Financieel optimaliseren

Bij het financieel optimaliseren van projecten speelt fiscaliteit een rol. Deze casus laat zien hoe de ontwikkeling van een project fiscaal kan worden vergaderruimte huren eindhoven geoptimaliseerd. Situatie In een gebied staat een oud kantoorpand te koop. De gemeente maakt met een ontwikkelaar afspraken om dit oude pand aan te pakken. Er zijn twee opties: het pand renoveren, of het pand slopen en een nieuw kantoor bouwen. Het gebouw wordt bij oplevering verkocht aan een belegger. In de uitwerking van dit project zijn er drie mogelijkheden: – De ontwikkelaar koopt het oude pand en gaat het renoveren – De ontwikkelaar koopt het oude pand, sloopt het, maakt bouwrijp en bouwt een nieuw kantoor – De gemeente koopt het oude pand, sloopt het en maakt bouwrijp, en verkoopt de grond daarna aan de ontwikkelaar vergaderruimte huren den haag die een nieuw kantoor bouwt. Fiscale aspecten bij deze casus zijn: – Bij koop van het oude pand is overdrachtsbelasting verschuldigd; – Gemeenten betalen geen overdrachtsbelasting; – Verkoop van bouwrijpe grond valt onder het BTW regime. Gemeentelijke grondbedrijven kunnen via het BTW Compensatiefonds vrijwel alle BTW over de gemaakte kosten terugvorderen; – In deze casus gaan we er voor het gemak vanuit dat alle BTW terugvorderbaar is. Uitgangspunten – Koopsom k.k. oude pand: € 3.000.000 – Aantal m2 BVO oud en nieuw pand: 5.000 – Aantal m2 VVO oud en nieuw pand: 4.200 (Aantal m2 oud en nieuw pand zijn gelijk) – Renovatiekosten: € 3. 500.000 – Nieuwbouwkosten: € 3.000.000 – Kosten slopen en bouwrijp maken: € 1 .000.000 – Periode slopen en bouwrijp maken: 1 jaar – Duur renovatie zowel als duur nieuwbouw: 1 jaar – Huidig niveau markthuur: € 1 50 per m2 VVO, voor zowel nieuwbouw als gerenoveerd pand – BAR: 7,5% HOOFDSTUK 7 – VRAAGSTUKKEN 249 – Aanvangsleegstand: 30,0%. Aan het eind van het eerste jaar is het gebouw volledig verhuurd – Rente (voor alle partijen): 6,0% – Alle indexen: 2,5% per jaar – BTW: 1 9,0% – Overdrachtsbelasting: 6,0% – Verkoopkosten: 1 ,0% van de koopsom voor adviseurs, notaris etc. Verder geldt 1. Alle bedragen zijn vergaderruimte huren haarlem exclusief BTW; 2. Ook bij renovatie moet de ontwikkelaar 1 jaar besteden aan voorbereiding; 3. Alle kosten worden gelijkelijk over de bouwtijd verdeeld; 4. De gemeente werkt kostenneutraal: geen winst. Vragen A Wat betaalt de belegger voor een nieuw gebouw? B Wat betaalt de belegger voor een gerenoveerd gebouw? Is dit dezelfde koopsom als bij nieuwbouw, zo niet wat is het verschil? C De ontwikkelaar rekent de eerste optie: renoveren door (optie 1 ) . Wat is zijn winst bij deze optie? Wat is zijn winstmarge als percentage van de opbrengsten en van de kosten? D De ontwikkelaar rekent het alternatief zelf kopen, slopen en nieuwbouw door (optie 2). Wat is zijn winst bij deze optie? Wat is zijn winstmarge als percentage van de opbrengsten en van vergaderruimte huren tilburg de kosten? E De ontwikkelaar rekent de optie: gemeente koopt, sloopt en maakt bouwrijp, ontwikkelaar koopt en bouwt nieuw door (optie 3) Wat is zijn winst bij deze optie? Wat is zijn winstmarge als percentage van de opbrengsten en van de kosten? F Hoewel de gemeente zegt kostenneutraal te opereren rijst toch de vraag: Als de ontwikkelaar genoegen had genomen met de winst onder D (optie 2). Welke winst had de gemeente dan kunnen maken?

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