the following schedule: Year Volume (No. of Units) 1 259 2 384 3 311 Total 954 ==== On the basis of the foregoing, you now request for an opinion on the tax consequences of the said ITH granted by BOI. Specifically, if Vista Residences, being a BOI-registered enterprise is exempt from the payment of the creditable withholding tax (CWT) imposed under Revenue Regulations No. 2-98 on income payments received during the aforementioned period with respect to its registered activity. In reply, please be informed that under Section 2.57.5 (B) (2) of Revenue Regulations (RR) No. 2-98, as amended by RR No. 6-2001 implementing Section 57 (B) of the Tax Code of 1997, as amended, the withholding tax prescribed in the said Regulations shall not apply to income payments to persons enjoying exemption from the income tax provided by Republic Act No. 7916 and the Omnibus Investments Code of 1987. Accordingly, since Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project is a BOI registered project, this Office is of the opinion as it hereby holds, that income payments received by Vista Residences in connection with its housing project, Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project (on the 954 low-cost mass housing units as mentioned in the Specific Terms and Conditions of its BOI Registration), is exempt from CWT under RR No. 2-98, as amended by RR No. 6-2001, for a period of 3 years from January 2013 or actual start of commercial operations/selling, whichever is earlier but in no case earlier than the date of registration. It must be emphasized, however, that the above exemption from CWT covers only income directly attributable to revenues generated from the registered activity, Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project involving 954 low-cost mass housing units. Furthermore, such exemption shall not cover revenues from units with selling price exceeding Three Million Pesos (P3,000,000.00). In the computation of ITH, interest income from in-house financing shall not be considered as revenues generated from the registered activity. EAcTDH Moreover, the entitlement to ITH of Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project is not automatic as it still has to comply with the following provisions of the Specific Terms and Conditions of their BOI Registration, viz. : 1. In the grant of incentives, the extent of the project's ITH entitlement shall be based in the project's ability to contribute to the economy's development based on the following parameters: (1) project's net value added, (2) job generation, (3) multiplier effect, and (4) measured capacity. The Board may reduce the ITH if the project does not realize the extent of economic benefits represented by the proponent at the time of its application. The enterprise shall comply with the following representations: a. Net Value Added (NVA) should be at least 25% Year 1 Year 2 Year 3 NVA 98% 90% 88% b. Employment Generation No. of Employees Year 1 Year 2 Year 3 Total 262 384 308 c. Investments and Timetable Activity Schedule Related Cost Expense/s (In Php'000) Raw Land Cost May 2012 Raw Land 77,051 Secure necessary January Pre-operating 32,075 license/permit/ 2012 to expenses registration from October the government 2012 agencies Site preparation and December Land/site 52,012 development 2012 to development November 2015 Building/House December Building 725,793 Construction 2012 to construction November 2016 Capital Equipment December Capital 44,086 Acquisition 2013 to Equipment October 2014 Start of Commercial January Working 195,000 Operations 2013 Capital Total Project Cost 1,126,018 ======== d. Sales Revenues ISTCHE Year Volume (No. of Units) Value (P'000) 1 259 476,236 2 384 703,845 3 311 567,520 Total 954 1,747,601 ======== Net income that exceeds 10% of the revenue represented at the time of application shall not be eligible to ITH unless, the Board is informed in writing by the proponent in advance before the revenue is expected to exceed the projections in the application for registration submitted to the Board. 2. The enterprise shall submit a list of common cost items and cost allocation methodology for its other projects/activities (whether BOI-registered or non-registered). 3. Secure from the HLURB an endorsement that it has faithfully complied with the approved development plan and a "Certificate of Good Housekeeping". 4. File an application with the BOI Incentives Department within one (1) month from filing of the final Income Tax Return (ITR) with the Bureau of Internal Revenue (BIR) in order to validate the claim for income tax exemption. The application shall be accompanied by a certification from the Social Security System (SSS) that the enterprise is in good standing in the remittance of SSS contributions of its employees. 5. Secure a Certificate of ITH Entitlement (CoE) from the BOI Supervision and Monitoring Department prior to filing of ITR with the BIR: otherwise, ITH for that particular year without CoE shall be forfeited. 6. In the event the enterprise fails to maintain the 75:25 debt-equity ratio requirement, it shall show proof that the construction of housing units have been completed and delivered to buyers prior to availment of ITH; otherwise, the enterprise shall not be entitled to ITH and shall be required to refund any capital equipment incentives availed of. 7. The enterprise shall submit proof of compliance that it has developed socialized housing project using either of the following schemes, otherwise, the ITH for that particular taxable year shall be deemed forfeited: a. Investment: 20% of total saleable area (estimated at 3,804.4 sq.m.); or b. Direct Participation Scheme (at the option of the registered developer): i. 30% x (20% of the Building Construction Cost) (estimated at P43.55M); or ii. 40% of ITH. The investment scheme may be complied with through any of the following modes: (1) New settlement; (2) Slum Upgrading; and (3) Joint-Venture Projects with either: a Local Government Unit or any of the government housing agencies. IHDCcT Compliance with the twenty (20%) percent housing requirement must be completed within the ITH availment period and should be proportionate to the number of low-cost housing units being applied for ITH for the taxable year. 8. The enterprise must commit to the tenets of Good Corporate Governance. Furthermore, BOI-registered enterprises enjoy no tax exemption/privileges other than those granted under E.O. 226. In this regard, under the terms and conditions of its BOI registration, Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project was clearly granted a 3-year ITH but such terms and conditions do not provide for any exemption from other taxes that Vista Residences may be subject to on its business transactions. Thus, Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project will remain subject to Value-Added Tax (VAT) and Documentary Stamp Tax (DST) on its sales of house and lot units pursuant to Sections 106 (A) (1) (a) and 196 of the Tax Code of 1997, as amended. (BIR Ruling No. 334-11 dated September 7, 2011) In relation thereto, Section 109 (1) (P) of the Tax Code of 1997 provides, that the sale of residential lot valued at One Million Nine Hundred Nineteen Thousand Five Hundred Pesos (P1,919,500.00) and below, or house and lot and other residential dwellings valued at Three Million One Hundred Ninety Nine Thousand Two Hundred Pesos (P3,199,200.00) and below is VAT-exempt. 1 Thus, only the sales by Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project of housing units with selling price of not more than the aforementioned price ceilings shall be exempt from VAT. It should be understood that Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project shall be constituted as a withholding agent for the government if it acts as employer and any of its employees receive compensation income subject to compensation withholding tax, or if it makes payments to individuals or corporations subject to the withholding taxes as source as required under Chapter XIII and Section 57 of the Tax Code of 1997, as amended and implemented by Revenue Regulations No. 2-98, as amended. Likewise, Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project is required to file on or before the 15th day of the fourth month following the close of its accounting period a Profit and Loss Statement and Balance Sheet with the Annual Information Return under oath, stating its gross income and expenses incurred during the taxable year. Finally, Vista Residences' Camella Condo Homes-Taft, 2587 Taft Avenue, Malate, Manila Project's books of accounts and other pertinent records shall be subject to periodic examination by revenue enforcement officers of this Bureau for the purpose of ascertaining whether it has been complying with the conditions under which it has been granted tax exemption or tax incentives and its tax liability, if any, pursuant to Section 235 of the Tax Code of 1997, as amended. This ruling is being issued on the basis of the foregoing facts as represented. However, if upon investigation it will be disclosed that the facts are different, then this ruling shall be considered null and void. EHSAaD Very truly yours, (SGD.) KIM S. JACINTO-HENARES Commissioner Bureau of Internal Revenue Footnotes 1. The increase in the threshold amount for the sale or lease of goods or properties or the performance of services covered by Section 109 (P), (Q) and (V) of the 1997 Tax Code took effect on January 1, 2012, pursuant to Revenue Regulations No. 16-2011 dated October 27, 2011 .