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Taxing times for UK property

Marcus Prevel of Nedgroup Trust examines some of the UK government’s rules that mean the tax cost of buying, owning and selling residential properties in the UK has increased.
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Published 4 January
3 mins

The UK, and London in particular, remains a magnet for international investors. In terms of UHNWIs (those with net assets over $30 million), London has the largest population with 4,944 – the most of any city in the world according to Knight Frank’s World Wealth Report 2019.

However, the UK government introduced rules in 2019 that mean the tax cost of buying, owning and selling residential properties in the UK has now increased, particularly for non-residents.remove the remaining advantage that non-residents had over UK residents investing in UK residential property, although UK commercial property advantages do still exist. If you are a non-resident owner of UK property, either directly or through trusts and companies, these new rules will affect you and your tax position.

 

The UK tax system is notoriously complex and can prove a minefield to navigate – there are different rules for residential and commercial properties, and these can vary depending on where the owner is resident for tax purposes.

 

For many years, the UK was seen as an attractive place for foreign investors in property and it was relatively simple for non-residents to legally avoid tax. This was usually achieved by holding the property through a company registered outside the UK.

 

However, the advantages of doing so diminished in April 2013 with the introduction of an annual tax on enveloped dwellings (ATED), which is charged on residential properties valued at more than £500,000 that are owned by certain companies. This tax applies to both UK and non-UK residents and is charged annually based on the value of the property. It was designed to discourage corporate ownership of UK residential properties that are occupied by non-qualifying individuals.

What changed in 2019?

Prior to April 2019, non-UK residents were only subject to UK capital gains tax (CGT) if they sold a UK residential property. There were two forms:

  1. Non-resident CGT (NRCGT) rules which applied to disposals by non-resident individuals, close companies, trusts and personal representatives; and
  2. ATED CGT rules that applied to disposals by companies subject to the ATED charge.

 

After 6 April 2019, the following changed:

  1. The NRCGT regime was extended beyond residential property and non-UK residents are now subject to UK tax on the disposal of all types of UK property, including land and commercial property (known as immovable property);
  2. The ATED-related CGT regime was abolished completely and companies making disposals of UK property are now subject to corporation tax instead; and
  3. An indirect CGT charge was introduced on disposals of shares in ‘property rich’ companies, which derive at least 75% of their value from UK land.

 

The abolition of ATED-related CGT presents a tax benefit for companies disposing of UK residential property in the future, as ATED-related CGT gains were charged at the rate of 28%, while the current corporation tax rate is 19%.

What tax is due?

Non-residential properties and shares of property-rich companies affected are automatically rebased to their 6 April 2019 market value (unless an election is made to use the original acquisition cost), so only the increase in value since April 2019 will be subject to tax. This means companies will need to obtain a valuation of their relevant properties as at 5 April 2019.

Gains realised on the disposal of a UK residential property remain subject to tax in respect of any increase in value since April 2015.

The table below shows a breakdown of the current tax rates on UK property disposals (June 2019):
Residential PropertyCommercial PropertyStocks and  Shares
 Individual 28% (18%) 20% (10%)20% (10%)
 Company 19% 19% 19%
 Trustee 28%20% 20%

The figures in brackets are for basic rate individual taxpayers.

UK rental income changes

UK rental income received by a non-UK resident company is also changing. It is currently subject to income tax at the basic rate (20%). However, under new changes to be introduced in April 2020, non-resident property holding companies will fall into the corporation tax regime, which means UK rental profits will then be taxed at 19%.

Should you require any further information, please do not hesitate to contact your usual Nedgroup Trust relationship manager who would be happy to discuss the topic with you.

 

Or if you wanted to find out more about how Nedgroup Trust, or Nedbank Private Wealth, provides end-to-end wealth services to our private and corporate clients, please get in touch using the links to the forms towards the end of this page.

Nedbank Private Wealth does not provide specialist tax advice, but it is important to take appropriate advice in relation to your individual tax circumstances. The use of investment companies is provided for illustrative purposes only, and is not to be read as an invitation or inducement to buy a service. This content does not constitute advice or a personal recommendation. Individuals should seek professional advice, based on their jurisdiction and personal circumstances, before making any financial decision.

about the author

Marcus Prevel

Marcus Prevel

Marcus joined Nedgroup Trust in 2001 and has 28 years of experience in the management of private client wealth, including 12 years at a major private bank providing a diverse range of banking, investment and estate planning services.

 

With Nedgroup Trust, Marcus has focused on the provision of trust and related services, assisting private clients resident in many jurisdictions. He has specialist knowledge of the South African markets, having worked closely with clients there since 2001.

 

Marcus has been a director of Nedgroup Trust since 2013 and is a full member of the Society of Trust and Estate Practitioners. 

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