How can I get the best return?

Leo2014

Evening all!
I am hoping that you may be able to help me with my conundrum?!
To set the scene:
•I am a 39 yr old self-employed consultant earning £400 p/d c.£85k p/a
•I am married with 3 kids under 9yrs old
•I have no debts
•I have £10k in an ISA
•I own my family home outright: value c.£360k
•I own a 50% share in a 2 bed flat in Brighton – no mortgage – value c.£280k
◦Rental income £5,000 before tax
◦Have permission to mortgage my share
I am in a quandary as to what to do going forward!
First and foremost I want to be as tax efficient as possible.
Given the recent budget announcements re buy-to-let, my share of the income on the flat will be around £3k p/a after tax. Is it possible to transfer my share of the flat into a trust for my 3 kids so they can build a nest egg for education, house etc? Is this tax efficient?
Or do I mortgage my share and buy further buy-to-let properties in my kids' trust name?
Another option is to sell my stake in the flat which would be subject to Capital Gains Tax on £65k.
I could then use this money to contribute to moving house. If I did this I would look to borrow a further £150k to £200k to move to the 'dream' family home.
Or - do I do nothing! It is important to me that I set the kids up as best I can, but you also need to live!
As you can see I am unsure what to do. Any advice would be much appreciated.
Many thanks.

dunstonh

Is it possible to transfer my share of the flat into a trust for my 3 kids so they can build a nest egg for education, house etc? Is this tax efficient?

Capital gains tax and different taxation for the trust as well as different responsibilities for the trustees.

I cant see any mention of retirement provision. What is there? What objectives do you have?