Article 37-5Special Provisions on Taxation of Capital Gains in the Case of Replacement and Exchange for the Construction of Medium- and High-Rise Fireproof Buildings, etc. on Land, etc. in Built-Up Urban Areas, etc.
第三十七条の五（既成市街地等内にある土地等の中高層耐火建築物等の建設のための買換え及び交換の場合の譲渡所得の課税の特例）
Where an individual transfers an asset held by the individual that is listed in the left-hand column of any item of the following table (for an asset listed in the left-hand column of item (i), excluding one used for the individual's business; hereinafter referred to as a "transferred asset" in this paragraph, the following paragraph and paragraph (5)) (the transfer includes lending of real property, etc. giving rise to capital gains, and excludes a transfer to which the provisions of Articles 33 through 33-4, Articles 34 through 35-3, Article 36-2 or Article 37 apply and a transfer by gift, exchange or capital contribution; hereinafter the same applies in this Article), and, by December 31 of the year that includes the date of the transfer, acquires an asset listed in the right-hand column of that item (the acquisition includes construction, and excludes acquisition by gift, exchange or lease transaction without transfer of ownership; hereinafter the same applies in this Article), and, within one year from the date of the acquisition, uses the asset so acquired (hereinafter referred to as a "replacement asset" in this paragraph, paragraph (4) and paragraph (5)), in the case of a replacement asset under item (i) of the table, for the individual's residence (including the residence of a relative of the individual; hereinafter the same applies in this paragraph) (excluding the case where the individual ceases to use it for residence within that period), or, in the case of a replacement asset under item (ii) of the table, for the individual's business or residence (excluding the case where the individual ceases to use it for these purposes within that period), or expects to use it for these purposes, the provisions of Article 31 or Article 32 apply by deeming that the transferred asset was not transferred, where the revenue from the transfer is the acquisition price of the replacement asset or less, or by deeming that the portion of the transferred asset specified by Cabinet Order as corresponding to the excess amount was transferred, where that revenue exceeds that acquisition price.
| Transferred asset | Replacement asset |
| (i) Land or a right existing on land (hereinafter referred to as "land, etc." in this Article), a building (including its associated facilities; hereinafter the same applies in this Article) or a structure located within an area or district listed below, which is transferred to be used for a project specified by Cabinet Order to construct a medium- and high-rise fireproof building with four or more floors above ground (hereinafter referred to as a "medium- and high-rise fireproof building" in this Article) on the land, etc. or on the land, etc. used as the site of the building or structure (hereinafter referred to as a "specified private redevelopment project" in this paragraph) (limited to those located within the area of land where the specified private redevelopment project is implemented) (a) a built-up urban area, etc. prescribed in the left-hand column of item (ii) of the table in Article 37, paragraph (1) (excluding the area listed in (d) of that column) (b) a district designated in a city plan prescribed in Article 4, paragraph (1) of the City Planning Act as a district listed in Article 2-3, paragraph (1), item (ii) of the Urban Renewal Act, or any other district specified by Cabinet Order as similar thereto (excluding a district located within the area listed in (a)) | A medium- and high-rise fireproof building constructed on the land, etc. through the implementation of the specified private redevelopment project, or a medium- and high-rise fireproof building specified by Cabinet Order constructed within the district where the specified private redevelopment project is implemented (limited to a district designated in a city plan prescribed in Article 4, paragraph (1) of the City Planning Act as a district listed in Article 2-3, paragraph (1), item (ii) of the Urban Renewal Act, or any other district specified by Cabinet Order as similar thereto) through the implementation of another specified private redevelopment project or any other project specified by Cabinet Order carried out within that district (including the land, etc. used as the site of these buildings), or a structure pertaining to these buildings |
| (ii) Land, etc., a building or a structure located within an area listed below, which is transferred to be used for a project to construct mid-to-high-rise fire-proof housing with three or more floors above ground (limited to a building used mainly as housing that is specified by Cabinet Order; hereinafter the same applies in this paragraph) on the land, etc. or on the land, etc. used as the site of the building or structure (limited to those located within the area of land where the project is implemented, and excluding those falling under the assets listed in the preceding item) (a) a built-up urban area, etc. prescribed in (a) of the left-hand column of the preceding item (b) of the suburban development zone prescribed in Article 2, paragraph (4) of the Metropolitan Area Readjustment Act, the suburban development area prescribed in Article 2, paragraph (4) of the Kinki Area Adjustment Act, or the urban development area prescribed in Article 2, paragraph (3) of the Chubu Area Development and Improvement Act (Act No. 102 of 1966) (excluding the area listed in (c) of the left-hand column of item (ii) of the table in Article 37, paragraph (1)), an area specified by Cabinet Order as an area equivalent to the built-up urban area, etc. listed in (a) (c) the area of a central urban area joint housing supply project prescribed in Article 7, paragraph (6) of the Act on Vitalization in City Center that is carried out based on a certified basic plan prescribed in Article 12, paragraph (1) of that Act (limited to a project carried out in an integrated manner with a project to develop urban welfare facilities prescribed in paragraph (4) of that Article) | Fire-proof housing constructed on the land, etc. through the implementation of the project (including the land, etc. used as the site of the fire-proof housing), or a structure pertaining to the fire-proof housing |
個人が、その有する資産で次の表の各号の上欄に掲げるもの（第一号の上欄に掲げる資産にあつては、当該個人の事業の用に供しているものを除く。以下この項、次項及び第五項において「譲渡資産」という。）の譲渡（譲渡所得の基因となる不動産等の貸付けを含むものとし、第三十三条から第三十三条の四まで、第三十四条から第三十五条の三まで、第三十六条の二若しくは第三十七条の規定の適用を受けるもの又は贈与、交換若しくは出資によるものを除く。以下この条において同じ。）をした場合において、当該譲渡の日の属する年の十二月三十一日までに、当該各号の下欄に掲げる資産の取得（建設を含むものとし、贈与、交換又は所有権移転外リース取引によるものを除く。以下この条において同じ。）をし、かつ、当該取得の日から一年以内に、当該取得をした資産（以下この項、第四項及び第五項において「買換資産」という。）を、第一号の買換資産にあつては当該個人の居住の用（当該個人の親族の居住の用を含む。以下この項において同じ。）に供したとき（当該期間内に居住の用に供しなくなつたときを除く。）、若しくは第二号の買換資産にあつては当該個人の事業の用若しくは居住の用に供したとき（当該期間内にこれらの用に供しなくなつたときを除く。）、又はこれらの用に供する見込みであるときは、当該譲渡による収入金額が当該買換資産の取得価額以下である場合にあつては当該譲渡資産の譲渡がなかつたものとし、当該収入金額が当該取得価額を超える場合にあつては当該譲渡資産のうちその超える金額に相当するものとして政令で定める部分の譲渡があつたものとして、第三十一条又は第三十二条の規定を適用する。
| 譲渡資産 | 買換資産 |
| 一 次に掲げる区域又は地区内にある土地若しくは土地の上に存する権利（以下この条において「土地等」という。）、建物（その附属設備を含む。以下この条において同じ。）又は構築物で、当該土地等又は当該建物若しくは構築物の敷地の用に供されている土地等の上に地上階数四以上の中高層の耐火建築物（以下この条において「中高層耐火建築物」という。）の建築をする政令で定める事業（以下この項において「特定民間再開発事業」という。）の用に供するために譲渡をされるもの（当該特定民間再開発事業の施行される土地の区域内にあるものに限る。） イ 第三十七条第一項の表の第二号の上欄に規定する既成市街地等（同欄のニに掲げる区域を除く。） ロ 都市計画法第四条第一項に規定する都市計画に都市再開発法第二条の三第一項第二号に掲げる地区として定められた地区その他これに類する地区として政令で定める地区（イに掲げる区域内にある地区を除く。） | 当該特定民間再開発事業の施行により当該土地等の上に建築された中高層耐火建築物若しくは当該特定民間再開発事業の施行される地区（都市計画法第四条第一項に規定する都市計画に都市再開発法第二条の三第一項第二号に掲げる地区として定められた地区その他これに類する地区として政令で定める地区に限る。）内で行われる他の特定民間再開発事業その他の政令で定める事業の施行により当該地区内に建築された政令で定める中高層の耐火建築物（これらの建築物の敷地の用に供されている土地等を含む。）又はこれらの建築物に係る構築物 |
| 二 次に掲げる区域内にある土地等、建物又は構築物で、当該土地等又は当該建物若しくは構築物の敷地の用に供されている土地等の上に地上階数三以上の中高層の耐火共同住宅（主として住宅の用に供される建築物で政令で定めるものに限る。以下この項において同じ。）の建築をする事業の用に供するために譲渡をされるもの（当該事業の施行される土地の区域内にあるものに限るものとし、前号に掲げる資産に該当するものを除く。） イ 前号の上欄のイに規定する既成市街地等 ロ 首都圏整備法第二条第四項に規定する近郊整備地帯、近畿圏整備法第二条第四項に規定する近郊整備区域又は中部圏開発整備法（昭和四十一年法律第百二号）第二条第三項に規定する都市整備区域（第三十七条第一項の表の第二号の上欄のハに掲げる区域を除く。）のうち、イに掲げる既成市街地等に準ずる区域として政令で定める区域 ハ 中心市街地の活性化に関する法律第十二条第一項に規定する認定基本計画に基づいて行われる同法第七条第六項に規定する中心市街地共同住宅供給事業（同条第四項に規定する都市福利施設の整備を行う事業と一体的に行われるものに限る。）の区域 | 当該事業の施行により当該土地等の上に建築された耐火共同住宅（当該耐火共同住宅の敷地の用に供されている土地等を含む。）又は当該耐火共同住宅に係る構築物 |
The provisions of the preceding paragraph apply mutatis mutandis where an individual who has transferred a transferred asset expects to acquire an asset listed in the right-hand column of any item of the table in that paragraph within the designated acquisition period (meaning the period from January 1 to December 31 of the year following the year that includes the date of the transfer (where, due to unavoidable circumstances specified by Cabinet Order, it is difficult to acquire an asset listed in the right-hand column of any item of the table in that paragraph by that date, and the individual has obtained the approval of the district director pursuant to the provisions of Cabinet Order, the period up to the date, within two years after that date, that the district director has recognized as the date by which the asset can be acquired)), and expects to use the asset so acquired for the individual's business or residence prescribed in that paragraph within one year from the date of the acquisition. In this case, the term "acquisition price" in that paragraph is deemed to be replaced with "estimated amount of the acquisition price".
前項の規定は、譲渡資産の譲渡をした個人が、取得指定期間（当該譲渡をした日の属する年の翌年の一月一日から同年の十二月三十一日までの期間（政令で定めるやむを得ない事情があるため、同日までに同項の表の各号の下欄に掲げる資産の取得をすることが困難である場合において、政令で定めるところにより税務署長の承認を受けたときは、当該資産の取得をすることができるものとして、同日後二年以内において当該税務署長が認定した日までの期間）をいう。）内に同表の各号の下欄に掲げる資産の取得をする見込みであり、かつ、当該取得の日から一年以内に当該取得をした資産を当該個人の同項に規定する事業の用又は居住の用に供する見込みであるときについて準用する。この場合において、同項中「取得価額」とあるのは、「取得価額の見積額」と読み替えるものとする。
The provisions of Article 37, paragraphs (6) through (9), Article 37-2 and Article 37-3, paragraph (4) apply mutatis mutandis where the provisions of paragraph (1) (including as applied mutatis mutandis pursuant to the preceding paragraph; the same applies in the following paragraph) apply. In this case, the terms and phrases listed in the middle column of the following table that appear in the provisions listed in the left-hand column of that table are deemed to be replaced with the terms and phrases listed in the right-hand column of that table.
| Article 37, paragraph (6) | the provisions of paragraph (1), that paragraph | the provisions of Article 37-5, paragraph (1) (including as applied mutatis mutandis pursuant to paragraph (2) of that Article; hereinafter the same applies in this paragraph, the following paragraph and Article 37-3, paragraph (4)), Article 37-5, paragraph (1) |
| Article 37, paragraph (7) | paragraph (1) | Article 37-5, paragraph (1) |
| Article 37, paragraph (8) | the table in paragraph (1) | the table in Article 37-5, paragraph (1) |
| the designated acquisition period prescribed in paragraph (4) | the designated acquisition period (meaning the designated acquisition period prescribed in paragraph (2) of that Article; hereinafter the same applies in this paragraph and in paragraph (2), item (ii) of the following Article) | |
| that paragraph and the following Article | the following Article and Article 37-5, paragraph (2) | |
| the designated acquisition period prescribed in that paragraph | the designated acquisition period | |
| Article 37-2, paragraph (1) | paragraph (1) of the preceding Article | Article 37-5, paragraph (1) |
| the business of the individual located within the area prescribed in the right-hand column of the respective items of the table in that paragraph | the individual's business or residence prescribed in that paragraph | |
| Article 37-2, paragraph (2) | paragraph (4) of the preceding Article | Article 37-5, paragraph (2) |
| paragraph (4) of that Article | paragraph (2) of that Article | |
| acquired an asset listed in the right-hand column of the respective items of the table in paragraph (1) of the preceding Article | acquired an asset listed in the right-hand column of the respective items of the table in Article 37-5, paragraph (1) | |
| paragraph (4) of that Article | paragraph (2) of that Article | |
| there is an excess or shortfall in its acquisition price relative to the estimated amount of the acquisition price, or where there is an excess or shortfall in the amount of the portion deemed to have been transferred as prescribed in paragraph (1) of that Article because the area of the replacement asset has come to differ from the area referred to in paragraph (4) of that Article, because the classification of the replacement asset (limited to one pertaining to item (iii) of that table; hereinafter the same applies in this item) among the areas listed in the items of paragraph (10) of that Article has come to differ from the classification among the areas listed in those items of the asset that the person expected to acquire and use for business as referred to in paragraph (4) of that Article, or because the determination as to whether the replacement asset falls under the principal office assets prescribed in paragraph (10) of that Article has come to differ from that determination for the asset that the person expected to acquire and use for business as referred to in paragraph (4) of that Article | there is an excess or shortfall in its acquisition price relative to the estimated amount of the acquisition price | |
| does not acquire an asset listed in the right-hand column of the respective items of the table in paragraph (1) of the preceding Article, or paragraph (4) of that Article | does not acquire an asset listed in the right-hand column of the respective items of the table in Article 37-5, paragraph (1), or paragraph (2) of that Article | |
| the business referred to in that paragraph | the business or residence prescribed in paragraph (1) of that Article | |
| Article 37-2, paragraph (4) | Article 37-2, paragraph (1) | Article 37-2, paragraph (1) as applied mutatis mutandis pursuant to Article 37-5, paragraph (3) |
| Article 37-3, paragraph (4) | Article 37, paragraph (1) | Article 37-5, paragraph (1) |
第三十七条第六項から第九項まで、第三十七条の二及び第三十七条の三第四項の規定は、第一項（前項において準用する場合を含む。次項において同じ。）の規定を適用する場合について準用する。この場合において、次の表の上欄に掲げるこれらの規定中同表の中欄に掲げる字句は、それぞれ同表の下欄に掲げる字句に読み替えるものとする。
| 第三十七条第六項 | 第一項の規定は、同項 | 第三十七条の五第一項（同条第二項において準用する場合を含む。以下この項及び次項並びに第三十七条の三第四項において同じ。）の規定は、第三十七条の五第一項 |
| 第三十七条第七項 | 第一項 | 第三十七条の五第一項 |
| 第三十七条第八項 | 第一項の表 | 第三十七条の五第一項の表 |
| 第四項に規定する取得指定期間 | 取得指定期間（同条第二項に規定する取得指定期間をいう。以下この項及び次条第二項第二号において同じ。） | |
| 同項及び次条 | 次条及び第三十七条の五第二項 | |
| 同項に規定する取得指定期間 | 取得指定期間 | |
| 第三十七条の二第一項 | 前条第一項 | 第三十七条の五第一項 |
| 同項の表の各号の下欄に規定する地域内にある当該個人の事業の用 | 当該個人の同項に規定する事業の用又は居住の用 | |
| 第三十七条の二第二項 | 前条第四項 | 第三十七条の五第二項 |
| に同条第四項 | に同条第二項 | |
| 前条第一項の表の各号の下欄に掲げる資産の取得をした | 第三十七条の五第一項の表の各号の下欄に掲げる資産の取得をした | |
| 同条第四項に | 同条第二項に | |
| とき、又はその買換資産の地域が同条第四項の地域と異なることとなつたこと、その買換資産（同表の第三号に係るものに限る。以下この号において同じ。）の同条第十項各号に掲げる地域の区分が、同条第四項の取得をし、事業の用に供する見込みであつた資産の当該各号に掲げる地域の区分と異なることとなつたこと若しくはその買換資産が同条第十項に規定する主たる事務所資産に該当するかどうかの判定が、同条第四項の取得をし、事業の用に供する見込みであつた資産の当該判定と異なることとなつたことにより同条第一項に規定する譲渡があつたものとされる部分の金額に過不足額があるとき | とき | |
| 前条第一項の表の各号の下欄に掲げる資産の取得をせず、又は同条第四項 | 第三十七条の五第一項の表の各号の下欄に掲げる資産の取得をせず、又は同条第二項 | |
| 同項の事業の用 | 同条第一項に規定する事業の用若しくは居住の用 | |
| 第三十七条の二第四項 | 第三十七条の二第一項 | 第三十七条の五第三項において準用する第三十七条の二第一項 |
| 第三十七条の三第四項 | 第三十七条第一項 | 第三十七条の五第一項 |
Where, for a person who has received the application of the provisions of paragraph (1) (excluding a person who is no longer allowed the special provisions under paragraph (1) because the person has filed an amended return under Article 37-2, paragraph (1) or paragraph (2) as applied mutatis mutandis pursuant to the preceding paragraph or has received a reassessment under paragraph (3) of that Article as applied mutatis mutandis pursuant to the preceding paragraph), the amount of depreciation allowance under Article 49, paragraph (1) of the Income Tax Act pertaining to the replacement asset is calculated, or, where there is a transfer (including lending of real property, etc. giving rise to capital gains), inheritance, bequest or gift of the replacement asset on or after the date of its acquisition, the amount of capital gains is calculated, the acquisition price of the replacement asset is, pursuant to the provisions of Cabinet Order, the amount specified in the following items according to the category of cases listed in those items (where there are expenses incurred for the transfer referred to in paragraph (1), the amount obtained by adding the amount of those expenses calculated pursuant to the provisions of Cabinet Order):
第一項の規定の適用を受けた者（前項において準用する第三十七条の二第一項若しくは第二項の規定による修正申告書を提出し、又は前項において準用する同条第三項の規定による更正を受けたため、第一項の規定による特例を認められないこととなつた者を除く。）の買換資産に係る所得税法第四十九条第一項の規定による償却費の額を計算するとき、又は当該買換資産の取得の日以後その譲渡（譲渡所得の基因となる不動産等の貸付けを含む。）、相続、遺贈若しくは贈与があつた場合において、譲渡所得の金額を計算するときは、政令で定めるところにより、当該買換資産の取得価額は、次の各号に掲げる場合の区分に応じ当該各号に定める金額（第一項の譲渡に要した費用があるときは、政令で定めるところにより計算した当該費用の金額を加算した金額）とする。
where the revenue from the transfer referred to in paragraph (1) exceeds the acquisition price of the replacement asset: the amount calculated pursuant to the provisions of Cabinet Order as the amount of the portion of the acquisition price, etc. of the asset so transferred other than the portion corresponding to the excess amount;
where the revenue from the transfer referred to in paragraph (1) is equal to the acquisition price of the replacement asset: the amount equivalent to the acquisition price, etc. of the asset so transferred;
where the revenue from the transfer referred to in paragraph (1) is less than the acquisition price of the replacement asset: the amount equivalent to the amount obtained by adding the shortfall to the acquisition price, etc. of the asset so transferred.
Where an individual exchanges an asset held by the individual that falls under a transferred asset (hereinafter referred to as an "asset transferred by exchange" in this paragraph) for an asset that falls under a replacement asset (hereinafter referred to as an "asset acquired by exchange" in this paragraph) (excluding an exchange specified by Cabinet Order; hereinafter the same applies in this paragraph) (including the case where the individual receives or pays an exchange balancing payment), or exchanges an asset transferred by exchange for an asset other than an asset acquired by exchange and receives an exchange balancing payment (hereinafter referred to as the "case of an exchange for other assets" in this paragraph), the following applies for the purpose of applying the provisions of paragraph (1) (including as applied mutatis mutandis pursuant to paragraph (2)) and the preceding paragraph and the provisions of Article 37, paragraphs (6), (7) and (9), Article 37-2 and Article 37-3, paragraph (4) as applied mutatis mutandis pursuant to paragraph (3):
個人が、その有する資産で譲渡資産に該当するもの（以下この項において「交換譲渡資産」という。）と買換資産に該当する資産（以下この項において「交換取得資産」という。）との交換（政令で定める交換を除く。以下この項において同じ。）をした場合（交換差金を取得し、又は支払つた場合を含む。）又は交換譲渡資産と交換取得資産以外の資産との交換をし、かつ、交換差金を取得した場合（以下この項において「他資産との交換の場合」という。）における第一項（第二項において準用する場合を含む。）及び前項の規定並びに第三項において準用する第三十七条第六項、第七項及び第九項、第三十七条の二並びに第三十七条の三第四項の規定の適用については、次に定めるところによる。
the asset transferred by exchange (in the case of an exchange for other assets, limited to the portion specified by Cabinet Order as corresponding to the exchange balancing payment) is deemed to have been transferred as referred to in paragraph (1) by the individual on the date of the exchange for an amount equivalent to the value of the asset as of that date;
当該交換譲渡資産（他資産との交換の場合にあつては、交換差金に対応するものとして政令で定める部分に限る。）は、当該個人が、その交換の日において、同日における当該資産の価額に相当する金額をもつて第一項の譲渡をしたものとみなす。
the asset acquired by exchange is deemed to have been acquired as referred to in paragraph (1) by the individual on the date of the exchange for an amount equivalent to the value of the asset as of that date.
Where an individual has transferred an asset held by the individual that is listed in the left-hand column of item (i) of the table in paragraph (1), and the case falls under the case specified by Cabinet Order as one where there are special circumstances that make it difficult for the individual to acquire, out of the assets listed in the right-hand column of that item, the medium- and high-rise fireproof building referred to in that item or a structure pertaining to that medium- and high-rise fireproof building, if the asset so transferred is one whose holding period prescribed in Article 31, paragraph (2) is 10 years or less as of January 1 of that year and that falls under residential property prescribed in Article 31-3, paragraph (2), the capital gains from the transfer are deemed to fall under the capital gains prescribed in paragraph (1) of that Article, and the provisions of that Article apply.
The particulars to be stated in the final return in the case where the individual referred to in the preceding paragraph receives the application of the provisions of Article 31-3 pursuant to the provisions of that paragraph, and other necessary matters concerning the application of the provisions of that Article are specified by Cabinet Order.