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Edited version of your written advice

Authorisation Number: 1013097848960

Date of advice: 29 September 2016

Ruling

Subject: Capital gains tax - not in common ownership - plan of consolidation - ownership interests

Question 1:

Will a capital gains tax event occur for you when your properties are amalgamated under the 'not in common ownership' (NICO) plan of consolidation with properties owned by other parties?

Answer:

No.

Question 2:

Will a capital gains tax event occur for you when the titles for the proposed Lots C, F and I are transferred out of the NICO title into the sole name of the original owner of the properties on which the lots will be located?

Answer:

No.

This ruling applies for the following periods

Income year ending 30 June 2017

Income year ending 30 June 2018

Income year ending 30 June 2019

Income year ending 30 June 2020

Income year ending 30 June 2021; and

Income year ending 30 June 2022.

The scheme commences on

1 July 2016

Relevant facts and circumstances

You and your spouse (Person 2) have ownership interests as joint tenants in Units X and Y located at Property C.

In addition to being a joint tenant in the units as listed above, Person 2 also has the sole ownership interests in Units W and Z, located at Property C.

Your associate (the Associate), is the trustee of a trust.

The Associate is the sole owner of Property A and Property B.

You and the other property owners, being Person 2 and the Associate, intend developing Properties A, B and C (the three properties), by amalgamating and the properties and then subdividing the amalgamated properties into a specified number of lots, with an apartment to be constructed on each of the new lots.

You and the other property owners have engaged the services of a surveyor (the Surveyor) to prepare a NICO plan of subdivision (the Plan).

Pursuant to the Plan, it is proposed that a specified number of new lots will be created on the three original properties, and upon registration of the Plan new titles will be issued for each of the new lots.

The Surveyor prepared a Title Overlay Plan (the Overlay Plan) which outlines how the proposed new lots will be located the three original properties. The Overlay Plan provides that Lots C and F will be located on Property A and Lot I will straddle both Property A and B.

The building permit for the construction of the apartments on the proposed lots has been granted, with construction of the apartments to commence shortly.

The apartments are currently being offered for sale off the plan. .

The NICO plan of the subdivision will be lodged when the construction of the apartments is finished.

The NICO plan of subdivision must be registered by mid to late XXXX.

It is intended that once the apartments have been constructed, and the NICO plan has been registered, the titles for Lots C, F and I will be transferred from the NICO title into the Associate's sole name

Assumptions

This ruling has been prepared on the basis that the following will occur during the period covered by this ruling decision:

Relevant legislative provisions

Income Tax Assessment Act 1997 Part 3-1

Income Tax Assessment Act 1997 Section 104-10

Reasons for decision

Question 1

Summary

The amalgamation of the three properties under the NICO title is not considered to be a capital gains tax (CGT) event.

Therefore, as CGT event A1 will not occur when your properties are amalgamated under the NICO title, you will continue to have the same ownership interest in your original properties after the issuing of the NICO title.

Detailed reasoning

CGT event A1 happens if you dispose of a CGT asset (subsection 104-10(1) of the ITAA 1997).

You dispose of a CGT asset if a change of ownership occurs from you to another entity, whether because of some act or event or by operation of law.

Generally, CGT event A1 will happen when the titles of two or more properties that are owned by different entities are merged. This is because each co-owner acquires an interest in the property previously owned by the other entity as a result of the merger.

However, a NICO title does not involve co-ownership of land in the generally understood sense (that is, a tenancy in common or joint tenancy). The NICO title recognises that each proprietor continues to own the land described in their previous title deed, while requiring all of the owners in the NICO title to agree to any subsequent transfer of any part of the amalgamated land.

In this case, you have ownership interests as joint tenants with Person 2 in units located on Property C, with Person 2 solely owning units on the same property. The Associate owns properties located at Property A and B.

It is the intention of you, Person 2 and the Associate to amalgamate the three properties under a NICO title.

When the amalgamation occurs under the NICO title it is considered that there will be no change of your ownership in your original units. Therefore, CGT event A1 will not happen for you and your original ownership interests before the issuing of the NICO title will continue to be owned by you after the issuing of the NICO title.

In conclusion, no CGT event will occur for you when the three properties are amalgamated under the NICO title.

Question 2

Summary

A CGT event will not occur for you when Lots C, F and I are transferred from the NICO title solely into the Associate's name as there will be no change in your original ownership interests when the transfer occurs.

Detailed reasoning

As outlined above, for CGT event A1 to occur, there must be a change of ownership from one entity to another entity. In this case, the properties owned by you, and the Associate were amalgamated under a NICO title with all of your names on the NICO title.

The amalgamated properties will be subdivided with apartments to be constructed on the newly created lots, with titles to be issued for all of the new lots.

Included in the nine new lots will be Lots C, F and I. Lots C and F will be located on Property A and Lot I will straddle both Property A and Property B, the two properties originally owned by the Associate.

It is intended that Lots C, F and I will be transferred from the NICO title solely into the Associate's name. As outlined above, after the properties are amalgamated on the NICO title you, Person 2 and the Associate will each retain your original ownership interests.

Lots C, F and I will be located on properties that the Associate owned prior to the amalgamation of the properties under the NICO title. Therefore, when Lots C, F and I are transferred from the NICO title on which you, Person 2 and the Associate are listed as owners of the amalgamated properties, into the sole name of the Associate there will not be a change of ownership. As such, there will be no CGT event for you when this occurs.

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