A reader sent a question to the Ministry of Finance requesting guidance on tax declaration, calculation and issuance of invoices for household businesses leasing real estate.
According to feedback, in 2025, readers established household businesses for real estate leasing. By 2026, household businesses with many real estate for lease in many provinces and cities, different from the head office address, with total asset lease revenue estimated at over 3 billion VND/year.
Readers said that, according to the understanding of Decree No. 68/2026/ND-CP dated March 5, 2026, business households are subject to quarterly declaration. Value-added tax is determined by taxable revenue multiplied by the value-added tax rate by industry.
Regarding personal income tax, readers are concerned about how to determine tax obligations, especially the deductible expenses. According to readers, real estate leasing activities almost only incur depreciation costs of fixed assets.
However, real estate was formed from 2020 and currently taxpayers no longer hold complete documents forming fixed assets, so the original price cannot be determined to calculate depreciation.
From this reality, readers request the Ministry of Finance to guide how to declare and calculate taxes for business households with real estate lease revenue of over 3 billion VND/year; how to determine depreciation costs when there are no longer sufficient documents to determine the original value of assets; and at the same time guide the issuance of invoices for real estate for lease in many provinces and cities.
Answering this content, Basic Tax Department 1 of Ninh Binh province cited Clause 2, Article 3 of Decree No. 68/2026/ND-CP dated March 5, 2026 of the Government.
Business households and individual businesses with production and business activities with annual revenue of over 500 million VND are subject to value-added tax and apply the method of calculating directly according to revenue by the percentage of% multiplied by (x) revenue. The percentage and taxable revenue are implemented according to the provisions of the Law on Value Added Tax No. 48/2024/QH15 and guiding documents for implementation.
For real estate leasing activities, the tax authority cited Clause 4, Article 4 of Decree No. 68/2026/ND-CP, stipulating that individuals leasing real estate pay personal income tax according to Clause 4, Article 7 of the Law on Personal Income Tax No. 109/2025/QH15:
In case individuals have many real estate for lease in different locations, individuals are allowed to deduct 500 million VND before calculating personal income tax for one or more real estate lease contracts selected by individuals, but the total amount deducted is no more than 500 million VND per year for all real estate lease contracts. In case the selected real estate lease contract has not yet deducted enough 500 million VND, individuals are allowed to continue to choose other real estate lease contracts to be deducted further until they have deducted enough 500 million VND.
Based on the above regulations, the tax authority said that individuals leasing real estate, except for accommodation business activities, shall carry out tax declarations as follows:
PIT is determined by the portion of revenue exceeding 500 million VND multiplied by the tax rate.
In case an individual has many real estate for lease in the same province, city or other province, city, they shall carry out a general summary tax declaration for the real estate on a tax declaration dossier and choose a tax authority where the real estate is leased to submit the tax declaration dossier, except in cases where the leasing organization declares tax on behalf of or pays tax on behalf of.
Individuals with many real estate for lease in different locations are entitled to a deduction of 500 million VND before calculating PIT for one or more real estate lease contracts chosen by the individual, but the total amount deducted is no more than 500 million VND per year for all real estate lease contracts.
In case the selected real estate lease contract is not enough 500 million VND, individuals are allowed to continue to choose another real estate lease contract to be deducted further until 500 million VND is sufficient.
