Introduction of new fund vehicle – the Reserved Investor Fund
The government has confirmed that, following a consultation last year, it will be going ahead with the introduction of a new type of unauthorised UK fund vehicle – the Reserved Investor Fund (Contractual Scheme) ("RIF"), which is expected to be primarily of interest to commercial real estate investors (due to its VAT treatment).
The design of the RIF largely follows the proposals set out in the consultation. The RIF will be transparent for tax on income and not subject to tax on gains, with transfers of units being free from stamp taxes. Investors will generally only be subject to tax on capital gains when they dispose of their units.
A key government concern had been that a RIF should not enable non-resident investors to indirectly dispose of UK real estate free from non-resident capital gains tax – something which would potentially be possible if the RIF was not itself UK property rich (broadly, if it derived less than 75% of its value from UK land). To address this concern, a RIF will have to either (i) be UK property rich, (ii) only be open to investors who are exempt from UK tax on gains (other than by reason of residence), or (iii) not invest in UK property or UK property rich companies.
The eligibility criteria for RIF status will include that it is both a “collective investment scheme” and an “authorised investment fund” (AIF) for regulatory purposes, and that it either (i) is not closely held, (ii) is only closely held due to the presence of certain institutional investors, or (iii) meets requirements to be widely marketed and made available to certain categories of investors.
The RIF is to be available to professional investors, as well as those who invest at least £1m (or have already invested in it).
The introduction of this new fund vehicle is a welcome development, which, for the right investor base, may be a viable onshore alternative to the Jersey Property Unit Trust (JPUT).
No date for the introduction of the RIF has been given, although the government has said it will start legislating for it in the Spring Finance Bill 2024 (with detailed rules to be set out in secondary legislation at a later date).