Der ultimative Immobilien-Steuerguide (1/2): Ein Haus, alle Tricks – komplett durchgespielt!

About this video

• Video Title: Der ultimative Immobilien-Steuerguide (1/2): Ein Haus, alle Tricks – komplett durchgespielt!
• Channel: immocation
• Speakers: Marco, Stefan
• Duration: 01:02:45

Overview

This video is the first part of a two-part guide on optimizing real estate investments for tax savings. Hosts Marco and Stefan, along with tax advisor Martin Richter, walk through a case study of purchasing a multi-family home for €1 million, demonstrating various strategies to reduce tax liability. They cover topics such as depreciating property value, utilizing tax loopholes, the benefits of a "VV GmbH" (real estate holding company), and optimizing loan structures.

Key takeaways

• Property Value Allocation: It's crucial to correctly allocate the purchase price between land and building in the sales contract. The building portion can be depreciated, leading to tax savings. Legal rulings allow for a deviation of up to 20% from the standard value allocation, which can be leveraged to maximize the building's share.
• Depreciation Optimization: By obtaining a real estate appraisal that confirms a shorter useful life for the building (e.g., 28 years instead of 50), depreciation can be significantly increased, potentially turning a taxable profit into a tax loss.
• VV GmbH Benefits: A "VV GmbH" (Vermögensverwaltende GmbH - asset-managing limited liability company) offers a tax advantage. While other GmbHs are subject to trade tax, a purely property-managing GmbH is only subject to corporate income tax (Körperschaftssteuer), which is often lower. This can lead to substantial tax savings on profits compared to holding the property privately.
• Holding Company Structure: For investors with multiple properties, establishing a holding company above the VV GmbH is recommended. This allows for tax-free sales of subsidiaries and creates a structure for efficient wealth management and transfer.
• Strategic Loan Utilization: The video suggests leveraging loans for property acquisition costs, even if personal funds are available. By having a family member or even a future child finance these costs and then lend the money to the property owner (or the GmbH), tax benefits can be realized through interest deductions and the utilization of tax-free allowances for gifts to children.
• 15% Rule for Renovations: There's a 15% rule that limits the amount of immediate deductible expenses for renovations and improvements within the first three years of property ownership. Expenses exceeding this threshold must be capitalized and depreciated over the property's useful life, reducing immediate tax benefits. Careful planning of renovation timing is essential to stay within this limit.