u/Ok-Leading6971

Buy and forget strategy over 20-30y. Which ETF would you choose?

I’ve been going through the process of making a housing decision and wanted to share the rationale and model I settled on, because I think it resonates with many people caught between "renting for flexibility" and "buying for security."

I will be moving to Athens, where I want to stay for a minimum 3-5 years. If everything goes well, why not, forever. Age 35. My €3k/month net income is part-time remote dev job, and the rest investment yields.

• Property purchase: €180,000
• Down payment + Closing Costs: €68,400
• Mortgage: €129,600 (30-year, interest rate ~4.7%, monthly payment ~€672)
• Alternative (Rental): €600–700/month for an equal quality apartment of the same size

There is a classic time horizon mismatch:

• Financial analysis for buying is done on a 30-year horizon.
• Personal life in your 30s–40s can change dramatically in 3–5 years (partner, kids, change of neighborhood or city, or country).

If you buy a place today that is perfect for a single person or couple, in 5 years it might be the wrong home. On the other hand, renting in Greece has a hidden cost: zero control (rent adjustments, lease expirations, uncertainty due to non-existent gov renter protection).

Instead of viewing a purchase as "locking in for 30 years," I modeled it as a 5-year holding period with a hypothetical annual appreciation of 3.5% and 2% selling costs at exit (cadaster, underwriting waiver, etc):

• 3 Years:
• Property value: ~€199,500 | Remaining loan: ~€123,250
• Equity after selling costs: ~€72,300
• Net recovery of initial capital: +€3,900 (you break even nominally on your money).
• 5 Years:
• Property value: ~€213,800 | Remaining loan: ~€118,500
• Equity after selling costs: ~€91,000
• Net recovery of initial capital: +€22,600 above the initial €68,400.

(Note: The above does also account for mortgage interest, ENFIA property tax, maintenance).

To avoid getting trapped if you need to sell or leave in 3–5 years, the property must be a high-liquidity asset:

1. Good neighborhood.
2. < 7-10 minutes from a Metro station
3. Energy-efficient (A+/B+),
4. 2nd floor+
5. Parking space maybe

If in 5 years the market corrects and selling doesn't make financial sense, such an apartment rents out immediately, fully covers the €672 mortgage payment, and turns into a cash-flow-positive asset while you move on to your next home.

What do you think? Would you risk a 5-year purchase horizon with these numbers, or do you think the opportunity cost of the equity is simply too high?

Καλησπέρα σε όλους,

είμαι κάτοικος Βελγίου από το 2016.

Το 2017 ανέθεσα σε λογιστή τη διαδικασία μεταφοράς της φορολογικής μου κατοικίας από την Ελλάδα στο Βέλγιο. Έγινε η διαδικασία στη ΔΟΥ και ορίστηκε φορολογικός εκπρόσωπος στην Ελλάδα.

Πρόσφατα αποφάσισα να το ψάξω πιο διεξοδικά, γιατί μέχρι σήμερα στις ελληνικές φορολογικές δηλώσεις που υποβάλλω λόγω ενός ακινήτου/ενοικίου που έχω στην Ελλάδα, βλέπω την παλιά μου ΔΟΥ και δεν εμφανίζεται κάπου η βελγική διεύθυνση.

Αρχικά ανησύχησα μήπως τελικά η αλλαγή φορολογικής κατοικίας δεν ολοκληρώθηκε ποτέ και ο λογιστής μου έλεγε παπάτζες τότε.

Ψάχνοντας όμως τα παλιά μου αρχεία, βρήκα επίσημη βεβαίωση της ΔΟΥ από το 2017, στην οποία αναφέρονται:

• μεταβολή κατοικίας,
• χώρα κατοικίας: Βέλγιο,
• ορισμός φορολογικού εκπροσώπου,
• και υπάρχει αριθμός δήλωσης.

Άρα φαίνεται ότι η μεταβολή πράγματι έγινε και καταχωρήθηκε τότε.

Το περίεργο είναι ότι σήμερα, όταν μπαίνω στο Μητρώο της ΑΑΔΕ, βλέπω:

• φορολογικός εκπρόσωπος: υπάρχει κανονικά,
• ΔΟΥ: εμφανίζεται η παλιά μου ΔΟΥ στην Ελλάδα,
• διεύθυνση κατοικίας: εμφανίζεται η παλιά ελληνική διεύθυνση.

Δεν βλέπω δηλαδή κάτι που να μου δείχνει ξεκάθαρα Βέλγιο στα σημερινά στοιχεία του Μητρώου.

Όλα αυτά τα χρόνια υποβάλλω κανονικά ελληνική φορολογική δήλωση λόγω του ενοικίου. Δεν έχω δηλώσει όμως στην Ελλάδα τα βελγικά εισοδήματά μου ως παγκόσμιο εισόδημα, καθώς θεωρούσα πάντα ότι είμαι φορολογικός κάτοικος Βελγίου, αφόσον κάναμε τη διαδικασία με το λογιστή.

Ο λογιστής το 2017/2018 μου είχε πει επίσης ότι δεν υπάρχει κάποια ιδιαίτερη βεβαίωση ότι είμαι φορολογικός κάτοικος εξωτερικού, και ότι από τη στιγμή που έγινε η μεταβολή και ορίστηκε φορολογικός εκπρόσωπος, είμαι εντάξει.

Το ερώτημά μου:

Τώρα που βρήκα την επίσημη βεβαίωση της ΔΟΥ του 2017, θεωρώ ότι το βασικό θέμα έχει λυθεί και ότι πράγματι η φορολογική μου κατοικία μεταφέρθηκε στο Βέλγιο.

Αυτό που δεν καταλαβαίνω είναι γιατί 9 χρόνια μετά το Μητρώο της ΑΑΔΕ εξακολουθεί να δείχνει την παλιά ελληνική διεύθυνση και την παλιά ΔΟΥ.

Είναι φυσιολογικό αυτό; Ή θα έπρεπε κανονικά να έχει αλλάξει και η ΔΟΥ/διεύθυνση στο Μητρώο;

Θέλω επίσης να το επιβεβαιώσω με την ΑΑΔΕ γραπτώς, πριν κάνω οποιαδήποτε κίνηση ή αλλαγή στο Μητρώο.

Υπάρχει κάποιος που έχει κάνει αντίστοιχη μεταφορά φορολογικής κατοικίας και μπορεί να μου πει τι ακριβώς πρέπει να εμφανίζεται σήμερα στο Μητρώο της ΑΑΔΕ;

Και κυρίως: υπάρχει κάποιος λόγος να ανησυχώ για τις προηγούμενες φορολογικές δηλώσεις μου ή, εφόσον έχω την επίσημη βεβαίωση της ΔΟΥ του 2017 που αναφέρει το Βέλγιο, θεωρείται το θέμα αποδεδειγμένο;

Hello,

I traveled to Cappadokia and Konya a couple of months ago, tried Dibek coffee, and I liked it a lot. Which label is the best to order online?

Und seid ihr zufrieden?

Hello everyone,

I am 39M from Portugal, no kids or other dependents, living in Northern Europe for 10 years now.

All these years worked in corporate jobs with some breaks to travel, chill for a while, job hop, etc. Currently making around €60k net p.a.

Fast forward to today, my ETF portfolio is around €285k worth, I keep another €10-15k cash in HYSA, and decided that I want to change my life, go back home, find a chill job in tourism or something, withdraw some 2-3% of the ETFs p.a. to round up my living income, chill and let it be.

Problem is, I don't own any property back home, and with today's prices and interest rates, getting a €300k mortgage with ca. €60k down payment + closing costs will set me back some years from my chill FIRE target.

Kinda same with a go-back-and-rent scenario: I won't have the down payment burden, but the rents have risen to €1000+/month excl. utilities for the apartments which are actually decent to live in. Side note, where I live now I have a very old contract and I pay €450 all incl., so the difference is considerable, and pushes up my potential cost of living back home.

5-6 years ago I couldn't think of buying an apartment or a down payment. My income got higher gradually after 2021, and today feels like I am at the top of my game, but honestly, I am exhausted. The life change has to happen now.

The window of bankability for a mortgage will close if I draw the line and leave my corporate job, so I have to decide.

What would you do in my position? Any ideas/suggestions?

Hello everyone,

I am 39M from Portugal, no kids or other dependents, living in Northern Europe for 10 years now.

All these years worked in corporate jobs with some breaks to travel, chill for a while, job hop, etc. Currently making around €60k net p.a.

Fast forward to today, my ETF portfolio is around €285k worth, I keep another €10-15k cash in HYSA, and decided that I want to change my life, go back home, find a chill job in tourism or something, withdraw some 2-3% of the ETFs p.a. to round up my living income, chill and let it be.

Problem is, I don't own any property back home, and with today's prices and interest rates, getting a €300k mortgage with ca. €60k down payment + closing costs will set me back some years from my chill FIRE target.

Kinda same with a go-back-and-rent scenario: I won't have the down payment burden, but the rents have risen to €1000+/month excl. utilities for the apartments which are actually decent to live in. Side note, where I live now I have a very old contract and I pay €450 all incl., so the difference is considerable, and pushes up my potential cost of living back home.

5-6 years ago I couldn't think of buying an apartment or a down payment. My income got higher gradually after 2021, and today feels like I am at the top of my game, but honestly, I am exhausted. The life change has to happen now.

The window of bankability for a mortgage will close if I draw the line and leave my corporate job, so I have to decide.

What would you do in my position? Any ideas/suggestions?

Μου έκαναν προσφορά για εργασία σε μια εταιρία στην Αθήνα με μισθό €1300 καθαρά.

Θα πρέπει να νοικιάσω σπίτι στο κέντρο για να έιμαι κοντά. Βγαίνει οικονομικά για ένα άτομο;

Hi all,

I started IF 8:16 3 weeks ago with 300-500 kcal avg. daily deficit.

The first 2 weeks were super helpful and went fast. I lost 4 kg and 4 cm belly, but since then I am stuck. I am no longer losing weight and belly, I even gained some 200-300gr, despite the IF and daily deficit. I am wondering how is this possible?

Any ideas on how to proceed with my goal from here? I need to lose another 2-3kg and 2-3 cm belly.

Thank you

Everything gives the feeling that is put into random places on the ui with random logic.

Too many functions that one needs not in everyday business.

Why is IBKR's UI so bulky and clogged? How do you guys manage to deal with it?

Hello everyone,

I am 39M from Portugal, no kids or other dependents, living in Northern Europe for 10 years now.

All these years worked in corporate jobs with some breaks to travel, chill for a while, job hop, etc. Currently making around €60k net p.a.

Fast forward to today, my ETF portfolio is around €285k worth, I keep another €10-15k cash in HYSA, and decided that I want to change my life, go back home, find a chill job in tourism or something, withdraw some 2-3% of the ETFs p.a. to round up my living income, chill and let it be.

Problem is, I don't own any property back home, and with today's prices and interest rates, getting a €300k mortgage with ca. €60k down payment + closing costs will set me back some years from my chill FIRE target.

Kinda same with a go-back-and-rent scenario: I won't have the down payment burden, but the rents have risen to €1000+/month excl. utilities for the apartments which are actually decent to live in. Side note, where I live now I have a very old contract and I pay €450 all incl., so the difference is considerable, and pushes up my potential cost of living back home.

5-6 years ago I couldn't think of buying an apartment or a down payment. My income got higher gradually after 2021, and today feels like I am at the top of my game, but honestly, I am exhausted. The life change has to happen now.

The window of bankability for a mortgage will close if I draw the line and leave my corporate job, so I have to decide.

What would you do in my position? Any ideas/suggestions?

Hello everyone,

I am 39M from Portugal, no kids or other dependents, living in Northern Europe for 10 years now. All these years worked in corporate jobs with some breaks to travel, chill for a while, job hop, etc. Currently making around €60k net p.a.

Fast forward to today, my ETF portfolio is around €285k worth, I keep another €10-15k cash in HYSA, and decided that I want to change my life, go back home, find a chill job in tourism or something, withdraw some 2-3% of the ETFs p.a. to round up my living income, chill and let it be.

Problem is, I don't own any property back home, and with today's prices and interest rates, getting a €300k mortgage with ca. €60k down payment will set me back some years away from my chill FIRE target.

Kinda same with a go-back-and-rent scenario: I won't have the down payment burden, but the rents have risen to €1000+/month excl. utilities for the apartments which are actually decent to live in. Side note, where I live now I have a very old contract and I pay €450 all incl., so the difference is considerable, and pushes up my potential cost of living back home.

5-6 years ago I couldn't think of buying an apartment or a down payment. My income got higher gradually after 2021, and today feels like I am at the top of my game, but honestly, I am exhausted.

The window of bankability for a mortgage will close if I draw the line and leave my corporate job, so I have to decide soon.

What would you do in my position? Any ideas/suggestions?

Ich bin 40 und habe erst vor ein paar Monaten angefangen, regelmäßig Krafttraining zu machen.

Ich lese ständig widersprüchliche Aussagen:

• "Mit 40 ist es zu spät."
• "Testosteron sinkt."
• "Muskelaufbau ist kaum noch möglich."

Auf der anderen Seite sehe ich Menschen, die mit 40, 50 oder sogar 60 richtig fit aussehen.

Wo liegt die Wahrheit?

• Hat jemand von euch erst mit ~40 angefangen?
• Wie viel Muskelmasse konntet ihr aufbauen?
• Wie lange hat es gedauert, bis man sichtbare Veränderungen gesehen hat?
• Was war der größte Fehler oder die wichtigste Erkenntnis?

Ich bin gespannt auf eure Geschichten und Vorher-Nachher-Erfahrungen.