Thursday, September 24, 2026

Hong Kong Expands Tax Breaks for Private Funds and Family Offices

Proposed legislation would exempt loans, overseas property and single-investor vehicles from income tax, removing the 5% incidental-income cap.

By the Family Office Real Estate Daily Desk·Thursday, September 24, 2026·2 min read
The answer · checked against Hogan Lovells Cadwalader

What tax exemptions does Hong Kong's proposed 2026 Bill offer for private funds, family offices and overseas real estate?

Hong Kong's proposed Inland Revenue (Amendment) (Preferential Tax Regimes for Funds, Family-owned Investment Holding Vehicles and Carried Interest) Bill 2026, gazetted on 12 June 2026, would expand tax exemptions for private funds, family-owned investment holding vehicles and carried interest. The Bill removes the existing 5% incidental-income threshold and adds overseas immovable property and loans to qualifying asset classes, with measures intended to take effect retrospectively from the year of assessment 2025/26.

Key facts
  • The Inland Revenue (Amendment) (Preferential Tax Regimes for Funds, Family-owned Investment Holding Vehicles and Carried Interest) Bill 2026 was gazetted on 12 June 2026 and introduced into the Legislative Council for first reading on 24 June 2026.
  • The Hong Kong Government is targeting resumption of the second reading debate in the second half of 2026, according to the Bill's legislative timeline.
  • Subject to enactment, the Bill's measures are intended to take effect retrospectively from the year of assessment 2025/26.
  • The Bill would remove the existing distinction between qualifying transactions and incidental transactions and the associated 5% trading receipts threshold applicable to incidental transactions.
  • The Bill would expand qualifying investments to include loans, equity interests in non-corporate private entities, overseas immovable property, insurance-linked securities, certain digital assets, precious metals, certain commodities and carbon or emissions-related instruments.
  • The Bill would bring certain pension funds, endowment funds and single-investor arrangements within the definition of 'fund', potentially making the regime more usable for institutional investors and bespoke fund-of-one structures.
Hong Kong Expands Tax Breaks for Private Funds and Family Offices
Image: editorial illustration · Story sourced from Hogan Lovells Cadwalader

Hong Kong's government introduced legislation to expand tax exemptions for private funds, family-owned investment vehicles and carried interest. The Inland Revenue (Amendment) (Preferential Tax Regimes for Funds, Family-owned Investment Holding Vehicles and Carried Interest) Bill 2026 was gazetted on 12 June and introduced into the Legislative Council for first reading on 24 June. The government is targeting resumption of the second reading debate in the second half of 2026. If enacted, the measures would take effect retrospectively from the year of assessment 2025/26.

The bill would broaden the definition of a fund to include certain pension funds, endowment funds and single-investor arrangements. Under the existing regime, a fund generally requires pooled management or pooled contributions and no day-to-day control by participating persons. The proposed changes would bring bespoke fund-of-one structures within scope, provided the vehicle is structured as a fund rather than a proprietary trading business or general commercial undertaking.

The legislation would expand the list of assets that qualify for exemption under the unified tax regime for funds and the family-owned investment holding vehicles regime. Proposed additional categories include loans, direct or indirect equity interests in non-corporate private entities, immovable property situated outside Hong Kong, insurance-linked securities, certain digital assets, precious metals, certain commodities connected with over-the-counter derivative products or futures contracts, and carbon credits and emission allowances.

The bill would remove the distinction between qualifying transactions and incidental transactions and eliminate the associated 5% trading receipts threshold. Under the current regime, the fund exemption covers profits from qualifying transactions in Schedule 16C assets and certain incidental transactions, but the exemption for incidental transactions is subject to the 5% threshold. The practical effect is that income such as interest or dividends connected with qualifying investments would be less likely to fall outside the exemption solely because it is treated as incidental income.

The legislation would also expand the permissible activities of special purpose entities. Under the current regime, a special purpose entity is limited to holding and administering certain assets and related activities. The bill would give more flexibility for typical acquisition, holding, administration and disposal activities. It would extend the exemption to all profits of a qualifying special purpose entity derived from Schedule 16C assets, subject to anti-round-tripping rules.

The bill would enhance the carried interest tax concession so that it may apply to a wide range of eligible fund strategies, including hedge funds and private credit funds, subject to statutory conditions. It would also introduce reporting and economic substance requirements for funds claiming exemption under the unified tax regime, bringing the funds regime closer to obligations already familiar under the family-owned investment holding vehicles regime.

The Deployment Angle

Family Office Real Estate Daily Desk · our analysis, not the source's

The retrospective effective date creates a window for family offices to restructure single-investor vehicles as qualifying funds and claim exemptions for the current assessment year. Co-investment platforms that previously fell outside the pooled-capital definition may now qualify if documented as fund structures rather than joint ventures. The cost is higher reporting and substance obligations modeled on the family-owned investment holding vehicles regime.

The expansion to loans and overseas real estate removes a barrier for direct lending strategies and cross-border property platforms. A family office running a private credit book through a Hong Kong vehicle can now structure the entire interest stream as exempt income, not just exit gains. The same applies to overseas development joint ventures that previously triggered taxable rental or disposal income. The 5% incidental-income cap is gone, so recurring income no longer risks disqualifying the vehicle.

The bill does not relax the anti-round-tripping rules, and it adds specific provisions for loan investments. Family offices acquiring Hong Kong property or lending into Hong Kong-connected borrowers must still clear those carve-outs. The substance requirements are not yet detailed in the source text, but they are likely to mirror the two-person, Hong Kong-presence standard already in place for family-owned investment holding vehicles. Offices using nominee structures or offshore-only administration should prepare for higher compliance costs.

Questions this story answers

01What real estate investments would qualify for the new Hong Kong tax exemption under the proposed Bill?

The Bill would add immovable property situated outside Hong Kong to the list of qualifying investments eligible for exemption under the unified tax regime for funds and the family-owned investment holding vehicles regime. Income derived from a private company engaged in trading or developing Hong Kong immovable property would not be eligible for the tax concession.

02Does the proposed Hong Kong legislation cover single-investor fund structures used by family offices?

The Bill would bring single-investor arrangements within the definition of 'fund', according to the proposed legislation. The vehicle must still be structured as a fund rather than a proprietary trading business or general commercial or industrial undertaking. The Bills Committee has completed its clause-by-clause examination and a second reading debate is targeted for the second half of 2026.

03How does the proposed Bill change the treatment of carried interest in Hong Kong?

The Bill would broaden the carried interest concession beyond private equity to include hedge funds, private credit funds and other performance-based economic arrangements. The proposed changes would remove the requirement for the relevant fund to be certified by the Hong Kong Monetary Authority, remove the existing reference to a hurdle rate, and broaden the range of persons and entities that may participate in qualifying distribution arrangements.

04What new reporting or substance requirements would family offices face under the proposed Hong Kong Bill?

The Bill would introduce reporting and economic substance requirements for funds claiming exemption under the unified tax regime for funds, broadly bringing the funds regime closer to obligations already familiar under the family-owned investment holding vehicles regime, according to the proposed legislation. Managers would also need to revisit fund eligibility, asset classification, investment documentation, substance and reporting processes.

05When would the Hong Kong tax changes for private funds and family offices take effect?

Subject to enactment, the relevant measures are intended to take effect retrospectively from the year of assessment 2025/26, according to the Bill. The Hong Kong Government is targeting resumption of the second reading debate in the second half of 2026, following the Bills Committee's completion of its clause-by-clause examination.

Original reporting
Hogan Lovells Cadwalader
Read the original at Hogan Lovells Cadwalader →
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