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Albania | Austria | Bulgaria | Croatia | Czech Republic | Hungary | Poland | Romania | Serbia | Slovakia | SloveniaMember of Crowe Horwath International (Zurich, Switzerland) – an association of separate and independent statutory auditors and consultants
Taxation of Real Estate transactions – PolandJune 2015
Małgorzata Dankowska - PartnerKrzysztof Kaczmarek - Managing Partner
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Agenda
I. TPA Horwath – who we are what we do
II. Current tax environment in Poland – overview
(BEPS, GAAR, TP)
III. Real Estate transactions - Asset deal vs share
deal
IV. Available structuring possibilities
V. Distribution of profits / Divestment
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TPA Horwath – who we are, what we do
9th place among the "Top Ten" professional service networks worldwide -
over 190 member firms in 118 countries
Over 680 offices and more than 29,000 staff
WORLDWIDE
IN EUROPE
11 countries
25 offices
Over 1000 employees
established in 2005
over 150 employees
3 offices: Warszawa, Poznań, Katowice
IN POLAND
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Current tax environment in Poland – overview
International Tax Law
Community law of the EU
International Conventions
TAX ENVIRONMENT
PLANNED ANTI-AVOIDANCE RULE
Artificial structures• over-complicated / complex,• substance over form rule.• Significant tax benefit: >
PLN 50k .• Risk limitation: a protecting
opinion.
BEPS PROJECT
Reasons existing gaps in tax laws
exploited to generate double non-taxation,
the fairness of tax systems undermined.
Planned tools Strengthened CFC rules, Changed definition of PE, Transfer Pricing, Country by Country
reporting, A multilateral instrument
that modifies bilateral tax treaties.
TP DOCUMENTATION:
Additional tax liability: 50% CIT on the difference between the declared and the assessed income (if no TPD)
Planned amendments Submission deadline: the
day of filling CIT return (7-day period still in force)
Limits: General: EUR 2m Master file: EUR 20m Benchmark: EUR 10m Country by country
reporting: EUR 750m
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Ex-ante protection: - positive tax ruling received before the transaction, Generally no adverse tax consequences even if a ruling is changed in the future (no obligation to pay outstanding tax, penalty interest or penal fiscal liability)
Ex-post protection: - positive tax ruling received after the transaction. If a ruling is changed in the future, the obligation to pay the outstanding tax may arise, but no interest for late payment or sanctions from penal fiscal code
Polish tax rulings system
Tax rulings system
General and
individual tax rulings
Planned amendment
s
Costs: EUR 10 per
question
Waiting periods: up to 3 months
Procedure aimed at
protecting taxpayers
Introduction of a „group” application for tax ruling
Ensuring the coherence of the system (not issuing individual tax rulings in cases covered by the general tax rulings)
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Asset deal vs share deal
Asset deal Share deal
Taxation of gains on disposal
CGT: 19% x the hidden reserve CGT: 19% (if real estate clause in DTT)
Tax step-up possibility Yes Certain restructuring possibilities available
Responsibility Generally no responsibility of the purchaser for the tax liabilities of the vendor.
Purchaser takes over all tax liabilities of the acquired company.
Indirect taxes VAT @ 23% or exemption (voluntary or obligatory). In case of exemption Stamp duty (PCC) @ 2% (payable by the the purchaser)
Stamp duty (PCC) – 1% (payable by the the purchaser)
Preparation to closing:
VAT Tax rulings, VAT side letter, and tax clearance certificates
Indemnities or / and warranties in SPA
Preferable for the purchaser Preferable for the vendor
Asset deal:
The hidden reserve affects return on investment for the vendor. Preferred option - revealing the reserve in a tax neutral way before transaction.
Share deal:Deferred tax liability based on i.a.: the hidden reserve, unrealized FX differences, tax losses, impacts the price.Standard market practice: 50 to 50 share of deferred tax liability.
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Taxation of disposal of Real Estate in CEE Countries - comparison
ShareDeal
Asset Deal ROMANIA
SLOVAKIA
CZECH REPUBLICPOLAND
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Taxation of disposal of Real Estate in CEE Countries - comparison
The tenants can terminate the lease contracts in case of an asset deal - not possible in a share deal.
Limitation of tax deductible costs in case of asset deals up to the value of the income from disposal.
Planned introduction of favourable tax treatment for holding companies (e.g. tax exemption for capital gains from the sale of shares, liquidation proceeds).
By the end of the year 2015, significant amendments to the tax legislation are planned (e.g. VAT reverse charge mechanism for taxable supplies of land and constructions - measure aimed to incentivize the business environment by improving the cash-flows and to fight tax evasion as well).
4% real estate acquisition tax applicable on asset deals, whereas no transfer tax applies on share deals.
CGT on an asset deal subject to CIT at 19%.
CGT on a share deal may be CIT exempt if further conditions satisfied.
CZECH REPUBLIC
SLOVAKIA Share Deal
ROMANIA
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Taxation of disposal of Real Estate in CEE Countries - comparison
POLAND
Share deals preferred by
vendors, while asset deals
more attractive to buyers.
No responsibility of the purchaser
for the tax liabilities of the vendor in the case of asset
deal.
Asset deal allows to avoid burden of indirect taxes as it typically does not
occur PCC/ Stamp duty. Incurred VAT should generally be recoverable.
AssetDeal
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Available structuring possibilities
The Limited Liability Partnership (spółka komandytowa)
Possible tax neutral repatriation of profits, preceded by a share for share exchange and transformation of RE company into Limited Liability Partnership.
Tax ruling required
Division by separation (spin-off)
Depending on the form of separation (business or part thereof): Possible step-up on
the value of assets (including property),
Possible tax loss creation (possibility of future utilization).
Tax rulings required
PGK (a tax fiscal group)
Possible step-up on the value of assets (including property)
Possible quick and more efficient settlement of tax loss.
No TP between group companies.
Tax neutral donations between group companies.
Tax ruling required
SKA (the limited joint-stock partnership)
Still available SPVs with amended tax year (until October 2015).
Deferred / no taxation on property disposal.
Tax ruling required
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Distribution of profits / Divestment
DividendsCIT 19%
DTT 0-15%
Exemption (Parent-Subsidiary Directive,
CIT conditions)
Plain Vanila Loan CIT 20%
DTT 0-15%
Exemption (Interest & Royalties Directive, CIT
conditions)
Management feesCIT 20%
Exemption (DTT, CIT conditions, proper documentation)
Profit Participating Loan
High risk of disallowing interest deduction
Distribution of profits
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Małgorzata DankowskaPartner | Tax AdvisorReal Estate
tel.: +48 22 64 79 [email protected]
Krzysztof KaczmarekManaging Partner | Tax AdvisorReal Estate
tel.: +48 61 63 00 500 [email protected]
Thank you for your attention