If you don’t buy a house now, you probably never will.

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DISCLAIMER: This video is only for educational purposes only and any opinions are my own entirely. Please do your own research and due diligence before making any financial decision. Some links may be affiliate links, using which we get a small commission without any additional cost to you which helps support the channel.

[@walid0the0dilaw]

I'm a master's student graduating soon, and this info will greatly help set me on a financially sustainable path. Thanks so much for sharing!

[@freemantis1991]

The issue with real estate is that it not really passive. Even with managers, you still have to visit the place time to time, which reduces your yields, have you counted your REAL YEILDS ? after deducting all suplemntary costs? like driving and your time spent on managing the property and going to buy stuff for new tenants etc. Often it turns to like 3% rental income and 2-3% growth. With REITS for example you get at least the same yeilds if not higher without any hustle and definitely with more liquidity. And what is more important you don't limit yourself to one geographic location. Please tell me your opinion on that ! What will grow more real estate in one particular location or the stock market in general is just speculation, no one knows that, and with that in mind if we go for income oriented investing, than with Broad market ETFs and REITS you have better cards! ? What you think ?

[@AlFakherFan]

Thanks for the video. You have very moral values when it comes to assets that we can pass on to our children and so on. I myself live in a different country and rent, although I have a lot of real estate in my home country that brings me a steady income and cash flow, so I don't really agree that renting and paying rent is throwing money away. It depends on certain factors and circumstances. Good luck and waiting for the next episodes.

[@Brandevise]

The people who are paying rent, they don’t build equity. Of course, it is good for you, but long term, not necessarily good for them.

[@AlFakherFan]

@@Brandevise If you are interested I recommend to read William J. Bernstein book “The Investors Manifesto”, in page 36-37 there is well written and explained why owning a house is not the best idea… keep in mind - taxes, insurance, depreciation, unexpected damages (even if you pay mortgage percentages) - its not the best or even smart equity building way. Of course there are always many different factors one way or another, which can change the situation (for example developing area, great deal etc)

[@kushalporwal8285]

​​​@@Brandevise Thank you for the video..I do not completely agree about paying rent is flushing your money..let's say if I make a down payment of 150K and take a loan of 250K to buy a decent home then I am paying interest to bank for 250K which is the same as rent or even more. Perhaps real estate appreciates in the long term so that I get good ROI on long term. However there are no short term benefits. On the other hand if I keep paying rent and invest 150K in the stock market or even in fixed deposits (festgeld) I can get enough returns to pay off my 60-70% of rent. Or if I am lucky like your Stock Portfolio then I can double my investment 😊. In addition to this, renting a house is not a good business for everyone in Germany as laws are in favour of renters....I would be happy to hear your point of view..Thank you .

[@andrija-official]

Hi Bharat, To be able to buy that much properties in EU in that short amount of time (from having 20k in savings in 2019 to 9 properties in 2023), one has to have crazy income first. We could see that you have built a very profitable business. You used to put 6k Eur/Month in stocks a few years back while doing that Denmark property renovations. The main point is to overcome that low income obstacle. It would be great if you would make more videos about that. How to go from 1500-2500 Euro/Month to 10k Euro/Month. One with lower income could save up 20k for first real estate investment downpayment. But then, having a loan with high interests for 20-25 years and mortgage for that period where rent is much lower than the mortgage, there is no way to go with further real estate investments without having really high income. You could maybe run through some numbers (for example Germany) where living costs are in 2-3k Euro range and that one should have think of reaching at least double that amount of income to be able to consider real estate. This is of course doable if someone has 3-4k Euro income and invests that extra 1k in some other country where the prices are lower.

[@Brandevise]

Hi Andrija, I found your question and your observations very sincere. I thought for 2 days about your comment to see if I can write an answer which give a different perspective because the answer cannot be 'simply make more money'. If it was so easy, everybody would do it - at the same time, I definitely do believe that each one of us is very good / passionate in one thing or the other. I believe it is definitely manageable to add another 1000 euros or so per month by reaching out to clients in the trending fields (video editing, graphic designing, marketing - or simply picking up another job which is not full time / more flexible ). If you are all maxed out, then I personally believe it makes sense to invest in your home country where prices might be better and there is possibility of still getting started with some kind of rental income - at the same time - if you never can imagine yourself living back in that country - then what good would the property do if you still end up paying massive amount of money in rent? I think the solution to this would be a lot more subjective and one answer which is good for one person wouldn't be great for the other one. At 1.5k-2.5k income ranges I do believe the correct approach would be this: 1) Build an emergency fund (3-6 months expenses) 2) Start investing at least some money in stocks regularly 3) Figure out where you want to live and how you want to live - rent / own a house / apartment - Investment properties could be dangerous at low income ranges because I have never seen as many fuck ups happening in anything else in my life except real estate. 4) Also - if you buy an 'investment' property - is the country you are buying pro landlord or pro tenant? 5) Ideally you decide to buy a property on loan, start living in it and when someday you decide to move out - you can simply rent it out to somebody else. And of course - rental income in Germany would be definitely more stable, even if it is lower than eastern European countries. I really have a lot of thoughts about it but I think only if I can speak with someone and have a completely open conversation, then we can see what would be a decision you would be happier with - this coming from a person who hates loans and likes to buy things outright. You can call me out on my hypocrisy, but I definitely believe if I had a normal job, I would have taken a loan and gotten myself my own place - that was our plan back in 2018 before my business put us in a different situation. I hope this helps. If there is anything further story / opinions you'd like to share, you can also drop me an email / write on Instagram. I'd be happy to respond.

[@andrija-official]

​@@Brandevise Hi Bharat, Thank you for this great and detailed answer. Everything you wrote is on point and one can see that you have put a lot of time and effort in the topics you are talking about on this channel. I will reach to you via email.

[@valuenomad9388]

Most of those things make sense but only short/mid term. If you want to look at the real estate scenario in Europe of 10 to 20 years you have to look at Japan. Japan has a decreasing population, so does Europe. Only larger cities managed to maintain their real estate prices relatively expensive, the rest of the country, basically everything is for free. Nagoya where the salary is 3 times higher than Bucharest, actually has cheaper price per square meter than Bucharest. This will come to most of Europe, as even with immigration, we will be seeing rather low skilled immigration who will live in subpar conditions, and will not have income even to dispute prices in the real estate. Of course some 20% of them will have good jobs, but it will be not enough to keep prices growing, on the contrary.

[@AbbaLang]

Always nice to find you have dropped a new video!

[@jsonS1977]

Thanks for this video. It’s really insightful.

[@jsonS1977]

One of my current struggles is really deciding between: a) a single bedroom flat where the price is low and my mortgage is comfortable or b) getting a two bedroom where I’d need to pay additional 100k€ more but it’s more space and possibly more in demand when I sell? I live alone and am 46. I’m currently renting but need to move out soon. Any thoughts?

[@qwe14205]

I should have bought a house or two in 2008 instead of f*cking around in kindergarten 😔

[@deepakpatnaik8457]

Hi Bharat, Thank you for the excellent content. Hey, I have a question that probably doesn't belong under this specific video but I thought I'd ask anyway. I am an Indian in Germany and invest in the US stock market primarily. My question is - If I invest €100, say, and I sell when it gets to €120 then I understand that I owe tax on the €20. However if the very next day I put that €120 back in the stock market and this time sell when it gets to €80 then I incurred a net loss of €20 (calculating from the original €100). However, now, not only did I incur the loss of €20 but I also paid tax on my earlier transaction. This doesn't make sense to me. Shouldn't the tax be calculated on the total of the full year's transactions?

[@BassJournal]

House prices are reducing dramatically right now.. Dude..

[@davegardner5246]

Great video. I was wondering when you would post again. A lot of modern KZbinrs say that it’s no longer a good idea to buy property due to the massive taxes, high deposit and additional costs. They say that you’re better off using the capital to invest and generate more income. What’s your thoughts on that? I agree with you that renting is a waste of money.

[@Brandevise]

Hi Dave, I think that's a great idea! I do not believe there are many 'safe' options where you can put your capital to generate more income - I do not count Dividend investing or Stocks / ETFs in that because the growth in that is also not promised - simply a tendency. If some currency collapse indeed occurs, I think that is going to take a long time to stabilize. I still believe in small investments in stocks but not the amounts that you would use to buy a house. To me, two options come to mind seeing what other multi-millionaires generally end up doing: 1) Buying farmland (Bill Gates route - you will 100% always have something to sell or feed yourself) 2) Buying investment properties (housing or commercial units - people always need somewhere to sleep) 3) Investing in your own business - IF you your business has growth potential. If it doesn't and you are maxed out, it is important to funnel that money into places which can generate money for you regularly in the longer run and that's how I came to the idea of investing whatever I have in real estate - stocks I do not comfortable investing massive amounts right now at least. This is my thought process. I am open to hear your ideas or thoughts that you have played around with on this topic. To me, other than these 3, I fail to find anything reasonable that I can take seriously. Greetings, Bharat

[@davegardner5246]

@@Brandevise thanks for taking the time to send such a considered reply Bharat. Keep up the great work.

[@vj-ms5iz]

Hello Bharat, Thanks for the new video. How do you see buying a single family home with multiple rooms and renting some rooms on Airbnb and stay in some.?

[@Brandevise]

I think that's an interesting idea. But of course, you have to remember that a single room would not go for more than 40€ depending on the location (if people can already directly go to a hotel for 80-100€). I still believe having a house with two parts or a house, which is cut in a way that one part can be rented out is really the best place you can put your money inside. Any specific reason you find single family homes more interesting except finances?

[@rishiraj2548]

Good evening

[@Alexandre-jc4st]

How do you keep an Airbnb liking not close to the property? It requerer cleaning and monitoring

[@Brandevise]

You hire a freelancer. You see the local ads, Facebook groups and you find one easily.

[@anakingaming3687]

So with the population stagnating by 2035 and the eventual decline will have no effect on lowering real estate ? I believe population is already declining and Germany and dependent on migrants to just replace the current working population.

[@nomadd27828]

but germany would def get migrants come in, dont you think? they have already started implementing ideas similar to what canada is doing.. Chancenkarte etc.

[@anakingaming3687]

@@nomadd27828 Europe is planning to ban refugee mirgration from African and middle eastern countries, it is already done for Poland. And as India progress in the next decade, the economic situation will be better and population will also stagnate so opportunity vs people ratio will become better and people won't go abroad for opportunities. In my opinion.