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May 15, 2026

VAT Exemption of Real Estate Supplies and its Effect on the Proportional Deduction Formula

Guideline | VAT

Contents

1. Subject Matter of this Circular

2. Definitions

3. Overview of the Correct VAT Treatment of Real Estate Supplies

  1. 3.1. Input Tax Deduction

  2. 3.2. Method for Calculating the Input Tax Proportional Deduction

4. Impact of Exemption of Real Estate Sales on Proportional Deduction

5. Alternative Method of Proportional Deduction for Real Estate Financing

6. Clarification of Real Estate Financing as a VAT Exempt Supply

The Zakat, Tax and Customs Authority ("ZATCA", "Authority") has issued this Tax Circular for the purpose of clarifying certain tax treatments concerning the implementation of the statutory provisions in force as of the Circular's issue date. The content of this Circular shall not be considered an amendment to any of the provisions of the Laws and Regulations applicable in the Kingdom.

Furthermore, the Authority would like to highlight that the clarifications and indicative tax treatments prescribed in this Circular, where applicable, shall be implemented by the Authority in light of the relevant statutory texts. Where any clarification, interpretation or content provided in this Circular is modified - in relation to unchanged statutory text - the updated indicative tax treatment shall then be applicable prospectively, in respect of transactions made after the publication date of the updated version of the Circular on the Authority's website.

Subject Matter of this Circular

The Circular outlines the method, requirements, and obligations for exempting real estate supplies from VAT and its effect on the proportional deduction formula as set forth in the Tax Laws and Implementing Regulations issued by ZATCA.

This Circular also provides an explanation for the definition of a Real Estate Financier and the alternative method of proportional deduction of input tax that can be used by some Taxable Persons.

Definitions

The following words and phrases, wherever they are contained in this Circular, shall mean the definition described in front of them, unless the context of the text states otherwise.

Taxable SuppliesSAR 400,000Exempt SuppliesSAR 100,000SAR 60,000(Commercial real estate)The company is entitledfor full deductionSAR 50,000(Internet and softwareexpenses) Input taxthat cannot be directlyattributed to taxable orexempt suppliesSAR 15,000(Residential real estate)Non-deductible