Well George Osborne,
in his Autumn statement, caused Melton Mowbray landlords to ask whether buy to let is a
viable investment option, when he announced that landlords, when buying another
buy to let property from April 2016 will have to pay an additional 3% stamp
duty on top of the standard rate.
So if
an investor wanted to buy a property in Melton for £123,000, before they would
not have had to pay a penny in stamp duty, but from April next year it will
be £3,690. Move up market and it means
that the stamp duty bill for a £285,000 buy to let home will rise from the
current £4,250 to £12,800 from April next year.
Some say property in Melton Mowbray will be worth less because potential landlords will not be willing to
pay as much for them, and if house builders or existing homeowners don't feel
they are going to get as much for them, then there is less motivation to build
/ sell them?... and the person we can blame for this is George himself.
Back in 2012, he chose to utilise the British housing market to kick start the
UK economy, with subsidies, Funding for
Lending and Help to Buy.
Others say this is the straw that breaks the camel’s back as
over the next four years Landlords will slowly lose the ability to offset all
their mortgage interest against tax on rental income, after changes announced
in the Summer Budget. At the moment, landlords can claim tax relief on buy
to let mortgage monthly interest repayments at the top level of tax they pay
(ie 40% or 45%).
However, over the next four years this will be reduced slowly
to the basic rate of tax – currently 20%.
Surely this
is the end of Buy to Let in Melton Mowbray? Probably.. but before we all
run to hills panicking .. let me give you another thought.
Stamp Duty rules were changed in December 2014. Before then,
landlords were eagerly buying up properties under the ‘old slab style Stamp
Duty’ system. For example, the stamp duty bill on that £285,000 property was
lower on the old slab style duty (pre Dec 2014), at £8,550, yet it isn’t a
million miles away from new £12,800 stamp duty bill. Interestingly though,
George has left a legal loophole in the new rules, because when it comes to
selling up, they can offset purchase
costs against any eventual capital gains tax, including stamp duty.
I believe that total returns from buy to let will continue
to outpace other investments, such as the stock market, gilts, bonds and even
pensions. Also, the best part about investing in property is that it is bricks
and mortar. You can touch it, you can feel it, and it isn’t controlled by some
City whiz kid in Canary Wharf .. the British understand property and that goes
a long way!
Buy to let has enough impetus behind it that prospective
landlords will continue to buy even with a larger stamp duty bill. Melton
Mowbray landlords will need to be savvy with what property they buy to ensure
the extra stamp duty costs are mitigated.
Buying buy to let property is a long term venture.
Now with these extra
taxes, the adage of ‘any old Melton Mowbray house will make money’ has gone out
the window. You wouldn’t dream of
investing in the stock market without at least looking in the newspapers or
taking advice and opinion from others, so why wouldnt you take the same advice
and opinion about buying a buy to let property in Melton Mowbray? please feel free to give me a call for honest, unbiased advice on potential buy to let investments. 01664 569700
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