Dividend versus BTL4 Jul 2019 00:50
https://www.moneysupermarket.com/landlord-insurance/buy-to-let-tax-relief/
Sell a BTL property, and buy BT shares.
If you think property has peaked, and accept the tax regime has become BTL hostile, consider BT.A instead.
Assume a property worth £500k generates £15k rent, after expenses, before mortgage interest.
Let's say there is £200k equity, plus £300k mortgage at 2%, so £6,000 interest.
In the good old days, £9,000 is taxable, fully deducting the interest.
From April 2020, if you pay higher rate tax, 40%, £9,000 pays 40%(£3,600), £6,000 pays 20% (£1,200).
You get to keep £4,200 = £15k rent - £6k interest - £4,800 tax
For 19 years, I was getting ~9% compound growth on the property, of course.
Now, do you really expect that growth to continue?
If you sell, and end up with £200k cash, you can buy 100,000 shares of BT.A, at £2.
At 15.4p, that means £15,400 a year.
The first £2,000 is tax free, due to the Dividend Allowance.
the remaining £13,400 is taxed at the higher rate of 32.5% ( 7.5% basic rate), which is £4,355.
So you get to keep £11,045 = £15,400 - £4,355.
Instead of £4,200.
1000 BTL landlords bringing £200k each across is £200million.
That should bump the share price up nicely, so you even get capital gains.
Just imagine that, Mary Poppins.