helene_t, on Jul 30 2009, 07:24 AM, said:
In the 70's and early 80's, we payed 20% interests but inflation was 10%, and with a 60% marginal tax rate, effective interests where 20%*(1-60%)-10% = -2%, so borrowing money made you richer. Needless to say, everybody borrowed as much money they could get. This was Denmark, I think most other Europeans were slightly saner.
The same situation holds true for The Netherlands,
but only for mortgages on first homes.
Then you can have a mortgage of (say) 100 000 Euro at an interest rate of 4%. You will have to pay 4000 Euro interest per year. You can have the agreement with the bank that you will not payback any of your mortgage until the end of the term (30 years later). The you will pay back everything at once. But there is a condition: You will have to put money in a savings account to save towards paying back the mortgage after 30 years. The interest that you get on that account is the same 4%.
Effectively, this works as a conventional mortgage. But instead of paying back x Euros towards paying of your loan. You are forced to save x Euros in your savings account.
Why was this complicated construction invented? The reason is that the interest that you get on your savings account is not taxed (within limitations). But the interest that you pay on a mortgage is tax deductable (first house only). If your income is such that you pay 60% marginal income tax, you can deduct the 4000 Euro per year from your income. As a result, you need to pay 2400 Euro less in taxes per year.
In our case, we needed a mortgage for X Euros. The bank gave us a mortgage for X+Y. Y went into a fund which over 30 years will have accumulated an interest of X. After the 30 years the mortgage and fund accounts will be canceled against each other. This way, we do not even need to pay towards savings. Instead, we need to pay interest on an even higher mortgage... which means that we can deduct more from our income tax.
This is not a "scheme" that I invented. These are standard products that banks will offer you. The government sees it as a way to stimulate home ownership.
And to you Americans: Yes, you read it correctly: 60% marginal income tax. This means that if your boss gives you a raise of 100 Euro, you will get only 40 Euro in your wallet. And of course you will still need to pay sales tax (about 20%, depending on the country) when you spend the 40 Euro. This means that you would be able to buy groceries for a value of 33.33 Euro, i.e. one third of what your boss gave you. Oh and did I mention how much it costs my boss to give me a 100 Euro raise? I am not sure exactly, but it will be closer to 200 Euro than to 100 Euro.
Rik
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