Does the real estate market increasingly force more families to build?

It is said: The devil always sh..ts on the biggest pile. You have to make that pile somehow first. But if you have nothing to bite on, you have nothing to sh... Development gives too many people too little to bite on. Meanwhile, those who have a decent bite pay a comparatively ridiculous 25% tax on capital gains. From a pure financial perspective, it is worthwhile to buy several properties, rent them out, and live in one yourself. The burden is manageable with rental income, and from 10 residential units onwards, the default risk no longer plays a significant role. The inflation risk is eliminated. Not everything should be invested in the same form. Not my life. I'm not mad about it.

Actually, we would prefer not to build. Unfortunately, existing properties within a 20 km radius have become quite expensive, and affordable rental houses with small gardens are simply scarce.

So far, we live in an old rental apartment without a garden. We would like to change that, but there is a lack of supply. The search ads on various portals are overcrowded with families who want affordable housing.

Who knows this situation and how do you deal with it?

We know it well. I never wanted to build, never, never, never. We have viewed enough free houses in 5 years, but only one was suitable for us as amateur craftsmen, and despite the hefty price, it was snapped up quickly. And with the affordable properties, in the end, there was always one toad too many to swallow (condition, location, etc.). The pearls on the market are 99% sold under the table anyway. No chance without contacts.
At some point, you have no choice but to deal with the topic of building after all.
I also believe that if you ask around in the current new development areas, you will often hear that people actually didn’t want to be here in the first place.

Many people underestimate the work a house can require. Some are happy with it because they enjoy tinkering and creating. That's great.

But there are also many who have two left hands and need an expensive craftsman for all sorts of things. Or simply have no desire and time to take care of the house even on weekends. This should not be underestimated. And such people are increasingly being forced to build due to market developments. Because it can sometimes be an economic option. At first.

What many forget is also to form necessary reserves for the house. Experts recommend 1-2 €/sqm. The second rent, so to speak.

The pearls on the market are sold 99% of the time under the table anyway. No contacts, no chance.

I would like to interject here, because is it really like that? Doesn’t a seller want to sell as expensively as possible, unless it stays within the family? That would then mean using a real estate agent and/or an ad in a weekly newspaper or online portal.

I don't think that's the case. Many sellers are older and want to move out of their beloved house because it's too big, you have to change. Stairs, garden become too much, etc. You sell within the family - or among acquaintances. The house should go into good hands. You want to see that life with and in this house continues. We sold our [REH] in 2016. To a cousin at an estimated market price. Without much negotiating. Could the price have been higher? We don't care, she is happy, we are happy, our old house is in good hands - and that's that. K.

It is the same here. Good properties are sold off the record.