Bright-line tax – does it affect you?

Angela Hodges • 8 August 2022

A real estate agent recently told us that bright-line tax is simple – it is far from it!  We now have multiple iterations of the bright-line rules and multiple different exemptions.  In this article, we try to simplify how these rules may affect you. We also outline examples where landowners have been tripped up by the unknown!

What is bright-line tax?

What is Bright-line tax?  If you acquired a property on or after 27 March 2021, and dispose of it within 10 years, the bright-line rules will apply to the sale of that property, and any gains you made will be taxable unless an exemption applies.  If you acquired a property before this date, the bright-line rules may still apply, but they are slightly different. 

Basically, the bright-line rules mean if you sell a residential property you have owned for less than 10 years you may have to pay tax it. This is the bright-line property rule and it also applies to New Zealand tax residents who buy overseas residential properties.  You could say it’s New Zealand’s version of a capital gains tax.

The bright-line test does not apply to your family home or inherited property, or to residential properties used for business or for farmland (provided you meet the criteria).  If you used your property as your main home 100% of the time during the bright-line period, the main home exclusion should apply. When you sell, you will not pay tax on any gain on the sale. 

Under the new rules, a transfer of your main family home may continue to be exempt in certain circumstances, however, ‘change-of use’ rules have been introduced.  This means that gains on a sale may be taxed if you haven’t used the property as your home for the entire time. 

Let’s look at some real-life examples where we have advised clients.  These examples show just how complicated the bright-line rules can be, and why it is so important to get advice. 

Example One – A lifestyle block
A fence surrounds a grassy field with trees in the background.

A lifestyle block of 2 ha. Approximately 1.5ha of the land is used for grazing cattle and the remainder for the main home.  The lifestyle block doesn’t qualify for the main home exemption because it was not used predominantly as the main home (1.5ha used for grazing).  It doesn’t qualify for farmland exemption because the amount of land is not big enough to support a farming business.  Under the new main home exemption, you may be able to claim the main home exemption on that area that is used for the main home.  However, the main home exemption is not available where home is owned in a company.  The balance of the land would still be taxed under the bright-line rules.

Example Two – Multiple lifestyle blocks – how does brightline tax apply?

Multiple lifestyle blocks are used in a kiwifruit operation. The kiwifruit orchard business is held in one company, the land in another company.  The kiwifruit orchard business company leased the land from the land-owning company.

A row of trees are lined up in an orchard.

Issue:  Lifestyle blocks with small orchards (approx. 1ha each) were not used in a farming operation carried on by the landowner, i.e., the landowner was carrying on a leasing business in that it leased the land to the orchard company. 

Because the lifestyle blocks were not individually capable of being used in a farming operation, nor used in a farming business by the landowner, they were not treated as farmland for the purpose of the farmland exemption.  The exemption did not apply.

Sale of the blocks were taxable under the Bright-line Rules.

Example Three – House bought through trust
A woman is signing a contract for a house while holding a model house and keys.

A family was gifted $2m to purchase a home.  They set up a trust to buy the home.  The person making the gift gifted the funds directly to the trust.  By doing this, the donor became the “Principal Settlor”.  Because the Principal Settlor had their own home, the trust could not qualify for a main home exemption. 

If the family sold their home within the ten year bright-line period, the gain would be taxed.  They could not qualify for the main home exemption, even though they lived in their home the entire time.  This is because of the way the original purchase was structured. 

Example Four – Transfer of shares in a look-through company (LTC)
A group of businessmen are working together to build a graph.

A client, with rental income, wanted to minimise their tax bill so it went onto the Companies Office website and changed the shareholding percentages in the LTC. This directed the income to one half of the married couple and reduced the overall tax bill on the rental income.  However, this triggered tax on the change in percentage of ownership of the residential rental owned by the LTC and restarted the bright-line date for that share.

We have also seen clients do this where there are matrimonial issues – resulting in the forfeiture of a significant number of imputation credits. 

The lesson here – never change shareholding without getting tax advice first.

Example Five – Sale of shareholding in an ordinary company
A man in a suit and tie is sitting at a table using a calculator.

Sale of 50% of the shares in an ordinary company that owned residential rental property.  Because more than 50% of the company assets were residential land, this was treated as a residential land rich company.  The change of 50% of the shareholding triggered a tax liability for the selling shareholder. Then we had to work through what this meant for the company.

Example Six – Small thoroughbred operation – exempt from brightline-tax?
A row of brown horses behind a white fence

A small thoroughbred operation on a 2.5ha block. Again, couldn’t qualify for the main home exemption because the land was not predominantly used for the main home. The question was whether the thoroughbred operation was sufficient to be treated as a farming business so as to qualify for the farmland exemption.

Example Seven – Mixed use commercial property
A large building with a black sign on the side of it.

A client purchased a commercial property with commercial on the ground floor and a residential apartment upstairs.  The residential apartment was rented out. 

The question was whether a sale of this property, within the bright-line period, would be taxed under the bright-line rules.  Remember there are exemptions for both the family home, and for business premises.

The business premises exemption requires the property to be used predominantly as a business premises.  In this example, because the stairway and entrance were used exclusively for the residential apartment, more than 50% of the property was used as a residential rental property. 

This property did not qualify for the business premises exemption.

The main home exemption would not apply because the apartment was rented out.

If the property is sold within the bright-line period, the entire property sale would be taxed under the bright-line rules. 

Example Eight – Parents helping children to buy homes – a bright-line tax trap!
A man and woman are standing in front of a house with a sold sign.

Many parents help their children buy their first homes.  Banks are now largely insisting that these parents are registered on the title as owners along with their children. 

Once the property has increased in value, and the children can support the full mortgage, the parents often transfer their interest in the property to the children at their original cost.  Generally, the parents are not trying to earn a capital gain on the property. They are just trying to help their child onto the property ladder.  Properties jointly owned by parents and their children are being caught when they “transfer” their share of the property to the child.  Even if they transfer it at cost, there is a deemed market value transaction.  The parents are unable to apply the main home exemption because they did not live in it.  Thus, the IRD is asking where the tax is on the transfer to the children.   

Example Nine – Main home exemption ?
A large white house with a blue roof and a blue garage door.

You can use the main home exemption up to twice in a two-year period, but not if you have a regular pattern of doing so.  We are starting to see questions from our clients as to whether the main home exemption will be available.  Although the client may have spread the transactions out so that they do not have more than two sales in a two-year period, where they have already used the main home exemption a number of times it is starting to look like a regular pattern.  In this instance the Inland Revenue may question entitlement to the exemption.   We recommend you discuss this with us prior to selling. 

As you can see, it is a complex area with no simple answer – it depends on your circumstances each time.  The good news is that we are using the new rollover exemptions a lot to allow restructuring of properties into and out of trusts that we couldn’t previously do!

Please get in contact with us to discuss your circumstances and how we may be able to help you.


by Angela Hodges • 28 September 2026
Artificial intelligence is now part of a growing number of product-development projects. For New Zealand businesses, this raises a practical tax question: could any of the development expenditure qualify for the Research and Development Tax Incentive (RDTI) or the R&D Tax Loss Credit (RDTLC)? The starting point is to identify the particular development activity, the scientific or technological uncertainty being addressed and the systematic process used to investigate it. Two forms of R&D tax support The RDTI generally provides a 15% tax credit for eligible R&D expenditure. It may assist established businesses undertaking R&D as well as earlier-stage companies, subject to the applicable eligibility, approval, expenditure and filing requirements. The RDTLC is directed at eligible loss-making companies. Broadly, it may allow a company to obtain the cashflow benefit of tax losses attributable to qualifying R&D expenditure rather than carrying all those losses forward. It has its own eligibility rules, calculations and future tax consequences. When might AI development qualify? The strongest starting point may be where a business is developing its own AI technology. This could include experimental work on a new model, algorithm, training method or technical architecture where it is not known at the outset whether the required capability or performance can be achieved. However, potential R&D is not limited to businesses creating the underlying AI model. It may also arise when an existing AI model is integrated into a new product and that integration creates technological problems that cannot readily be resolved using existing knowledge and established techniques. For example, experimental development may be required to determine whether an integrated system can: achieve the required level of accuracy and consistency; identify unreliable or fabricated outputs; validate results against trusted data; meet defined processing-speed, scale, security or privacy requirements; operate reliably when information is incomplete or unusual; or continue to perform when a third-party AI provider changes its model. The potentially eligible R&D is the systematic work undertaken to resolve those technical uncertainties. It is not simply the decision to include AI in a product. Using AI to undertake ordinary development Many businesses now use AI assistants to write code, design workflows, analyse data, prepare content or automate routine tasks. These tools may reduce the time and cost of development, but their use does not make the underlying work R&D. If a business uses an AI coding assistant to build a conventional customer portal, for example, the project does not qualify merely because AI generated some of the code. The development activity must independently satisfy the R&D requirements. This distinction is important when preparing a tax credit claim. The relevant question is not how the development team used AI. It is what scientific or technological uncertainty the team was seeking to resolve. Example: an AI-enabled equipment-monitoring system Consider a business developing a platform that monitors specialist industrial equipment. The system receives data from sensors operating under variable environmental conditions and is intended to identify emerging faults before the equipment fails. The business incorporates a third-party AI model but also develops its own analytical layer to interpret incomplete sensor data, distinguish genuine warning signs from background variation and decide when an alert should be escalated for human review. It is not known whether the AI model and the analytical layer can be combined to achieve the required accuracy without producing an unacceptable number of false alerts. Established methods do not provide the answer, so the development team designs and tests different technical approaches against defined performance measures. That experimental work may qualify as R&D. However, the whole platform would not necessarily qualify. Standard dashboard development, customer account functions, routine reporting, deployment and ongoing monitoring may fall outside the eligible core activity. Review eligibility before claiming the credit AI development can involve genuine R&D, including where a business builds its own technology or undertakes experimental work to integrate an external model into a new product. However, neither the use of AI nor the novelty of the finished product determines tax-credit eligibility. Before including expenditure in an RDTI or RDTLC claim, the business should establish: which activities may satisfy the relevant R&D definition; where those activities begin and end; which expenditure is eligible under the applicable regime; and what approvals, returns and supporting evidence are required. Need help with an R&D tax claim? If your business is developing an AI-enabled product and you would like to understand whether any of the work may qualify, contact us to discuss your R&D activities and the requirements of the RDTI or RDTLC regime. Disclaimer: This article provides general information only and does not constitute tax advice. The RDTI and RDTLC rules are detailed, and their application depends on the particular claimant, activities, expenditure, contractual arrangements and supporting evidence. The examples are illustrative and do not confirm that any specific project or cost is eligible. Businesses should obtain advice based on their own circumstances before making a claim.
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New Zealand’s foreign investment fund (FIF) rules have long caused problems for migrants holding overseas shares, particularly US citizens and Green Card holders living in New Zealand. The United States generally continues to tax these individuals on their worldwide income even when they are tax resident in New Zealand. At the same time, New Zealand’s FIF rules can impose tax on deemed income that does not match the income or gains recognised in the United States. This mismatch can create cash flow problems and, in some cases, double taxation because the tax paid in one country may not be available as a credit in the other. A new revenue account method (RAM) was introduced to address these concerns. However, the original rules were narrowly targeted. Following lobbying from tax advisers, migrants, investors and others affected by the rules, the Government announced a significant expansion as part of Budget 2026. These changes have already been widely discussed. In this article, we explain what they mean, particularly for US citizens living in New Zealand, and provide an update on where they have reached in the legislative process. Why are the FIF rules difficult? The FIF rules generally apply when a New Zealand tax resident holds shares in a foreign company. The most commonly used calculation method is the fair dividend rate (FDR) method. Broadly, FDR taxes 5% of the opening market value of a foreign share portfolio, together with an adjustment for certain shares bought and sold during the year. This can produce taxable income even where: no shares have been sold; no dividends have been received; the investment has produced no cash; or the investment has ultimately fallen in value or failed. This can be particularly harsh for people holding shares in an overseas private company or start-up. Tax may be payable each year on deemed income, even though the company has not paid a dividend and the shares cannot readily be sold to fund the tax. It is also problematic for US citizens. New Zealand may impose tax each year under FDR, while the United States may not tax the gain until the shares are sold. Because the two countries are taxing different amounts at different times, effective foreign tax credits may not be available. RAM: a “pay when you sell” method The new RAM taxes qualifying foreign shares on a realisation basis. Instead of being taxed each year on deemed income, an eligible taxpayer is generally taxed on: dividends received; and 70% of the gain realised when the shares are sold. A corresponding 70% of a realised loss may be recognised, although the use of RAM losses is restricted. For example, if an eligible taxpayer receives a $1,000 dividend and realises a $100,000 gain, their taxable RAM income would generally be: $1,000 dividend + 70% of the $100,000 gain = $71,000. RAM does not impose tax at a flat rate of 70%. Rather, 70% of the gain is included in the person’s taxable income and taxed at their applicable marginal tax rate. This approach is much closer to the capital gains regimes familiar to migrants from countries such as the US. It also means the taxpayer generally has cash from the sale available to fund the resulting tax. RAM was introduced but the initial rules were narrow The original RAM legislation applies from 1 April 2025. However, it is broadly limited to recent migrants and returning New Zealanders who: became fully subject to New Zealand tax on or after 1 April 2024; and had been non-resident for at least five years before becoming resident. Ordinary RAM generally applies only to qualifying unlisted foreign shares acquired before the person became a New Zealand tax resident. An extended version of RAM can cover listed and unlisted shares held by people who remain liable to tax in another treaty country because of their citizenship or right to live and work there. This is principally aimed at US citizens and Green Card holders. However, under the enacted rules, these individuals must still satisfy the recent-migrant requirements. This excludes US citizens who have already lived in New Zealand for several years, even though they face the same double-tax problem. Budget 2026 proposes a major expansion Following lobbying by the tax industry and people directly affected by the rules, the Government announced a broader RAM regime in Budget 2026. The changes would: allow all New Zealand residents to use RAM for qualifying unlisted foreign shares; allow qualifying US citizens and others subject to citizenship-based taxation to use extended RAM for listed and unlisted foreign shares, regardless of when they migrated to New Zealand; and increase the FIF de minimis threshold from $50,000 to $100,000. The removal of the recent-migrant restriction from extended RAM will be particularly helpful for US citizens and Green Card holders who have lived in New Zealand for many years. Once enacted, these taxpayers should be able to align their New Zealand tax more closely with the time at which the United States recognises the gain. This should reduce cash flow problems and the risk of tax being paid in both countries without an effective foreign tax credit. The expansion of ordinary RAM will also help New Zealand residents holding shares in overseas private companies. Instead of potentially paying tax each year on an investment that produces no cash, tax would generally arise when a dividend is received or the shares are sold. The de minimis threshold is also increasing Individuals generally do not have to apply the FIF rules where the total cost of their relevant foreign investments does not exceed $50,000. The Government proposes increasing this threshold to $100,000 from 1 April 2026. This should remove many smaller investors from the FIF regime, significantly reducing their compliance costs. The Budget changes are not yet law The expanded RAM rules and the $100,000 de minimis threshold were not included in the Budget night legislation and have not yet been enacted. We expect these changes to be included in the 2026–27 Annual Rates Bill later in 2026. If enacted as proposed, they should apply from 1 April 2026. The detailed legislation will be important. In particular, it should confirm the final eligibility requirements and whether the expanded RAM will be available to companies as well as individuals and qualifying trusts. Until then, taxpayers should distinguish between: the original, narrowly targeted RAM rules, which are already law; and the broader Budget 2026 changes, which remain proposals. Is RAM necessarily the best method? RAM will not always produce the lowest amount of New Zealand tax. FDR may be more favourable where an investment increases significantly in value because annual FIF income is generally based on 5% of opening value. Under RAM, 70% of a realised gain becomes taxable when the investment is sold. The method chosen can also have longer-term consequences. It may not be possible to move freely between RAM and the existing FIF methods, and leaving RAM may trigger a deemed disposal. The choice should therefore be made after considering: the nature and expected performance of the investments; whether the shares are listed or unlisted; when they were acquired; the taxpayer’s New Zealand residency history; the taxpayer’s US tax obligations; the availability and timing of foreign tax credits; and the treatment of losses. A welcome and practical change The proposed expansion of RAM is a welcome response to concerns raised by the tax industry and the people directly affected by the FIF rules. It should reduce the risk of taxpayers having to fund tax on income they have not received, provide much-needed relief for long-term US citizens living in New Zealand and make New Zealand a more attractive place for migrants and returning New Zealanders to live and invest. However, the rules are complex, and the choice of method matters. US citizens and other affected investors should review their portfolios before preparing their FY26 tax returns and obtain coordinated New Zealand and overseas tax advice. Contact us if you need assistance. Disclaimer The information provided in this article is general in nature and does not constitute personalised tax advice. The proposed FBT reforms are subject to legislation and may change before implementation. You should seek professional advice tailored to your specific circumstances before making any business or tax decisions based on this content.
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The Government has recently released a proposal that would fundamentally change how shareholder loans are taxed in New Zealand (Officials’ Issues Paper Improving taxation of loans made by companies to shareholders). At its core, the proposal could turn loans from a company to shareholders into a deemed dividend. Broadly, where a company advances funds to a shareholder and that loan is not repaid within a specified period, the outstanding balance would be treated as taxable income to the shareholder, most likely as a deemed dividend. This would apply to new loans made on or after 4 December 2025, with a proposed $50,000 de minimis per company (not per loan). This would mean that, for example, money taken out of a company by shareholders and left in an overdrawn current account could be treated as taxable income for the shareholders. Alongside this, Inland Revenue proposes a separate rule for companies that are removed from the Companies Register. Any shareholder loan still outstanding at the time of removal would be taxed at that point, on the basis that these loans are frequently never repaid and Inland Revenue has no practical way to recover tax once the company no longer exists. The stated problem: large loans that are never repaid Inland Revenue’s explanation for these changes relies on the concern that shareholders are taking funds out of the company, not declaring dividends, and not paying the funds back. The concern is not ordinary short-term lending. It is large shareholder loan balances that: build up over many years, fund private consumption, are never realistically repaid, and are often abandoned when a company is liquidated or removed from the register. From Inland Revenue’s perspective, these arrangements allow shareholders to enjoy company profits without ever paying shareholder-level tax, while IRD has (apparently) no effective recovery mechanism once the company disappears. That concern is understandable. However, the difficulty lies in how far the proposed solution strays from that original framing and the practical reality of how to implement the proposal. The $50,000 de minimis tells a different story Despite repeated references to very large balances and long-term non-repayment, the proposed rules would apply once shareholder loans exceed a $50,000 de minimis. This threshold applies to the company, so it will include all shareholder loans, not on a loan-by-loan basis. That threshold is not particularly high in the context of owner-managed businesses and does little to confine the rules to the behaviour Inland Revenue says it is targeting. In practice, the proposals could capture many ordinary commercial arrangements that bear little resemblance to the “never repaid” loans highlighted in IRD’s communications. New Zealand’s deliberate departure from Australia This tension becomes clearer when compared with Australia. Australia is cited as a model for taxing shareholder loans, but the Australian regime includes a critical safeguard: a commercial loan exemption. Where a shareholder loan is structured and documented on commercial terms, it is not treated as a disguised (or deemed) dividend. Inland Revenue has rejected adopting a similar exemption for New Zealand. The Issues Paper states that a commercial loan carve-out would be too easy to manipulate and would undermine the integrity of the regime. That decision has far-reaching consequences. It means that even a genuinely commercial loan, indistinguishable from third-party debt, remains exposed to the proposed deemed dividend rules purely because the borrower is also a shareholder. When a “loan” is taxed like income but still behaves like a loan Rejecting a commercial loan exemption also creates a series of unresolved technical and practical issues. If a shareholder loan is deemed to be income for tax purposes, but continues to exist legally, several questions follow: What happens to interest? Is this still taxable income for the company? Remember that, for tax purposes, the loan has been repaid via a deemed dividend. How are repayments treated? If the shareholder later repays the principal, should there be a deduction available to the shareholder for that repayment? i.e., to reverse the tax impact of the deemed dividend? What about future dividends? At this stage, the deemed dividend appears to be a tax fiction. The retained earnings remain in the company for accounting purposes. Unless the deemed dividend is matched by a reduction in retained earnings or tracked some other way, the same underlying profits could be distributed again later as an actual dividend — and taxed again in the ordinary way. What this would mean in practice From a practical perspective, the proposals would mean that overdrawn shareholder current accounts could be treated as taxable income for the shareholder, rather than simply being viewed as loans that remain outstanding. Inland Revenue has framed the changes around situations where large shareholder loans are not repaid, and shareholder-level tax is not ultimately collected. The proposed rules would apply more broadly than those scenarios, including to loans that are documented, interest-bearing, and intended to be repaid. As the proposals currently stand, further guidance will be needed on how deemed income amounts interact with ongoing loan balances, interest payments, repayments of principal, and future dividends funded from the same company profits. These interactions will be important in determining the overall tax outcome. If you would like to understand how these proposed changes could affect your business or existing shareholder loan arrangements, please get in touch with the team at NZ Tax Desk.  Disclaimer: The information provided in this article is general in nature and does not constitute personalised tax advice. You should consult with a qualified tax adviser familiar with both New Zealand tax rules and any relevant overseas tax systems before making decisions based on this content.
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