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If motorbiking sincerely believed that twaddle (he doesn't) he'd sell the flat and invest the £250,000
His 9% projected return on investment is £1875 a month before tax. No ground rent, no insurance, no agents fees, no repairs, no need for a new boiler or roof repair. If he has taxable earnings he could wedge it into a pension scheme over time and get other tax benefits, including tax rebate, tax free cash, and potentially avoidance of Inheritance Tax (the original subject of this thread).
He is temporarily pretending houses do not get Asset Price Inflation.
It’s a flat and you can see the numbers. Yours are wrong go back and look again
Do you understand how leases work?