Инвестор с 70 квартирами раскрыл, как государство зарабатывает на каждом, кто работает в Германии

Finance-Focused Summary

Konstantin Alber argues that German employees can use investments and business structures to redirect some taxes into income-producing assets. He presents tax deductions as a way to build capital through investments such as photovoltaic systems and rental property. His figures and descriptions are examples from the interview, not independently verified tax guidance.

Main Strategy and Examples

• Investor mindset: Alber describes a progression from employee to self-employed business owner to investor. His central idea is to combine employment income with a business or investment activity, which he says can provide tax-planning options unavailable to employees alone.
• Investment deduction (IAB): He describes a German tax mechanism—referred to in the subtitles as “IAB” and associated with paragraph 7—under which eligible planned investments can generate a tax deduction before the investment is fully made.
  • He says the maximum investment amount is €400,000, with up to 50% deducted initially.
  • For example, a household with €100,000 in annual income might invest €200,000 in photovoltaics, claim a €100,000 deduction, and receive roughly €30,000 back if that corresponds to the household’s taxes paid.
  • His illustrative financing plan uses €20,000 (10%) as equity and €180,000 as a loan, repaid over roughly 20 years. He says the solar equipment can continue generating electricity income after the loan is paid off.
  • He suggests using part of the refund—roughly €10,000 in the example—as equity toward a €100,000 apartment.
  • For a later year, he says a further deduction of 40% of the remaining amount may be possible. On a €400,000 investment, his example is an additional €80,000 deduction, potentially producing about €37,000 in tax refunds, depending on the taxpayer’s situation.
  • He also mentions a purported 30% investment incentive from 2025 and a 75% write-off for battery-electric vehicles. The exact eligibility, timing, and interaction of these provisions are not established in the subtitles.
• Other investment options: Alber says the same general approach may apply to automated laundromats, mobile homes rented to customers, and other qualifying business investments—not only solar panels.
• Real estate and depreciation: He says a person with €30,000 in savings and a salary of roughly €3,500 per month might be able to finance a €300,000 apartment.
  • He estimates purchase costs at about 8.5% without a broker in his region and around 11% with a broker. He also cites a property-transfer tax of up to 6.5%.
  • He describes ordinary building depreciation as 2%, but says an independent valuation assigning the building a shorter remaining useful life could support a 4% deduction. He also suggests allocating 80% of the purchase price to the building in the contract; land is not depreciable in his explanation.
  • Mortgage interest is deductible in his example; principal repayments are not.
  • He says privately held real estate can generally be sold tax-free after 10 years. He warns that politicians may try to change this rule but says it remains available at the time of recording.
  • His framing is that the owner, tenant, and tax system all contribute economically to paying down a rental property.
• Business structures: Alber contrasts a GmbH with a KG and other structures. In his simplified example, a company earning €100,000 might retain around €70,000 after company-level taxes and leave roughly half after a further tax on distribution. He claims a KG could leave a limited partner with about €85,000 to reinvest. These are illustrative figures, not a general comparison of tax outcomes.
• Cooperatives and foundations: He discusses cooperatives and family or charitable foundations as ways to control and preserve assets across generations. He claims foundations can face a 15% tax rate and that property held in a foundation may be sold tax-free after 10 years. He argues these structures can help protect wealth from family or business succession risks.
• Building wealth over multiple years: Alber says the IAB approach may be used over several years—for example, by spouses, business partnerships, or other eligible entities—and suggests that repeated tax refunds can compound into substantial assets. Eligibility and limits would depend on the specific taxpayer and structure.

Reported Figures and Personal Track Record

• Alber says he has lived in Germany for 30 years and worked as an employee for only three months.
• He says he built a fitness business with 120 employees, sold it in 2022, and now owns 72 properties and about €1 million in solar investments.
• He says a doctor couple he helped went from having few assets to approximately €1.5–2 million in assets in three years, including €800,000 of solar panels, three apartments, and electricity-generating businesses. He cites about €1.2 million in turnover for the apartments, though the subtitles are unclear about what that figure refers to.
• He recounts a Greek development project involving 10 apartments and says he risked losing about €1 million before resolving permitting and utility-connection problems and selling the units.

Risks, Cautions, and Disclosures

• Alber says he does not provide tax advice. He presents himself as an investor consultant who explains investment options and may coordinate with a client’s tax adviser.
• The host and guest discuss complex German tax and entity rules in simplified terms. Tax deductions, refunds, depreciation, and financing are not automatic or guaranteed; they depend on current law, eligibility, documentation, income, and professional review.
• Alber’s view that tax consultants primarily serve the tax system is his opinion. He also acknowledges that legal structures have different advantages and disadvantages and should be matched to the individual case.
• He expresses concern that tax rules—especially the 10-year property-sale exemption—could change. No formal “not financial advice” disclaimer is stated in the subtitles.

Assets, Sectors, and Instruments Mentioned

• Assets and sectors: German rental apartments and real estate; photovoltaic and solar-power systems; electricity generation; laundromats; mobile homes; battery-electric vehicles.
• Tax and legal structures: IAB investment deduction; GmbH; KG; cooperative; family and charitable foundations; holding-company structures.
• Other named companies: Aldi, Bosch, Siemens, and BMW are mentioned as examples of large German companies associated by Alber with foundations.
• Tickers: None mentioned.

Presenters and Sources

• Host/presenter: Alexey Khanukaev.
• Guest: Konstantin Alber, investor and entrepreneur.
• Other source cited: Klaus Kempe, described by Alber as a veteran Düsseldorf real-estate professional. Alber also refers generally to a former tax adviser and a Swiss banker.