The CGT rate changes were, perhaps, less far-reaching than many might have expected. The commitment to the preservation of the current rate of corporation tax and the capital allowances regime will be welcome news to investors, as will the confirmation that the new Reserved Investor Fund (RIF) regime will continue to be introduced.
There were several key pledges to boost the real estate sector as the Budget outlined measures designed to encourage economic growth and attract investment. These included the confirmation of the introduction of the Reserved Investor Fund, as well as a commitment from the Government to invest in affordable housing, long-term funding commitments for social housing providers and reforms to the planning system to boost housing supply.
Capital Gains Tax
Increases in the rates of CGT were widely speculated and expected. The basic rate will increase from 10% to 18% and the higher rate from 20% to 24%, which apply to disposals of assets other than residential property and carried interest from 30 October 2024. This aligns the main rates with the existing rates applicable to disposals of residential property.
Business asset disposal relief (BADR), which provides CGT relief to individuals on the first £1m of capital gains for some disposals of trading assets, has also been preserved although there will be a staggered increase to the applicable relief rate from 10% to 14% from 6 April 2025 and a further increase from 14% to 18% from 6 April 2026.
Carried interest
For carried interest returns taxed as capital receipts, the existing basic and higher rates of 18% and 28% will be replaced by a single rate of 32% for gains arising on or after 6 April 2025. This will apply for a year only, with extensive reform to the taxation of carried interest returns to be introduced thereafter.
From April 2026, subject to consultation, carried interest returns will be treated as profits of a trade carried on by the individual and accordingly subject to income tax and Class 4 national insurance contributions (NIC). This new regime will reduce the amount of ‘qualifying’ carried interest subject to taxation by 72.5%, with qualifying carried interest broadly defined as any carried interest not treated as income-based carried interest (IBCI). The definition of ICBI will also be expanded to remove the exclusion for carried interest arising in respect of an employment related security, to ensure that the IBCI rules apply to all fund managers receiving carried interest. The details around the definition of ‘qualifying’ carried interest will be consulted on.
Changes to the taxation of carried interest were expected, and the rate change is significant. However, it’s worth noting that not all ‘promote’ or performance related return arrangements in real estate structures will fall within the specific carried interest rules in UK tax legislation and so the normal rates of CGT may be preserved.
Corporate taxes
A ‘Corporate Tax Roadmap’ was announced to outline the Government’s intentions for the corporate tax system. Whilst some areas of the existing legislation are set to stay, including the main rate of corporation tax at 25%, the existing capital allowances and research & development regimes, the roadmap indicates potential reforms to the UK transfer pricing rules. These include the potential removal of UK to UK transactions from scope and potential lowering of the thresholds for medium sized enterprise exemptions. Consultations on the existing diverted profits tax and permanent establishment rules will be published in Spring 2025, with a consultation on the capital allowances treatment of predevelopment costs is expected sooner.
The Government is set to implement the relevant statutory instrument to enable the enactment of the Reserved Investor Fund (RIF). This was legislated in the Spring 2024 Budget, however there had been a halt in the enactment of secondary legislation due to the change in Government. The Budget has confirmed that there will be no changes to the RIF in its current form and we can expect the statutory instrument to be published by April 2025.
Changes were also announced in relation to alternative finance tax rules for CGT, corporation tax, income tax and annual tax on enveloped dwellings (ATED), with the aim of aligning these rules with the treatment applicable to ‘conventional’ financing arrangements, whereby the key outcome prevents a capital gain being triggered on a refinancing event. This could be particularly relevant to the use of Shariah-compliant financing arrangements.
SDLT
The SDLT higher rate for additional dwellings (HRAD), which applies to individuals purchasing second properties which are not replacement main residences and any purchase of residential property by companies, will increase from 3% to 5%. In addition, the higher rate of SDLT for purchases of high-value property (value exceeding £500,000) by companies, and other corporate vehicles, will increase from 15% to 17%. Both measures will apply to all land transactions with an effective date (usually the date of completion) on or after 31 October 2024.
It was also confirmed that the temporary SDLT rates-threshold changes implemented in July 2023 will revert to normal with effect from 1 April 2025.
It is worth noting that all these measures are applicable only to land transactions in England and Northern Ireland and do not apply to land transactions in Scotland or Wales, where different devolved land transaction regimes apply.
Business rates
The Chancellor announced a commitment to lower the business rates multiplier for those in the retail, hospitality, and leisure sector. A permanent lower multiplier will be introduced by the 2026/27 rate year, funded by a higher rate for those with assessments over £500,000 rateable value. In the interim, the retail, hospitality and leisure rate will remain at the lower rate of 40%. The small business rates multiplier will be frozen at 49.9p for the 2025/26 rate year, whilst the standard multiplier will be uprated to 55.5p in line with September 2024 CPI inflation. In addition, the Government published a paper entitled “Transforming Business Rates” which aims to engage key stakeholders and invite industry dialogue on potential reforms, whilst outlining the Government’s plans to modify the current system.
Other personal taxes
The Chancellor also announced that the current remittance basis of taxation for non-UK domiciled individuals will be replaced with a residence-based regime from 6 April 2025. The previous Conservative Government had already announced some of these changes, so it was well anticipated that the Labour Government would replace the non-UK domicile regime.
Most relevant for real estate will be the impact of the new residence-based regime for inheritance tax (IHT) and how this will apply to excluded property trusts, a common real estate investment structure for many family offices with non-UK domiciled investors. In addition, there will be new limitations to agricultural property relief (APR) and business property relief (BPR) for IHT.