For purpose of this question, we take 2020 and 2021 as normal years of operation with no COVID 19 situation.

Queen Elizabeth Hotel is a five star gazetted hotel in the Central Business District. It was closed for renovation on 1 Jan 2019 for a major additions and alterations. The entire additions and alterations are to increase the number of rooms from 200 to 238, to have 4 function rooms instead of 2 and to have 3 shops instead of 5 shops. The entire additions and alterations were completed on 21 March 2020.

The hotel opened only for operation on 1 June 2020. The hotel owner has furnished you, the IRAS officer, the following information:

Land area`			8,310m2
Gross floor area			27,474m2
Floor area of hotel rooms			16,470m2
Floor area for function rooms			1,846m2
Gross receipts collected I 2020 for hotel room sales			$6,080,913
Gross receipts collected 2020 for F&B outlets and function rooms			$2,815,776
Existing annual value before additions and alterations			$2,547,000
	Gross Rent (pm)	Service charge for common areas	Date of Letting
Shop 1 (20m2)	$4,300	$230	15 July 2020
Shop 2 (20m2)	vacant
Shop 3 (20m2)	$4,300	$230	1 June 2021

You are to assume that there is no change in the rental market of shops. Now with all information available, you have raised an assessment for 2021 Valuation List and recover tax.

1. Calculate the annual value for the 2021 Valuation List
2. Determine the effective date of recovery and give reason for the date given by you
3. Calculate the additional tax to be recovered by the Comptroller of Property Tax under S22(1) of the Property Tax Act.