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> Living in Germany, I do have quite a few protections as a renter. My landlord can't arbitrarily hike prices, etc.

A few years ago, I became quite interested in buying an apartment in Germany for rental income. My German friends thought it was a terrible idea. After reading more about it, I realized it would have been a huge mistake!

When I bought me house what I eventually decided is you can't use ordinary financial metrics for owner occupied housing. The reason is buying a house on credit is essentially the only investment you can make with the money you have available for housing.

My opinion is the issue with renting and housing in general is the world wide financialization of real estate. It's being treated as a primary investment instead of the secondary investment it is. Some fraction of people are getting exceedingly wealthy but there are deep negative effects.

My bet is the crashing fertility rates are likely what's going to put a stop to it. Notable every 15-20 years we have a bigger than the previous financial crisis. Once populations start to decline the bottom will fall out.

>> My bet is the crashing fertility rates are likely what's going to put a stop to it.

Crushing fertility rates will not drive real estate prices down. It will create ghost cities, but business centers or any other desirable to live place will have high prices, maybe even higher as people are going to escape from dying towns.

> I just want a place where my kids some day can grow up, where I can enjoy the sun in the garden and invite family and friends over to spend a nice evening.

This quote makes real estate "investors", banks and the government tax revenue service drool over how hard you would work to guarantee your children's future. You're up against soulless, calculating cowards who are more than willing to live themselves in misery for the chance to suck your blood.

Buying in Germany seems widely considered as a bad idea, both for renting and for living in. It's more of a lifestyle decision, if it really makes you happy.

> Buying in Germany seems widely considered as a bad idea

This is nonsense. If anything, it is too convenient, because you pay taxes on gains from everything, but you don’t pay them if you sell your property after 10 years or if you use it yourself for the last 2 years. If you have the money, buy, wait 10 years and cash out - you will not find a better deal in a tax-heavy country such as germany. And, as everywhere, your rent will increase, but your mortgage will decrease over years. Now, guess who will likely be better off in 20 years…