{"id":14897,"date":"2020-05-29T09:22:16","date_gmt":"2020-05-29T07:22:16","guid":{"rendered":"https:\/\/www.best-value.be\/immobilier-frein-ou-moteur-de-la-transmission-dentreprise\/"},"modified":"2025-07-09T11:23:14","modified_gmt":"2025-07-09T09:23:14","slug":"acquiring-operating-real-estate-business-transfer","status":"publish","type":"post","link":"https:\/\/www.best-value.be\/en\/acquiring-operating-real-estate-business-transfer\/","title":{"rendered":"Real Estate: Barrier or driving force of M&#038;A?"},"content":{"rendered":"<h2 data-start=\"132\" data-end=\"194\"><strong data-start=\"132\" data-end=\"194\">Should you acquire the operating real estate of your company?<\/strong><\/h2>\n<p data-start=\"196\" data-end=\"349\"><strong>Acquiring the property where your business operates is a common step for entrepreneurs. But is it always the right move? Let\u2019s look at the pros and cons.<\/strong><\/p>\n<h3 data-start=\"356\" data-end=\"425\">Buying property in the company vs. creating a Real Estate Company<\/h3>\n<p data-start=\"427\" data-end=\"512\">There\u2019s no one-size-fits-all solution. Your decision depends on your <strong>long-term goals.<\/strong> At the start, it\u2019s often better to buy real estate directly from the operating company. This allows VAT deductions on construction work and access to subsidies. However, if you&#8217;re planning to sell the business in the next few years, it\u2019s better to create a separate real estate company. <strong>This way, you can keep the property after the sale and continue to collect rent<\/strong>. Buyers often prefer this setup, as<strong> it avoids upfront real estate costs.<\/strong> You can also offer the buyer an option to buy the building or shares in the real estate company later. If the real estate is still within the operating company, it\u2019s possible to spin it off before selling. <strong>A partial spin-off creates a separate legal entity<\/strong>. This solution avoids high taxes but must follow strict rules and be guided by a tax advisor.<\/p>\n<h3 data-start=\"1311\" data-end=\"1348\">Company valuation<\/h3>\n<p data-start=\"1350\" data-end=\"1454\">In most cases, real estate is treated as a financial asset. It\u2019s added to the company\u2019s value like cash. When using <strong>valuation methods like EBITDA multiples<\/strong> or discounted cash flow, a notional rent is deducted. Then, the property value is added separately. This rent should reflect what the business truly needs to operate. Too high or too low can skew the valuation. <strong>This separation helps assess operational and real estate value with different risk levels.<\/strong><\/p>\n<h3 data-start=\"1350\" data-end=\"1454\">Acquisition financing<\/h3>\n<p data-start=\"1859\" data-end=\"1935\"><strong>Does owning property make your company more attractive to banks?<\/strong> It depends.<\/p>\n<p data-start=\"1937\" data-end=\"2029\">If the property is heavily mortgaged, its net value is low and doesn\u2019t add much to the deal. <strong>If the property is mostly debt-free, it may raise the purchase price.<\/strong> This can make financing harder for the buyer, who may need to invest more personally. If the company lacks enough equity, the buyer can\u2019t use the property as collateral, due to the financial assistance rules. In that case, the real estate must be financed through the acquisition loan, usually over 5\u20137 years.<\/p>\n<p data-start=\"2412\" data-end=\"2680\">However, if the company has strong equity, a <strong>debt push-down<\/strong> may be possible. The property is refinanced, generating cash that can be paid out as a tax-free dividend to the buyer\u2019s holding company (under RDT conditions). The holding can then repay the acquisition loan. Banks often bridge this gap while the dividend is processed. Real estate is then financed over 15\u201320 years, with a mortgage to reduce the bank\u2019s risk.<\/p>\n<h3 data-start=\"2839\" data-end=\"2856\">Final Thought<\/h3>\n<p data-start=\"2858\" data-end=\"3124\">Owning real estate within a company can complicate a future sale. But with the right planning, it\u2019s manageable. Some solutions take over a year to implement, so contact <a href=\"https:\/\/www.best-value.be\/en\/contact\/\">your M&amp;A advisor<\/a> early. A tax advisor will help structure the deal properly and ensure compliance.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Should you acquire the operating real estate of your company? Acquiring the property where your business operates is a common step for entrepreneurs. But is it always the right move? Let\u2019s look at the pros and cons. Buying property in the company vs. creating a Real Estate Company There\u2019s no one-size-fits-all solution. Your decision depends [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":2175,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[74],"tags":[59],"class_list":["post-14897","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-did-you-know-that","tag-articles-en"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Real Estate: Barrier or driving force of M&amp;A?<\/title>\n<meta name=\"description\" content=\"Buying the real estate with your company can be a smart move, but it also affects your business transfer strategy. 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