I was pleased – and a bit rueful – to read Mr Money Mustache making the same case for renting over buying a home in expensive locations as I have often used myself:
The mustached millionaire of opt-in-and-out leisure writes:
When choosing between buying versus renting a house or apartment, people are making much, much worse choices than I would have thought possible.
The implications are so striking that logically, some of the world’s busiest stretches of road should not even exist.
We could save millions of lives and trillions of dollars by just helping certain people operate a basic hand calculator at a beginner level.
He then looks at case studies of how renting a property in Toronto and New York – right in the heart of the action – is spectacularly cheaper than buying in swanky suburbs and spending a fortune of commuting.
I was pleased to see the same analysis that I’ve used myself coming from one so versed in making moolah from bricks and mortar.
Who doesn’t like a bit of positive reinforcement?
Theory teary
So why was I also rueful?
Because following the logic of my conclusion that London property is grossly overvalued has cost me, conservatively, at least £200,000 – even after backing out the investment gains I’ve made elsewhere.
Awful awful awful.
Property price rises like we’ve seen in London – and Toronto, I guess – make a mockery of these sober-minded price-to-rent comparisons. Only something like a 30-50% crash in London house prices can save me from a lifetime of slapping my head whenever I think about it now.
Of course, I’m a money saving and investing whiz and all! So I’ve built up a very sizable warchest elsewhere. I’ve even made plenty of money from the shares of housebuilders, which has some tangy sense of irony about it.
But so successful has this investing effort been that I now have a significant six-figure sum outside of tax shelters.
This is sort of a disaster, because it means that should I cash in my unsheltered portfolio to buy a property, I’ll face at least a 28% capital gains tax hit, promptly obliterating a huge chunk of said property-substituting hoard.
The £11K or so tax-free allowance is routinely described as “generous” by personal finance bloggers, including my co-blogger The Accumulator.
But it’s not so generous if you end up doing something slightly different from the herd.
I was therefore starting to think I’d just rent for life on the back of the dividends, but of course those are now set to be taxed, too.
Why are you even reading this blog?
I’ve considered London property ‘too expensive’ for about the past 13 years, which was when I backed out of an almost flat purchase as soon as I got the chance.
In contrast, numerous friends put down 5-10% deposits on London property (usually but not quite exclusively raised from family, not savings) and then got a big chunk of other people’s money via a mortgage, which they have doubled or tripled over the past 15 years.
This vast gain can be realized entirely capital gains tax-free – a massive tax perk that I think should be extended to those of us who rent, but never will be.
Worst of all, over dinner they then discount all this, saying idiotic things like “a home is not an investment” and it’s “only a paper profit”.
They’re wrong, but they’re the one’s who’ve made out like bandits, and I’m the muppet daring to write an investing blog despite my glaring failure to profit from the biggest property boom of all time happening in the streets outside my door.
Reminder: Everyone is fallible!



