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Golden Brick meaning

What does Golden Brick mean?
A transactional structure used in UK property development whereby the seller begins genuine physical construction of new dwellings (often to the commonly cited “golden brick” stage of foundations and, in practice, works above ground) and only then transfers the land together with the works. The aim is for the sale, by the person constructing, to qualify as the zero‑rated first grant of a major interest in a building under construction (including relevant residential buildings) for vat purposes. “Golden brick” is not defined in legislation or case law; it is market shorthand derived from the rules in VATA 1994, Schedule 8, Group 5 and HMRC Notice 708. Key features include: - Completion only after construction has demonstrably commenced (mere site clearance is insufficient). - The supply is of a building under construction rather than bare or opted land. - Commonly used for sales to housing associations/registered providers, often alongside design‑and‑build or development agreements. - Practical effect: VAT at 0%, avoiding irrecoverable VAT and disapplying any option to tax on dwellings. Usage is broadly consistent across England and Wales, Scotland and Northern Ireland. In Ireland, the concept is less prevalent because first sales of new residential property are generally subject to VAT at a...
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View the related Practice Notes about Golden Brick

PRACTICE NOTES
Construction Law Glossary—‘G’: Contracts, Claims, Guarantees, Pricing, VAT and Building Safety

A B C D E F G H I J K L M N O P Q R S T U V W X Y Z GC Works A suite of construction contracts produced by the government (by what was then the Department of the Environment, Transport and the Regions) for building and engineering projects in the public sector. They are no longer updated. General requirements An alternative name for project overhead costs, ie essential expenses incurred during the project that are not directly connected to construction activity (for example, the hire and rental of contractor's premises and general support and supervisory staff costs)...

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PRACTICE NOTES
VAT in UK residential development: zero-rating, short leases, holiday homes, planning obligations, incentives, surplus land, golden brick, TOGCs, CGS, partial exemption, overriding leases and reversions

VAT issues that arise in residential developments This Practice Note examines VAT matters encountered in residential development projects. It addresses, among other points, the following areas: different and varying forms of development the potential consequences of granting short-term leases relevant planning obligations and local infrastructure various incentives available to buyers disposals of surplus land and incomplete developments, matters arising from subsequent grants of overriding leases and sales of reversions For VAT considerations in commercial schemes, see the separate Practice Note: Commercial development—VAT issues. This Practice Note also includes references to case law from the EU Court of Justice. For further guidance on whether rulings of the Court of Justice bind the UK courts, see Practice Note: Assimilated law—Assimilated case law. For commentary on assimilated law (previously retained EU law) and tax more broadly, including the bespoke approach now applied in VAT law, see Practice Note: Assimilated law and tax. The Court of Justice decisions...

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PRACTICE NOTES
Build to Rent in England: planning and APR, funding and guarantees, valuation, deal structures, operations and local authority delivery

FORTHCOMING CHANGE : The Renters’ Rights Act 2025 gained Royal Assent on 27 October 2025. For advice on how the Act affects residential tenancies in England, consult Practice Note: Renters’ Rights Act 2025—key provisions. STOP PRESS: A revised edition of the National Planning Policy Framework (NPPF) was issued on 12 December 2024...

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