I'm 38M, living with my 32F partner in a small European country. We're financially comfortable, have very stable employment, and are at a crossroads regarding our next investment decision.
I've been looking at different financial independence strategies, including Dave Ramsey's 7 Baby Steps, and I'd appreciate some outside perspectives on whether our current approach makes sense.
Annual income (NET):
- My corporate job: €45,600 (€3,800/month). Extremely secure employment, with very little risk of redundancy (virtually 0% chance).
- Partner's IT job: €48,000 (€4,000/month). Stable company in the tech-gaming sector.
- Existing rental property: €45,000/year net rental income.
- Combined: €138,600/year, excluding approximately €6,000-€8,000 in annual bonuses.
We deliberately exclude bonuses from our financial planning.
For some local context, the median annual net salary in our country is approximately €21,000, while the average is around €27,000. Both our salaries are therefore considerably above the national average.
Healthcare is publicly funded, although we also have private health insurance. We have a state pension system with a current retirement age of 65.
Mortgages and debt
We own our primary residence and a separate income-generating rental property.
- Primary residence: €250,000 outstanding at 2.85%.
- Rental property: €445,000 outstanding at 0.86%.
- Total outstanding mortgages: €695,000.
The 0.86% mortgage is an exceptionally favourable employment benefit, with a contractually protected interest rate that cannot increase.
We have no consumer debt, car loans or other outstanding borrowing.
At this stage, I don't see a compelling financial reason to make additional mortgage repayments.
With the 0.86% rate, paying it off early seems particularly unattractive financially.
Similarly, I currently prefer investing surplus capital rather than accelerating repayment of the 2.85% mortgage. I understand that mortgage repayment provides a guaranteed return through interest savings, whereas investment returns aren't guaranteed.
If the 2.85% interest rate increases significantly, I'll reconsider.
Annual household expenditure
- Mortgage repayments, home and life insurance: €34,500
- Food, utilities and daily living expenses: €16,800
- Vehicle insurance and maintenance: €2,000
- Holidays/travel (4–6 trips annually where we don't hold back on spending): €10,000–€15,000
Total annual expenditure: approximately €63,300–€68,300.
Our cars are 2007 & 2012 Japanese models and fully paid off, with no plans to replace them.
We enjoy travelling and living comfortably but aren't particularly interested in acquiring a luxury car or unnecessary lifestyle inflation for the time being.
Our estimated annual surplus is approximately €70,300–€75,300, excluding bonuses.
Existing investments and savings
- €40,000 invested in VWCE (Vanguard FTSE All-World ETF).
- 0.12 BTC, some Solana and other minor crypto holdings. We don't consider crypto central to our investment strategy.
- €30,000 held as an emergency fund.
Our equity investments are still relatively modest compared with our exposure to real estate.
How this compares with Dave Ramsey's Baby Steps
I've been looking at Dave Ramsey's 7 Baby Steps and find the general principles sensible, particularly around avoiding consumer debt, maintaining an emergency fund and consistently investing.
As I understand his framework:
- Baby Steps 1–3: Build an emergency fund, eliminate non-mortgage debt and establish 3–6 months of expenses in savings. We've completed these.
- Baby Step 4: Invest 15% of gross household income towards retirement. We're actively building our investment portfolio (proposed 28% of net household income).
- Baby Step 5: Save for children's education - this is not needed - education is free.
- Baby Step 6: Pay off the primary residence early.
- Baby Step 7: Build wealth and give generously once debt-free.
Baby Step 6 is where I fundamentally question whether his approach makes financial sense for our particular circumstances.
Ramsey strongly advocates early mortgage repayment, whereas I consider our mortgages relatively cheap financing, especially the 0.86% loan.
I'm aware his approach prioritises financial security, debt elimination and peace of mind rather than necessarily maximising expected investment returns.
However, given our employment stability, rental income, emergency reserves and ability to comfortably service the mortgages, I'm struggling to justify diverting significant capital away from investments to eliminate such low-interest debt.
I appreciate that Ramsey's framework is primarily aimed at a US audience and our European situation is somewhat different.
I'd be interested in hearing whether people who follow his philosophy would still prioritise early mortgage repayment in our circumstances.
Our actual dilemma: VWCE or additional rental apartments in 3 years time?
We have the opportunity to invest approximately €150,000 in one of two directions.
Option A: Invest aggressively in VWCE
Invest at least €3,300 monthly into VWCE, aiming to build our ETF portfolio to €200,000 initially and eventually €300,000+.
With approximately €40,000 already invested and assuming an illustrative 8% annualised return, we could potentially reach €200,000 in roughly 3–3.5 years.
Obviously, market returns are uncertain, especially over short periods.
The main advantages:
- Diversification away from real estate.
- Highly liquid investments.
- Global equity exposure.
- Minimal ongoing management.
- Long-term compounding.
- No additional tenants, renovations or property management.
- We retain our primary residence as a house rather than converting it into separate apartments.
I like the idea of accumulating VWCE over the coming decades and allowing compounding to do the work.
We could always develop our property in the future. There is no deadline, and we're under no pressure to undertake the project immediately.
We could potentially fund the development using future savings or by liquidating ETF holdings during favourable market conditions, although we're aware that favourable conditions aren't guaranteed.
Option B: Spend €150,000 developing our primary residence
Our existing house could be converted into three separate apartments.
We'd retain one apartment for ourselves and rent out the other two.
The projected figures are:
- Development expenditure: €150,000
- Additional combined net rent: €1,950/month
- Additional annual net rental income: €23,400
- Projected annual cash-on-cost yield: 15.6%
- Total rental income across our properties after development: approximately €68,400/year
From a purely cash-flow perspective, generating €23,400 annually from a €150,000 development is extremely attractive.
The additional rental income could subsequently be invested into VWCE.
However, there are downsides:
- Further concentration in real estate.
- Additional tenants, maintenance, vacancies and management.
- Construction risk and potential cost overruns.
- Less liquidity.
- We would sacrifice some privacy by converting our current home into a multi-unit property.
- We'd have less capital available for ETFs while funding the project.
The projected 15.6% is a cash-on-cost yield rather than a guaranteed total investment return. The development's effect on the overall market value of the property also needs to be considered.
Option C: Take a hybrid approach
Continue investing into VWCE while accumulating capital separately for a potential development in the future.
Given our annual savings capacity, we're fortunate enough that this doesn't necessarily need to be an all-or-nothing decision.
What's making this difficult?
We're in a position where our employment income alone comfortably supports our lifestyle, including mortgage repayments, living expenses and travel.
We don't particularly need the additional rental income.
On the other hand, potentially generating a 15% annual cash yield from property development is difficult to dismiss, especially when compared with expected long-term equity returns.
But our existing property concentration also concerns me.
We have €695,000 in mortgage debt, substantial rental income, and relatively modest equity investments. Combined property value: EUR 1,750,000.
I'd like to develop more liquid assets and diversify our wealth away from property.
Furthermore, the convenience of owning VWCE rather than dealing with tenants is also very appealing.
We're already "taking it easy" which is why I'm planning for an early retirement. We also do not want to slave our lives away to corporate and have a great work/life balance. I mean I could get a job that pays an additional EUR 20,000 a year but I'm 38 and don't want to be sitting in "URGENT" meetings answering "URGENT" emails until I'm 65.
Our objective is long-term financial independence, flexibility, and building wealth without unnecessarily complicating our lives.
What would you do in our position?
- Follow Dave Ramsey's approach: Prioritise eliminating the €250k primary residence mortgage despite the relatively low interest rate?
- VWCE and chill: Invest aggressively into global equities, targeting €200k–€300k initially, while continuing normal mortgage repayments?
- Develop the property: Commit €150k to generate approximately €23.4k in additional annual rental income, then invest that income into VWCE?
- Hybrid approach: Build our ETF portfolio while gradually accumulating a separate development fund?
I'm particularly interested in how others would weigh the guaranteed savings from mortgage repayment against the expected returns and risks of equity investing or property development.
And perhaps the bigger question: at what point does pursuing higher financial returns stop being worth the additional complexity, reduced liquidity and potential sacrifice in quality of life?