英国买房,以公司名义还是个人名义才能实现利益最大化?

1495 天前

在英国,越来越多的房东通过以公司名义购买住宅房产的式进投资,公司名义与个人名义投资有何区别?哪些投资者合适通过公司投资呢?今天爱家小编给大家详细解释一下。


我们先来看看背景。


众所周知,租金作为一项个人收入,也需要纳税。英国政府推出过一项优惠政策:如果房东是通过抵押贷款购置房产,在为租金收入纳税时,可以从租金收入中扣除抵押贷款的还款利息。


2015年,时任财相奥斯本对这一政策进行了改革,要求逐年减少抵押贷款利息税减免比例,到2020年度完全取消。


因此从今年4月开始,个人通过抵押贷款方式购置房产用于出租时,不能再用抵押贷款利息来抵扣房租收入,全部租金当成盈利计算所得税。


因为个人投资者要缴纳的税增加,用公司名义买房的投资者就变多了。


那么通过公司投资房产与个人投资有何区别?


1. 个人所得税/盈利税


对于个人投资,租金的个税按照20%40%45%的比率分档纳税


公司的盈利税——去掉所有的物业、中介费等成本之后,盈利税的收税比例是19%,未来或将改成15%,而且仍然可以把利息还贷的部分当成公司的支出。

因此公司持有房产会比个人持有房产要少交很多税费。


2. 印花税

对于个人投资,第一套自住房的印花税较低,二套及以上的投资房产较高,而且明年41日起将正式开始对海外买家征收2%的额外印花税。非自住印花税额度如下表。



而将房产当作商业房产时,可以使用商业房产的税率,要求6套以上的房产使用同一个合同进行交易(即使这些房产的交房日期不一样);或6套房产中至少有1套为非民用住宅(酒店、学生宿舍、疗养院等)。商用房产税率如下表:



由此可见,利用商业房产印花税的税率来缴纳6套以上的房产税款更为划算。


3. 遗产税

如果投资人想将房产留给下一代,公司名下的房产可以设不同类型的股份、调整基结构等。投资人的孩成为公司股东时,公司名下房产出售后的所得就可以分配给股东。虽然这种公司分红也需要缴税,但相较个人转到孩子名下房产所缴纳的遗产税(免税基础额度 £325,000 之上的部分,税率40%)来说,还是具有优势的。


4. 年度住宅税


年度住宅税(ATED)是只针对公司名下的房产,如果房产在个人名下,则不需要缴纳。如下表:



年度住宅税有相应的税务减免政策,比如房屋出租给没有相互关联(没有亲属关系或者合伙人关系的)的第三方时,公司可获得税务减免。


5. 贷款


公司⽤于出租房屋的贷款需要选择商业贷款产品,相较于个⼈贷款而言,利率较高,借款方少,种类有限,借贷额度低,且对借贷人的要求高,并且通常也不是纯利息贷款,每月还贷金额较大。


但是因为看越来越多的投资者希望以公司形式借贷,极⼤的需求也使得对借贷⼈的限制逐渐放宽。


6. 管理

如果以公司的名义购置房产,需要注册SPV公司(Special Purpose Vehicle),需要请会计处理报税等事宜,而且会有一些额外的杂项开支(如律师费用),因此更为麻烦。而个人投资只需找好中介公司代为出租管理即可躺收房租。



哪些投资者合适通过公司投资呢?


一般来说公司投资适合:


个人收入高,个税比例高的人群;现金富裕,需要贷款额少的人群;长期持有房产数量较多的人群;考虑把房产传给下一代的人群等等。


通过公司投资房产有利有弊,具体还是要看投资人的个人情况。投资者需要慎重考虑,最好先咨询专业人士,衡量不同方案优势劣势,保证自己的利益最大化。

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