VVGmbH Geheimnis gelüftet: Der Steuervorteil, den dir keiner sagt!

Summary

In this video, a tax advisor and real estate investor with nearly 200 properties shares insights into using a 'Vermögensverwaltende GmbH' (VV GmbH) for tax optimization and scaling property investments. The speaker explains how this asset management company can help save on taxes by reducing the tax burden on property sales and profits. Key points include when to form a VV GmbH, how it aids in property acquisition and development, and the benefits of using it for short-term property flips. The speaker emphasizes how this strategy contributed to their own success in building a 200-property portfolio over eight years.

Takeaways

• 😀 A property management GmbH (VV GmbH) is a powerful tool for saving taxes and scaling your real estate investments efficiently.
• 😀 A VV GmbH can help reduce taxes significantly by eliminating trade taxes, applying a lower 15% corporate tax rate on real estate gains instead of the higher personal tax rate of 42%.
• 😀 When you start seeing profits from your real estate investments (e.g., €15,000 or more), it may be time to consider placing them in a VV GmbH to take advantage of tax savings.
• 😀 The key benefit of using a VV GmbH is the ability to reinvest more liquid funds into real estate, increasing your buying power and accelerating wealth accumulation.
• 😀 For tax efficiency, it’s important to calculate both cash flow (income minus expenses) and the tax impact (income minus deductions like depreciation, interest, etc.) before deciding to place a property in a VV GmbH.
• 😀 Real estate investors can avoid paying personal income tax on gains when selling properties by using the VV GmbH, especially for properties held for a shorter period with a lot of potential for appreciation.
• 😀 Properties that show potential for short-term value improvements (like renovations or rent increases) are ideal candidates for being held in a VV GmbH, as you can sell them and pay lower taxes on the profit.
• 😀 The VV GmbH model is especially beneficial for investors who can identify undervalued properties, quickly improve them, and sell for a substantial profit in a short period of time, all while paying minimal taxes.
• 😀 Starting a VV GmbH doesn't necessarily require waiting for several years; you can establish the company and finance properties right away, even if it’s a new GmbH.
• 😀 It's important to understand that a VV GmbH isn’t always suitable for properties you want to hold long-term for rental income; it’s better suited for properties you plan to buy, improve, and sell in a shorter timeframe.

Q & A

What is the main advantage of using a Vermögensverwaltende GmbH (VV GmbH) for real estate investors?

The main advantage of using a VV GmbH is the significant tax savings. A VV GmbH can help reduce the tax rate on real estate profits to as low as 15% by avoiding the Gewerbesteuer (trade tax) and applying a lower corporate tax rate compared to private taxation, which can be as high as 42%.

When should a real estate investor consider setting up a VV GmbH?

A real estate investor should consider setting up a VV GmbH when their real estate profits reach a level where the tax burden in private ownership becomes too high. This usually happens when the taxable income from properties exceeds around €15,000, as this is when the investor would be paying high taxes on rental income or property sales.

How does a VV GmbH help in scaling an investment portfolio?

By using a VV GmbH, an investor can significantly reduce their tax liabilities, freeing up more capital to reinvest in additional properties. This can allow for quicker portfolio growth, as the investor can leverage the tax savings to purchase more properties and build wealth faster compared to private ownership.

What is the key difference between cash flow and taxable profit when considering real estate investments?

Cash flow refers to the actual income from the property after deducting operating expenses, while taxable profit is calculated after deducting additional expenses such as depreciation, interest, and possibly renovation costs. Even if cash flow is positive, taxable profit may show a loss, especially when there are high expenses or depreciation.

How do property sales within a VV GmbH differ from private property sales in terms of taxation?

When properties are sold within a VV GmbH, the profits are taxed at the corporate tax rate of 15%, which is significantly lower than the 42% personal income tax rate that would apply to profits from private property sales. This tax advantage allows for more profitable sales within a GmbH structure.

What types of properties are ideal for purchase through a VV GmbH?

Properties with potential for value increase in the short term, such as those that can benefit from renovations or improved management, are ideal for a VV GmbH. These are typically not properties the investor plans to hold for 10+ years, but rather those that can be sold within a few years to realize a profit, benefiting from lower taxes on the gain.

Can an investor buy a property with a newly formed VV GmbH on the same day of formation?

Yes, it is possible to establish a VV GmbH and purchase a property on the same day, but it requires coordination. The investor would need to confirm with the bank and notary that financing can be arranged for the newly formed company and that the purchase can be conducted smoothly.

What challenges might arise when trying to finance a newly formed VV GmbH for property acquisition?

One challenge is that banks may initially be hesitant to finance a newly formed GmbH. Investors may need to approach multiple banks to find one that will provide financing. Some notaries may also require a waiting period before completing the transaction, but this can often be expedited with the right preparation.

How did the speaker use the VV GmbH to scale their real estate portfolio?

The speaker used the VV GmbH to save on taxes, which allowed for greater liquidity and reinvestment in additional properties. For example, by selling properties bought through the GmbH, they made significant profits, which were taxed at 15%, and the additional liquidity allowed them to purchase more real estate, ultimately building a portfolio of 200 units.

Is it always beneficial to buy properties through a VV GmbH?

No, it is not always beneficial. If a property is expected to generate a taxable loss due to high depreciation or renovation costs, it might be better to hold the property in private ownership to offset the loss with other personal income. VV GmbH structures are best suited for profitable investments where tax savings can be realized.