The transfer of a property by a SCI is not just a line in the accounts or a signature at the notary’s office. Removing the asset from the balance sheet, recording the sale, calculating the taxable result: at each step, the reality on the ground disrupts the apparent logic of the figures. From one tax regime to another, the capital gain transforms, influences the entries, and even upsets the basic principles of real estate accounting.
Agency fees, registration fees, precise treatment of the net book value: if these amounts are poorly allocated, they open the door wide to errors. Just one uncertain allocation can undermine the entire accounting of the SCI, or even attract the attention of the administration during an audit.
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The sale of a property in a SCI: essential guidelines before opening the accounts
The real estate civil company (SCI) holds a unique position in wealth management. When it parts with an asset, the accounting and entries for real estate sales differ profoundly from the practices of a property dealer: where the SCI immobilizes its assets, the dealer sees inventory. This choice influences the entire process, from the accounting entries to the taxation.
Before finalizing any accounting operation, it becomes imperative to identify whether the SCI is subject to corporate tax or income tax. This parameter affects the method of calculating the capital gain, the type of declaration to be produced (2065 or 2031-SD), and even the very definition of net book value. Additional factors include the buyer’s situation, the application (or not) of VAT, the management of any works or ancillary costs, all of which dictate the accounting allocation to be adopted.
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The sale goes beyond the simple removal of an asset. Collected or deducted VAT to be settled, strict adherence to the general accounting plan, consideration of accumulated depreciation: each step is crucial to ensure the accuracy of the result. In this changing landscape, the support of a chartered accountant or a dedicated tool is not a luxury. It is a safeguard against forgetfulness and imprecision, from the initial compromise to the finalization at the notary’s office. The outcome: the reliability of the accounts, the trust of the partners, and proof of sound management.
The fundamental entries to record the transfer of the asset
In the case of a disposal of fixed assets in a SCI, everything begins with the removal of the asset from the fixed assets. The asset is removed from account 2151 (built property), while the accumulated depreciation recorded in account 28151 is reinstated. The net book value (NBV), obtained by the difference between the acquisition price and depreciation, serves as a benchmark for this withdrawal.
Upon sale, the price excluding tax is credited to account 775 (“Proceeds from the disposal of fixed assets”), which will be replaced by account 757 starting in 2025 due to the reform of the general accounting plan. The exit of the NBV is recorded in counterpart via the debit of account 675 (soon to be 657).
When the transaction involves VAT, the collected amount is credited to account 4457. Depending on the asset’s history, a regularization of the previously deducted VAT may be required, especially if the use of the asset has changed since its purchase. The difference between the sale proceeds and the NBV results in a capital gain (or a loss) recorded for the calculation of the SCI’s result.
Let’s clarify the main movements to be recorded in the accounts:
- Debit the depreciation account (28151) for their accumulated amount
- Debit account 675 (or 657) for the NBV
- Credit account 2151 (initial value of the property)
- Credit account 775 (or 757) for the price excluding tax
- Credit account 4457 for the collected VAT, if applicable
The schemes may evolve depending on the nature of the transfer, the presence of a depreciation, or the tax choices made. Relying on specialized accounting software helps to ensure the reliability of each entry and document each step.
New standards and pitfalls to watch out for: selling a property in a SCI in 2025
Transferring a real estate asset via a SCI requires juggling with the new practices imposed by the evolution of the accounting plan. Starting in 2025, the abandonment of accounts 675 and 775 in favor of accounts 657 and 757 reshuffles the cards, necessitating immediate updates to internal procedures and settings.
The VAT, a well-known point of friction, requires distinguishing between VAT on margin and VAT on total price. The former only applies to old properties (more than five years) that have not undergone major works and only if the property is purchased from a private seller or a non-taxable entity. Many SCIs overlook this nuance, leading to tax adjustments, or worse, if the auditor catches it. In other cases, VAT applies to the total amount of the transaction, which can destabilize cash flow. A good strategy is to anticipate the regularization of the initially deducted VAT if the transfer changes the tax allocation of the property.
Taxation, whether corporate tax or income tax, should never be overlooked: the method of calculating the capital gain directly depends on it. Under corporate tax, all depreciation increases the taxable base; under income tax, the logic follows the regime for individuals. The choice of form (2065 or 2072) is not trivial and conditions the accuracy of the declarations.
To limit risks, it is essential to identify and incorporate relevant deductible expenses: notary fees, loan interest, condominium charges, property tax, works… Misclassifying or misallocating any of these expenses distorts the result and can trigger requests for justification. Validating the entire cycle with a chartered accountant or recognized software remains the best safeguard to maintain the accounting stability of the SCI.
When every account movement shapes the future of an asset, it is no longer just about calculation, but anticipation. The SCI that masters its accounting, line by line, grants itself the freedom of its future decisions and peace of mind in the face of a thorough tax audit.