Working Papers
Working Papers
Avoiding Transparency through Offshore Real Estate: Evidence from the United Kingdom, with Ségal Le Guern Herry
Latest version, EU Tax Observatory Working Paper
Young Researcher Award, European Union Tax Observatory
This paper provides evidence of the growing importance of real estate assets in offshore portfolios. We study offshore real estate investments in the UK using administrative data on real estate purchases made by foreign companies. First, we show that this market is large and highly secretive: around 5% of total UK real estate wealth was held from abroad in 2018, mostly through tax havens. We match administrative records to corporate registers and leaks to shed light on the ultimate ownership of properties, and find that most offshore investments to the UK can be traced back to individuals from the UK and from the Middle East. Second, we study the implementation of the first multilateral automatic exchange of information norm, the Common Reporting Standard (CRS), which introduces cross-border reporting requirements for financial assets but not for real estate assets. We show that tax havens that are more exposed to the CRS significantly increased their real estate investments to the UK after the introduction of the policy. We estimate that around $45 billion has been invested in the UK real estate market between 2013 and 2016 in reaction to the CRS. This indicates that at a global scale, a substantial portion of wealth that flowed out of tax havens following the policy change was ultimately invested in properties.
When Bankers become Informants: Behavioral Effects of Automatic Exchange of Information, with Matt Collin
EU Tax Observatory Working Paper
Over the past decade, more than 100 jurisdictions have signed automatic exchange of financial information agreements (AEoI) in an effort to fight cross-border tax evasion. This paper studies the effectiveness and coverage of these agreements using account data leaked from an Isle of Man bank with a large customer base in countries participating to AEoI. We establish three sets of results. First, we find that the design of the governing AEoI agreement absolved the bank from reviewing and reporting a very large share (81%) of all the wealth owned by tax residents of AEoI participating countries, and instead the responsibility passed to smaller entities with weaker incentives to comply. Second, out of the wealth that fell under the bank's reporting responsibility, foreign tax authorities only received reports covering 50% of what their tax residents held at the bank. We estimate that a further 32% went unreported due to loopholes in rule design. The rest of the accounts did not appear to have been reported, although through the information available in the leak we classified them as reportable. Third, we find evidence that bank clients who were more at risk of being reported on preemptively closed their accounts, potentially circumventing the AEoI reporting process. This paper provides new evidence on the potential limits of these agreements and how sophisticated individuals can ultimately avoid the AEoI transparency shock.
Selected Work in Progress
Who owns London? Round-tripping in the British Offshore Real Estate Market
Revolving Doors in the European Union: Quantification and Consequences, with Rosanne Logeart
Data registration certificate
Unexpected Deaths and Wealth Transfers: Estimating Inheritance Tax Planning in the United Kingdom, with Yonatan Berman and Ignacio Orueta
Other Academic Writing
Different From You and Me: Tax Enforcement and Sophisticated Tax Evasion by the Wealthy, with Daniel Reck. LSE Public Policy Review, 2(4): 6, pp. 1-17.