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2023年7月26日星期三

Don’t fall for the fallacy – HK needs a NARROWER tax base

In view of recent reports of HK fiscal deficits, the pundits are yet again out in force, staging the tired chorus (including the organisation never engaged in any profitable enterprise, the IMF) of how HK’s tax take is too volatile and we should reform to ‘broaden the tax base’ and so on and so forth, to the point that even the HKSAR govt has been hypnotised into starting its own initiative looking into this most unsuitable direction to take for an open economy which survives on being a ‘super connector’ (this is the HKSAR’s own term!) of people, goods, capital, and ideas:

Figure 1: resist the temptation Chief Executive Lee, stay narrow and stay competitive

To illustrate the point more explicitly, we have compiled the total number of levies in the key subcategories of taxation for a number of jurisdictions (HK vs Singapore and Switzerland as small open regions, and Australia and UK as traditional OECD large economies). What is clear from the exercise is that the fewer taxes levied in an economy, the higher the economic growth, and vice versa:


We further collected all the government revenue information of the same jurisdictions and put them in the same general groupings but shown in proportion of total revenues.

It is worth quickly explaining what the tax groupings are:

a)     direct taxation on people’s economic activities – ie tax on income, profits & capital gains;

b)     indirect taxes, in the following activity groupings:

  1.  taxes levied on labour market activities (eg payroll taxes, royalties);
  2.  taxes on property transactions (mostly stamp duty and rates);
  3.  taxes on consumption (ie GST, VAT, plus vehicle and insurance taxes);
  4. traditional social engineering levies (the so called sin taxes on gambling, alcohol, tobacco);
  5. new social engineering levies (all the woke and communistic charges that became so popular in recent years, such as climate change tax, carbon credits); and
  6. border related tariffs/duties (besides traditional tariffs we also include airport taxes – essentially a charge on foreign people crossing borders).

We argue below how careful design of tax regimes can serve as important factors in promoting the competitiveness and economic vibrancy of an economy, and how the proportions need to be adjusted as policy priorities that all governments should pay attention to.

Open free economies tax less on income

What jumps out from the charts below are that Hong Kong and Singapore rely on significant land sale revenues (dark red in Charts 1 and 2) as their fiscal income, which helps when both are amongst the most expensive property markets in the world!

Further, HK’s simple and low tax regime as an advantage is also clear – 4 of the tax categories had nil, or near zero incomes, making it low friction for commerce, and less cumbersome administration of the same taxes as would be the case in other countries. Singapore is less simple but still has one near-zero intake category (thankfully the ‘new social engineering’ group).


Finally, both city economies have much lower direct tax takes – with HK at 49% and Singapore an even lower 42% (dark blue area) – thus rewarding work and enterprise more than their bigger competitors:

Chart 1: HK govt income – low on direct taxation

Chart 2: Singapore GST helps reduce other tax burden

In the other extreme, UK’s takes more out of income (66% of tax revenue is from income/profit taxes) than all the jurisdictions in our study; of what is left in the tax payer’s pocket, the UK takes a larger slice through consumption taxes (19.8% of tax take vs Australia’s 11.1%, light green in Chart 4) than the other countries. Besides higher tax on income and consumption, the UK also has the most number of headings under which it taxes its people, making it even more unpalatable for the average wage earning tax payer:

Chart 3: Percentage of Tax Revenue Breakdown in Australia

Chart 4: Percentage of Tax Revenue Breakdown in UK


Isn’t it ironic therefore that the proponents of ‘broader tax base’ are heeding the preachings coming from largely high tax jurisdictions?

Can HK cancel income/profit tax and levy sales tax instead?

The USA did not have income tax until the 16th Amendment was passed in 1913, before that Article 1, Section 9, Clause 4 of the US constitution forbade direct taxation explicitly. The fact that this provision was inserted in Article 1 of the constitution is significant evidence that the founding fathers did not intend the state to infringe on the freedom of the people to generate and keep their own wealth.

HK’s situation is perhaps also conducive to a move away from income taxes – by virtual of its vast trade and re-export flows, immense tariff or sales tax intake could be achieved without burdening either its wage earning population, or profit making enterprises.

The other advantage of a move from income tax to sales tax is the more stable income stream compared to volatile sources such as land sales and even income/profits taxes.

Theoretically speaking, private consumption expenditure, when taxed at a mere 10% tax rate on 80% of total consumption can already generate HK$188billion of revenue (Table 2):

Table 2: Theoretical sales tax collectable for various tax rate scenarios


Table 3: Sales tax at 14% on 80% of consumption more than covers all income tax and corporation tax takes

In other words, Hong Kong can collect enough sales tax with a rate of 13.5% on 80% of private consumption expenditure to cover all the income and corporation taxes foregone if we were to make such a transition tomorrow.

Revisiting study: less income tax leak = more economic growth

In our earlier research looking at tax composition amongst US states, it was clear that more sales tax than income tax allows people keep more of their wealth, and is better for ecnomic growth, and similarly giving individuals equal or better treatment than company also engenders prosperity (the study can be seen here – English: web, blog, linkedin, facebook; Chinese: web, blog, linkedin, facebook).

Adopting the same analysis in the prior study, we now add our five candidate tax regimes to the study, by plotting them on the same two measurements:

1.    sales tax less income tax (x axis) – higher value means consumption rather than savings are being taxed, thus encouraging investment for longer term;

2.    income tax less corporation tax (y axix) – a low reading indicates either there is a booming corporate sector or individuals get to keep more of their salaries.

Below chart shows that with current tax compositions, HK and Singapore (near the red states) are better positioned than Switzerland/Australia/UK which are situated in the more oppressive quadrant (amongst the purple states) of the original distribution:

Chart 5: lower income tax for HK/SGP suggests better economic prospects


Then if we replace all HK income/corporation taxes with sales taxes as outlined above, HK’s position improves massively – becoming the jurisdiction furthest right in the study universe (right hand red diamond, Chart 6) and leaving Singapore well and truly in the dust:

Chart 6: by replacing income/corporation tax with sales tax, HK beats all US states on tax attractiveness


The above scenario places Hong Kong very much near (if not at) the top of the (Sales Tax – Income Tax) axis amongst the 130+ countries in the world collecting sales taxes. By abolishing the income and corporation taxes, Hong Kong’s global competitiveness and attractiveness for almost all global companies and high income talents, not to mention vast amounts of tax refugees in developed countries where simply being rich is a sin, and having income anywhere outside the country’s borders is a reason to be taxed.

 

Given the significant benefit of not just economic attractiveness, but also a massive reduction in administrative burdens that the whole tax collection bureaucracy brings with the income/corporation tax regimes, improvements in citizen’s privacy standards (no need to declare what, how, and when you earn your incomes), Hong Kong can truly become a beacon of freedom and commerce. Chief Executive Lee and Financial Secretary Chan should ignore the cacophony of calls from vested interest groups calling for ‘boradening tax base’ including accountants, regulators, and academics, whose livelihood only improves if we have complex and oppressive tax systems, for it is they who get work / compensations when we go down that road. HK deserves better.

 

The author would like to thank Tia Yik Ethan from The University of Hong Kong majoring in Finance for assisting in data collection, analysis, and drafting of this article.

 

2022年11月22日星期二

UK Property - No running from tax hikes... 20221122

Since our 13th May, 20th May & 20th September bearish analysis of the UK property market, things have not improved on any front. Now, the Autumn Statement 22 just delivered by the Chancellor either added or worsened headwinds the UK is facing: as we have feared, higher taxes will now follow the double whammy of higher finance cost and higher inflation... 

Some significant tax hikes are summarised here:

Higher rate payers now hit sooner

  • 1/4 million more people in Britain would pay the top rate tax as a result;
  • Higher earners start paying top rate of tax earlier - threshold lowered to £125,140 from £150,000:

Dividend tax allowance halvings

  • allowance will be halved from £2,000 to £1,000 and then halved again to £500 in 2024 - will hit entrepreneurs and small businesses most

Capital Gains Tax exemption cut

  • annual exemption will halve from £12,300 to £6,000 from April 2024, then drop to £3,000 from April 2025
  • People will hold off from selling, or quick spike in sales before implementation of the new threshold

Other key changes:

  • 6-year freeze on the personal allowance = millions pay more tax;
  • The Inheritance Tax nil rate band have been frozen at £325,000 until 2028 = pay more if values increase;
  • The Residence nil rate band have been frozen at £175,000 until 2028 = pay more if values increase;
  • Energy firms hit with Windfall Tax of 35%, up from the 25% already levied = no cash left to invest in supply to alleviate high energy costs;

In the meantime, the pace of inflation keeps accelerating - the Oct reading is now a new high of 11.1% YoY:

all while our expected peak of price-earnings-ratio may have now arrived too - suggesting underperformance in home prices vs income (probably anaemic given the worst economic outlook on record - see article 2 for details):

On top of all these, the life of landlords will continue to deteriorate as residual rights to their own property get progressively pried out of their hands, see article 1 below.

As a result of these alarming datapoints, and our expectation of further GBP weakness, the reason to keep holding properties there is diminishing by the day... Sell if you have not already started. The winter is only beginning...


---------------------------article 1 - below are our extracts-----------------------------------------------

A FAIRER PRIVATE RENTED SECTOR?

21 Oct 2022 by ALEXANDER CLARKE

On 11 October 2022, the Government confirmed it would commit to a manifesto pledge and honour the White Paper ‘A Fairer Private Rented Sector’. This means a ban on no-fault evictions for private renters and essentially scrapping Section 21 of the Housing Act 1988, amongst other new measures.

No more no-fault evictions?

  • As part of this proposed change, a landlord would no longer have the right to end the tenancy for no reason and it would be necessary to give reasons (i.e. rent arrears, breach of tenancy) and pursue a possession order under Section 8 of the Housing Act 1988.
Decent homes standard

  • As part of the White Paper, the Decent Homes Standard, which already applies to social housing, will be extended to the private sector.

Other proposals

Other measures in the White Paper include:
  1. Introducing a new single Ombudsman to whom all private landlords must be answerable. 
  2. A new Property Portal to help landlords to understand, and comply with, their responsibilities, as well as giving councils and tenants the information they need to tackle rogue landlords.
  3. Stronger enforcement powers for local authorities
  4. Only allowing increases to rent once per year, end the use of rent review clauses, and improve tenants’ ability to challenge excessive rent increases through the First Tier Tribunal.
When?

The proposals will require legislation before they come into force and it was expected that Government would introduce a ‘Renters Reform Bill’, encompassing the above proposals, in 2023.

-----------------------------------------article 2-below are our extracts-------------------------------

UK faces longest recession since records began, Bank of England says

Karen Gilchrist NOV 3 2022

KEY POINTS
  • The Bank of England said Thursday that the U.K. is facing its longest recession since records began.
  • The central bank described the outlook for Britain’s economy as “very challenging,” noting that unemployment would likely double during the country’s two-year slump.
  • The BOE raised interest rates by an historic 75 basis points Thursday, its largest hike in 33 years.

2020年12月9日星期三

BNO to boost UK property, but which area benefits most? 20200905

 

BNO to boost UK property, but which area benefits most?

Since the imposition of the new national security law on HK from July, immigration enquiries have surged (Chart 1), while at the same time a number of foreign nations have also offered eased passage for Hongkongers to either emigrate to, or seek refuge in (see Table 1).

 

Chart 1: Google search of ‘emigration’ steadily rose since 2003, surging with 2014/19 protests, then hit record high with national security law


Table 1: immigration schemes announced by various Western countries targeting HKers

 




In this issue, we take a more granular look at how Hongkongers may impact the property market when they resettle in England (more complete data than Scotland/Wales/NI!), and from there the possible marginal impact this will have on prices.

If HKers distribute as current British Chinese in England

There are many ways to estimate where HKers will set up their new homes in the UK, for example, by income strata (but there is no easy way to get this data for BNO passport holders), or simply by how native ethnic Chinese are already distributed in the country (where census data is readily available).

The latter approach may have a skew towards country living, as more local Chinese may have already integrated into small, even rural communities, which may be harder to do for new arrivals; or there may also be a higher mix of restaurant trade operators across England which raises Chinese numbers in smaller population centres vs big cities which presumably new HKer arrivals would prefer.

In any case, here are two useful views of how ethnic Chinese (a large proportion would be from Hong Kong) are distributed within England:

Chart 2: ethnic Chinese as % of total population in county - highest in Inner London


Chart 3: The biggest cohort of ethnic Chinese also lives in Inner London 



 

We can infer a lot from the above numbers:

a)       if 10% of the eligible HKers migrate to England, ethnic Chinese will go up by 300k from currently 433k, or a 70% increase;

b)      racial tension might emerge if all 3m of the eligibles make the move – as Chinese weighting spike from 0.7% of total now to 1.2% - a big jump indeed;

c)       assuming the HKers will enter England in the same proportions as ethnic Chinese currently are distributed (Fig 1 below) – which makes sense, as the current pattern already reflects the still largely ‘Hongkonger preferences’ in living in a Western host society – then some cities/counties/regions will inevitably experience more stress to their systems, from housing demand to infrastructure burden, to service requirements. Let’s now look at the housing side of the picture.

Figure 1: % pick your destination based on concentration of compatriots!


 

Housing shortage most severe in London, Hampshire, Nottingham?

Upon arrival, the 300k HKers (allocating in same distribution as localised Chinese) will likely go for the existing vacant dwellings first, resulting in undersupply (any dot in Chart 4 with y axis value over 1) in Hampshire, London, and Nottingham:

Chart 4: new BNO demand vs existing vacancy – London, Hampshire, Nottingham most stressed


Chart 5: factoring in 2 years of supply, London / Nottingham / Portsmouth are the most stressed districts


 



The situation is somewhat relieved if we factor in two years of supply likely to reach market (assuming 2019 net completions can be sustained in 2020 and 2021). The result in Chart 5 follows a similar pattern, with the most overwhelmed districts being London (dots 2 & 3), York (dot 4), Portsmouth (dot 14), Nottingham (dot 7), – in that order.

In reality, significantly more than 10% of the eligible HKers may opt to take up the BNO offer, resulting in a maximum 6.7x reading on the demand:supply ratio (instead of 0.67x) for Inner London for example. This could indeed send the hotspot districts’ prices sky high indeed…

To put all of the above discussions in one concise table, here are all the details of Chart 4 and 5 laid out for the top 30 popular districts:

Table 2: Quantifying BNO housing demand


 

 

 

 

Other relief valves for the UK property market?

Whilst the prospect of a tsunami of Hongkongers could seem daunting at first, some other possibility may reduce such pressures – amongst them are similar migration offers made by other governments (Table 1 above). There is even the idea of ‘international charter city’, set up specifically to take larger numbers of HKers – by locating in a kind of a ‘Special Administrative Region’ that Hong Kong itself is now – the new city may even have its own tax regime and regulations.

It is almost like having a new ‘One Country, Two Systems’, but instead of being at the southern tip of China, it is moved to somewhere else in the world. For background reading on this concept see here (Chinese, more details) and here (English).

Whatever the outcome, it seems our UK strategy, which benefits from both infrastructure lifts specifically, and Brexit more generally, could see a most unexpected, and perhaps meaningful upward jolt in returns from the HK situation?