Thijs Verlangen: Zo Betaal Jij Minder Box 3 Belasting

Name: Thijs Verlangen: Zo Betaal Jij Minder Box 3 Belasting
Uploaded: 2026-01-07T06:00:34.000Z
Duration: 2 h 34 min 36 s

Tax Strategies in the Netherlands: Insights for 2026

Introduction to Taxation and Real Estate

The speaker discusses public dissatisfaction with the Dutch tax authority, acknowledging high tax pressure but suggesting potential benefits from it.

Introduction of the podcast "Zo Wortje Steenrijk" by Dennis Mulder, focusing on tax-friendly strategies for real estate in 2026.

Current Political Climate and Tax Developments

Thijs Verlangen joins to discuss recent political developments affecting taxation, particularly regarding coalition formation.

Overview of changes planned for 2026, specifically concerning Box 3 taxation (wealth tax).

Changes in Box 3 Taxation

Explanation of how Box 3 has seen adjustments over the years; annual indexing of income thresholds is mentioned.

Significant reduction in the exempt amount per fiscal partner from €57,000 to €31,396 before a recent increase back to approximately €59,300.

Impact on Investors and Property Owners

Discussion about how these changes are perceived as compensation for investor unrest due to fluctuating regulations.

Mention of an investor's experience with property investments and how they were affected by new Box 3 rules.

Case Study: An Investor's Dilemma

A case study involving an investor who purchased multiple properties but now faces increased taxes under Box 3.

The investor’s rental income is equal to their projected tax liability, leading to frustration over financial management.

Recommendations for Property Management

Suggestions on what actions the investor should take given their current situation; selling properties may be a viable option.

Discussion about market value versus assessed value of properties and implications for rental agreements.

This structured summary provides a comprehensive overview of key discussions surrounding taxation strategies in the Netherlands as they relate to real estate investment. Each bullet point links directly to specific timestamps for easy reference.

Discussion on Rental Indexation and Legal Considerations

Rental Indexation Strategy

The speaker discusses the use of Article 308, which allows for rental indexation up to five years retroactively. This strategy aims to increase rental income as tenants vacate properties.

A reference is made to a clause in a rental contract that permits this retroactive indexation, emphasizing the need for a valid reason if not previously executed.

Risks and Legal Advice

The conversation highlights the importance of caution when applying such legal strategies, noting that forgetting to index rent is not considered a valid excuse.

The speaker shares an anecdote about consulting with a real estate lawyer who provided reassurance regarding the chances of success in enforcing rental indexation.

Tax Implications and Financial Planning

There’s mention of tax implications related to Box 3, where property owners face increased taxation rates. A specific case illustrates how one individual was shocked by a sudden tax hike from 5.88% to 7.78%.

The discussion transitions into personal financial planning, with the speaker sharing their experience of purchasing a new property while ensuring compliance with Box 3 regulations.

Changes in Tax Regulations and Their Impact

Recent Developments in Tax Legislation

The speaker notes changes announced in December regarding tax regulations affecting property investors, specifically mentioning adjustments that would require higher payments from them.

Clarification is provided on misconceptions surrounding these regulations, particularly concerning who can benefit from certain exemptions or allowances.

Importance of Definitive Changes

Emphasis is placed on acting only upon confirmed tax changes rather than speculating on potential future modifications, highlighting past instances where proposed changes were reversed before implementation.

Understanding Net Worth Calculations

A detailed explanation follows about calculating net worth for Box 3 purposes, stressing that it should exclude primary residence value but include all bank accounts held by individuals and their dependents under 18 years old.

Understanding Tax Implications on Assets

Overview of Asset Taxation

Discussion on various asset types including stocks, cryptocurrencies, gold, silver, and real estate. Emphasis on calculating total assets minus debts to determine tax liability.

Mention of the current threshold for tax exemption at €118,000 and implications for those with fiscal partners.

Impact of Debt Repayment

Explanation that individuals repaying debts may face increased taxes due to changes in Box 3 taxation rules.

Introduction of "wet hillen," which affects homeowners with little or no mortgage debt by imposing additional taxes based on property value.

Homeownership and Taxation

Clarification that primary residences fall under Box 1 taxation; income from these properties is taxed differently than other assets.

Description of how property value influences tax rates, particularly for high-value homes exceeding certain thresholds.

Changes in Tax Benefits

Definition of "eigen woningschuld" (home mortgage debt), highlighting its significance in determining eligibility for tax benefits under wet hillen.

Discussion about the gradual reduction of benefits associated with wet hillen over time, potentially leading to higher taxes for homeowners without significant mortgage debt.

Contradictions in Tax Policy

Analysis of how the system penalizes those who pay off their mortgages while rewarding those who maintain higher levels of debt.

Commentary on the ethical implications and contradictions within Dutch tax policy regarding homeownership and debt management.

Recent Changes in Tax Legislation

Legislative Updates

Insight into recent legislative changes affecting asset taxation; positive reception among financial advisors as it may benefit clients with substantial assets.

Importance of Timing in Financial Decisions

Emphasis on waiting for confirmed legislative changes before making significant financial decisions to avoid unnecessary losses or complications.

Future Considerations

Anticipation regarding upcoming discussions in parliament about further reforms; caution advised against premature actions based on speculation.

This structured summary captures key insights from the transcript while providing timestamps for easy reference.

Discussion on Future Tax Structures and Real Estate

Concerns About Taxation Timelines

The speaker expresses uncertainty about the timeline for new tax boxes, suggesting that if not resolved by March, it may extend to 2029 or later.

There is a mention of Viscus indicating that achieving resolution before 2029 seems unlikely.

Perspectives on Current Tax Benefits

The speaker hopes for the current tax structure to remain in place due to its favorable conditions, allowing individuals to pay little to no taxes with proper management.

A discussion arises regarding Box 3 and its implications for real estate investors versus starters, highlighting that the current thresholds may not support substantial investment growth.

Wealth Perception and Investment Strategies

The speaker challenges the notion of being wealthy with just €118,000 in assets, sharing personal experiences of having higher net worth but still facing negative valuations in Box 3 due to liabilities.

Examples are provided where individuals possess significant assets (e.g., €13 million) yet have negative net values due to debts or mortgages. This illustrates complexities in wealth perception within taxation frameworks.

Real Estate Valuation Insights

The conversation shifts towards Dutch real estate's unique advantages, emphasizing how property can be leveraged effectively under current laws without incurring taxes in Box 3 when structured correctly.

It is noted that many people are investing abroad (e.g., Spanish properties), but they may not fully understand the tax implications compared to domestic investments. This could lead them to unfavorable financial positions over time.

Financing Comparisons Between Countries

The speaker asserts that financing options in the Netherlands are superior compared to other countries like Spain or Dubai, where lower percentages of property value can be financed (e.g., only up to 50% in Dubai).

A warning is given about potential pitfalls when investing internationally without understanding local tax regulations and their impact on overall returns and liabilities. Suggestions are made for simulations using online tools for better clarity on these issues.

Understanding Dutch Wealth Tax and Foreign Assets

Overview of Wealth Tax Calculation

The discussion begins with a scenario involving €2 million in Dutch real estate and €2 million in debt, concluding that no wealth tax is owed due to the balance being zero.

Introducing a new element: inheriting a property worth €500,000 in Spain without any debt. This adds complexity to the wealth tax calculation.

The total assets now amount to €2.5 million (Dutch + Spanish), but after subtracting debts, the taxable amount is €500,000, exceeding the tax-free threshold of €118,000.

The speaker explains how foreign assets can increase overall tax liability on Dutch assets due to their inclusion in the wealth tax calculation.

A common misconception among individuals regarding foreign assets not needing to be reported for Dutch taxes is addressed.

Implications of Foreign Real Estate Ownership

The speaker emphasizes that owning foreign assets can lead to higher taxes on domestic wealth, which many people overlook or misunderstand.

A case study is presented where a client focused solely on Italian real estate with high returns (20% per year), suggesting they should avoid investing in Dutch properties due to potential tax implications.

Recommendations are made for clients with significant foreign investments: either keep them separate from Dutch investments or manage them through different structures like BV (Besloten Vennootschap).

Strategic Considerations for Investors

The importance of structuring investments properly is highlighted; if one has substantial private foreign assets, it may be beneficial to keep them out of the Netherlands' taxation system by using appropriate legal entities.

There’s an emphasis on understanding local regulations when purchasing property abroad and ensuring that potential tax liabilities are considered upfront.

Challenges Faced by Investors

The conversation touches upon the lack of awareness among real estate agents about how Dutch box 3 asset calculations affect investment decisions abroad.

It concludes with a call for greater integrity and transparency from professionals advising clients on international property purchases regarding potential tax consequences.

Real Estate Investment Insights

The Role of Real Estate Agents

Discussion on the commission structure of Spanish and Italian real estate agents, highlighting their focus on profit rather than client interests.

A case study is presented where an individual unknowingly jeopardized their financial situation by purchasing properties in Spain, leading to complications with tax regulations in the Netherlands.

Tax Implications of Foreign Properties

Emphasis on the necessity for Dutch investors to sell foreign properties (like those in Spain) if they wish to avoid tax liabilities associated with box 3.

Mention of investing through a Dutch BV (limited company), which has its own tax implications that need careful consideration.

Financing Challenges and Opportunities

Recognition of the favorable financing climate in the Netherlands compared to other countries like Spain and Dubai, where loan structures differ significantly.

Explanation of how income levels affect financing options abroad, contrasting it with Dutch practices where professional investor status can ease access to capital.

Property Financing Comparisons

Discussion about the advantages of interest-only loans available in the Netherlands versus mandatory repayment structures found elsewhere, such as Curaçao.

Personal experience shared regarding lengthy financing processes abroad compared to quicker transactions within the Netherlands.

Debt Management Strategies

Debate over whether debt repayment is beneficial; highlights that inflation can erode debt value while maintaining liquidity allows for investment flexibility.

Argument against mandatory repayments; suggests that retaining cash flow for investments may yield better long-term wealth accumulation despite having outstanding debts.

Risk Considerations in Investment Strategies

Acknowledgment that not repaying loans could lead to risks during market downturns but emphasizes personal control over financial decisions.

Final thoughts on leveraging property equity for further investments, underscoring how effective management can create wealth-building opportunities.

Investment Strategies and Market Insights

Real Estate Valuation and Financing

The speaker discusses a property initially valued at 187K, which has now been appraised at 300K. They plan to refinance this property to leverage additional positive debt.

The concept of infinite returns is introduced, emphasizing that the speaker has no personal capital left in the investment, leading to significant financial gains.

Market Sentiment and Challenges

There is a prevailing sentiment of negativity regarding real estate investments in the Netherlands, with many expressing concerns about taxation issues (referred to as "boxerie").

The speaker reflects on their experience purchasing properties from an investor who is exiting the market, highlighting opportunities for those willing to engage.

Rental Property Management

A specific example is given about a rental property in Rotterdam where the tenant's departure could lead to reduced rental income due to point system regulations affecting rent levels.

The speaker expresses hope for retaining a good tenant who pays well and maintains the property nicely.

Regulatory Changes and Opportunities

A new rooming permit was applied for in Rotterdam, allowing for three separate rooms in one property. This change can significantly increase rental income potential.

The value of properties increases with such permits; thus, acquiring them can be financially beneficial when buying or selling properties.

Strategic Property Acquisition

An anecdote illustrates how a client sought properties eligible for rooming permits. Despite finding suitable options on Funda (a real estate platform), some listings were outdated.

A successful negotiation led to purchasing a corner house below its asking price after it had been on the market without interest for months.

Knowledge Gaps in Real Estate Investment

The discussion highlights that many investors lack awareness of current regulations and strategies within real estate markets, creating opportunities for informed investors.

A case study reveals that even high-net-worth individuals may not understand critical aspects like point systems affecting rental income potential.

Real Estate Opportunities in the Netherlands

Current Market Insights

The Dutch real estate market still holds numerous opportunities, but requires expertise to navigate effectively. Knowledge is power in making profitable deals.

An example of leveraging local permits: purchasing a property for €330,000 with an anticipated permit can significantly increase its value.

A recent case involved obtaining a permit that raised the property's worth by €100,000 due to the ability to rent out multiple rooms tax-free.

Tax Strategies and Financial Planning

Discussion on high tax burdens in the Netherlands; however, strategic financial planning can mitigate these costs effectively.

A practical example where advising on child-related benefits led to significant annual savings for a client with substantial assets but initially unaware of eligibility.

Emphasizes the importance of understanding tax regulations and using them to one's advantage rather than complaining about taxes.

Wealth Management Perspectives

Individuals in higher income brackets often pay more taxes; thus, it’s crucial for them to optimize their financial strategies within legal frameworks.

Advocates for maximizing available legal options to minimize tax liabilities while contributing positively to society through responsible investment practices.

Housing Market Dynamics

Highlights that not everyone desires home ownership; many need rental properties, especially students who require affordable housing solutions.

Discusses future expectations for housing laws and market conditions as they relate to rental yields and investor strategies.

Future Considerations

The conversation shifts towards upcoming changes in legislation affecting real estate investments and how stakeholders should prepare for these developments.

There is an acknowledgment of varying perspectives on potential reforms and their implications on actual returns from investments.

Investment Strategies and Tax Implications

Exploring Investment Options

The speaker discusses the importance of strategic investment, particularly focusing on how to effectively allocate a sum of money (e.g., €100,000).

Three primary options for investment are identified: Box 3, Box 2, and potentially Box 1, with an emphasis on understanding the implications of each choice.

The current tax system is contrasted with potential future changes expected by 2028, highlighting the need for careful planning based on anticipated regulations.

Understanding Tax Structures

The speaker notes that under the new Box 3 system, actual returns will be taxed rather than a fixed amount; this could significantly affect net gains from investments.

A discussion about the removal of tax-free allowances emphasizes that individuals will have to pay taxes on their actual income generated from assets without exemptions.

Calculating Real Returns

The concept of "real return" is introduced, which includes all liquid assets such as bank accounts and stocks. This requires meticulous tracking of growth and expenses related to investments.

An example illustrates how taxable income is calculated based on asset growth minus any applicable deductions or costs incurred during the year.

Challenges in Asset Management

The complexity of managing diverse portfolios is highlighted; investors must account for various factors like additional investments made throughout the year and associated transaction costs.

Emphasis is placed on maintaining detailed records for all transactions to accurately report real returns when filing taxes.

Implications for Investors

The necessity for professional bookkeeping services becomes apparent due to the intricate nature of tracking multiple asset types and their respective performance over time.

A cautionary note regarding common investor knowledge gaps suggests that many may not fully understand these complexities, leading to potential financial missteps when reporting earnings.

Understanding the New Tax System and Its Implications

Overview of Income and Asset Taxation

The discussion highlights the complexities of the new tax system, particularly regarding income from various sources such as Bitcoin and stocks.

A scenario is presented where an individual has a total income of €150,000 but incurs costs of €100,000, resulting in a taxable income of €50,000.

Under the new system, individuals with significant assets but low rental income may benefit from reduced tax burdens compared to previous regulations.

Changes in Tax Obligations

The focus shifts to how high-net-worth individuals will be taxed primarily on their rental incomes rather than their overall wealth.

There is caution against prematurely acting on these changes; for instance, selling properties from personal ownership to a BV (limited company) could incur additional taxes like transfer tax.

Real Estate Investment Strategies

The conversation touches on recent real estate purchases made through a BV structure to optimize tax implications.

It’s noted that transferring properties into a BV can be beneficial if done correctly without incurring unnecessary taxes.

Financial Structures and Holdings

Discussion includes setting up holding companies for better financial management between different entities involved in real estate investments.

The strategy involves moving funds between BVs tax-free under certain conditions while maintaining ownership stakes effectively.

Future Considerations for Investors

As they navigate the new system, there are plans to ensure that rental incomes can cover salaries drawn from holdings without incurring additional taxation.

Emphasis is placed on managing expenses within BVs to maintain favorable tax positions while preparing for potential future changes in legislation.

Investment Strategies and Tax Implications

Overview of Investment Scenarios

The discussion begins with a hypothetical scenario where an individual has €150,000 to €200,000 without any real estate or significant stock investments, possibly holding a small amount of Bitcoin.

Taxation in Box 3 vs. Box 2

The speaker suggests that for someone starting out, investing in Box 3 is preferable due to the potential for remaining tax-free through various strategies.

There is uncertainty about future tax changes; however, the current system allows for significant tax advantages until new regulations are implemented.

Current System Advantages

In the existing framework (as of 2026), purchasing real estate privately remains advantageous as it allows for financing options that can keep investments tax-free in Box 3.

The speaker emphasizes that without any assets in Box 3 yet, one should take advantage of existing opportunities to remain tax-exempt.

Future Considerations and Comparisons

If the new taxation system is implemented by 2028, individuals would face a higher income tax rate (36%) compared to corporate taxes (19%).

A comparison shows that while dividends from a BV incur additional taxes (24.5%), they may still be more favorable than direct taxation under Box 3.

Long-term Strategy and Benefits of BV

Despite higher combined rates in BV (38.85%), certain benefits exist such as asset valuation flexibility and potential deferral of dividend taxes.

The speaker notes that not distributing all dividends can lower effective tax rates significantly below those imposed by Box 3.

Conclusion on Tax Efficiency

Ultimately, strategic management within a BV can lead to better long-term financial outcomes compared to immediate taxation under Box 3.

By leveraging retained earnings within a BV and avoiding unnecessary dividend payouts, investors can optimize their overall tax burden effectively.

Tax Strategies for Cryptocurrency and Investments

Understanding Book Value in Cryptocurrency

The speaker discusses the concept of book value, explaining that if one holds a cryptocurrency like Bitcoin, they can maintain its current value (e.g., €100,000) over a long period without incurring immediate tax liabilities.

It is noted that while this strategy applies to cryptocurrencies and stocks, it does not extend to rental income or dividends, which are subject to taxation.

Implications of New Tax Regulations

The conversation highlights concerns about the new Box 3 tax system in the Netherlands, suggesting it could complicate financial management for many individuals who may need to keep detailed records.

There is speculation on how many people might establish BV (limited liability companies), leading to potential chaos due to insufficient notaries and accountants available for assistance.

Comparing Tax Burdens: BV vs. Box 3

A comparison is made between the tax burdens under the current system versus operating through a BV; while BV incurs slightly higher taxes (2.85%), it offers more control over tax payments.

The speaker expresses hope that individuals will take advantage of existing loopholes before any changes are implemented in the tax system.

Tips for Investing from Box 3

Practical advice is offered for those looking to invest from Box 3 without incurring taxes until new regulations come into effect.

A white paper has been created with strategies on how individuals can navigate investments effectively within the current framework.

Leveraging Home Equity for Tax Benefits

An interesting strategy involves leveraging home equity; even with significant financing against a primary residence, one can still benefit from deductions related to Box 3.

The discussion includes an example where an individual can have substantial debt on their home while maintaining eligibility for certain tax benefits due to specific regulations.

Wealth Management Strategies

The speaker emphasizes that wealthy individuals often utilize these strategies effectively by managing their assets and debts smartly within both Box 1 and Box 3 frameworks.

This approach allows them to minimize their overall tax burden significantly while maximizing their investment opportunities.

How to Optimize Your Mortgage in the Netherlands

Understanding Eigen Woningsschuld (Home Loan Debt)

In the Netherlands, home loans can be fully financed with all expenses deductible under box 3 of the income tax law. This is governed by Article 3.119 of the Income Tax Act.

A home loan qualifies as eigen woningsschuld if it meets three criteria: it must be used for a primary residence, structured as annuity or linear payments, and repaid over 360 months.

Hypotheekrenteaftrek (Mortgage Interest Deduction)

If you have an €800,000 mortgage at a 3% interest rate and meet the criteria, you can deduct the full interest from your taxable income. This is known as hypotheekrenteaftrek.

The average Dutch homeowner benefits significantly from this deduction; they receive approximately 37% back from their paid interest annually.

Cash Flow Management

With an €800,000 mortgage at 3%, monthly interest payments would be around €2,000. This deduction allows homeowners to manage their cash flow effectively.

Homeowners often expect refunds of €3,000 to €4,000 based on their deductions due to hypotheekrenteaftrek.

Reassessing Property Value

Homeowners can reappraise their property value after two years; if it remains at €800,000, they may convert half (€400,000) into an interest-only loan without changing their original low-interest rate.

By doing so, monthly repayments decrease significantly—potentially saving homeowners up to €600 per month.

Tax Implications of Changing Loan Structure

Transitioning part of a mortgage to an interest-only structure means losing eligibility for hypotheekrenteaftrek since it no longer meets all three criteria outlined in Article 3.119.

However, homeowners can still declare this debt in box 3 while keeping property value in box 1 for potential tax advantages.

Strategic Financial Planning

Homeowners should consider refinancing options carefully; not all lenders offer favorable terms for restructuring existing mortgages.

Maintaining part of the mortgage as annuity or linear ensures compliance with repayment requirements while optimizing tax benefits through strategic financial planning.

This structured approach provides insights into managing home loans effectively within Dutch tax regulations while maximizing financial benefits through careful planning and understanding of relevant laws.

Understanding Mortgage Strategies and Tax Implications

Mortgage Transfer and Refinancing Options

Discusses the common practice of transferring a mortgage to a new property, contrasting it with the strategy of refinancing for a new 30-year term to maximize tax benefits.

Mentions that homeowners can access equity by borrowing against their home’s value, highlighting lenders like Opfion that allow conservative withdrawals up to 90%.

Explains how remaining equity after paying off part of the mortgage can be taken over but must follow specific repayment structures (annuitair or linear).

Tax Benefits and Financial Strategies

Describes how funds withdrawn from home equity can be used for investments in real estate, allowing full tax deductions under box 3 regulations.

Emphasizes the complexity of the Dutch tax system but notes that understanding it allows homeowners to utilize strategies effectively to remain tax-efficient.

Importance of Professional Guidance

Advises consulting with a qualified mortgage advisor rather than navigating complex financial decisions independently, stressing the potential benefits outweighing advisory costs.

Shares personal experience about seeking professional help even when knowledgeable, reinforcing that expert guidance is crucial in financial matters.

Additional Debt Considerations

Introduces alternative debt options available for entrepreneurs, such as loans from business holdings which count as liabilities in box 3.

Highlights often-overlooked debts like student loans and guarantees on real estate properties as significant factors affecting overall financial health.

Real-Life Examples and Lessons Learned

Narrates an anecdote about a client who mistakenly paid off their student loan early instead of leveraging lower interest rates effectively.

Discusses another case where an individual purchased an expensive yacht using home equity without reporting it in box 3, showcasing creative asset management strategies.

Understanding Financial Strategies and Benefits

Creative Use of Assets

The discussion highlights the use of a "boxer" strategy, which involves utilizing assets creatively rather than for personal housing. This can lead to significant financial benefits, as illustrated by an example involving a half-million euro yacht.

Tax Savings and Income Management

A client managed to save €28,000 annually through strategic asset management. This demonstrates how effective financial planning can enhance disposable income.

Changes in Subsidy Eligibility

Recent changes in subsidy systems have left many unaware of their eligibility for benefits. Many clients with minimal DGA salaries are missing out on potential subsidies due to lack of knowledge about application processes.

Impact of Personal Financial Situations on Subsidies

The new subsidy criteria consider overall personal financial situations, including salary, dividends, and box 3 assets. This holistic approach affects eligibility for various subsidies significantly.

Strategic Pension Contributions

A case study illustrates that contributing €26,000 annually to a pension account can optimize tax positions while maintaining a low taxable income from other sources like rental income.

Maximizing Benefits Through Asset Management

By addressing box 3 assets effectively, individuals may qualify for additional benefits such as child-related budgets that they would otherwise miss out on due to high asset levels.

Tax Implications of Earnings and Dividends

Individuals earning below €80,000 face a tax rate around 36%-37%. However, deductions like labor credits can reduce this burden significantly if structured correctly without high box 3 holdings.

Interconnectedness of Financial Elements

Resolving issues related to box 3 not only reduces wealth taxes but also increases available deductions and potential subsidies. This interconnectedness emphasizes the importance of comprehensive financial planning.

Final Thoughts on Financial Planning Resources

The speaker encourages viewers interested in personalized advice or group sessions to explore available resources linked in the description. They also mention an upcoming course designed to provide deeper insights into these strategies at an accessible price point.

Overview of the Offer

Key Insights on the Program

The speaker emphasizes that participants will receive their money back if they attend, indicating a risk-free opportunity.

There are 56 videos included in the program, suggesting a comprehensive learning experience with extensive content.

Additional resources and community support are mentioned, highlighting the collaborative aspect of the program.

The speaker expresses hope that individuals will actively engage with the materials provided.

Acknowledgment is given to Thijs for his contributions, reinforcing a sense of gratitude and teamwork.