Super bonus tax: who needs to pay and how much

In fact, the super bonus will no longer be available in 2024, at least as we know it so far. Based on the gradual reduction already envisaged by the Meloni government, the incentive will drop further from 90% this year to 70% in 2024. Assuming that the rules have not changed yet, it would theoretically be possible to benefit from a tax deduction for works started in 2024, but this would not be possible without a credit transfer or invoice discount and, most importantly, with such a reduced rate. Considering, for example, that another building bonus (ecobonus) allows you to get 75% (of course not in 4 years but in 10 years, but with fewer restrictions). The super bonus remains at the original and full formula of 110% until the end of 2023, but only for detached houses and apartments where work starts in 2022.

Not only that, because in the last maneuver there is another tightening of the super bonus; perhaps the most relevant, and in some ways unexpected: sales tax on properties renovated using incentives. After abolishing the tax deduction, the Meloni government is collecting taxes from those who benefit from construction bonuses. But let’s go in order, try to clarify.

Super bonus tax in 2024: who needs to pay and how much

Attention to those who sell a super bonus flat or renovated house in January 2024 for no more than 10 years: From January 1, a tax of 26% will be charged on all profits made compared to the purchase value (realized capital gain, in full). Simply put: If a house is resold less than 10 years after the completion of works taking advantage of tax relief, a capital gain of 26% will be calculated, taking into account the greater value arising from the building renovation works. In fact, taxes will be calculated on the entire capital gain, and not just the “discounted” cost of super-bonus jobs, as required by current legislation. The only exception to the new regulations envisaged by the latest maneuver relates to properties inherited by inheritance or donation and used as the main residence of the transferor or his family members.

Specifically, the tax will relate to capital gains from the sale of a property. If the house for which the super bonus is claimed is sold within 10 years from the completion of construction, you will pay the tax called “real estate capital gains”. As a rule, the law on real estate capital gains in force today (contained in the unified text on income taxes) provides that those who sell their homes must pay 26% tax on the resulting capital gains instead of Irpef. a portion of the proceeds compared to the purchase value. There are three exceptions. The rule in question does not apply:

• for property inherited by inheritance or donation;
• the house in question was the main home of the person selling it for most of the period between completion of the works and the sale;
• Where works are paid directly and a refund is claimed on the tax return. In case of resale after 5 years but before 10 years, the purchase price or construction cost is revalued using the Istat index.

In all other cases you pay 26% of the profit made. Super bonus status has now been added to the 2024 budget. What does this mean in practical terms? How much tax does the person who sells his house renewed with this incentive have to pay on the capital gain? Here are some examples. A simulation of the National Foundation of Accountants Corriere della Sera Imagine that a person bought a house in 2000 for 200 thousand euros, this house is not the applicant’s main residence, and in 2021 he “works” for a super bonus of 50 thousand euros. If it is resold for 400 thousand euros in 2024, the sale will not be subject to tax according to current legislation, since more than 5 years have passed between the purchase and sale of the flat.

However, the 2024 budget makes this sale taxable, as less than 10 years have passed between the operation of the super bonus and the date of transfer of the flat. The realized capital gain is 150 thousand euros, but the taxable amount is 88,200 euros, since the cost of the purchase must be subtracted, which is revalued according to the consumer price index for the workers and their families. Additional taxes to be paid are 22,932 Euros.

Another example is a house that was purchased in 2000, supported by construction intervention for 50 thousand euros with a 110 percent super bonus in 2021, and sold for 400 thousand euros in 2027. Moreover, in this case, the sale of the property will not be subject to tax according to current legislation. With the maneuver, everything changes, because the sale becomes taxable: As in the previous case, the resulting capital gain is 150 thousand euros, and the taxable one is 63,200 euros. In fact, to determine this figure, 50% of the revalued purchase cost and super bonus expenses are deducted from the sales price.

As the National Trust for Accountants explains, “the expense of building interventions subsidized by the 110% super bonus can be deducted by 50% from the sales price, as the discount (or credit transfer) on the invoice is used and the interventions are considered to have been concluded more than five years ago at the time of transfer” . The tax payable on this capital gain therefore equals 16,432 euros.

The third example shown by the National Accountants Foundation is an apartment that was purchased for 200 thousand euros in 2020, was not used as a main residence by the transferor, and was worked on with a 110 percent super bonus in 2021. The cost is 50 thousand euros. If the flat was sold for 400 thousand euros in 2024, the sale would be subject to tax, excluding super bonus costs, according to the rules in force until the end of 2023. This is no longer possible with the 2024 budget. In fact, the capital gain to be taxed is 200 thousand euros instead of 150 thousand. In fact, the costs of superbonus works cannot be deducted from the sales price since less than 5 years have passed since the date of transfer. Therefore, you will pay 52 thousand euros in tax, that is, 13 thousand euros more than the current situation.

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