Agricultural Property Relief (APR) and Business Property Relief (BPR) reforms
What was announced?
A bit niche perhaps but the government is extending the existing scope of APR from 6 April 2025 to land managed under an environmental agreement with, or on behalf of, the UK government, devolved governments, public bodies, local authorities, or relevant approved responsible bodies.
There are also more mainstream changes from 6 April 2026, which reform APR and BPR from 6 April 2026. Relief of up to 100% is currently available on qualifying business and agricultural assets. The 100% rate of relief will continue for the first £1m of combined agricultural and business property to help protect family farms and businesses, and it will be 50% thereafter. For example, the allowance will cover £1m of property qualifying for BPR, or a combined £400,000 of APR and £600,000 BPR qualifying for 100% relief. If the total value of the qualifying property to which 100% relief applies is more than £1m, the allowance will be applied proportionately across the qualifying property. For example, if there was agricultural property of £3m and business property of £2m, the allowance for the agricultural property and the business property will be £600,000 and £400,000 respectively. Assets automatically receiving 50% relief will not use up the allowance and any unused allowance will not be transferable between spouses and civil partners.
We can’t forget about trusts! The trustees of discretionary trusts are liable to an IHT charge of up to 6% of the value of property held in a trust every 10 years. There is also an exit charge when property leaves the trust. APR and BPR can apply to property in trust. There will be a combined £1m million allowance for trustees on the value of qualifying property to which 100% relief applies, on each ten-year anniversary charge and exit charge, consistent with the treatment of qualifying property chargeable to IHT on death. The government will publish a technical consultation in early 2025 on the detailed application of the policy to charges on property within trust.
Settlors may have set up more than one trust comprising qualifying business property and/or agricultural property before 30 October 2024, in which case from 6 April 2026, each trust would have a £1m allowance for 100% relief. The government intends to introduce rules to ensure that the allowance is divided between these trusts where a settlor sets up multiple trusts on or after 30 October 2024.
The government will also reduce the rate of BPR available from 100% to 50% in all circumstances for shares designated as “not listed” on the markets of recognised stock exchanges, such as AIM. A full list of recognised stock exchanges can be found here.
What does it mean?
According to the government, the majority of claims for these reliefs will be unaffected. The reforms are expected to only affect around 2,000 estates each year from 2026/27 with around 500 of these claiming APR and around 1,000 of these holding shares designated as “not listed” on the markets of recognised stock exchanges. Essentially, the government has decided to retain these reliefs but better target them. At first sight, the details of these reforms from 6 April 2026 appear to be somewhat complicated.
Those relying on business relief for their IHT planning may wish to revisit those plans to consider a more tax efficient strategy or perhaps look to inure the additional tax liability that may arise.