8. Since the planned sale involves a real property classified as a capital asset, the material
considerations to take into account to compute the income tax are:
a) The gross selling price of the property; or
b) Whichever is higher between the current fair market value as determined by:
i. Zonal Value prescribed zonal value of real properties as determined by the
CIR; or
ii. Assessed Value the fair market value as shown in the schedule of values of the
Provincial and City assessors (Sec. 24 D [1], NIRC)
The income tax is computed as 6% of the tax base which is in the nature of a final capital gains
tax. (Sec 24 (D)(1), NIRC). However, since the property to be sold is a principal residence and the
purpose is to construct a new principal residence, I will advise Mr. Belen that the sale can be
exempt from 6% capital gains tax if he is willing to comply with the following conditions:
a) He must utilize the proceeds of sale in acquiring a new principal residence within 18
months from the date of disposition;
b) That the historical cost or adjusted basis of the real property sold or disposed shall be
carried over to the new principal residence built or acquired
c) He should notify the Commissioner of his intention to avail of the exemption within 30
days from date of sale;
d) He should open an escrow account with a bank and deposit the 6% capital gains tax due
on the sale. If he complies with the utilization requirement he will be entitled to get back
his deposit upon showing that the proceeds have been fully utilized within 18 months;
otherwise, the deposit will be applied against the capital gains tax due. (Sec 24 (D)(2),
NIRC)
e) That the said exemption can only be availed of once every ten (10) years; and
f) Provided, finally, that if there is no full utilization of the proceeds of sale or disposition,
the portion of the gain presumed to have been realized from the sale or disposition shall
be subject to capital gains t ax.
9. Tax avoidance is the tax saving device within the means sanctioned by law. This method should
be used by the taxpayer in good faith and at arms length.
Tax evasion, on the other hand, is a scheme used outside of those lawful means and when availed
of, it usually subjects the taxpayer to further or additional civil or criminal liabilities.
Tax evasion has three factors:
a. The end to be achieved which is the payment of less taxes than that known by the
taxpayer to be legally due, or the non-payment thereof;
b. An accompanying state of mind which is described as being evil or in bad faith; and
c. A course of action or failure of action which is unlawful.
10. The income tax liability of Y cannot be compensated with the amount owed by the Government
as just compensation for his property expropriated by the government. The set-off of the income
tax liability of Y and the amount owed by the government for just compensation contradicts the
lifeblood theory. Taxes are of distinct kinds, essence and nature than ordinary obligations. Taxes
are compulsory in nature. Taxes and debts cannot be the subject of compensation because the
government and Y are not mutually creditors and debtors of each other and a claim for taxes is
not a debt, nor demand, nor contract, nor judgment which is allowed to be set-off.
However, by way of exception, taxes can only be set-of or be compensated if the following requisites
concur:
a. Both the obligation from the government and the taxpayer are due and demandable; and
b. It is full liquidated.