Are you a Hong Kong property owner confused about what rental income is taxable? Do you wonder if you can claim your mortgage interest or management fees? You’re not alone. Hong Kong’s property tax system, while straightforward in principle, is surrounded by persistent myths that cost property owners both money and peace of mind. Let’s debunk the most common misconceptions with accurate, up-to-date information for the 2024-2025 tax year.

Understanding Hong Kong’s Property Tax: The Basics

Property tax in Hong Kong is levied specifically on income arising from the letting of immovable property located in Hong Kong. The tax is payable by the owner(s) at the standard rate of 15% on the “net assessable value” of the property. It’s crucial to understand that property tax is distinct from other property-related charges and taxes.

The Territorial Principle

Property tax adopts the territorial principle and is levied exclusively on properties located in Hong Kong. This means that the owner’s residency status, nationality, or foreign citizenship is completely irrelevant to property tax obligations. Whether you are a Hong Kong permanent resident, a foreign national, or a non-resident, if you own property in Hong Kong that generates rental income, you are subject to property tax.

Misconception #1: Property Tax, Stamp Duty, and Profits Tax Are the Same Thing

The Key Differences Explained

Property Tax is an annual tax on rental income received from letting property in Hong Kong. It is charged at 15% of the net assessable value (gross rental income minus rates paid and a 20% statutory allowance). This tax applies regardless of whether the owner is an individual or corporation, though corporations typically pay under the profits tax regime instead.

Stamp Duty is a one-time transactional tax charged on instruments effecting property transactions, stock transactions, and property leases. Effective from February 28, 2024, the Special Stamp Duty (SSD), Buyer’s Stamp Duty (BSD), and New Residential Stamp Duty (NRSD) have been abolished. Ad valorem stamp duty on property transfers is now charged at progressive rates ranging from HK$100 (for properties up to HK$3,000,000) to 4.25% (for properties exceeding HK$21,739,120). This is a transaction-based tax, not an income tax.

Profits Tax is levied on assessable profits arising in or derived from Hong Kong from any trade, profession, or business. For property, this typically applies to corporations receiving rental income or individuals engaged in property trading as a business. The profits tax rate is 16.5% for corporations and 15% for unincorporated businesses. Notably, there is no capital gains tax in Hong Kong, but profits from property trading may be subject to profits tax if the activity constitutes a business or trading adventure.

Special Note for Corporate Property Owners

Rental income derived by a corporation from a Hong Kong property is subject to profits tax, not property tax. However, corporations that are subject to profits tax may apply for an exemption from property tax to avoid double taxation. In cases where property tax has already been paid, the amount can be set off against profits tax payable, and any excess will be refunded.

Misconception #2: You Can Claim Actual Expenses Instead of the 20% Allowance

The Truth About Deductions

This is perhaps the most misunderstood aspect of Hong Kong property tax. The law provides a flat 20% statutory allowance for repairs and outgoings, and this is the only deduction available under property tax (aside from rates paid by the owner). Property owners cannot claim actual expenses, even if those expenses exceed 20% of rental income.

Non-deductible items include:

• Mortgage interest payments
• Building management fees
• Insurance premiums
• Decoration and renovation costs
• Rent collection fees
• Government rent
• Advertising costs for finding tenants
• Legal fees related to tenancy agreements

The Inland Revenue Department will not ask for evidence of actual expenses incurred, and additional claims for these items should not be made on property tax returns. The 20% allowance is applied automatically regardless of actual spending.

Misconception #3: Owner-Occupied Properties Are Subject to Property Tax

The Rental Income Principle

Property tax in Hong Kong is levied exclusively on rental income. If you own a property in Hong Kong and live in it yourself, you are not receiving rental income, and therefore no property tax is payable. This is a fundamental principle that many property owners misunderstand.

Key points about owner-occupied properties:

• No property tax is payable on properties occupied by the owner for self-use
• If a property is partially let and partially owner-occupied, only the rental income from the let portion is subject to property tax
• Properties used by the owner for business purposes are not subject to property tax (though business profits are subject to profits tax)
• Charitable bodies approved under section 88 of the Inland Revenue Ordinance can be exempted from property tax

Misconception #4: Only the Portion of Rental Income I Keep Is Taxable

What Constitutes Rental Income

Rental income for property tax purposes is comprehensive and includes:

• Base monthly or annual rent
• Property premiums or lump sum payments
• Service charges paid by tenants
• Management fees paid by tenants
• Rates paid by the tenant on behalf of the owner
• Repairs and outgoings paid by the tenant either to the owner or on behalf of the owner under the terms of the lease
• Any other consideration for the right to use the property

All of these amounts must be reported as gross rental income on property tax returns. The only deductions allowed are rates paid by the owner (not the tenant) and the 20% statutory allowance for repairs and outgoings.

Misconception #5: Joint Owners Can Choose Who Reports the Rental Income

Joint Ownership Responsibilities

Under the provisions of the Inland Revenue Ordinance, every joint owner or owner in common has full reporting and tax payment responsibilities. This means:

• Each co-owner must report the full rental income on their property tax return (not just their proportionate share)
• Each co-owner is responsible for paying the full amount of property tax
• The Inland Revenue Department can pursue any or all co-owners for the full tax amount
• Co-owners cannot agree among themselves to have only one person report and pay the tax

If you receive rental income from a property that is solely owned by you, you report it in your Tax Return – Individuals (BIR60). If the property is jointly owned or co-owned, a separate property tax return must be filed.

How to Calculate Your Property Tax Correctly (2024-2025)

Understanding the correct calculation method will help you comply with tax obligations and avoid penalties. Here’s the step-by-step process:

1. Step 1: Determine Gross Rental Income
   Add up all rental income received during the year of assessment (April 1 to March 31), including rent, premiums, service charges, and any other consideration paid by tenants.
2. Step 2: Deduct Rates Paid by Owner
   Subtract the rates that you, as the owner, have paid during the year. Note that government rent is not deductible, only rates.
3. Step 3: Apply 20% Statutory Allowance
   Multiply the result by 80% (or subtract 20%) to apply the statutory allowance for repairs and outgoings. This gives you the net assessable value.
4. Step 4: Calculate Property Tax
   Multiply the net assessable value by 15% to determine your property tax liability.

When to Consider Personal Assessment

Personal assessment can reduce your overall tax liability in certain situations, particularly if you have mortgage interest payments or other allowable deductions. Consider personal assessment if:

• You have significant mortgage interest payments on the rental property
• Your only income is from property rental (you can claim personal allowances)
• You have losses from other sources that can offset rental income
• Your total income is relatively modest (to benefit from progressive rates starting at lower percentages)

Personal assessment must be elected in writing by completing Part 7 in the Tax Return – Individuals (BIR60) or by submitting form IR76C within the specified time limits. The election can be made for each year of assessment, so you can evaluate annually whether it provides a benefit.

Understanding Hong Kong’s property tax system is essential for every property owner. By debunking these common misconceptions, you can ensure proper compliance, avoid penalties, and potentially optimize your tax position. Remember that while the 20% statutory allowance is fixed for property tax purposes, exploring personal assessment could unlock valuable deductions like mortgage interest. Always consult with a qualified tax professional for advice tailored to your specific circumstances.