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换房指南:2026年二手房交易税费一张表讲明白

  • 2026-02-09 05:53:33
换房指南:2026年二手房交易税费一张表讲明白
近期有二手房交易需求的买卖双方可在此文章中对交易过程产生的税费做到了解并且心中有数。
尤其是2026年1月1日财政部、税务总局对二手房交易增值税政策的实施直接影响着改善型家庭的置换成本。

政策新风向

  1. 增值税率实质性下调
  2. 契税优惠面积标准放宽（2024年开始）
  3. 换房退税政策延续（2022年开始至今）
以上重要信息归纳于下列一缆表
买卖双方视角：
先说买方：精准计算你的购房成本
你主要关注的是契税和少量固定费用，合理规划购房总成本。
首先明确购房资格和税率档位（可参考表格）
掌握计算基数。契税的计税价格为合同价与税务系统评估价中的较高者。这意味着即使在合同中压低了价格，若低于系统评估价，仍会按照较高的评估价计税。
对于近期希望通过二手房实现首次置业或改善居住的购房者当前政策是比较友好的，特别是140平方米以下住宅的契税优惠，降低了改善型购房的门槛。
再说卖方：
最大化利用税收优惠政策
建议你税务筹划重点在于充分利用时间条件和身份资格来享受税收优惠。
核心是把握“满二”和“满五唯一”两个关键时间节点。
持有时间的计算以房产证登记时间或契税完税证明上注明的时间为准，按孰先原则确定。
对于需要缴纳个税情况的，合理选择计税方式可节省不少开支。
房屋增值幅度较大时，采用核定征收（按总价1%）通常更为划算；
当房屋原值较高、增值有限时、核实征收（差额的20%）可能更有利。
当前政策的另一亮点就是换房退个税的政策延续至2027年底前，也直接降低了改善型庭的置换成本。
以下以一套总价500万元、面积120平方米、卖方原始购房价为300万的住宅为例，对比不同交易场景下的税费明细，买方假设为购买首套房。
通过对比
对卖方的建议
  • 务必核对“持有时间”与“唯一性”
  • 巧妙利用“退税政策”
对买方的提醒
买方成本相对固定，当下140M2以下契税仅为1%，是近年来历史低点。
关注卖方背景，理解对方税费构成，有助力判断其谈价空间。
最后：重点理解黄金法则
  • “满二”看增值税。
  • “满五唯一”个税关键
  • “换房退税”是当前红利，但注意时间点和限制性条件。
以上表格是全国性政策框架，实际操作前，务必在当地不动产登记中心或税务局核实为准，因为部分城市可能有额外的财政补贴或细则调整。
文章的总结归纳如有疏漏之处还请指正！感谢阅读！
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  1. CONNECT:[ UseTime:0.000869s ] mysql:host=127.0.0.1;port=3306;dbname=a_mffb;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.001562s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000594s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000563s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.001423s ]
  6. SELECT * FROM `set` [ RunTime:0.000560s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.001568s ]
  8. SELECT * FROM `article` WHERE `id` = 463814 LIMIT 1 [ RunTime:0.001559s ]
  9. UPDATE `article` SET `lasttime` = 1771241596 WHERE `id` = 463814 [ RunTime:0.031771s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 66 LIMIT 1 [ RunTime:0.000812s ]
  11. SELECT * FROM `article` WHERE `id` < 463814 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.009706s ]
  12. SELECT * FROM `article` WHERE `id` > 463814 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.001229s ]
  13. SELECT * FROM `article` WHERE `id` < 463814 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.008072s ]
  14. SELECT * FROM `article` WHERE `id` < 463814 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.007081s ]
  15. SELECT * FROM `article` WHERE `id` < 463814 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.017033s ]
0.256781s