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Originally Posted by Cessna182 T
In other news, I learnt to my surprise that Netherlands is the most unequal country on earth. |
Thanks for sharing that video! It is worth watching! But to start with how the presenter finished: I would rather live in the bottom 10% populations of the Netherlands, then the top 10% of Ethopia, despite Ethiopia doing so much better than the Netherlands on this particular matrix.
It does make for some interesting thought though. If anything it shows one need to be very careful drawing conclusions from a single metric.
Even thought this video appears to be quite recent, it is full of inaccuracies
Yes, home ownership is a big thing in the Netherlands. And lots of families will have a mortgage. However, getting a 100% mortgage, let alone more than 100% is virtually impossible these days. Rule of thumb is you need to bring 10% of the montage amount as your own money and there are strict rules on ratio income to mortgage amount.
Yes, there is this so called Mortgage guarantee plan. It is only available to first buyers and up to a (low) maximum. And no it doesn’t make the mortgage risk free for the borrower, only for the bank. So the bank is guaranteed the mortgage is paid back, if the borrower defaults. The borrower would still have to sell and is still likely to be left with a remaining debt. What this mortgage guarantee plan does is it lowers your mortgage interest rate, because you are of less risk to the bank!
The Dutch housing market has only once seen a major set back and that was the only time when people found themselves with negative equity. Not a problem as long as you can still pay your mortgage and don’t need to or want to sell.
House ownership is very popular in the Netherlands. As long as you can get a mortgage, with the tax deduction house ownership tends to be cheaper than renting. And the Dutch do like cheap deals. Two of my kids have recently, together with their partner (so two incomes) bought homes. Around Euro 400.000. Which gets you a typical what we call terraced starter home in the suburbs of the large towns. Sitting/dining room, kitchen and 3-4 bedrooms upstairs. They have friends (same age, around 30) who have less income and also less savings that don’t qualify for a mortgage. They live in a small rental apartment and end up paying substantial more in rent every month then my kids and their partners in mortgage repayments. Even before the tax break!
You might find it interesting to know that in the Netherlands mortgage interest rates tend to be fixed for very long period. typical mortgagesperiod is thirty years and it is possible to fix your interest for that full thirty years. As mortgage rates have been extremely low for the last 10-15 years, most people get their interest rate fixed for the duration of the mortgage.
And yes, as the presenter mentioned, mortgage interest is deductible from income tax. The more tax you pay (higher tax bracket) the more you can deduct. BUT, that system is changing and we will be at system where mortgage interest is only deductible in the lowest tax bracket in a few years.
Does it promote building a estate portfolio as the video suggest. No it does not, because the mortgage interest deduction is only applicable to your primary residence. So if you buy a second home, that mortgage interest is simply not deductible.
What is not mentioned at all, is the wealth tax in the Netherlands. Which as far as I am aware is unique: You pay tax on your total (worldly) estate. So all you bank accounts, shares, bonds, estate etc is calculated and you pay tax on that every year, irrespective whether you are making a profit or a loss. It is a gliding scale and it is being upped every year. Average about 1,5%. So if you have Euro 100.000 savings in the bank at the end of the year you will have to pay euro 1500 on it. Your primary residence is excempt from this calculations. But for instance, when we owned some properties overseas that was included every year.
On the upside, income generate through these means. (e.g. interest received or rental income from a second home) is not taxed at all. Only the wealth tax and no property gain tax either.
So mortgage rate decuction is only allowed on your primary residence, but all your other assets are taxed under this wealth tax. And it is the same tax for everybody! (
The biggest error the presenter makes is around inheritance. He suggest that family wealth is handed down to a carefully selected (one) child. thus preventing splitting of the estate. This is simply not true. The Dutch inheritance laws are very simple and straightforward. Every child is entitled an equal amount. By law! You can write all the wills you want but you can’t change that. You can not disinherit your partner and or child. It is impossible. So that part of his storyline is completely wrong.
E.g. when I would die, my wife and three children have a legal equal claim to our total estate. In fact the kids could claim their legitimate portion. Which would mean my wife would have to sell the house! What happens is that through a will, you can restrict the kids claims until both partners pass away. But you need a will, with in the Netherlands means paying (literally) a visit to a notary public. Most couples (you don’t need to be married) will have a will in favour of the so called, longest surviving partner. It just means the kids can’t claim their parts until both partners pass away.
What is true is that the number of children per family has always been relatively low in Calvanistic the Netherlands. Even more so after WW2 with efficient birth control becoming available to the general public.
Charlene de Carvalho-Heineken (richest woman in the world) was not a carefully selected child from an inheritance point of view, she was the only child and thus inherited everything when both her parents passed away. She is also a very nice lady by the way. I used to run into her from time to time in the village where she used to live.
The Netherlands does have lots and lots of family business. For instance farmers. And if they have children and one them wants to continue the family business it is a huge problem. Many farms have huge assets (land), but not so much ready cash. If there are two children and one wants to continue the family business, he/she needs to buy out the other child as it is entitled to half of the inheritance. So in fact you might see companies having to sell assets in order to be able to continue and to hand the family business to a particular child.
Careful estate planning is required, but that does not change the (inheritance) law, it just provides sufficient time to work out the financial over a couple of decades.
Jeroen