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SAC Codes in GST: A Comprehensive Guide

SAC Codes in GST A Comprehensive Guide

SAC Codes in GST: A Comprehensive Guide

The introduction of the Harmonized System of Nomenclature (HSN) and Service Accounting Code (SAC) systems by the Central Board of Indirect Tax and Customs (CBIC) played a pivotal role in simplifying the classification of goods and services during the adoption of the Goods and Services Tax (GST) in India. In this article, we delve into the world of SAC codes, offering insights into their significance and functionality.

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What is the SAC code in GST?

The SAC code, which stands for Service Accounting Code, is used in India to classify and determine the applicability of GST on services provided within the country. It functions similarly to the Harmonized System Nomenclature (HSN) code used for Indian goods. Still, the SAC system is based on the Central Product Classification of the United Nations (UNCPC), with modifications tailored to the Indian context.

The SAC code system is crucial for identifying, categorizing, quantifying, and assessing GST on services in India. It is important to note that all explanations for service classification in India are rooted in the UNCPC system’s guidelines, with adjustments recommended by the committee responsible for implementing the SAC system in India.

Under the GST regime, services categorized under the SAC code are subject to five different tax rates: 0%, 5%, 12%, 18%, and 28%. Consequently, if a service is not listed on the SAC code or lacks a specific SAC code, it defaults to an 18% GST rate.

The allocation of specific SAC codes to various services allows the government to effectively analyze GST revenues generated from different service categories. These SAC codes are intricately linked to particular types of services, facilitating revenue tracking and management.

Click here to know more about SAC Codes for various Services & its Rates

What is a Service Accounting Code (SAC)?

A Service Accounting Code, or SAC under GST, is a unique six-digit number used to classify services for taxation purposes. SAC codes are structured to provide information about the nature of the service. They always begin with the number 99, signifying the service category. The subsequent four digits further define the specific type of service.

To illustrate, consider the SAC code for general construction services encompassing single-family homes, multi-dwelling units, and multi-story residential buildings, which is 995411.

Breaking it down:

  • The initial “99” in all SAC codes indicates the category referring to services.
  • The following “54” represents the primary service category, which, in this case, is “construction services.”
  • Finally, the unique nature of the primary service, such as “general construction services of buildings,” is specified by the “service code” of 11.

What is the use of the Service Accounting Code in GST?

The Service Accounting Code (SAC) in GST serves several essential purposes, including:

  • Service Identification: SAC codes assign a unique code to each service, making distinguishing and categorising various services easier. This systematic approach helps better classify and track services for taxation purposes.
  • GST Rate Determination: SAC codes are crucial in determining the applicable GST rate for specific services. By referencing the SAC code associated with a service, GST taxpayers can quickly ascertain the correct tax rate that applies to the services they provide.
  • GST Registration: GST taxpayers are required to use SAC codes when registering on the GST portal. These codes help to specify the precise specification of services offered by the taxpayer, ensuring compliance with the GST regulations.
  • Invoicing: GST taxpayers must include the relevant SAC code on their invoices when billing their clients for services. This ensures transparency in the tax calculation and helps clients understand the GST implications on the services they receive.
  • GST Returns: Taxpayers must report service-related transactions using the appropriate SAC codes when filing GST returns. This step is crucial for accurate tax reporting and compliance with GST regulations.

Service Accounting Codes (SAC) for Real Estate Agents

Real estate agents offering various services fall under specific SAC codes for GST purposes. Here are the relevant SAC codes for real estate brokers:

  • SAC Code 997221 applies to property management services provided under a contract or for a charge.
  • SAC Code 997222 covers building sales conducted under a contract or on a fee/commission basis.
  • SAC Code 997223 pertains to land sales conducted under a contract or on a fee/commission basis.
  • SAC Code 997224: Real estate evaluation services fall under this code and are offered under a contract or for a charge.

For all real estate services provided on a fee/commission basis or under a contract, the applicable GST rate is 18%.

These SAC codes are essential for real estate agents to accurately classify their services for GST purposes and determine the appropriate tax rate for their transactions.

Service Accounting Codes (SAC) for Real Estate Services Involving Owned or Leased Property

Real estate services related to owned or leased property are categorized under specific SAC codes for GST purposes. Here are the relevant SAC codes for such services:

  • SAC Code 997211 applies to rental or leasing services involving owned or leased residential property.
  • SAC Code 997212 covers rental or leasing services involving owned or leased non-residential property.
  • SAC Code 997213: This code pertains to trade services of buildings.
  • SAC Code 997214: Trade services related to time-share properties fall under this code.
  • SAC Code 997215: Trade services involving vacant and subdivided land are classified under this code.

It’s important to note that services involving renting out residential properties for habitation are exempt from tax. However, the applicable GST rate for additional rental services is 18%. These SAC codes help accurately categorise and tax real estate services involving owned or leased properties.

How do you find the Service Accounting Code number for a property?

To find the Service Accounting Code (SAC) number for a property, you can follow these steps:

  • Check the Property Tax Bill: The SAC number for a property is typically mentioned on the property tax bill you receive from the local government or tax authority. Look for your property’s unique identification number or code on the bill. The SAC number may be included alongside the amount of tax due.
  • Contact the Local Property Tax Office: If you can’t find the SAC number on your tax bill or have any doubts, it’s best to contact your local property tax office or the relevant government agency responsible for property taxation. They can provide you with the correct SAC number for your property.
  • Provide Property Information: When contacting the tax office, be prepared to provide information about your property, including its address and any other details that may be requested. This information will help them locate the SAC number associated with your property.
  • Registration: Sometimes, your property may not have a SAC number if it hasn’t been appropriately registered with the local government or tax authorities. If this is the case, you may need to complete the registration process for your property, after which you will be assigned a SAC number.

Remember that the SAC number is crucial for property taxation and identification purposes, so it’s essential to ensure that you have the correct SAC number associated with your property to pay property taxes accurately and on time.

Why is the SAC number significant?

The SAC number is crucial for several important reasons:

  • Property Identification: The SAC number is a vital identifier for properties in tax records, ensuring each property is uniquely distinguished. This is essential for accurate property tax assessments and administration.
  • Owner Identification: It links the property to its rightful owner in tax records, facilitating the identification of property owners. This information is vital for communication and correspondence related to property taxes and assessments.
  • Tax Payment: Property owners use the SAC number to pay their property taxes accurately. It ensures that tax payments are associated with the correct property, preventing errors and discrepancies.
  • Property Transfer: When ownership of a property changes, a new SAC number may be issued to reflect the change. This ensures that tax records are up-to-date and the responsibility for property taxes shifts to the new owner.
  • Legal Compliance: Maintaining a valid SAC number is essential for legal compliance with local tax regulations. Property owners without a SAC number must register their property and obtain one to fulfil their tax obligations.

In summary, the SAC number plays a pivotal role in property taxation, helping identify properties and owners, track tax payments, and ensure compliance with tax regulations. It is an integral component of property tax administration and ownership records.


In conclusion, the Service Accounting Code (SAC) number uniquely identifies registered properties with the local government. It plays a crucial role in property taxation by identifying the property and its owner in tax records and tracking property tax payments. Property owners must have a valid SAC number to fulfil their tax obligations. If a property lacks a SAC number, the owner must register it with the local government to obtain one. Understanding the SAC number is essential for property owners when paying property taxes.

Obtain the  SAC Code for Your Products

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