What is EIS, VCT or SEIS?

What is EIS, VCT or SEIS and what tax reliefs do they offer to investors? Find everything you need to know in our Knowledge Library.

What is EIS, VCT or SEIS?

The enterprise investment scheme (EIS) and venture capital trusts (VCT) have traditionally been grouped together because they encourage investment in small, unquoted trading companies and have certain legislative features in common. For these purposes, shares on the Alternative Investment Market (AIM) are considered unquoted. Most trades qualify, but some which are termed 'excluded activities' do not. For example, dealing in land or commodities, financial activities and property development are all excluded activities. A company can carry on some excluded activities, but these must not be 'substantial', which HMRC takes to mean as more than 20% of the company's activities.

The EIS is designed to help these small companies raise finance by offering a range of tax reliefs to investors who purchase new shares in those companies.

The VCT scheme spreads the investment risk over a number of companies since individuals invest indirectly in a range of small companies. Investors subscribe for shares in VCTs, which are companies listed on the London Stock Exchange and are similar to investment trusts. VCTs are run by fund managers who are usually members of larger investment groups. From time to time, VCTs realise investments and make new ones. Individuals may now subscribe for shares in a VCT via a nominee.

As of 6 April 2026 the qualifying rules for small unquoted companies are:

• Maximum number of full-time employees 249 (from 499 - for knowledge intensive companies)
  
  
• Maximum total gross assets before investment £30 million
  
  
• Maximum total gross assets after investment £35 million 
  
  
• Maximum amount that can be raised by an individual company is £10 million per annum, or £20 million per annum for knowledge-intensive companies
  
  
• The lifetime limit for investment in a single ocmpany is £24 million.  The lifetime limit for a knowledge-intensive company is higher at £40 million.

• The Seed Enterprise Investment Scheme was introduced in April 2012 to encourage investment in new start up companies, while it was initially to be a temporary scheme in 2014 it was made permanent.

From March 2018 a principal based test, "the risk to capital condition" which determines if the company is a genuine entrepreneurial company came into effect.

The measure introduces a new condition to the EIS, SEIS and VCT rules to exclude tax-motivated investments, where the tax relief provides most of the return for an investor with limited risk to the original investment (that is, preserving an investor’s capital). The condition depends on taking a ‘reasonable’ view as to whether an investment has been structured to provide a low risk return for investors.

The condition has two parts: whether the company has objectives to grow and develop over the long-term (which broadly mirrors an existing test with the schemes); and whether there is a significant risk that there could be a loss of capital to the investor of an amount greater than the net return. The condition requires all relevant factors about the investment to be considered in the round.

In Autumn Statement 2023, it was announced that the government would legislate to extend the existing sunset clauses for the EIS and VCT from 6 April 2025 to 6 April 2035. Autumn Budget 2024 confirmed that both EIS and VCT schemes are extended to 2035.

EIS, VCT and SEIS comparison table

*increased limit only if anything above £1 million is invested in knowledge-intensive companies.

** reinvestment relief is available for 50% of capital gains from selling other assets (e.g. shares or property) if the gain is reinvested into a SEIS scheme where the investor has already claimed income tax relief on the SEIS investment and the investment is made in the same year as the gain arises. Carry back can also be used so a SEIS investment can offset a gain from the previous tax year. N.B. if the SEIS investment loses its qualifying status both income tax relief and reinvestment relief will be withdrawn.

EIS income tax relief

Income tax relief is covered in Part 5 Income Tax Act (ITA) 2007.

This is available to individuals only, who subscribe in cash for newly issued full-risk ordinary shares in a qualifying company. Investment can be directly into the company, or through an EIS fund, which will invest on behalf of the individual in a number of qualifying companies. The subtleties of EIS funds are not considered further but it should be noted that the individual is still the owner of the shares.

The minimum investment is £500 worth of shares in any one company in any one tax year. The maximum investment on which relief can be obtained is currently £1,000,000, or £2,000,000 for Knowledge Intensive Companies (KIC’s). More information on KIC’s is available here.

The relief is 30% of the cost of the shares, to be set against the individual's income tax liability for the year of assessment in which the shares are issued. The maximum tax reduction in any one year is therefore £300,000 or £600,000 for KIC's, providing a sufficient income tax liability exists to cover it.

Relief is also available in the case of joint subscriptions. Where shares are held jointly each of the owners is treated as having subscribed an equal amount even if all of the funds were provided by one of them.

There is a 'carry back' facility, which allows all or part of the cost of shares acquired in one tax year to be treated as if acquired in the preceding tax year, with relief then given against the income tax liability of that preceding year.

Income tax relief can’t be claimed if the individual is connected with the company in either of two ways. Firstly, by financial interest – for example the individual or an associate holding more than 30% of the share capital. Secondly, by employment – a partner, director (except for business angels) or an employee is deemed connected (an associate is so connected).

Prior to claiming relief, an investor must receive from the company form EIS3, which certifies that the company has not, so far, breached any of the conditions for being a qualifying company. Form EIS3 cannot be issued unless the company has been trading for at least four months.

Income tax relief is then typically claimed on the self-assessment tax return for the tax year in which the shares were issued. If the shares were issued in a previous year, and / or if the claim is for capital gains deferral relief, the claim part of the form EIS3 must also be completed and submitted to HMRC.

Investors who don’t make returns under self-assessment can use the claim section of form EIS3 to make their claim.

EIS withdrawal or reduction of income tax relief

EIS shares must be held for three years from the date of issue or the start of trade if later, otherwise income tax relief will be withdrawn.

Relief will be withdrawn, if during that period:

• the investor or an associate become connected with the company
  
  
• the company loses its qualifying status. Genuine commercial liquidation would not result in withdrawal of relief.

Relief will be reduced or withdrawn if, during that period:

• any of the shares are disposed of (unless the disposal is to a spouse or civil partner at a time when the couple are living together)
  
  
• the investor or an associate 'receives value' from the company (eg receives a loan or benefit from the company).

EIS disposal relief – capital gains tax exemption

If an investor has received income tax relief (which has not subsequently been withdrawn) on the cost of the shares, and the shares are disposed of after they have been held for the three-year period, any gain is exempt from capital gains tax (S150A TCGA 1992). The exemption may be restricted if:

• the investor has oversubscribed
  
  
• the investor has received value from the company and the income tax relief has been reduced accordingly.

There is no restriction if the only reason full income tax relief cannot be given is because the claim reduces the investor's income tax liability to nil.

If income tax relief is not claimed, then any subsequent disposal of the shares will not qualify for exemption from capital gains.

An investor can claim a capital loss on the disposal of EIS shares (whenever disposed of) but in calculating this loss, the allowable cost is reduced by income tax relief not withdrawn.

EIS disposal relief – income tax relief for capital losses

If the shares are disposed of at a loss, the investor can elect that the amount of the loss, less any income tax relief not withdrawn, can be set against income of the year in which the shares were disposed of, or any income of the previous year, instead of being set off against any capital gains (S131 ITA 2007).

EIS capital gains tax deferral relief

This relief is covered in Sch 5B Taxation of Chargeable Gains Act (TCGA) 1992.

Deferral relief can be claimed against any amount of chargeable gain arising on the disposal of any asset where the gain is invested in EIS shares. It can also be claimed when a gain previously deferred under the EIS (or VCT shares issued before 6 April 2004), is brought back into charge. The investor can claim deferral relief on only part of the gain if desired. The effect is to defer the tax liability until the EIS shares are sold or deemed sold. The investment must be made within the period one year before or three years after the gain arose.

To qualify, the investor must be an individual (or the trustees of a qualifying settlement) who is resident in the UK both at the time the gain accrued and at the time the shares are issued. Note however that EIS income tax relief and CGT disposal relief are not available to trustees.

The relief is claimed by the investor submitting part 2 of the EIS3 certificate from the company. The time limit for claiming is five years from 31 January following the end of the tax year in which the shares were issued.

The deferred gain becomes chargeable when there is a chargeable event. For example, 

• a disposal of the EIS shares (except a disposal to a spouse or civil partner which is covered by the no gain/no loss rule) 
  
  
• the investor becoming non-resident within the three-year period (unless by reason of temporary overseas employment)
  
  
• the company ceases to be a qualifying company.

A disposal of some of the shares would trigger a proportion of the deferred gain becoming assessable.

A deferred gain is not triggered on the death of the investor or the spouse/civil partner who acquired the shares on a no gain/no loss transfer. 

It doesn’t matter whether the investor is connected with the company or not. It is therefore possible for an individual to invest in a company which he already owns or controls.

EIS and the company

For investors to be able to claim, and keep tax reliefs, the issuing company has to meet the qualifying rules as referred to in the introduction throughout the three-year period. Note however that the company may subsequently become quoted without investors losing relief, but only if there were no arrangements for it to become quoted in existence when the shares were issued.

VCT tax reliefs available

Tax reliefs are only available to individuals aged 18 years or over and not to trustees, companies or others who invest in VCTs.

For individuals who subscribe for new ordinary VCT shares, three tax reliefs are available.

1. 'front-end' income tax relief.
   
   
2. exemption from CGT on disposals.
   
   
3. exemption from income tax on dividends.

For individuals who don’t subscribe but acquire by other means (eg purchase from someone else) then tax reliefs 2 and 3 are available.

CGT deferral relief, previously available, was abolished in respect of shares issued after 5 April 2004.

In the 2015 budget, the government announced an amendment to the VCT legislation to ensure that from 6 April 2014, notwithstanding the general time limits for making assessments to recover tax, HMRC can withdraw tax relief if VCT shares are disposed of within five years of acquisition.

A further announcement in the 2014 budget was that the government were to prevent VCTs from returning capital that does not relate to profits on investments within three years of the end of the accounting period in which shares were issued to investors. This took effect in respect of shares issued on or after 6 April 2014.

VCT income tax reliefs

Income tax relief is covered in Part 6 of ITA 2007.

'Front-end' tax relief is available at 20% of the cost of new ordinary shares subscribed for up to the 'permitted maximum' of £200,000, to be set against the individual's income tax liability for the year of assessment in which the shares are issued. The annual limit applies to all the taxpayer's acquisitions in VCTs in the tax year concerned, and shares acquired earlier in the tax year count towards the permitted maximum first.

The maximum tax reduction in an individual's income tax liability in any one year is therefore £40,000, providing a sufficient income tax liability exists to cover it.

The shares must be held for at least five years and throughout this time carry no present or future preferential rights to dividends or to the VCT's assets on winding up and no present or future rights to be redeemed.

Tax relief can be claimed either with the tax return (see page Ai 2) or as a standalone claim. There is no set form for a standalone claim.

Dividends received from VCT shares are exempt from income tax ('dividend relief') in respect of shares acquired within the 'permitted maximum' of £200,000. These dividends do not have to be included in the tax return.

VCT withdrawal of front-end income tax relief

'Front-end' income tax relief will be withdrawn, in whole or in part, if the shares are disposed of within five years of issue. A disposal between spouses or civil partners who are living together does not give a rise to a withdrawal.

Front-end relief may also be withdrawn where a VCT loses its approval. Death doesn’t give rise to a withdrawal of front-end income tax relief.

VCT refreshing income tax exemption

Investors are now prevented in certain circumstances from refreshing income tax relief on investments into VCTs by disposing of VCT shares and reinvesting the proceeds in new shares. Relief is restricted where there is a ‘linked sale’.

A sale is ‘linked’ if an individual has sold shares in the same VCT as the VCT in which the investor has subscribed for shares, or in a VCT which is treated as a successor or predecessor of that VCT, and either the subscription for shares is in any way conditionally linked with the share sale, or the subscription and sale are within six months of each other.

The amount subscribed on which income tax relief may be claimed will be reduced by the amount of consideration the investor receives for a sale of shares ‘linked’ to the subscription.

A sale is linked where the individual sold shares in the same VCT as the VCT subscribed, or in a ‘successor’ or ‘predecessor’ VCT, and either the subscription is in any way conditionally linked, or the subscription and sale are within 6 months of each other. ‘Successor’ and ‘predecessor’ VCTs are defined in new section 264A(7) ITA 2007.

The measure does not affect subscriptions for shares where the monies being subscribed represent dividends which the investor has elected to reinvest.

The restrictions affect claims to relief for investment in VCT shares, by reference to shares issued on or after 6 April 2014.

VCT capital gains tax exemption

There will be no chargeable gain (or allowable loss) for CGT purposes on selling ordinary shares in a VCT provided:

• the shares were acquired within the permitted maximum for the tax year in question.
  
  
• the VCT was approved as a VCT both when the shares were acquired and when they were sold.
   

There is no minimum period for which the shares must be held.

As for 'dividend relief', CGT relief is available for both newly issued shares and second-hand shares.

VCT conditions for HMRC approval

The conditions a company must satisfy for it to be approved as a VCT include:

• income is wholly or mainly from shares or securities
  
  
• at least 70 per cent, by value, of its investments comprise holdings in qualifying companies (see introduction)
  
  
• the holding in any company must not represent more than 15% (by value) of its investments
  
  
• its ordinary shares are listed on the London Stock Exchange
  
  
• it must not retain more than 15% of the income it derives from shares or securities.

Seed investment enterprise scheme (SEIS)

This scheme:

• applies to companies with 25 or fewer employees; assets of up to £350,000 from April 2023 (formerly £200,000) and which are carrying on or preparing to carry on a new business
  
  
• gives income tax relief worth 50% of the amount subscribed by individual investors with an investment of less than 30%, including directors who invest in their companies.
  
  
• has an overall tax favoured investment limit from April 2023 of £250,000 for the company. This is a cumulative limit, not an annual limit. Gains on SEIS shares are exempt if they have been held for 3 years. 
  
  
• CGT reinvestment relief is available providing relief against CGT on half of the amount of a capital gain invested into SEIS qualifying shares where SEIS income tax relief is also successfully claimed on the reinvestment . Further information on SEIS reinvestment relief is available here.

Planning

These schemes offer significant tax incentives to investors willing to take the investment risk involved with unquoted trading businesses. That risk is mitigated with an EIS or SEIS investment due to the ability to obtain income tax relief for capital losses.

In addition, an EIS investment can also qualify for 100% inheritance tax (IHT) relief under business property relief (BPR) rules. This will only apply however if the BPR conditions are met.

The same IHT consequences apply to SEIS shares.

VCTs on the other hand can never qualify for BPR, as they are listed on the London Stock Exchange (LSE).