Labour highlighted this in its 2024 manifesto – the same place it committed to replacing the current system in England.20 But since winning power, it has pursued piecemeal changes rather than wholesale reform.
We think bolder action is needed. In the near term, this could be making improvement relief more generous. Eventually, the government should be aiming for a system where only the land under commercial property is taxed, not the buildings atop it. This would be much more desirable from an economic perspective.
…and changing the design of others to encourage it
Moving on, capital allowances are a much less politically salient topic than business rates, but changes to them could also improve the UK’s growth prospects. That’s because they incentivise investments by allowing firms to deduct the cost of them from profits before paying tax.
The UK has made some laudable progress on this front in recent years. Some more generous temporary capital allowances introduced in the wake of the pandemic were converted into permanent measures by the Conservative government in 2023, such as allowing certain plant and machinery investments to be fully expensed.
The Starmer government then committed to maintaining that system for the duration of the current parliament. However, tweaks made by Rachel Reeves at the 2025 Budget were unhelpful. She reduced the generosity of capital allowances in net terms via a reduction in the writing down allowance, only partly offset by a new first-year lease allowance.
Even so, recent Tax Foundation analysis calculates that, on average, businesses can currently recover 72% of capital investment costs, up from 57% in 2019. That takes the UK from the fourth worst of 36 OECD members back then to just inside the top half today (figure 4).21
We think Healey should continue down this path by recommitting to the current regime, maintaining current rates of corporation tax on all sectors (including banks), and looking at improving it further. One way to do so would be to enhance tax incentives for other types of business investment where they are still limited by international standards, such as for buildings and intangibles (non-physical assets such as software and research & development).
This would make the UK more competitive by international standards when firms are deciding where is best to invest. It would also remove the bias in the tax system for certain types of investment over others, allowing firms to make decisions based solely on what is most efficient. This is particularly important given that, for many of the service and knowledge-based industries that make up much of the modern UK economy and the emerging AI economy, buildings and intangible assets account for a substantial share of their investment.
Figure 4: Weighted average capital allowance in OECD countries
1/3
of businesses have cancelled, reduced or delayed property investment in part because of business rates.
"If a business invests in improvements to their premises, increasing its rental value, then their tax burden rises too."
£30,000
has been added to the cost of building a home by regulation since 2020.
Building a more competitive business environment
Finally, there is also plenty the government can do away from the tax system, such as in regulation, and particularly planning. The complex environment in the UK makes building anything very expensive and time-consuming. The burden also gives established firms an advantage over innovative challengers, given the resources needed to comply.
The Lower Thames Crossing tunnel is a perfect example. By the end of 2022, the planning application alone had cost more than a quarter of a billion pounds.22 That’s almost twice as much as Norway spent on a road tunnel completed in 2000 that is more than six times the length.23 Elsewhere, the Home Builders Federation estimates that regulation alone has added more than £30,000 to the cost of building a new home since 2020.24 Another estimate finds that the cost of compiling a planning application for a greenfield development of 40 new homes has increased 3.6 times since 1990, adjusted for inflation.25
The Starmer government made some progress on this front with the Planning and Infrastructure Act. Since this Act became law less than a year ago, it is too early to draw conclusions on how effective it will be. However, the Burnham government should take up the mantle and go faster and further to reform planning and review existing legislation in other areas to decide whether it is fit for purpose. Rules that have been created incrementally, which may make sense in isolation, can end up doing more harm than good when assessed cumulatively.