Acquiring commercial property is crucial for many businesses seeking expansion, establishing a physical presence, or diversifying their investment portfolio. However, navigating the financial complexities of such transactions can be daunting, particularly when funding the Goods and Services Tax (GST) component.

This blog post delves into the intricacies of GST in commercial property deals, explores various financing options to cover the 100% GST burden, and unveils tax-effective strategies to minimize the impact on your cash flow.

Introduction: Navigating the GST Maze

For those unfamiliar with GST, it is a value-added tax levied on the supply of most goods and services in Australia. When purchasing a commercial property, the buyer is liable for paying GST on the purchase price, adding a significant financial hurdle to the transaction.

This liability can be particularly challenging when financing the entire purchase, as traditional loan options typically only cover the property’s value, excluding GST. Therefore, securing additional funds to cover the GST component becomes crucial.

Understanding GST in Commercial Property Transactions

Understanding the mechanics of GST in commercial property deals is essential for informed decision-making. Here’s a breakdown:

  • GST Liability: When purchasing a property, the buyer becomes liable for 10% GST on the purchase price unless the property is classified as a “going concern” (more on this later).
  • Input Tax Credits: Businesses registered for GST can claim input tax credits on eligible expenses, including the GST paid on the property purchase. This effectively reduces the overall GST liability.
  • Going Concern vs. New Business: The classification of the property as a “going concern” (already operating business) or “new business” (not yet operational) impacts GST liability. In going concerns, the buyer may inherit existing input tax credits, reducing the GST burden.

Financing Options for 100% GST Coverage

Securing funds for the 100% GST component requires exploring various financing options. Let’s delve into the most common strategies:

  1. Bridge Loans:

Bridge loans are short-term loans designed to bridge the gap between purchasing and securing permanent financing. They are ideal for situations where the buyer requires immediate access to funds for the GST payment.


    • Key Features: Short-term financing with typically higher interest rates than traditional loans.
    • Repayment terms are usually within 12-24 months.
    • Often, it requires collateral, such as the property itself.
    • Advantages: Provides immediate access to funds for the GST payment.
    • Offers flexibility in securing permanent financing later.
    • Disadvantages: Higher interest rates compared to traditional loans.
    • Short repayment terms can put a strain on cash flow.
  1. Line of Credit:

A line of credit provides businesses with a revolving credit line that can be accessed to cover the GST payment. This offers greater flexibility than a bridge loan, allowing enterprises to draw funds as needed.


    • Key Features: Flexible access to funds with interest charged only on the amount used.
    • Interest rates may be lower than bridge loans, depending on creditworthiness.
    • It requires a good credit history and strong financial standing.
    • Advantages: Offers greater flexibility for managing cash flow.
    • Potential for lower interest rates compared to bridge loans.
    • Disadvantages: Requires strong creditworthiness and financial stability.
    • The temptation to overspend can lead to debt accumulation.
  1. Vendor Financing:

Negotiating with the seller to finance a portion of the GST payment can be viable. This arrangement allows the buyer to spread the GST cost over time, reducing the upfront financial burden.


    • Key Features: Agreement with the seller to defer or spread the GST payment.
    • Typically, it involves paying interest on the deferred amount.
    • Requires clear legal documentation and agreements.
    • Advantages: Reduces the immediate financial burden of the GST payment.
    • Improves cash flow management during the acquisition process.
    • Disadvantages: It may involve higher interest rates than traditional loans.
    • Requires strong negotiation skills and clear legal documentation.

Tax-Effective Strategies for Minimizing GST Burden

While financing options provide immediate access to funds, minimizing the overall GST liability is crucial for optimizing cash flow. Here are some tax-effective strategies to consider:

  1. Utilizing Input Tax Credits:

Claiming input tax credits on eligible expenses associated with the property acquisition can significantly reduce the GST liability. Here’s how:


    • Eligible Expenses: Legal and professional fees related to the acquisition, such as conveyancing and legal fees.
    • Stamp duty and other government charges associated with the purchase.
    • Renovations and improvements were made to the property after the acquisition.
    • Claiming Process: Businesses must maintain proper records and documentation of all eligible expenses.
    • Input tax credits can be claimed through the BAS (Business Activity Statement) lodged with the ATO.
    • Timely claiming of credits is crucial to maximize the benefit.
  1. Structuring the Acquisition:

The legal structure of the acquisition can impact the GST liability. Consider these options:


    • Trusts or Holding Companies: Utilizing a trust or holding company structure can reduce the GST liability.
    • This can be achieved by structuring the acquisition through the entity and claiming input tax credits on expenses incurred by the entity.
    • Seeking professional tax advice is crucial to ensure compliance and maximize the benefits of such structures.
  1. Maximizing Depreciation Deductions:

Claiming depreciation deductions on the commercial property can further reduce taxable income, lowering GST liability. Here’s what to understand:


    • Depreciation Deductions: Businesses can claim depreciation deductions on the cost of the property over its practical life.
    • This reduces the property’s taxable value, thereby lowering the GST liability.
    • Types of Depreciation: Different depreciation methods exist, such as diminishing value and prime cost.
    • Understanding the depreciation schedule and rules is crucial for claiming the maximum allowable deductions.

Cash Flow Management Strategies

Managing cash flow effectively is critical during the commercial property acquisition process. Here are some tips:

  1. Budgeting and Forecasting:

Creating a comprehensive budget and cash flow forecast is essential to anticipate and manage expenses related to the acquisition process. This involves:


    • Factoring in all Costs: Include the purchase price, GST, legal fees, stamp duty, renovation costs, and other potential expenses.
    • Consider ongoing operational expenses like utilities, insurance, and maintenance.
    • Monitoring and Adjustments: Regularly monitor the budget and cash flow to identify potential shortfalls or areas for optimization.
    • Be prepared to adjust the budget as needed based on changing circumstances.
  1. Negotiating with Vendors:

Negotiating terms and payment schedules with the seller can improve cash flow management. Consider these strategies:


    • Deferring GST Payments: Negotiate with the seller to postpone the payment or spread it out over time.
    • This can provide breathing room for cash flow management during the acquisition process.
    • Payment Schedule: Negotiate a favourable payment schedule for the property itself.
    • This could involve extending the settlement date or securing a longer repayment term.
  1. Exploring Alternative Funding Options:

While traditional loan options are standard, consider alternative sources for financing the GST component:


    • Private Lenders: Private lenders may offer more flexible financing options with competitive interest rates.
    • Thorough due diligence and careful evaluation of terms are essential.
    • Crowdfunding Platforms: Crowdfunding platforms can be an avenue for raising additional capital for GST payments.
    • Be mindful of potential risks and ensure transparency and compliance with regulations.

Conclusion: Navigating the GST Maze with Confidence

Acquiring commercial property can be a significant financial undertaking. By understanding the implications of GST, exploring diverse financing options, and implementing tax-effective strategies, businesses can navigate the process with greater confidence.

Remember, seeking professional advice from accountants, financial advisors, and legal experts is crucial for optimizing your financing strategy and ensuring compliance with tax regulations. With careful planning and informed decision-making, you can successfully acquire your desired commercial property while minimizing the financial impact of GST.