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SIPP and SSAS pension borrowing and property purchase

The more tax-efficient way to invest in property

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Finance for property

  • Individual arrangements tailored to your circumstances
  • £50,000 – No Maximum
  • Terms up to 20 years
  • Rates from 2% over base rate

Astute

  • tax efficient
  • Boost your pension
  • boost your business
  • Acquire apprecaiating assets

Versatile

  • Acquire business premises
  • Acquire investment property
  • Acquire development property
  • Acuire residential property

Talk to Rangewell – the business finance experts

Investing in property with a SIPP or Sass may make sound business sense - with some help from Rangewell

At Rangewell we recognise your professional status, and we work harder to find you better solutions - which can include 100% finance for many of your needs.

SIPP and SSAS pension borrowing and property purchase

Investing in property with your pension

If you run a business, Auto Enrolment means you are helping your employees save for retirement. But your own retirement plans could help you answer some property challenges.

Small Self-Administered Schemes or SSAS and Self-Invested Personal Pensions - or SIPPs - are popular as retirement planning solutions for people with financial and investment experience the knowledge and confidence to manage their investments themselves. 

Instead of trusting your pension investments to a fund manager, they let you invest as you wish. With greater investment freedom, many people have found that they can provide excellent returns – although the risks may be higher than leaving your investment to an expert.

SIPP or SASS?

Anyone can take out a SIPP, but they may involve a minimum fund size because of the high costs compared to standard personal pensions. 

SIPPs are set up by insurance companies or SIPP specialists who remain the trustees but allow savers control over the investments. You have considerable freedom in the investments you choose, but the trustee will set the rules and may restrict what investments will be made. 

However, these investments can include property as well as more familiar investment plans. 

As an employer, you can contribute to your own SIPP through your business. This may have some important tax advantages, as the contributions can be made before profits.

Small Self-Administered Schemes or SSAS are less common. However, if you are a business owner they could offer you an important additional benefit.

A SIPP is owned by a pension provider. An SSAS is owned by the members and, within certain limits, they can invest in what they want.

The means that with an SSAS, you can invest your pension funds into your own business – and enjoy a low-cost source of funding.

However, there are some restrictions. The money loaned must be a real investment, rather than an interest-free loan, and must be paid back by the company with a reasonable rate of interest. However, it could be at a rate substantially below that offered by a commercial lender.

This means that, with an SSAS, you could use your pension fund to buy your own business premises.

The primary reason to hold property within a pension fund, SSAS or SIPP is to maximise the available tax advantages.

One way of doing this is to invest in buying a property in the pension scheme and then rent it back to your business.  A formal lease is created between the two entities and an independent surveyor then determines what rent can be charged. The rent is then paid from the company into the pension scheme and then the pension scheme repays the loan. 

Investing in property with your pension

Commercial property can offer both stable income and capital appreciation, making it ideal for pension investment purposes. Using your pension funds to buy a commercial property to rent out should be a way of increasing the pension’s net value.

Technically, both SIPPS and SSAS can invest in commercial property and get the rental income paid back into the pension, but the restrictions on SIPPS are much greater. Investing in your own business premises might be difficult or even impossible with a SIPP. 

You could potentially benefit from the capital appreciation and rental income, but you’ll avoid having to pay capital gains tax should you decide to sell the property. What’s more, under current rules you may not have to pay tax on any income the property may generate, providing you hold it within your self-invested personal pension (SIPP).

In fact, it’s common practice for a business owner to buy the premises they operate from so that the business effectively pays the mortgage and allows the pension fund to benefit from the income generated.

There are a number of permitted property types you could own, including:

  • Shops
  • Restaurants
  • Office Blocks
  • Garages
  • Factories
  • Warehouses
  • Care Homes
  • Farmland
  • Pubs

If you put an investment in your SIPP that HMRC deems to be residential, you will be hit with a penalty tax bill of at least 55% of the value of the investment.

Residential development

However, residential property can be used as an investment vehicle if it is not habitable, because it is being developed. The key factor is that your pension must not hold a property that is suitable for use as a dwelling, therefore a property that has not been issued a completion certificate. That can mean there’s an opportunity to use an SSAS to develop a residential property – as long as it’s sold on before the completion of the build.

You may also be able to avoid tax penalties if you can prove that the dwelling is used to house employees as a condition of their employment. You need to talk to a pension and tax expert - and you may also need help with funding. 

Making property affordable

If your current pension funds will not cover the cost of the property you want, you can take out a mortgage to cover the extra cost.

For example, you’ve got £500,000 in your pension and the property that fits your plans is £600,000, then you could arrange a mortgage for the remaining £100,000.

It is important to note that pension rules cap the total mortgage at 50% of pension assets.

The purchase of a property in this way can be supplemented by borrowing the balance outside the pension fund and will be subject to the lender’s usual commercial criteria. In this way, the borrowing could be on a joint basis, but with the ownership vested solely in the name of the fund. Several lenders, including high street banks, will provide this type of funding and interest rates can be very attractive

But remember, buying any business with property involves high costs and it is important to have expert help to get the kind of funding that is right for your plans. At Rangewell, our specialist property team will provide more information about the lending criteria and process involved in a SIPP or SSAS property loan, and will work with you to structure a loan that meets your financial needs.

In most cases, a commercial mortgage will be part of the solution for property acquisition, but this may not be the only financial product that will be required. Other ways of raising funds on a property, such as short-term bridging loans, may have a part to play in a funding package.

There are many lenders who will be prepared to advance finance when it can be secured on commercial property. With an SIPP or SASS-based lending package, the risk to the lender is low but the complications may keep some lenders away from the sector. 

Commercial property funding rates are based on an individual assessment of the value of the property and the potential of the business. Rates will vary substantially between different lenders and we frequently negotiate with lenders to secure the lowest rates and the most favourable terms.

At Rangewell, we work with lenders across the market - and we can call on the expert knowledge you need to make a success of your SIPP or SSAS property purchase. 

ANY PROPERTY USED AS SECURITY, WHICH MAY INCLUDE YOUR HOME, MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE

REAL EXAMPLES OF WHAT WE CAN DO

  • Help a SIPP holder invest in BTL property

  • Provide leverage for property invsestment

  • Help an business owner with an SSAS to invest in his own business through his pension

  • Create a solution for a group of partners to buy their premises through their pensons

Discover our range of finances

Every type of finance for every type of business

Our goal is very simple - to help businesses find the right type of finance as quickly, transparently and painlessly as possible.

Helping you build your profits

  • Tax-efficient
    Pension-based lending may make use of the government's tax concessions to boost capital.
  • Versatile
    Acquire any type of property class.
  • Support
    We know the lenders who will be prepared to advance finance when it can be secured on commercial property with a SIPP or SSAS-based product.
  • Designed for your business
    Your business plans are the key to securing the finance you need - a sound business plan will count for a great deal.
  • Designed around you
    Lenders will look at your credit profile, the value of the asset, and your exit strategy to make a decision.
  • We work with your advisors
    Your accountant and tax advisor will work alongside your rangewell advisor.

Our service is:

Impartial

Transparent and independent, treating all lenders equally, finding the best deals.

In-depth

Every type of finance for every type of business from the entire market - over 300 lenders.

Personal

Specialist Finance Experts support you every step of the way.

Free

We make no charge of any kind when we help you find the loan you need.